HomeMy WebLinkAbout2025.12.16 Agenda Packet - Regular Meeting________________________________________________________________________________________________________________________
City of Diamond Bar City Council
City of Diamond Bar
City Council
Agenda
Steve Tye, Mayor
Ruth M. Low, Mayor Pro Tem
Andrew Chou, Council Member
Stan Liu, Council Member
Chia Yu Teng, Council Member
City Manager Dan Fox ● City Attorney Omar Sandoval ● City Clerk Kristina Santana
Meeting Date: Tuesday, December 16, 2025
Study Session 5:00 p.m.
Regular Meeting 6:30 p.m.
South Coast Air Quality Management District/Main Auditorium
21865 Copley Drive, Diamond Bar, CA 91765
WELCOME TO A MEETING OF THE DIAMOND BAR CITY COUNCIL
Meetings are open to the public, and you are invited to attend and participate.
Agendas for regular City Council meetings are available 72 hours prior to the meeting and are
posted in the City’s regular posting locations, on DBTV and on the City’s website. The City Council
may take action on any item listed on the agenda.
HOW TO ACCESS THE MEETING REMOTELY
Television: Spectrum Cable Channel 3 and Frontier FiOS television Channel 47
Internet: City’s YouTube Channel (diamondbarca.gov/youtube)
Listen-Only: Call +1 (631) 992-3221, Access Code: 319-773-376
Participate: Join Go To Webinar
(https://attendee.gotowebinar.com/register/908352087626081114)
RESOURCES
Copies of agendas and agenda packets are on file and available for public inspection at the City
Clerk's Office at 21810 Copley Drive, Diamond Bar, CA 91765 or online at
www.diamondbarca.gov/agendas. For more information about agendas or rules of the City Council,
please email the City Clerk's office (cityclerk@diamondbarca.gov) or call 909-839-7010.
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 City Clerk's office (cityclerk@diamondbarca.gov) or
call 909-839-7010 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 public comments to the City Clerk
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Diamond Bar City Council Agenda December 16, 2025
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City of Diamond Bar City Council
(cityclerk@diamondbarca.gov) by 4:00 p.m. on the day of the meeting and indicate in the Subject
Line “FOR PUBLIC COMMENT.” Written comments will be distributed to the City Council Members,
noted for the record at the meeting, and posted on the City’s official agenda
webpage: www.diamondbarca.gov/agendas. Please note that the meeting will proceed at the
South Coast Air Quality Management District/Main Auditorium 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 Mayor determines otherwise. The
Mayor may adjust this time limit depending on the number of people wishing to speak, the
complexity of the matter, the length of the agenda, the hour and any other relevant consideration.
Speakers may address the Council only once on an agenda item, except during public hearings,
when the applicant/appellant may be afforded a rebuttal. Any material to be submitted to the City
Council at the meeting should be submitted through the City Clerk.
Public comments must be directed to the City Council. A person who disrupts the orderly conduct of
the meeting after being warned by the Mayor or the Mayor’s designee that their behavior is
disrupting the meeting may result in the person being removed from the meeting.
LIVE MEETING NOTICE
This meeting is being video recorded and by participating you are giving your permission to be
televised. This meeting will be rebroadcast every Saturday and Sunday at 9:00 a.m. and alternate
Tuesdays at 8:00 p.m.
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Diamond Bar City Council Agenda December 16, 2025
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City of Diamond Bar City Council
1. STUDY SESSION:
5:00 p.m., CC-8 Conference Room
1.1 Citywide Fee Study Review.
Recommended Action:
Receive and provide direction on the User Fee Study Report dated November 26, 2025.
STUDY SESSION PUBLIC COMMENT:
The Public Comment portion of the City Council Study Session is limited to matters appearing on
the Study Session. Additional opportunities for further Public Comment will be given during the
regular meeting.
2. CALL TO ORDER: 6:30 p.m., Main Auditorium
PLEDGE OF ALLEGIANCE: Mayor Tye
INVOCATION: Tim Park, Lead Pastor at Evangelical Free Church
ROLL CALL: Council Members Chou, Liu, Teng, Mayor Pro Tem Low, Mayor Tye
APPROVAL OF AGENDA: Mayor Tye
3. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS:
3.1 Presentation of City Tile to Outgoing Planning Commissioner Naila Barlas.
4. CITY MANAGER REPORTS AND RECOMMENDATIONS:
4.1 Restaurant Week Update.
5. PUBLIC COMMENTS:
“Public Comments” is the time reserved on each regular meeting agenda to provide an
opportunity for members of the public to directly address the Council on Consent Calendar
items or other matters of interest not on the agenda that are within the subject matter
jurisdiction of the Council. Although the City Council values your comments, pursuant to the
Brown Act, members of the City Council or Staff may briefly respond to public comments if
necessary, but no extended discussion and no action on such matters may take place. There is
a five-minute maximum time limit when addressing the City Council.
6. SCHEDULE OF FUTURE EVENTS:
6.1 Planning Commission Meeting – December 23, 2025 - cancelled.
6.2 Christmas Holiday - December 24-26, 2025 - City Offices Closed.
6.3 New Year Holiday - December 31 at noon through January 2, 2026 - City Offices Closed.
6.4 City Council Meeting – January 6, 2025 — canceled.
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Diamond Bar City Council Agenda December 16, 2025
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City of Diamond Bar City Council
6.5 City Council Meeting – January 20, 2025, 6:30 p.m., South Coast Air Quality Management
District - Auditorium, 21865 Copley Dr.
7. CONSENT CALENDAR:
All items listed on the Consent Calendar are considered by the City Council to be routine and
will be acted on by a single motion unless a City Council Member or member of the public
request otherwise, in which case, the item will be removed for separate consideration.
7.1 City Council Minutes of the December 2, 2025 Regular Meeting.
Recommended Action:
Approve the December 2, 2025 Regular City Council meeting minutes.
7.2 Ratification of Check Register Dated November 26, 2025 through December 9, 2025
totaling $432,371.02.
Recommended Action:
Ratify the Check Register.
7.3 Amendment to the Compensation Plan for Part-time Non-Benefitted Classifications of
Employment.
Recommended Action:
Adopt Resolution No. 2025-35 amending the Compensation Plan for Part-time
Classifications of Employment Effective December 27, 2025.
7.4 Third Amendment to the Consultant Services Agreement with Willdan Engineering to
Provide Temporary Permit Technician Staffing for the Building and Safety Division.
Recommended Action:
Approve, and authorize the City Manager to sign, the Third Amendment to the Consultant
Services Agreement with Willdan Engineering to provide continued temporary Permit
Technician staffing through June 30, 2026.
7.5 Treasurer's Statement.
Recommended Action:
Approve the November 2025 Treasurer’s Statement.
8. PUBLIC HEARINGS:
8.1 Walnut Valley Unified School District (WVUSD) Electronic Billboard Project Planning Case
No. PL2024-40.
Recommended Action:
A. Open the public hearing to receive public testimony;
B. Close the public hearing;
C. Adopt Resolution No. 2025-36 approving the Mitigated Negative Declaration and
adopting the Mitigation Monitoring and Reporting Program pursuant to the
California Environmental Quality Act (CEQA);
D. Introduce for first reading by title only, waive full reading of Ordinance No. 01 (2026),
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Diamond Bar City Council Agenda December 16, 2025
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City of Diamond Bar City Council
and set for second reading and adoption at the January 20, 2026 City Council
meeting: 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;
E. Approve for first reading by title only, waive full reading of Ordinance No. 02 (2026),
and set for second reading and adoption at the January 20, 2026 City Council
meeting: 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); and
F. Adopt Resolution No. 2025-37 approving Conditional Use Permit and Development
Review Planning Case No. PL2024-40.
9. COUNCIL CONSIDERATION:
9.1 Annual Appointment of Council Members to Serve on Local and Regional Boards,
Commissions and Committees.
Recommended Action:
Ratify the Mayor's appointments, and adopt Resolution No. 2025-38 confirming
appointments to the San Gabriel Valley Council of Governments.
9.2 Appointments to the Parks and Recreation Commission and Planning Commission to Fill
Unexpired Terms.
Recommended Action:
Ratify Mayor Tye’s appointment of Lee Mao to the Planning Commission and Devang
Mehta to the Parks & Recreation Commission.
10. COUNCIL SUB-COMMITTEE REPORTS AND MEETING ATTENDANCE REPORTS:
11. ADJOURNMENT:
CERTIFICATION
I, Kristina Santana, MMC, City Clerk, 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.
Kristina Santana, MMC
City Clerk
Date Posted: December 12, 2025
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Agenda Item #: 1.1
Meeting Date: December 16, 2025
CITY COUNCIL STUDY SESSION REPORT
TO: Honorable Mayor and Members of the City Council
VIA: Daniel Fox, City Manager
FROM: Dannette Mansfield, Principal Management Analyst, City Manager's Office
TITLE: Citywide Fee Study Review.
BACKGROUND:
On May 15, 2024, the City entered into an agreement with Willdan Financial Services to prepare a
comprehensive Citywide User Fee Study and Cost Allocation Plan (CAP). The last full fee study was completed
in 2016, and since that time, the City has relied primarily on modest CPI adjustments that no longer reflect the
true cost of service delivery.
A User Fee Study allows the City to evaluate whether its fees reasonably reflect the cost of
providing specific, private-benefit services. Under State law, user fees must not exceed the reasonable cost of
the service provided but should be set to recover no more than, and ideally closely approximate, the actual
cost of delivery.
In recent years, many of the City’s fees have not kept pace with increasing costs, operational needs,
regulatory requirements, and technology investments. These conditions have created General Fund subsidies
for several service areas that primarily benefit individual users rather than the community as a whole.
Conducting a comprehensive update was necessary to restore cost-recovery accuracy and ensure fiscal
sustainability.
The User Fee Study examined and recalculated fees in the following categories:
• Administrative and Miscellaneous Services
• Building
• Planning
• Public Works
• Parks & Recreation
• Technology Fees
• General Plan Update Fee
A preliminary Draft Fee Schedule was shared with the Fee Study Subcommittee on October 20, 2025 at 10:30
a.m. in the Grand Conference Room at City Hall. During that meeting, staff and Willdan Financial Services,
along with then Council Member Tye and Council Member Low, reviewed initial findings, fee methodologies,
departmental cost recovery trends, and the structure of proposed adjustments. The Subcommittee discussion
helped confirm the City’s understanding of current fee structure challenges and provided a foundation for the
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Agenda Item #: 1.1
Meeting Date: December 16, 2025
comprehensive Draft now presented to the full City Council.
ANALYSIS:
The Citywide User Fee Study and Cost Allocation Plan represents the City’s most comprehensive evaluation of
service costs since 2016. Years of incremental CPI increases have not kept up with rising expenses, operational
demands, technology costs, and evolving regulatory obligations. As a result, the existing fee schedule no
longer reflects the actual cost of providing many City services. The updated User Fee Study restores
compliance with cost-of-service principles required under State law and offers a structured and transparent
framework for evaluating service costs, establishing fee levels, and determining appropriate cost recovery
targets moving forward.
Administrative & Miscellaneous Services
Many of the fees and services listed under Administrative/Miscellaneous Services are permits, regulated fees,
penalties, or fees not otherwise recommended to be changed.The study identifies that several administrative
and miscellaneous fees are priced below the cost of service.
Recommended adjustments include increases to five fees, a reduction to one, the addition of five new false-
alarm fees, and shifting one fee from a flat rate to an actual-cost model, while ten fees remain unchanged.
These updates, averaging a 15 percent increase, are based on time-and-cost analysis using fully burdened
hourly rates that more accurately represent the staff time required to provide services.
Building Division
The Building and Safety Division is responsible for the protection of public health and safety through the
enforcement of Building Codes and other related codes. This Division provides for Building and Safety plan
check, permit issuance, and inspection services. Much of the plan check and inspections are provided
through contract services.The Building Division is significantly under-recovering its costs, with Building Permit
activities operating at approximately 76 percent cost recovery. Within this division it is recommended that new
General Plan Update Fee be included to support State-mandated General Plan and Housing Element
updates. The fee is calculated by dividing the annualized cost of updates by the average Building Permit
revenue over the past eight years. The resulting proposed rate is 6 percent of Building Permit valuation,
compared to a full-cost estimate of 11 percent, ensuring that development activity contributes appropriately
to long-term planning efforts.
The Study recommends increasing 180 fees, decreasing 8, adding 8 new fees, and retaining 20 at current
levels. Average adjustments include a 39 percent increase for flat fees and a 31 percent increase for
valuation-based Building Permit fees. These updates reflect the true cost of inspections, plan reviews, and
code enforcement, aligning cost recovery with modern construction practices and regulatory demands.
Planning Division
The Planning Division is responsible for the functions related to current and long-term (“advance”) planning,
and administers the Community Development Block Grant Program. Planning Division fees do not adequately
reflect the time and expertise needed to process development applications in a more complex regulatory
environment, particularly due to new State housing and land-use mandates.
The Study recommends increasing 27 fees, decreasing one, adding 15 new fees, and maintaining 37
unchanged. On average, Planning fees would increase by 70 percent, ensuring applicants pay an equitable
share of entitlement review, zoning interpretation, and related planning costs.
Public Works
The Public Works Department is committed to providing for the efficient operation of public works systems and
programs. The vital services include: planning, designing, constructing, and monitoring the City’s roadways
and sidewalk infrastructure as well as sewer and storm drain systems; overseeing traffic management/control
systems and traffic signal timing programs; maintaining and repairing all City buildings and fleet of vehicles and
equipment; maintaining public parks/public property and Landscape Assessment Districts’ medians, parkways,
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Agenda Item #: 1.1
Meeting Date: December 16, 2025
mini parks, slopes, and open space; managing the engineering design and construction of the City’s robust
capital improvements program; reviewing/planning and permitting land development activities and
subdivisions; and managing environmental programs such as the National
Pollutant Discharge Elimination System (NPDES). Public Works engineering review, permitting, and inspection
fees are currently understated relative to the staff resources necessary to enforce engineering standards and
coordinate infrastructure improvements.
The Study recommends increasing 29 fees and keeping 95 as currently set, many of which are deposit-based.
Average adjustments result in a 42 percent increase for flat-fee services, ensuring development activity
contributes fairly to the oversight and protection of public infrastructure.
Parks & Recreation
The Parks & Recreation Department administers the recreation program which includes activities and events
that strengthen the community's fabric, health and well-being, economic base, and security. This includes
community events, enrichment programs, athletics, excursions, activities, and facilities for residents of all ages.
Parks & Recreation fees reflect the City’s longstanding commitment to offering community access to
recreational facilities at below-cost rates. The department is currently operating at roughly 32 percent cost
recovery.
To better support facility operations and maintenance while maintaining accessibility, the Study recommends
increasing 75 fees, adding 2 new fees, and keeping 31 unchanged. The average increase is approximately 9
percent, consistent with balancing cost recovery with community benefit.
Technology Fees
The Study recommends decreasing the Building Records Archiving Fee from 5 percent to 1 percent to
accurately represent digital storage costs. It further recommends increasing the Technology and Permit System
Replacement Fee from 4 percent to 15 percent to adequately fund technology system and equipment
replacement on a 15-year cycle. These adjustments support ongoing modernization of the City’s permitting
and recordkeeping systems.
The User Fee Study and Cost Allocation Plan provides a transparent, data-driven basis for modernizing the
City’s fee structure. Updating fees to reflect the full cost of service reduces reliance on the General Fund,
enhances fiscal sustainability, and improves fairness and clarity for service users. The Study recommends
annual CPI-based adjustments and a full fee review every five years to maintain accuracy and avoid future
cost-recovery gaps. It is anticipated that the next step will be to bring this item before the City Council during a
Regular Council Meeting for a Public Hearing as required by Government Code 66016.
ATTACHMENTS:
1. City of Diamond Bar User Fee Report
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City of Diamond Bar, CA
User Fee Study
November 26, 2025
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i Comprehensive User Fee Study
TABLE OF CONTENTS
TABLE OF CONTENTS ................................................................................................. i
Executive Summary .................................................................................................. 1
User Fee Background ............................................................................................... 2
Background .................................................................................................................................................. 2
California User Fee History .......................................................................................................................... 2
Additional Policy Considerations ................................................................................................................. 3
Study Objective ....................................................................................................... 4
Scope of the Study ....................................................................................................................................... 4
Aim of the Report......................................................................................................................................... 5
Project Approach and Methodology ........................................................................... 6
Conceptual Approach................................................................................................................................... 6
Fully Burdened Hourly Rates........................................................................................................................ 6
Summary Steps of the Study ........................................................................................................................ 7
Allowable Costs ............................................................................................................................................ 7
Methodology ................................................................................................................................................ 8
Quality Control/Quality Assurance .............................................................................................................. 8
Reasons for cost increases/decreases over current fees............................................................................. 9
City Staff Contributions ................................................................................................................................ 9
Diamond Bar User Fees .......................................................................................... 10
Cost Recovery............................................................................................................................................. 10
Subsidization .............................................................................................................................................. 10
Impact on Demand (Elasticity) ................................................................................................................... 11
Summary .................................................................................................................................................... 11
Administrative/Miscellaneous Service Fees .............................................................. 12
Analysis ...................................................................................................................................................... 12
Building ................................................................................................................ 13
Analysis ...................................................................................................................................................... 13
Planning ............................................................................................................... 14
Analysis ...................................................................................................................................................... 14
Public Works ......................................................................................................... 15
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ii Comprehensive User Fee Study
Analysis ...................................................................................................................................................... 15
Parks and Recreation ............................................................................................. 16
Analysis ...................................................................................................................................................... 16
Appendix A – Total Allowable Cost to be Recovered .................................................. 1 7
Appendix B –Fully Burdened Hourly Rates ................................................................ 18
Appendix C – Cost Recovery Analysis ....................................................................... 21
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1 Comprehensive User Fee Study
Executive Summary
The City of Diamond Bar engaged Willdan Financial Services (Willdan) to determine the full costs incurred
by the City to support the various activities for which the City charges user fees. Due to the complexity and
the breadth of performing a comprehensive review of fees, Willdan employed a variety of fee
methodologies to identify the full costs of individual fee and program activities. This report and the
appendices herein identify 100% full cost recovery for City services. Appendix C details the full cost and
suggested fees as determined through discussion with departmental staff. The recommended fees
identified herein are either at or less than full cost recovery.
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2 Comprehensive User Fee Study
User Fee Background
Background
As part of a general cost recovery strategy, local governments adopt user fees to fund programs and services
that provide limited or no direct benefit to the community as a whole (“User Fees”). As cities struggle to
maintain levels of service and variability of demand, they have become increasingly aware of subsidies
provided by the General Fund and have implemented cost-recovery targets. To the extent that
governments use general tax monies to provide individuals with private benefits, and not require them to
pay the full cost of the service (and, therefore, receive a subsidy), the government is limiting funds that may
be available to provide other community-wide benefits. In effect, the government is using community funds
to pay for private benefits. Unlike most revenue sources, cities have more control over the level of user fees
they charge to recover costs, or the subsidies they can institute.
Fees in California are required to conform to the statutory requirements of the California Constitution,
Proposition 218, Proposition 26, and the California Code of Regulations. The Code also requires that the
City Council adopt fees by either ordinance or resolution, and that any fees in excess of the estimated total
cost of rendering the related services must be approved by a popular vote of two-thirds of those electors
voting because the charge would be considered a tax and not a fee. There are no fees suggested to be set
above the cost of service and as such a public vote is not required.
California User Fee History
Before Proposition 13, in times of fiscal shortages, California cities were able to raise property taxes, which
funded everything from police and recreation to development-related services. However, this situation
changed with the passage of Proposition 13 in 1978.
Proposition 13 established the era of revenue limitation in California local government. In subsequent years,
the state saw a series of additional limitations to local government revenues. Proposition 4 (1979) defined
the difference between a tax and a fee: a fee can be no greater than the cost of providing the service; and
Proposition 218 (1996) further limited the imposition of taxes for certain classes of fees. As a result, cities
were required to secure a supermajority vote in order to enact or increase taxes. Due to the thresholds
needed to increase local taxes, cities have less control and very few successful options for new revenues.
The State of California took a series of actions in the 1990’s and 2000’s to improve the State’s fiscal situation,
at the expense of local governments. In 2004-05, the Educational Revenue Augmentation Funds (“ERAF”)
take-away of property taxes and the reduction of Vehicle License Fees further reduced local tax revenues.
In addition, on November 2, 2010, California voters approved Proposition 26, the “Stop Hidden Taxes
Initiative”, which is aimed at defining “regulatory fees” as a special tax rather than a fee, thus requiring
approval by two-thirds vote of local voters. These regulatory fees are typically intended to mitigate the
societal and environmental impacts of a business or person’s activities. Proposition 26 contains seven
categories of exceptions. The fees analyzed as part of a User Fee study typically fall under categories one
through five consisting of charges for specific benefits, government service, regulatory need, for use of
government property, or a fine/penalty.
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3 Comprehensive User Fee Study
Additional Policy Considerations
State regulations require that municipalities update their fee schedules to reflect the actual costs of certain
public services primarily benefiting users. User Fees recover costs associated with the provision of specific
services benefiting the user, thereby typically reducing the use of General Fund monies for such purposes.
In addition to collecting the direct cost of labor and materials associated with processing and administering
user services, it is common for local governments to recover reasonable support costs. Support costs are
those costs relating to a local government’s central service departments that are allocable to the local
government’s operating departments. Central services support cost allocations were incorporated using
the resulting indirect overhead percentages determined through the City’s Cost Allocation Plan. A Cost
Allocation Plan identifies the central service functions of the City such as Finance, City Manager, and Human
Resources and allocates their cost to the departments and funds of the City that they support. This plan
was used in the User Fee study to account for the burden placed upon central services by the operating
departments in order to allocate a proportionate share of central service cost through the study.
As labor effort and costs associated with the provision of services fluctuate over time, a significant element
in the development of any fee schedule is that it has the flexibility to remain current. Therefore, it is
recommended that the City include an inflationary factor in the resolution adopting the fee schedule to
allow the City to annually increase or decrease the fees by changes in a pre-approved inflationary index, as
described below. However, such inflationary increases shall not exceed the reasonable estimated cost of
providing the services each year.
The City may employ many different inflationary factors. The most commonly used inflator is some form
of the Consumer Price Index (CPI) as it is widely well known and accepted. A similar inflator is the implicit
price deflator for GDP, which is much like the CPI except that while the CPI is based on the same “basket”
of goods and services every year, the price deflators’ “basket” can change year to year. Since the primary
factor for the cost of a City’s services is usually the costs of the personnel involved, tying an inflationary
factor that connects more directly to the personnel costs can also be suitable if there is a clear method, or
current practice of obtaining said factor.
Each City should use an inflator that they believe works the best for their specific situation and needs but
cannot rely solely on the CPI increase as it is incumbent upon each agency to ensure the amount of the fees
charged does not exceeds the reasonable estimated costs of providing the services. It is also recommended
that the City perform this internal review annually with a comprehensive review of services and fees
performed every five years, which would include adding, amending, or removing fees for
programs/services.
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4 Comprehensive User Fee Study
Study Objective
As the City of Diamond Bar seeks to efficiently manage limited resources and adequately respond to
increased service demands, it needs a variety of tools. A User Fee Study provides assurance that the City
has the best information and the best resources available to make sound decisions, fairly and legitimately
set fees, maintain compliance with state law and local policies, and meet the needs of the City
administration and its constituency. Given the limitations on raising revenue in local government, the City
recognizes that a User Fee Study is a very cost-effective way to understand the total cost of services and
identify potential fee deficiencies. Essentially, a User Fee is a payment for a requested service provided by
a local government that primarily benefits an individual or group.
The total cost of each service included in this analysis is based on the full cost of providing City services,
including direct salaries and benefits of City staff, direct departmental costs, and indirect costs from central
service support. This study determines the full cost recovery fee for the City to provide each service;
however, each fee is set at the City’s discretion, up to 100% of the total cost, as specified in this report.
The principal goal of the study was to help the City determine the full cost of the services that the City
provides. In addition, Willdan established a series of additional objectives including:
Developing a rational basis for setting fees
Identifying subsidy amount, if applicable, of each fee in the model
Ensuring compliance with State law
Developing an updatable and comprehensive list of fees
Maintaining accordance with City policies and goals
The study results will help the City better understand its true costs of providing services and may serve as
a basis for making informed policy decisions regarding the most appropriate fees, if any, to collect from
individuals and organizations that require individualized services from the City.
Scope of the Study
The scope of this study encompasses a review and calculation of the user fees charged by the following
Diamond Bar departments and fee groups:
Administrative/Miscellaneous Service Fees
Building
Planning
Public Works
Parks and Recreation
The study involved the identification of existing and potential new fees, fee schedule restructuring, data
collection and analysis, orientation and consultation, quality control, communication and presentations,
and calculation of individual service costs (fees) or program cost recovery levels.
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5 Comprehensive User Fee Study
Aim of the Report
The User Fee Study focused on the cost of City services, as City staff currently provide them at existing,
known, or reasonably anticipated service and staff level needs. This report provides a summary of the study
results, and a general description of the approach and methods Willdan and City staff used to determine
the recommended fee schedule. The report is not intended to document all of the numerous discussions
throughout the process, nor is it intended to provide an influential dissertation on the qualities of the
utilized tools, techniques, or alternative approaches.
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6 Comprehensive User Fee Study
Project Approach and Methodology
Conceptual Approach
The basic concept of a User Fee Study is to determine the “reasonable cost” of each service provided by
the City for which it charges a user fee. The full cost of providing a service may not necessarily become the
City’s fee, but it serves as the objective basis as to the maximum amount that may be collected.
The standard fee limitation established in California law for such fees is the “estimated, reasonable cost”
principle. In order to maintain compliance with the letter and spirit of this standard, every component of
the fee study process included a related review. The use of budget figures, time estimates, and
improvement valuation clearly indicates reliance upon estimates for some data.
Fully Burdened Hourly Rates
The total cost of each service included in this analysis is primarily based on the Fully Burdened Hourly Rates
(FBHRs) that were determined for City personnel directly involved in providing services. The FBHRs include
not only personnel salary and benefits (see Appendix B), but also any costs that are reasonably ascribable
to personnel. The cost elements that are included in the calculation of fully burdened rates are:
Salaries & benefits of personnel involved
Operating costs applicable to fee operations
Departmental support, supervision, and administration overhead
Indirect City-wide overhead costs calculated through the Cost Allocation Plan
An important factor in determining the fully burdened rate is in the calculation of productive hours for
personnel. This calculation takes the available workable hours in a year of 2,080 and adjusts this figure to
1,650 productive or billable hours to account for calculated or anticipated hours’ employees are involved
in non-billable activities such as paid vacation, sick leave, holidays, and other considerations as necessary.
Dividing the full cost, including overhead, of a position by the number of productive hours provides the
FBHR.
The FBHRs are then used in conjunction with time estimates, when appropriate for how a service is
provided, to calculate a fee’s cost based on the personnel and the amount of their time that is involved in
providing each service.
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7 Comprehensive User Fee Study
Summary Steps of the Study
The process of the study is straightforward and simple in concept. The following list provides a summary of
the study process steps:
Allowable Costs
This report identifies three types of costs that, when combined, constitute the fully burdened cost of a
service (Appendix A). Costs are defined as
direct labor, including salary and benefits,
departmental overhead costs, and the City’s
central services overhead, where
departmental and central service overhead
costs constitute support costs. These cost
types are defined as follows:
Direct Labor (Personnel Costs): The
costs related to staff salaries for
time spent directly on fee-related
services.
Departmental Overhead: A
proportional allocation of
departmental overhead costs,
including operation costs such as
supplies and materials that are necessary for the department to function.
Central Services Overhead: These costs represent services provided by those Central Services
Departments whose primary function is to support other City departments.
Data Analysis
Department Interviews
Time Estimates
Labor Costs
Indirect Support
Building Cost Layers
Direct Services
Indirect Services
Department Overhead
City-Wide Overhead
Set Fees
Define the Full Cost of
Services
Set Cost Recovery Policy
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8 Comprehensive User Fee Study
Methodology
The three methods of analysis for calculating fees used in this report are the:
Case Study Method (Standard Unit Cost Build-Up Approach): This approach estimates the actual
labor and material costs associated with providing a unit of service to a single user. This analysis is suitable
when City staff time requirements do not vary dramatically for a service, or for special projects where the
time and cost requirements are easy to identify at the project’s outset. Further, the method is effective in
instances when a staff member from one department assists on an application, service or permit for
another department on an as-needed basis. Costs are estimated based upon interviews with City staff
regarding the time typically spent on tasks, a review of available records, and a time and materials analysis.
Program Cost Approach: In some instances, the underlying data is not available or varies widely, leaving
a standard unit cost build-up approach impractical. In addition, market factors and policy concerns (as
opposed to actual costs) tend to influence rental based fee levels more than other types of services. Willdan
employed a different methodology where appropriate to fit a program’s needs and goals. Typical
programmatic approach cases are valuation-based fees, Recreation programs, and instances where a
program cost is divided over the user base to obtain a per applicant cost for shared cost services.
Valuation Based Fees: This method of collection is used when the valuation of the improvement can be
used as a proxy for the amount of effort it would take for City staff to complete the service provided. More
specifically, this approach is commonly used for certain User Fees in the Building Division. It is generally
accepted that as a project’s size scales up, the cost of the project increases, and the amount of effort needed
to review and inspect also increases. Using a valuation-based fees provides for a system that can adjust as
project sizes scale. Land is not included in the valuation.
Quality Control/Quality Assurance
All study components are interrelated, thus flawed data at any step in the process will cause the ultimate
results to be inconsistent and unsound. The elements of our Quality Control process for User Fee
calculations include:
Involvement of knowledgeable City staff
Clear instructions and guidance to City staff
Reasonableness tests and validation
Internal and external reviews
Cross-checking
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9 Comprehensive User Fee Study
Reasons for cost increases/decreases over current f ees
Within the fee tables in Appendix C, the differences are identified between the full costs calculated
through the study and the fee levels currently in effect. The reasons for differences between the two can
arise from a number of possible factors including:
Previous fee levels may have been set at levels less than full cost intentionally, based on policy
decisions
Position staffing levels, seniority, and the positions that complete fee and service activity may vary
from when the previous costs were calculated
Personnel and materials costs could have increased at levels that differed from any inflationary
factors used to increase fees since the last study
Changes in processes and procedures within a department, or the City as a whole
Changes in the demand for services in a City may have also changed the staffing or cost structure
of departments over time
City Staff Contributions
As part of the study process, Willdan received tremendous support and cooperation from City staff, which
contributed and reviewed a variety of components to the study, including:
Budget and other cost data
Staffing structures
Fee and service structures, organization, and descriptions
Direct work hours (billable/non-billable)
Time estimates to complete work tasks
Review of draft results and other documentation
A User Fee Study requires significant involvement of the managers and line staff from the departments on
top of their existing workloads and competing priorities. The contributions from City staff were critical to
this study. We would like to express our appreciation to the City and its staff for their assistance,
professionalism, positive attitudes, helpful suggestions, responsiveness, and overall cooperation.
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10 Comprehensive User Fee Study
Diamond Bar User Fees
Cost Recovery
The cost recovery models, by department/division fee type, are presented in detail in Appendix C. Full cost
recovery is determined by summing the estimated amount of time each position (in increments of minutes
or hours) spends to render a service. Time estimates for each service rendered were obtained through
interviews conducted with City staff for each department/division fee included in the study. The resulting
cost recovery amount represents the total cost of providing each service. The City’s current fee being
charged for each service, if applicable, is provided in this section, as well, for reference.
It is important to note that the time data used to determine the amount of time each employee spends
assisting in the provision of the services listed on the fee schedule is essential in identifying the total cost
of providing each service and will differ from City to City depending on staffing, positions involved,
experience of staff, the use of consultants, and the policies and procedures in place for each City.
Specifically, in providing services, a number of employees are often involved in various aspects of the
process, spending anywhere from a few minutes to several hours on the service.
The primary goal of this study was to identify the cost of City services, to provide information to help the
City make informed decisions regarding the actual fee levels and charges. The responsibility of determining
the final fee levels is a complicated task. City staff must consider many issues in formulating
recommendations, and the City Council must consider those same issues and more in making the final
decisions.
City staff assumes the responsibility to develop specific fee level recommendations to present to the City
Council. Unfortunately, there are no hard and fast rules to guide the City, since many of the considerations
are based on the unique characteristics of the City of Diamond Bar, and administrative and political
discretion. However, in setting the level of full cost recovery for each fee, one should consider whether the
service solely benefits one end user or the general community.
Subsidization
Recalling the definition of a user fee helps guide decisions regarding subsidization. The general standard is
that individuals (or groups) who receive a wholly private benefit should pay 100% of the full cost of the
services. In contrast, services that are simply public benefit should be funded entirely by the general fund’s
tax dollars. Unfortunately, for the decision makers, some services fall into the range between these two
extremes.
Further complicating the decision, opponents of fees often assert that the activities subject to the fees
provide economic, cultural, “quality of life,” or other community benefits that exceed the costs to the City,
but it is important to distinguish the difference between any purported possible benefits that may be
conveyed through the result of activities of the service receiver and the direct benefit being conveyed
through the City providing the service to the requestor.
It is recommended the City consider such factors during its deliberations regarding appropriate fee levels.
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11 Comprehensive User Fee Study
Of course, subsidization can be an effective public policy tool since it can be used to reduce fees to
encourage certain activities (such as to ensure public safety) or allow some people to be able to afford to
receive services they otherwise could not at the full cost. In addition, subsidies can be an appropriate and
justifiable action, such as to allow citizens to rightfully access services, without overburdensome costs.
Despite the intent, it is important for the City and public to understand that subsidies must be covered by
another revenue source, typically the General Fund’s other unrestricted funds.
Impact on Demand (Elasticity)
Economic principles of elasticity suggest that increased costs for services (higher fees) will eventually curtail
the demand for the services; whereas lower fees may spark an incentive to utilize the services and
encourage certain actions. Either of these conditions may be a desirable effect to the City. However, the
level of the fees that would cause demand changes is largely unknown. The cost of service study did not
attempt to evaluate the economic or behavioral impacts of higher or lower fees; nevertheless, the City
should consider the potential impacts of these issues when deciding on fee levels.
Summary
City staff is recommending setting user fees at suggested fee amounts as detailed in Appendix C. City and
departmental goals, City Council priorities, policy initiatives, past performance, implementation issues, and
other internal and external factors should influence staff recommendations and City Council decisions. In
this case, the proper identification of additional services (new or existing services) and the update to a
consistent and comprehensive fee schedule were the primary objectives of this study. City staff has
reviewed the full costs and identified the recommended fee levels for consideration by City Council.
The following sections provide background for each department, division, and fee group and the results of
this study’s analysis of their fees. For the full list of each fee’s analysis, refer to Appendix C of this report.
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Administrative/Miscellaneous Service Fees
Administrative/Miscellaneous service fees include Abatement Lien Processing, Appeals, Copying, False
Alarms, Film Permits, Notary, NSF Checks, and Residential Parking Permit.
Analysis
Willdan individually reviewed the services associated with the Administrative/Miscellaneous Services.. The
review also consisted of an evaluation of existing services to update the fee schedule.
Many of the fees and services listed under Administrative/Miscellaneous Services are permits, regulated
fees, penalties, or fees not otherwise recommended to be changed. For the user fees evaluated as part of
this study the analysis relied primarily upon a standard unit cost build-up approach, whereby the reasonable
cost of each fee occurrence was determined using staff time involved in providing services to recover the
direct cost of staff and the pro-rata share of departmental costs, including indirect costs for City Central
services. Willdan then compared the calculated full cost against the current fee amount to determine, if
charged, whether the current fee is recovering the costs associated with the requested service. The analysis
found that most fees are currently set below the full cost of providing service. Staff is recommending the
fees be adjusted as detailed in Appendix C. As a result, there would be:
An increase to 5 fees;
1 fee would decrease;
5 new False Alarms fees would be added;
1 fee would change to Actual Cost from a flat fee;
10 fees would remain as currently set, and;
the average fee change would be an increase of 15%.
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13 Comprehensive User Fee Study
Building
The Building and Safety Division is responsible for the protection of public health and safety through the
enforcement of Building Codes and other related codes. This Division provides for Building and Safety plan
check, permit issuance, and inspection services. Much of the plan check and inspections are provided
through contract services.
Analysis
Willdan individually reviewed the services associated with the Building Division. The review also consisted
of an evaluation of existing services in an effort to update the fee schedule.
The analysis of the Building services relied primarily upon a standard unit cost build-up approach for fees,
whereby the reasonable cost of each fee occurrence was determined using staff time involved with
providing the service to recover the direct cost of staff and the pro-rata share of departmental costs,
including indirect costs for City Central Services. Willdan then compared the calculated full cost against the
current fee amount to determine, if charged, whether the current fee is recovering the costs associated
with the requested service. The analysis found that some fees are currently not in line with the updated full
cost of providing services. Staff is recommending the fees be adjusted as detailed in Appendix C. As a
result, there would be:
An increase to 180 fees;
8 fees would decrease;
8 new fees would be added;
20 fees would remain as currently set, and;
the average fee change would be an increase of 39% for current fees.
In addition to the above referenced fees listed under Building, the Building Permit fees are also provided
by this division. For the Building Permit fees, valuation is used as a proxy for measuring the effort needed
to provide services on a case-by-case basis. This method is an industry standard widely used by other
jurisdictions to evaluate the cost of providing service. It is generally understood that the larger and more
complex a project is, the more time and effort that is required to provide the service. Project valuation also
follows that trend. By using a combination of either project valuation or historical revenue figures along
with a multiplier or cost recovery analysis for historical and anticipated future trends, current cost recovery
along with variability in charges due to project type and scale is determined. The result of the cost analysis
completed for the Building Permit program found that the program is currently operating at 76% cost
recovery based on activity level from fiscal year 2018-2025. Staff is recommending that the Building Permit
fees be increased to full cost recovery.
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14 Comprehensive User Fee Study
Planning
The Planning Division is responsible for the functions related to current and long-term (“advance”) planning,
and administers the Community Development Block Grant Program.
The Planning Division prepares and updates the City’s General Plan to guide Diamond Bar’s long term
growth and preservation of the community’s quality of life. The Division administers and updates the zoning
and subdivision ordinances, which are the primary tools used to implement the General Plans land use and
development goals, objectives and policies. The planners provide information and assistance to the public
by explaining the City’s zoning regulations, and reviewing all land use, development and business license
applications, and performing inspections to ensure compliance with regulations and conditions of approval.
For projects requiring Planning Commission and City Council review, the Planning Division serves as those
bodies’ technical staff, and provides recommendations based on analysis of environmental, land use
compatibility and design factors.
The Planning Division also supports the economic development efforts of the City. It updates and maintains
records for the general public and coordinates projects and programs with other governmental agencies.
Analysis
Willdan individually reviewed the services associated with the Planning Division. The review also consisted
of an evaluation of existing services in an effort to update the fee schedule.
The analysis of Planning services relied primarily upon a standard unit cost build-up approach, whereby the
reasonable cost of each fee occurrence was determined using staff time involved in providing services to
recover the direct cost of staff and the pro-rata share of departmental costs, including indirect costs for City
central services. Willdan then compared the calculated full cost against the current fee amount to
determine, if charged, whether the current fee is recovering the costs associated with the requested
service. The analysis found that most of the current fees are underfunding the cost of most of the services.
Staff is recommending the fees be adjusted as detailed in Appendix C. As a result, there would be:
An increase for 27 fees;
1 fee would decrease;
15 new fees will be added;
37 fees would remain as currently set, and;
the average fee change would be an increase of 70%.
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15 Comprehensive User Fee Study
Public Works
The Public Works Department is committed to providing for the efficient operation of public works systems
and programs. The vital services include: planning, designing, constructing, and monitoring the City’s
roadways and sidewalk infrastructure as well as sewer and storm drain systems; overseeing traffic
management/control systems and traffic signal timing programs; maintaining and repairing all City buildings
and fleet of vehicles and equipment; maintaining public parks/public property and Landscape Assessment
Districts’ medians, parkways, mini parks, slopes, and open space; managing the engineering design and
construction of the City’s robust capital improvements program; reviewing/planning and permitting land
development activities and subdivisions; and managing environmental programs such as the National
Pollutant Discharge Elimination System (NPDES).
Analysis
Willdan individually reviewed the services associated with the Public Works Department. The review also
consisted of an evaluation of existing services in an effort to update the fee schedule.
The analysis of Public Works services relied primarily upon a standard unit cost build-up approach, whereby
the reasonable cost of each fee occurrence was determined using staff time involved in providing services
to recover the direct cost of staff and the pro-rata share of departmental costs, including indirect costs for
City central services. Willdan then compared the calculated full cost against the current fee amount to
determine, if charged, whether the current fee is recovering the costs associated with the requested
service. The analysis found that most of the current fees are underfunding the cost of most of the services.
Staff is recommending the fees be adjusted to full cost recovery as detailed in Appendix C. As a result,
there would be:
An increase to 29 fees;
95 fees would remain as currently set, and;
the average fee change would be an increase of 42%.
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Parks and Recreation
The Parks & Recreation Department administers the recreation program which includes activities and
events that strengthen the community's fabric, health and well-being, economic base, and security. This
includes community events, enrichment programs, athletics, excursions, activities, and facilities for
residents of all ages.
Analysis
Willdan individually reviewed the services associated with the Parks and Recreation Department. The
review also consisted of an evaluation of existing services in an effort to update the fee schedule.
The analysis of most Parks and Recreation programs encompassed facility rentals, sports, programs, and
other community services. The fee for use for government owned facilities and property can be set
discretionally by the City, typically based on past usage characteristics, policy goals, and surrounding
jurisdiction comparison. The cost of capital acquisition, maintenance, repair, and upgrade to the City and
subsequently the public is offset through rental or use fees. As such these fees should be set using the
knowledge of activity use for the facilities, policy desires of the City, and market factors when desirable. It
is generally accepted that some Recreation programs provide a measure of public benefit to the residents
and City as a whole, and as such is it common for services to bear significant subsidies. In addition, cities
generally want to ensure that their programs and services remain affordable to the community at large,
and that the programs remain competitive with surrounding jurisdictions. For a few of the fees in Parks
and Recreation a standard cost of service approach was used, but some of the additional cost considerations
above were not included as this is an operational cost analysis study that does not include considerations
for capital. The analysis found that the current fees for facility use and services are below the cost of
providing them. The analysis also included a cost recovery analysis for Community Services as a whole and
it was determined to be operating at around 32% cost recovery. Staff is recommending the fees be adjusted
as detailed in Appendix C. As a result, there would be:
An increase to 75 fees;
2 new fees will be added;
31 fees would remain as currently set, and;
the average fee change would be an increase of 9%.
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Appendix A – Total Allowable Cost to be Recovered
Below are the total allowable costs that may be recovered through User Fees; however, only a portion of
the total allowable cost is recovered as staff not only works on services related to User Fees, but also works
on an array of other City functions during the operational hours of the City. The amounts listed below will
not reconcile to City budgets as costs that should not be included in overhead for personnel in the
application of determining fully burdened hourly rates were excluded. Examples of these costs are capital,
debt, monetary transfers, contract costs, and any other costs that are charged directly to the service
requestor.
City of Diamond Bar - User Fee Study
Overhead Rate Calculations
Department
Total Personnel
Services
Department
Operations &
Administration
Direct
Overhead
%
Indirect
Allocation
%
100: CITY CLERK'S OFFICE 366,483 108,495 30% 0%
100: CITY COUNCIL 187,616 36,250 19% 0%
100: CITY MANAGER'S OFFICE 998,968 139,110 14% 0%
100: COMMUNITY DEVELOPMENT 1,788,916 83,830 5% 58%
100: COMMUNITY RELATIONS 593,040 305,651 52% 0%
100: ECONOMIC DEVELOPMENT 313,484 89,275 28% 40%
100: FINANCE 780,669 34,225 4% 0%
100: HR & RISK MGMT 478,095 63,075 13% 0%
100: INFORMATION SYSTEMS 815,239 713,300 87% 0%
100: PARKS & RECREATION 2,875,549 751,635 26% 155%
100: PUBLIC WORKS 902,695 238,000 26% 45%
100: PUBLIC WORKS ADMIN 526,198 41,235 8% 0%
100: PUBLIC WORKS CIVIC CENTER 177,081 53,000 30% 0%
100: PUBLIC WORKS PARKS & FACLT MAINT 567,100 64,650 11% 0%
250: Integrated Waste Mgmt Fund 555,240 74,150 13% 58%
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Appendix B –Fully Burdened Hourly Rates
Below are fully burdened hourly rates of staff positions that provide for the services detailed in Appendix
C. The FBHRs were used to determine the full cost of each service. They include the salary and benefit costs
for each position as well as all applicable overhead amounts for each position. For any user fee service
request that is outside the scope of the fees detailed in Appendix C, or for services for which there is no
fee currently set, the City can charge up to the full cost of the FBHR for personnel involved.
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City of Diamond Bar - User Fee Study
Fully Burdened Hourly Rate Calculation
Department Title
Fully Burdened
Hourly Rate
100: COMMUNITY DEVELOPMENT CD - Administrative Assistant $138.57
100: COMMUNITY DEVELOPMENT CD - Administrative Coordinator $153.83
100: COMMUNITY DEVELOPMENT CD - Associate Planner $115.52
100: COMMUNITY DEVELOPMENT CD - Community Development Director $333.15
100: COMMUNITY DEVELOPMENT CD - Neighborhood Improvement Officer $122.89
100: COMMUNITY DEVELOPMENT CD - Permit Services Coordinator $156.45
100: COMMUNITY DEVELOPMENT CD - Permit Technician $109.43
100: COMMUNITY DEVELOPMENT CD - Planning Manager $241.20
100: COMMUNITY DEVELOPMENT CD - Senior Neighborhood Improvement Officer $136.01
100: COMMUNITY DEVELOPMENT CD - Senior Planner $214.00
100: CITY CLERK'S OFFICE Clerk - Administrative Assistant $108.73
100: CITY CLERK'S OFFICE Clerk - Administrative Coordinator $120.71
100: CITY CLERK'S OFFICE Clerk - City Clerk $188.72
100: CITY MANAGER'S OFFICE CM - Assistant City Manager $249.76
100: CITY MANAGER'S OFFICE CM - Assistant to the City Manager $165.57
100: CITY MANAGER'S OFFICE CM - City Manager $294.79
100: CITY MANAGER'S OFFICE CM - Management Analyst $93.82
100: CITY MANAGER'S OFFICE CM - Principal Management Analyst $147.85
100: COMMUNITY RELATIONS CR - Community Relations Coordinator $137.30
100: COMMUNITY RELATIONS CR - Community Relations Manager $219.27
100: COMMUNITY RELATIONS CR - Media Specialist $125.28
100: ECONOMIC DEVELOPMENT ED - Assistant City Manager $394.57
100: ECONOMIC DEVELOPMENT ED - Assistant to the City Manager $261.57
100: ECONOMIC DEVELOPMENT ED - City Manager $465.70
100: ECONOMIC DEVELOPMENT ED - Community Development Director $363.01
100: ECONOMIC DEVELOPMENT ED - Management Analyst $144.07
100: ECONOMIC DEVELOPMENT ED - Principal Management Analyst $233.58
100: FINANCE Fin - Accounting Technician $79.33
100: FINANCE Fin - Finance Director $208.98
100: FINANCE Fin - Finance Supervisor $103.06
100: FINANCE Fin - Senior Accounting Technician $97.22
100: HR & RISK MGMT HR - Human Resources & Risk Manager $175.79
100: INFORMATION SYSTEMS IS - Information Systems Director $375.37
100: INFORMATION SYSTEMS IS - Network/Systems Administrator $249.85
100: INFORMATION SYSTEMS IS - Network/Systems Technician $136.74
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20 Comprehensive User Fee Study
City of Diamond Bar - User Fee Study
Fully Burdened Hourly Rate Calculation
Department Title
Fully Burdened
Hourly Rate
100: PARKS & RECREATION Parks - Administrative Coordinator $283.68
100: PARKS & RECREATION Parks - Facilities Maintenance Supervisor $384.17
100: PARKS & RECREATION Parks - Parks & Maintenance Superintendent $419.32
100: PARKS & RECREATION Parks - Parks & Recreation Director $619.42
100: PARKS & RECREATION Parks - PreSchool Teacher PT (30 hr/wk)$142.08
100: PARKS & RECREATION Parks - Public Works Director/City Engineer $693.31
100: PARKS & RECREATION Parks - Public Works Manager/Assistant City Engineer $437.32
100: PARKS & RECREATION Parks - Recreation Coordinator $220.96
100: PARKS & RECREATION Parks - Recreation Coordinator-DBC $203.73
100: PARKS & RECREATION Parks - Recreation Coordinator-Seniors $220.19
100: PARKS & RECREATION Parks - Recreation Coordinator-Sports $201.94
100: PARKS & RECREATION Parks - Recreation Superintendent $417.91
100: PARKS & RECREATION Parks - Recreation Supervisor $352.43
100: PARKS & RECREATION Parks - Senior Maintenance Worker $205.48
100: PUBLIC WORKS PW - Administrative Coordinator $171.08
100: PUBLIC WORKS PW - Associate Engineer $229.79
100: PUBLIC WORKS PW - Engineering Technician $133.96
100: PUBLIC WORKS PW - Facilities & Asset Maintenance Technician $140.41
100: PUBLIC WORKS PW - Public Works Director/City Engineer $396.61
100: PUBLIC WORKS PW - Public Works Manager/Assistant City Engineer $250.17
100: PUBLIC WORKS PW - Senior Maintenance Worker $112.65
100: PUBLIC WORKS PW - Senior Public Works Inspector $183.86
100: PUBLIC WORKS ADMIN PW Admin - Administrative Coordinator $100.43
100: PUBLIC WORKS ADMIN PW Admin - Associate Engineer $134.90
100: PUBLIC WORKS ADMIN PW Admin - Engineering Technician $78.64
100: PUBLIC WORKS ADMIN PW Admin - Public Works Director/City Engineer $232.83
100: PUBLIC WORKS ADMIN PW Admin - Public Works Manager/Assistant City Engineer $146.86
100: PUBLIC WORKS ADMIN PW Admin - Senior Public Works Inspector $107.94
100: PUBLIC WORKS CIVIC CENTER PW Civic Cntr - Facilities Maintenance Supervisor $155.44
100: PUBLIC WORKS CIVIC CENTER PW Civic Cntr - Parks & Maintenance Superintendent $169.67
100: PUBLIC WORKS CIVIC CENTER PW Civic Cntr - Public Works Director/City Engineer $280.53
100: PUBLIC WORKS CIVIC CENTER PW Civic Cntr - Public Works Manager/Assistant City Engineer $176.95
100: PUBLIC WORKS CIVIC CENTER PW Civic Cntr - Senior Maintenance Worker $83.14
100: PUBLIC WORKS PARKS & FACLT MAINT PW Parks & Fac - Administrative Coordinator $87.03
100: PUBLIC WORKS PARKS & FACLT MAINT PW Parks & Fac - Facilities & Asset Maintenance Technician $85.15
100: PUBLIC WORKS PARKS & FACLT MAINT PW Parks & Fac - Facilities Maintenance Supervisor $133.27
100: PUBLIC WORKS PARKS & FACLT MAINT PW Parks & Fac - Parks & Maintenance Superintendent $145.47
100: PUBLIC WORKS PARKS & FACLT MAINT PW Parks & Fac - Public Works Director/City Engineer $240.52
100: PUBLIC WORKS PARKS & FACLT MAINT PW Parks & Fac - Public Works Manager/Assistant City Engineer $151.71
100: PUBLIC WORKS PARKS & FACLT MAINT PW Parks & Fac - Senior Maintenance Worker $71.28
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Appendix C – Cost Recovery Analysis
The following tables provide the results of the analysis, resulting full cost recovery amount, and
recommended fees. For fees, services, and penalties in which the full cost, existing fee, and suggested fee
is listed as “NA”, the amount or percentage was not calculable. This is most common when either the
current or the suggested fee includes a variable component that is not comparable on a one-to-one basis,
a full cost was not calculated (for penalties, fines, market-based fees, or items not included in the study),
or when there is not a current fee amount to compare against.
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Administrative/Miscellaneous Services FeesItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeFee Δ1 Abatement Lien ProcessingCharge the fully allocated hourly rates for all staff involved plus any outside costs.NA NACharge the fully allocated hourly rates for all staff involved plus any outside costs.$02 Animal Administrative Appeal $1,426.80 Per appeal NA NACharge the fully allocated hourly rates for all staff involved plus any outside costs.NA3 Copying / Document Reproduction $0.10FPPC copy per page after first 5 pagesNA NA $0.10 $04 $0.25 Other $0.25 0% $0.25 $05 Damage to City PropertyCharge the fully allocated hourly rates for all staff involved plus any outside costs.NA NACharge the fully allocated hourly rates for all staff involved plus any outside costs.$06 Document Certification $5.00 Per document $47.18 89% $5.00 $07 Electronic File Copy $5.00 Per device/disk $15.00 0% $15.00 $108 False Alarm Billing $13.06 Per bill NA NA $40.00 $279 False Alarm - 1st Response New NA NA $50.00 NA10 False Alarm - 2nd Response New NA NA $100.00 NA11 False Alarm - 3rd Response New NA NA $200.00 NA12 False Alarm - 4th Response New NA NA $300.00 NA13 False Alarm - 5th + Response New NA NA $400.00 NA14 Film Permits $133.96 Student $234.33 0% $234.33 $10015 $582.78Other – per application plus right-of-way rental as needed$644.27 0% $644.27 $6116 $669.86per day for right-of-way rental$768.15 0% $768.15 $9817 General Research / Document CompilationCharge the fully allocated hourly rates for all staff involved plus any outside costs.NA NACharge the fully allocated hourly rates for all staff involved plus any outside costs.$018 Local Initiative Processing $200.00 Per applicationNA NA $200.00 $019 Notary Public Services $15.00 Per signature NA NA $15.00 $020 NSF Check Processing $46.00 Per NSF check NA NA $25 for first, $35 additional -$2122 Page 33 of 333
Administrative/Miscellaneous Services FeesItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeFee Δ21 Projects For Which There is No Fee CategoryCharge the fully allocated hourly rates for all staff involved plus any outside costs.NA NACharge the fully allocated hourly rates for all staff involved plus any outside costs.$022 Residential Parking Permit (+) $0.00 Per permit $0.00 NA $0.00 $023Developer Deposit for Community Facilites District FormationNew Deposit NA NA $15,000.00 NA23 Page 34 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ1Building Construction Fees2 Permit ValuationBased on ICBO/ICC Valuation Guidelines & City Ancillary Table3 Inspector $46.89Per hour/Per job site per specialty$306.37 0% $306.00Per hour/Per job site per specialty$2594Additional Plan Review (Including Revisions)Charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$580.13 78%Fully allocated cost + Permit Tech Time of $ 128.40 $05Additional Support Fee (meetings, site visits, extra communication above standard time)NewFor complex projects or unprepared/unknowledgeable applicantsNA NACharges at the fully allocated hourly rates for all personnel involved plus any outside costs.For complex projects or unprepared/unknowledgeable applicantsNA6After Hours Construction Review$348.32Per Hour$826.660%$826.00$4787 Alternate Materials / Methods Review $207.65Per application or actual costs at the discretion of the Building OfficialNA NA $207.65Per application or actual costs at the discretion of the Building Official$08Building Appeal$2,083.27Per appealNANA$2,083.27Per appeal$09 Building Permit Fees RefundCharge 20% of the original fee amount up to $350 maximumNA NACharge 20% of the original fee amount up to $350 maximum$010 Building Plan Check Fees85% Of Building Permit or Minimum $50NA NA85% Of Building Permit or Minimum $50$011Duplicate Building Inspection Card$33.50Per card$66.471%$66.00Per card$3312 Energy Enforcement 10% of Permit & Plan Check Fee State Mandated NA NA10% of Permit & Plan Check Fee$013 Extension of Expired Permit $100.48Per application - $0 - $100,000 valuation$380.70 0% $380.00Per application - $0 - $100,000 valuation$28014 $341.62Per application - $100,001 + valuation$504.57 0% $504.00Per application - $100,001 + valuation$16215 Extension of Unexpired Permit $100.48Per application - $0 - $100,000 valuation$380.70 0% $380.00Per application - $0 - $100,000 valuation$28016 $341.62Per application - $100,001 + valuation$504.57 0% $504.00Per application - $100,001 + valuation$16217Permit and Plan Check of Unpermitted WorkDouble Fees NA NA Double Fees $018Permit and Plan Check of Unpermitted Work w/ Cross Departmental Reviews (Complex projects Not Involving Grading Work)NewVaries depending on scope of work and complexity of projectNA NA $5,000.00 Deposit NA19Permit and Plan Check of Unpermitted Work w/ Cross Departmental Reviews (Complex projects Involving Grading Work)New NA NA $10,000.00 Deposit NA20Strong Motion Instrumentation ProgramState Fee, Valuation Based$0.50Residential$0.50 Minimum, or .013% of valuationNA NA $0.50Residential$0.50 Minimum, or .013% of valuation$024 Page 35 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ21 $0.50Commercial & 3-Story + Residential$0.50 Minimum, or .028% of valuationNA NA $0.50Commercial & 3-Story + Residential$0.50 Minimum, or .028% of valuation$022Building Standards Administration Special Revolving Fund (BSASRF)State Fee (SB1473), Valuation Based$1.00 $1-25,000 NA NA $1.00 $1-25,000 $023$2.00$25,000.01-50,000NANA$2.00$25,000.01-50,000$024 $3.00$50,000.01-75,000NA NA $3.00$50,000.01-75,000$025 $4.00 $75,000.01-100,000Every $25,000.01 or fraction thereof above $100,000 add $1NA NA $4.00 $75,000.01-100,000 $026Site Inspection$167.05Site Inspections Not Otherwise Covered by a Fee$239.90 0% $239.00 $7227Inspection, Repair/Rehab of Building/Structure Declared SubstandardRegular Building Permit Fee For Structure$574.37 VariesRegular Building Permit Fee For Structure$028Inspection, Demolition of Building/Structure$207.65Per permit – complete demolition$653.23 0% $653.00Per permit – complete demolition$44529 $522.49Per permit – partial demolition$826.66 0% $826.00Per permit – partial demolition$30430Pool and/or Spa DemolitionNewBased on valuation$326.610%$326.00NA31Pre-Permit Inspection$133.98Per inspection$487.660%$487.00per hour$35332Application and Investigation For Relocation, Building Permit as Required By Chapter 68 - Floor Area$336.66 Less Than 2,500 S.F. $1,322.18 0% $1,322.00 Less Than 2,500 S.F. $98533$673.342,501+ S.F.$1,495.610%$1,495.002,501+ S.F.$82234Inspection Outside Normal Business Hours$200.96 Per hour, 2 hour minimum $826.66 0% $826.00Per hour, 2 hour minimum$62535 Building Records Archiving5% of all building plan check and permit fees1% 0% 1% -4%36Certificate of Occupancy$227.75Per certificate$306.370%$306.00Per certificate$7837 Certificate of Occupancy, Temporary $515.80Per application plus any outside costs$1,628.30 0% $1,628.00Per application plus any outside costs$1,11238Extension of Certificate of Occupancy, Temporary$100.48Per application plus any outside costs$816.61 0% $816.00Per application plus any outside costs$71639Construction/DemolitionMonitoring Such Activities to Ensure Proper Diversion of Recyclables$278.31 Each $113.38 0% $113.00 -$16540Solar/Photovoltaic Systems - SMIP and BSAF Fees based on valuation$396.32Single family residential -plus $15 perkW above 10kW$468.04 16%$396.32 (SMIP and BSAF Fees based on valuation)Single family residential -$341 $1,000.00Multi-Family / Commercial/ Industrial systems up to 50kW–plus $7 per kW between 51kW and 250kW -plus $5 per kW above 250kWNA NA$1,000 –plus $5 per kW above 250 kWMulti-Family / Commercial/ Industrial–plus $5 per kW above 250 kW$025 Page 36 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ42 Permit System Replacement4% of building plan and permit revenues15.3% 0% 15.3% 11.3%43General Plan Update FeeNew% of building permit11%50%6%% of building permitNA44Limited Collection Permit (valid one calendar yr.)$314.84 Per permit $314.84 0% $314.00 -$145Self-Hauling Permit$1,024.89Issued Jan.-Mar.$1,024.890%$1,024.00-$146$769.00Issued Mar.-Jun.$769.000%$769.00$047$513.12Issued Jul.-Sep.$513.120%$513.00$048$255.89Issued Oct.-Dec.$255.890%$255.00-$149Electrical, Plumbing, Mechanical Fees50Administrative & Miscellaneous Fees51Permit Issuance$58.06$199.410%$199.00$14152Supplemental Permit Issuance$43.42$79.761%$79.00$3653 Standard Retention Fee 5% of Permit & Plan Check Fees NA NA5% of Permit & Plan Check Fees0%54Combo Permits - Electrical, Plumbing, Mechanical10% of the Building Permit Fee NA NA10% of the Building Permit Fee0%55Administrative & Miscellaneous Fees56Minimum Inspection/Reinspection Fee: Mechanical$99.50 $132.94 1% $132.00 $3357Stand Alone/Other Mechanical Inspections$143.82Per Hour, Minimum Charge of ½ Hour$239.90 0% $239.00Per Hour, Minimum Charge of ½ Hour$9558Stand Alone/Other Mechanical Plan Check $143.82Per Hour, Minimum Charge of ½ Hour$326.61 0% $326.00Per Hour, Minimum Charge of ½ Hour$18259Unit Fees:60A/C, Residential (Each)$41.81Up to 100,000 BTUs$53.150%$53.00Up to 100,000 BTUs$1161$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$2162$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$5463Furnace (F.A.U., Floor)$41.81Up to 100,000 BTUs$53.150%$53.00Up to 100,000 BTUs$1164$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$2165$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$5466Heater (Wall)$41.81Up to 100,000 BTUs$53.150%$53.00Up to 100,000 BTUs$1167$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$2168$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$5469Refrigeration Compressor$41.81Up to 100,000 BTUs$53.150%$53.00Up to 100,000 BTUs$1170$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$2171$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$5472Boiler$41.81Up to 100,000 BTUs$53.150%$53.00Up to 100,000 BTUs$1173$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$2174$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$5475Chiller$41.81Up to 100,000 BTUs$53.150%$53.00Up to 100,000 BTUs$1176$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$2177$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$5478Heat Pump (Package Unit) $41.81Up to 100,000 BTUs$53.150%$53.00Up to 100,000 BTUs$1179$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$2180$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$5481Heater (Unit, Radiant, Etc.) $41.81Up to 100,000 BTUs$53.150%$53.00Up to 100,000 BTUs$1182$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$2183$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$5484Air Handler (Each)$19.742000 CFMs$25.100%$25.002000 CFMs$526 Page 37 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ85$58.292001-3,999 CFMs$74.110%$74.002001-3,999 CFMs$1686$58.294000-10,000 CFMs$74.110%$74.004000-10,000 CFMs$1687$101.0410,001+ CFMs$128.460%$128.0010,001+ CFMs$2788Duct Work$65.331-10 Registers$85.631%$85.001-10 Registers$2089$202.0911-30 Registers$256.920%$256.0011-30 Registers$5490$306.7431-50 Registers$389.980%$389.0031-50 Registers$8291$312.8851+ Registers$397.780%$397.0051+ Registers$8492Evaporative Cooler$33.901-12,000 BTUs$43.100%$43.001-12,000 BTUs$993$33.9012,001-24,000 BTUs$43.100%$43.0012,001-24,000 BTUs$994$33.9024,001-36,000 BTUs$43.100%$43.0024,001-36,000 BTUs$995$33.9036,001-48,000 BTUs$43.100%$43.0036,001-48,000 BTUs$996$33.9048,001+ BTUs$43.100%$43.0048,001+ BTUs$997Inlet & Outlet Served by AC SystemRegister$6.74 Each $8.57 0% $8.57 Each $298Moisture Exhaust DuctClothes Dryer$52.49 Each $66.73 1% $66.00 Each $1499Ventilation Fan Connected to a Single Duct$24.61 Each $31.29 1% $31.00 Each $6100Vent System$52.49Each$66.731%$66.00Each$14101Exhaust Hood/Fan/DuctResidential$101.04 Each $128.46 0% $128.00 Each $27102Exhaust Hood, Type 1 Commercial Grease Hood$101.04 Each $128.46 0% $128.00 Each $27103Exhaust Hood, Type 2Commercial Steam Hood$101.04 Each $128.46 0% $128.00 Each $27104Spray Booth Served By Mechanical Exhaust, Including Fans & Ducts Attached Thereto$101.04 $128.46 0% $128.00 $27105Walk-in Box/Refrigerator Coil$41.81Up to 100,000 BTUs$53.150%$53.00Up to 100,000 BTUs$11106$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$21107$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$54108Install/Relocate Forced Air or Gravity-Type Furnace or Burner (Including Attached Ducts & Vents)$41.81 Up to 100,000 BTUs $53.15 0% $53.00 Up to 100,000 BTUs $11109$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$21110$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$54111Install/Relocate Suspended Heater, Recessed Wall Heater, or Floor Mounted Unit Heater (Each)$41.81 Up to 100,000 BTUs $53.15 0% $53.00 Up to 100,000 BTUs $11112$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$21113$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$54114Repair/Alter/Add Heating Appliance, Refrigeration Unit, Cooling Unit, Absorption Unit, or Each Heating, Cooling, Absorption, or Evaporative Cooling System, Including Installation of Controls (Each)$41.81 Up to 100,000 BTUs $53.15 0% $53.00 Up to 100,000 BTUs $11115$78.95100,001-500,000 BTUs$100.380%$100.00100,001-500,000 BTUs$21116$202.78500,001+ BTUs$257.800%$257.00500,001+ BTUs$54117Fire Damper $16.50Each$20.975%$20.00Each$327 Page 38 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ118Garage Ventilation System $52.49Each$66.731%$66.00Each$14119Product Conveying System $52.49Each$66.731%$66.00Each$14120Appliance or Piece of Equipment Not Classed in Other Appliance Categories, or For Which No Other Fee Is Listed$52.49 $66.73 1% $66.00 $14121Fire Suppression System$16.50$20.975%$20.00$3122Plumbing & Gas Permit Fees123Minimum Inspection/Reinspection Fee: Plumbing & Gas$71.92 $132.94 0% $132.94 $61124 Stand Alone Plumbing Inspection $143.82Per Hour, Minimum Charge of ½ Hour$239.90 0% $239.90Per Hour, Minimum Charge of ½ Hour$96125 Stand Alone Plumbing Plan Check $143.82Per Hour, Minimum Charge of ½ Hour$326.61 0% $326.61Per Hour, Minimum Charge of ½ Hour$183126Unit Fees:127Gas Piping System$127.83First 5$162.520%$162.00First 5$34128$6.57After First 5 (Each)$8.350%$8.35After First 5 (Each)$2129Gas Meter $25.56Each$32.492%$32.00Each$6130Gas Pressure Regulator$25.56Each$32.492%$32.00Each$6131Building Sewer Connection$73.42Each$93.340%$93.00Each$20132Future House Sewer Section$47.36$60.220%$60.00$13133Private Sewage Disposal SystemSeptic Tank & Seepage Pit/Connection to House$150.36 Each $191.16 0% $191.00 Each $41134Disconnection, Abandonment, Alteration, or Repair of Any House Sewer or Private Sewage Disposal System or Part Thereof$51.61 Each $65.62 1% $65.00 Each $13135Backflow Preventer$25.56First 5$32.492%$32.00First 5$6136$10.56After First 5 (Each)$13.423%$13.00After First 5 (Each)$2137Water Heater and/or Vent$25.56Each$32.492%$32.00Each$6138Water Softener $25.56Each$32.492%$32.00Each$6139Dishwasher, Permanent$25.56Each$32.492%$32.00Each$6140Water Pipe Repair/Replacement$25.56$32.492%$32.00$6141Drainage or Vent Piping Repair/Alterations$25.56 Each $32.49 2% $32.00 Each $6142Drinking Fountain$25.56Each$32.492%$32.00Each$6143Solar Water System Fixtures Solar Panels, Tanks, Water Treatment Equipment$85.15 Each $108.26 0% $108.00 Each $23144Swimming Pool Drainage Trap & ReceptorWater Supply for Pool Not Included$25.56 Each $32.49 2% $32.00 Each $6145Medical Gas System$25.56Each$32.492%$32.00Each$6146Plumbing Fixture/Trap or Set of Fixtures on One Trap, Including Water, Drainage Piping, Hose Bibs, and Backflow Protection$25.56 Each $32.49 2% $32.00 Each $6147Building Drainw/o Accompanying Plumbing$25.56 Each $32.49 2% $32.00 Each $628 Page 39 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ148Cesspool, Overflow Seepage Pit, Percolation Test Pit, Swimming Pool Drywell, or Drainfield Extension or Replacement$73.42 Each $93.34 0% $93.00 Each $20149Private Sewage Disposal System $380.03Each$483.150%$483.00Each$103150Industrial Waste Grease Trap, Pretreatment Interceptor, Including Trap & Vent$25.56 Each $32.49 2% $32.00 Each $6151Water Treating Equipment and/or Water Piping Installed/Altered/Repaired $25.56 Each $32.49 2% $32.00 Each $6152Lawn Sprinkler System On any one Meter,Including Backflow Protection Devices Therefore $25.56 Each $32.49 2% $32.00 Each $6153Backflow Devices Not Included in Other Fee Services e.g., Building/Trailer Sewer$25.56 Each $32.49 2% $32.00 Each $6154Electrical Permit Fees155Minimum Inspection/Reinspection Fee:Electrical$71.92 $132.94 0% $132.94 $61156 Stand Alone/Other Electrical Inspections $143.82Per Hour, Minimum Charge of ½ Hour$239.90 0% $239.90Per Hour, Minimum Charge of ½ Hour$96157 Stand Alone/Other Electrical Plan Checks $143.82Per Hour, Minimum Charge of ½ Hour$326.61 0% $326.61Per Hour, Minimum Charge of ½ Hour$183158System Fees:$0.00$0159Service, Subpanels, Switchboards or Section, Motor-Controlled Centers, and Panel Boards$60.15 Up to 200 Amps $76.47 1% $76.00 Up to 200 Amps $16160$117.76201-1000 Amps$149.720%$149.00201-1000 Amps$31161$251.791001+ Amps$320.120%$320.001001+ Amps$68162New Single & Two-Family ResidentialBuildings $0.15 Per Sq. Ft. $0.20 0% $0.20 Per Sq. Ft. $0.05163Multifamily Residential Buildings$0.14Per Sq. Ft.$0.180%$0.18Per Sq. Ft.$0.05164Temporary Service Power Pole or Pedestal, Including All Pole or Pedestal MountedReceptacle Outlets and Appurtenances$67.36 $85.63 1% $85.00 $18165Temporary Distribution System & Temporary Lighting & Receptacle Outlets$33.46 Each $42.53 1% $42.00 Each $9166Private/Residential In-Ground Swimming Pools, Spas, Therapeutic Whirlpools, Hot Tubs, New/Repairs**Includes Complete System of Necessary Branch Wiring, Bonding, Grounding, Underwater Lighting, Water Pumping, and Other Similar Electrical Equipment Directly Related to the Operation of a Swimming Pool$125.65 Each $159.74 0% $159.00 Each $3329 Page 40 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ167Temporary Distribution System and Temporary Lighting and Receptacle Outlets For Construction Sites, Decorative Lights, Christmas Tree Sales Lots, Fireworks Stands, Etc.$25.32 Each $32.19 1% $32.00 Each $7168Unit Fees:$239.90100%$0169Receptacle, Switch, Lighting, or Other Outlets at Which Current is Used or Controlled, Except Services, Feeders, & Meters$3.03 First 20 (Or Portion Thereof) $3.85 0% $3.85First 20 (Or Portion Thereof) $1170$2.09Each Additional$2.660%$2.66Each Additional$1171Light Fixtures, Sockets, or Other Lamp-Holding Devices$3.03 First 20 (Or Portion Thereof) $3.85 0% $3.85First 20 (Or Portion Thereof) $1172$2.09Each Additional$2.660%$2.66Each Additional$1173Pole or Platform Mounted Lighting Fixtures$3.48 Each $4.43 0% $4.43 Each $1174Theatrical-type Lighting Fixtures or Assemblies$3.48 Each $4.43 0% $4.43 Each $1175Residential and Nonresidential Appliances: Fixed Residential Appliances or Receptacle Outlets For Same, Including Wall-Mounted Electric Ovens, Counter Mounted Cooking Tops, Electric Ranges, Self-contained Room Console, or Through Wall Air Conditioners, Space Heaters, Food Waste Grinders, Dishwashers. Residential Appliances and Self-contained Factory Wired Non-Residential Appliances, Including Medical and Dental Services, Food, Beverage, and Ice Cream Cabinets, Illuminated Show Cases, Drinking Fountains, Vending Machines, Laundry Machines, etc. Residential Appliances and Self-contained Factory-Wired Non-Residential Appliances Not Exceeding One Horsepower (HP), Kilowatt (kW), or Kilovolt-ampere (kVA) in rating, including medical and dental devices, food, beverage, and ice cream cabinets, etc.**For other types of air conditioners, and motor-driven appliances having larger electrical ratings, see Power ApparatusElectrical Ratings, See Power Apparatus$16.72 Each $21.26 1% $21.00 Each $430 Page 41 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ176Nonresidential Appliances: Residential Appliances and Self-contained Factory-Wired Non-Residential Appliances Not Exceeding One Horsepower (HP), Kilowatt (kW), or Kilovolt-ampere (kVA) in rating, including medical and dental devices, food, beverage, and ice cream cabinets, etc.**For other types of air conditioners, and motor-driven appliances having larger electrical ratings, see Power Apparatus$16.72 $21.26 1% $21.00 $4177Power Apparatus: Motors, Generators, Transformers, Rectifiers, Synchronous Converters, Capacitors, Industrial Heating, Air Conditioners, and Heat Pumps, Cooking & Baking Equipment and Other Apparatus Rating in Horsepower (HP), Kilowatts (kW), or Kilovolt-amperes (kVA)$30.45 Over 3-10 $38.71 2% $38.00 Over 3-10 $8178$71.31Over 11-50$90.671%$90.00Over 11-50$19179$133.78Over 51-100$170.090%$170.00Over 51-100$36180$220.41Over 101$280.220%$280.00Over 101$60181Busways: Trolley and Plug-In Type Busways (Each 100 Ft. or Fraction Thereof)**An additional fee will be required for lighting fixtures, motors, and other appliances that are connected to trolley and plug-In type busways. No fee is required for portable tools.$40.42 $51.38 1% $51.00 $11182Other Electrical:183Signs, Outline Lighting, or Marquees (Each)$19.74 $76.47 1% $76.00 $56184Signs, Outline Lighting, or Marquees Supplied From One Branch Circuit (Each)$19.74 $25.10 0% $25.00 $5185Additional Branch Circuits Within The Same Sign, Outline Lighting System, Or Marquee(Each)$19.74 $25.10 0% $25.00 $5186Miscellaneous Apparatus, Conduits, and Conductors (Each)$100.80 $128.15 0% $128.00 $2731 Page 42 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ187Electrical Apparatus, Conduits, and Conductors For Which a Permit is Required, But For Which No Fee is Herein Set Forth (Each)**Not Applicable When a Fee is Paid For One or More Services, Outlets, Fixtures, Appliances, Power Apparatus, Busways, Signs, or Other Equipment$92.84 $128.15 0% $128.00 $35188Photovoltaic Systems$92.84Each$118.030%$118.00Each$25189Inspections Outside Normal Business Hours$401.91 0-2 Hours (Minimum Fee) $510.98 0% $510.000-2 Hours (Minimum Fee)$108190 $200.96Each Additional Hour or Portion Thereof$255.50 0% $255.00Each Additional Hour or Portion Thereof$54191 Inspections For Which No Fee is Indicated $143.82Per Hour, Minimum Charge of ½ Hour$182.85 0% $182.00Per Hour, Minimum Charge of ½ Hour$38192Electrical Plans Over 2,000 Sq. Ft.$241.312000-4000 (2 Hrs.)$306.790%$306.002000-4000 (2 Hrs.)$65193$361.954001-6000 (3 Hrs.)$460.170%$460.004001-6000 (3 Hrs.)$98194$482.586001-8000 (4 Hrs.)$613.530%$613.006001-8000 (4 Hrs.)$130195$603.248001-10,000 (5 Hrs.)$766.930%$766.008001-10,000 (5 Hrs.)$163196$723.8710,001-14,000 (6 Hrs.)$920.290%$920.0010,001-14,000 (6 Hrs.)$196197$965.1814,001-18,000 (8 Hrs.)$1,227.090%$1,227.0014,001-18,000 (8 Hrs.)$262198$1,045.6218,001-22,000 (9 Hrs.)$1,329.360%$1,329.0018,001-22,000 (9 Hrs.)$283199$1,206.4622,001+ (10 Hrs.)$1,533.840%$1,533.0022,001+ (10 Hrs.)$327200Building Valuation Table - Ancillary Items201AdditionsUp To 1,000 Sq. Ft.$141.37 per sf $179.73 6% $169.09 per sf $28202Carports$18.43Good$23.4415%$20.00per sf (metal)$2203$19.69Very Good$25.044%$24.00 per sf (wood)$4204Garages$38.55Very Good/Wood$49.0114%$42.00per sf$3205$39.12Very Good/Masonry$49.733%$48.00per sf$9206$41.37Very Good/Wood - Hillside$52.605%$50.00per sf$9207 $42.08Very Good/Masonry - Hillside$53.49 1% $53.00 per sf $11208Storage ShedNewNANA$34.50per sfNA209Investigation/Reinspection$111.89$268.280%$268.00per hour$156210Patio/Porch$13.22Fiberglass$16.80-1%$17.00per sf$4211$19.69Metal$25.048%$23.00per sf$3212$20.68Wood$26.295%$25.00per sf$4213Patio Enclosures$42.21Wood$53.667%$50.00per sf$8214$70.35Metal$89.4316%$75.00per sf$5215Balcony/Deck$17.14NANA$35.00per sf$18216Remodel (Other)$56.22Add "(Other)"$71.5421%$56.22$0217Remodel Kitchen/BathroomNewNANA$85.00per sfNA218Re-RoofsAllowed Only if <25% of Roof is Done$3.01Comp/Asphalt Shingles - Per Sq. Ft.NA NA $4.00Comp/Asphalt Shingles - Per Sq. Ft.$1219 $302.46Comp/Asphalt Shingles - Roof Sq.NA NA $400.00Comp/Asphalt Shingles - Roof Sq.$98220 $4.43 Tile (Class A) - Per Sq. Ft. NA NA $7.00 Tile (Class A) - Per Sq. Ft. $3221$443.17Tile (Class A) - Roof Sq.NANA$700.00Tile (Class A) - Roof Sq.$25732 Page 43 of 333
BuildingItem No.TitleFY 25-26 Fee/Charge UnitNotes Full Cost Subsidy % Suggested Fee UnitFee Δ222Retaining Walls$13.22Masonry$16.8011%$15.00per sf$2223$19.69Concrete$25.0412%$22.00per sf$2224Swimming Pools/Spas$59.08Private$75.1113%$65.00per sf$6225$68.94Private/Decorative$87.6514%$75.00per sf$6226Tenant Improvement$31.08NANA$50.00per sf$19227H&S Code 19851 (plans release)New$465.280%$465.00NA33 Page 44 of 333
Minimum Value Maximum Value
Current Base
Rate
Suggested Base
Rate
Current
Plus $$
Suggested
Plus $$ For every
1.00 700.00 71.20 93.33 0.00 0.00 0.00
701.00 1,000.00 106.75 139.92 0.00 0.00 100.00
1,001.00 25,000.00 106.75 139.92 27.58 36.15 1,000.00
25,001.00 50,000.00 768.64 1,007.51 21.15 27.72 1,000.00
50,001.00 100,000.00 1,297.37 1,700.56 15.84 20.76 1,000.00
100,001.00 and up 2,089.36 2,738.66 15.60 20.45 1,000.00
Percent Change =31%
Cost Recovery Level = 100%
BUILDING PERMIT FEES
34 Page 45 of 333
PlanningItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ1Advance Planning$02 Annexation $10,000.00 Deposit (RFD) NA NA $10,000.00 Deposit (RFD) $03Development (Zoning) Code Amendment$10,000.00 Deposit (RFD) $13,111.28 1% $13,000.00 Deposit (RFD) $3,0004Development Agreement$10,000.00Deposit (RFD)NANA$25,000.00Deposit (RFD)$15,0005General Plan Amendment$10,000.00Deposit (RFD)NANA$10,000.00Deposit (RFD)$06Specific Plan$10,000.00Deposit (RFD)NANA$30,000.00Deposit (RFD)$20,0007Specific Plan Amendment$5,000.00Deposit (RFD)NANA$5,000.00Deposit (RFD)$08Zone Change/Map Amendment$10,000.00Deposit (RFD)NANA$10,000.00Deposit (RFD)$09Current Planning (Discretionary)10 Administrative Development Review $2,351.21Application plus $2,000 deposit (RFD)$6,623.71 0% $6,623.00Application plus $2,000 deposit (RFD)$4,27211Adult Oriented Business/Entertainer Permit$2,893.81 Application NA NA $2,893.81 Application $012 Animal PermitDeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NADeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$013 Comprehensive Sign Program $2,170.36Per application plus $2,000 deposit (RFD) with charges at the fully allocated hourly rates for all project personnel plus any outside costs.$4,764.20 0% $4,764.00Per application plus $2,000 deposit (RFD) with charges at the fully allocated hourly rates for all project personnel plus any outside costs.$2,59414 Conditional Use Permit - Minor $2,136.88Application plus $2,000 deposit (RFD)$4,795.00 0% $4,795.00Application plus $2,000 deposit (RFD)$2,65815 Conditional Use Permit - Major $2,672.76Application plus $4,000 deposit (RFD)$5,638.87 0% $5,638.00Application plus $4,000 deposit (RFD)$2,96516Condition Use Permit Amendment$3,798.12Application$4,300.720%$4,300.00Application$50217Density Bonus$5,000.00Deposit (RFD)NANA$5,000.00Deposit (RFD)$018 Development Review $3,824.92Application plus $5,000 deposit (RFD)$9,021.60 0% $9,021.00Application plus $5,000 deposit (RFD)$5,19619 Extension of Time $200.96Per application - no public hearing$735.48 0% $735.00Per application - no public hearing$53420 $3,798.12Per application - with public hearing$3,828.52 0% $3,828.00Per application - with public hearing$3021 Landscape Plan Check $455.51Per application plus any outside costsNA NA $455.51Per application plus any outside costs$022 Miscellaneous/Special StudiesDeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NADeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$035 Page 46 of 333
PlanningItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ23Parcel Map Waiver$5,000.00Deposit (RFD)NANA$5,000.00Deposit (RFD)$024Parking Permit/Joint Use Parking AgreementDeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NADeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$025Revision after Tentative Parcel Map (TPM) or Tentative Tract Map (TTM) is approved$2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$9,739.29 0% $9,739.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$7,23926Temporary Use Permit$334.92Application$1,043.000%$1,043.00Application$70827Tentative Parcel Map (TPM)$5,000.00Deposit (RFD)$10,068.810%$10,068.00Deposit (RFD)$5,06828Tentative Tract Map (TTM)$5,000.00Deposit (RFD)$35,870.680%$35,870.00Deposit (RFD)$30,87029 Tree Permit $1,587.58Application plus $2,500 Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus outside costs.$1,388.82 0% $1,388.00Application plus $2,500 Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus outside costs.-$20030Variance - Minor$1,902.41Application$2,336.850%$2,336.00Application$43431Variance - Major$5,000.00Deposit (RFD)NANA$5,000.00Deposit (RFD)$032Environmental33California Department of Fish and WildlifeLA County CDFW fees are updated every January 1. Refer to the LA County Recorder's Office website: https;//www.lavote.gov/home/county-clerk/environmental-notices-fees$75.00 City processing fee NA NA $75.00 City processing fee $034$75.00County processing feeNANA$75.00County processing fee$035 $4,123.50CDFW Environmental Impact Report (EIR) reviewNA NA $4,123.50CDFW Environmental Impact Report (EIR) review$036 $2,968.75CDFW Negative Declaration & Mitigated Negative Declaration reviewNA NA $2,968.75CDFW Negative Declaration & Mitigated Negative Declaration review$037Environmental Analysis(i.e., Environmental Impact Report (EIR) or Negative Declaration preparation)Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NADeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$036 Page 47 of 333
PlanningItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ38Environmental Mitigation Monitoring ProgramCost to be determined as part of the EIR or Negative Declaration Mitigation Monitoring program to be included as a project condition of approval. Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus outside costs.NA NACost to be determined as part of the EIR or Negative Declaration Mitigation Monitoring program to be included as a project condition of approval. Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus outside costs.$039Ministerial Review$040Streamlined Plot Plan Review (+)$784.15Application$1,307.340%$1,307.00Application$52341 ADU Review $784.15 Application $1,961.01 0% $1,961.00 Application $1,17742Plot Plan Review (+)$2,213.02Application$2,493.260%$2,493.00Application$28043 Preliminary Project Review $2,458.40Per application - with 50% of the fee being credited towards future Planning fees for the project.$3,720.57 0% $3,720.00Per application - with 50% of the fee being credited towards future Planning fees for the project.$1,26244Sign Review$167.48Application$247.140%$247.00Application$8045Temporary Sign Review$93.78Application$164.7639%$100.00Application$646Zoning Clearance (Tier 1: re-roofs, windows, interior remodel, driveway extensions, pools, fences, walls, sheds, patio covers, etc.)$100.48 Application $115.87 1% $115.00 Application $1547Zoning Clearance (Tier 2: 1st floor additions under 300 SF, sunrooms, guest house, enclosed spaces, etc.)$100.48 Application $280.63 0% $280.00 Application $18048Miscellaneous/Other$049Appeals (+)$4,741.59Per appealNANA$4,741.59Per appeal$050 Business License - New (+) $46.48 Application plus $4 State fee $164.76 0% $164.00 Application plus $4 State fee $11851 Business License - Renewal (+) $10.00Per application plus $4 State fee$38.46 1% $38.00Per application plus $4 State fee$2852 CC&Rs Review $5,000.00Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $5,000.00Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$037 Page 48 of 333
PlanningItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ53 Certificate of Compliance $2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$054 Concurrent filed applicationsOne deposit (RFD) shall be accepted (the largest deposit listed) and all applications shall be processed as actual cost charged against the one deposit.NA NAOne deposit (RFD) shall be accepted (the largest deposit listed) and all applications shall be processed as actual cost charged against the one deposit.$055Interpretation$1,306.24ApplicationNANA$1,306.24Application$056 Mills Act Processing $5,000.00Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $5,000.00Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$057 Permanent Record Retention $2.00Per sheet of plans collected at the time of submittalNA NA $2.00Per sheet of plans collected at the time of submittal$058Projects for which there is no fee categoryActual cost deposit (RFD) to be determined by the Community Development Director.NA NAActual cost deposit (RFD) to be determined by the Community Development Director.$059 Public Convenience & Necessity (ABC) $464.61 Application $4,486.65 0% $4,486.65 Application $4,02260 Quimby Fees (In-Lieu Park Fees)Fees determined during discretionary review for residential projects and are based upon an appraisal of the land.NA NAFees determined during discretionary review for residential projects and are based upon an appraisal of the land.$061 ResearchActual cost deposit (RFD) to be determined by the Community Development Director.NA NAActual cost deposit (RFD) to be determined by the Community Development Director.$062 SEATAC ReviewAdd 50% to the deposit (RFD) for concurrent application.NA NAAdd 50% to the deposit (RFD) for concurrent application.$063SB 9 ProjectsNewDepositNANA$10,000.00DepositNA64SB 35 ProjectsNewDepositNANA$10,000.00DepositNA65Affordable Housing MonitoringNewDepositNANA$10,000.00DepositNA66Affordable Housing Implementing DocumentsNew Deposit NA NA $10,000.00 Deposit NA67 Business License late fee $10.00 NA NA $10.00 $038 Page 49 of 333
PlanningItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ68 Business License delinquency fees $20, $40 NA NA $20, $40 $0.0069CSP Amendment - no public hearingNewApplication$1,658.950%$1,658.00NA70 CSP Amendment - with public hearing New Application $3,475.11 0% $3,475.00 NA71Zoning Verification Letter NewApplication$532.500%$532.00NA72Reasonable AccommodationsNewApplication$3,141.450%$3,141.00NA73 ABC License New Application NA NAApplication plus $2,000 deposit (RFD)NA74Final Tract MapNew$7,730.220%$7,730.00NA75Final Parcel MapNew$6,988.800%$6,988.00NA76Lot Line AdjustmentNew$4,274.430%$4,274.00NA77Lot MergerNew$4,274.430%$4,274.00NA78Transportation Plan ReviewNew$1,477.550%$1,477.00NA79Sidewalk Vending PermitNew$494.280%$494.00NA80Small Wireless Facility (SWF) Permit$081Small Wireless Facility Permit - Collocation$500.00Application for collocation of up to 5 SWFs on existing pole/structureNA NA $500.00Application for collocation of up to 5 SWFs on existing pole/structure$082 $100.00Additional fee per each SWF above 5NA NA $100.00Additional fee per each SWF above 5$083Small Wireless Facility Permit - New Pole$1,000.00Application for new pole or structure intended to support one or more SWFs (per pole)NA NA $1,000.00Application for new pole or structure intended to support one or more SWFs (per pole)$0(RFD) Deposit based fees will be charged at the fully allocated hourly rates for all personnel involved 39 Page 50 of 333
Public WorksItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ1Public Works & Engineering Department Fees$02As-BuiltsMinor Amendments/Revisions To Improvement Plans$3,000.00As-Builts Deposit RFD with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $3,000.00As-Builts Deposit RFD with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$03Other – Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NAOther – Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$04Certificate of CorrectionFor Any Changes To Final Recorded Maps$2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$05Change of AddressChanges of Individual Addresses, Assigning of New Addresses (New Subdivision)$535.89 Application $787.23 0% $787.00 Application $2516Change of Improvement PlansChanges Made Prior To City Approval$3,000.00As-Builts Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $3,000.00As-Builts Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$07Other – Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NAOther – Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$08Curb & Gutter, Plan Check / InspectionInstallation in Public Right-of-Way$582.78Per linear foot plus $2.32 per linear foot over 100 linear feet$2,692.42 0% $2,692.00Per linear foot plus $2.32 per linear foot over 100 linear feet$2,1099Curb Core Inspection$147.38Per permit$1,956.970%$1,956.00Per permit$1,80910Parkway Drain Inspection$495.72Per permit$3,060.140%$3,060.00Per permit$2,56411Dedication/VacationResidential (One Lot) & All Others$2,500.00Minimum Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$040 Page 51 of 333
Public WorksItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ12Public Works Review and Inspection for Erosion Control Projects$328.23 Application $1,427.27 0% $1,427.00 Application $1,09913Drainage Inspection (Rip-Rap)For Hillside Drainage Projects$2,500.00Minimum Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$014Driveway Approach, Plan Check / InspectionFor Residential or Commercial Access$582.78Per permit – replacement of existing$2,692.42 0% $2,692.00Per permit – replacement of existing$2,10915 $823.93Per permit - new/relocation/widen$3,060.14 0% $3,060.00Per permit - new/relocation/widen$2,23616DumpstersUse of Trash Dumpsters in Public ROW$46.89 Per permit – valid for 7 days $218.78 0% $218.00Per permit – valid for 7 days$17117 Easement Checking $2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$018Engineering Plan Review Any Plan Check/Inspection Not Listed$2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$019Supplemental Submittals (After 3 Submittals)Each Submittal of Unresolved Plan ChecksDeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs. NA NADeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs. $020Geotechnical & Geological ReportsFor All Grading/Subdivision Projects and Construction in Restricted Use Area$2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$041 Page 52 of 333
Public WorksItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ21Geotechnical ObservationObservation by Geotechnical Engineer of Grading Activities$2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates forall personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates forall personnel involved plus any outside costs.$022Grading, Plan CheckProjects with 51 CY or Greater Require Grading Plan Approval & Permit Quantity Calculated = Cut + Fill$1,426.81 50-100CY NA NA $3,500.00 Deposit $2,07323$1,426.81101-1,000CYNANA$3,500.00Deposit$2,07324$29.47Per 100 CY in excess of 101NANA$3,500.00Deposit$3,47125$1,692.061,001-10,000 CYNANA$3,500.00Deposit$1,80826 $80.39 Per 1,000 CY in excess of 1,001 NA NA $3,500.00 Deposit $3,42027Deposit - 10,001 + CY - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NADeposit - 10,001 + CY - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$028Grading, InspectionProjects with 51 CY or Greater Require Grading Plan Approval & Permit Quantity Calculated = Cut + Fill$937.81 50-100CY NA NA $3,500.00 Deposit $2,56229$937.81101-1,000 CYNANA$3,500.00Deposit$2,56230$10.04Per 100 CY in excess of 101NANA$3,500.00Deposit$3,49031$1,028.911,001-10,000 CYNANA$3,500.00Deposit$2,47132 $116.55 Per 1,000 CY in excess of 1,001 NA NA $3,500.00 Deposit $3,38333Deposit - 10,001 CY - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NADeposit - 10,001 CY - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$034House NumberingPainting House Numbers on Public Curbs$87.08For permit plus $1,000 refundable deposit (RFD)$12,525.69 0% $12,525.00For permit plus $1,000 refundable deposit (RFD)$12,43835Hydrology & Hydraulic ReportsFor All Major Grading/Subdivision Projects And Construction in Flood Control Area$2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$036Subdivision Agreement Review/PreparationReview of Subdivision Agreements Prior to Final Map Approval$493.59 Each $1,835.05 0% $1,835.00 Each $1,34142 Page 53 of 333
Public WorksItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ37Improvement/Security AgreementReview Engineer’s Estimates for Bonding Purposes of Grading, Sewer, Storm Drain Street, Landscape, & Monumentation$493.59 Each $794.99 0% $794.00 Each $30038Other Field InspectionAny Field Inspections Not Previously Listed$2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$039Lane Closures, Utility Residential Street ClosureWork on Private Property, Block Parties Any private use Monitoring Well Lane Closure Permits for Public Streets Permanent Encroachment Agreement $355.02 Per permit $1,589.25 0% $1,589.00 Per permit $1,23440Traffic Control, Plan Check / InspectionFor Projects Requiring Traffic Control Plans For Public Street ClosuresDeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outsidecosts.NA NADeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outsidecosts.$041Map Analysis, Plan CheckTract & Parcel Maps$2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$042 Minor Lot Line Adjustment, Plan Check $2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$043Other Engineering Reports, Plan CheckAny Engineering Reports Not Listed$2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $2,500.00Minimum deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$043 Page 54 of 333
Public WorksItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ44Re-Inspection FeeRe-Inspection Due to Failed Inspections, Corrections Required, Premature Inspections, Or Other Additional RequestsMinimum Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NAMinimum Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$045Septic Tank, Plan CheckReview of Conformance With State Guidelines. Permits Issued by B&S$1,060.84 Minimum deposit (RFD) NA NA $1,060.84 Minimum deposit (RFD) $046Sewer Saddle / LateralInstallation of Sewer Laterals Only$294.74 Per permit plus County fee $3,085.06 0% $3,085.00Per permit plus County fee$2,79047Sewer Plans, Plan CheckSewer Work, Public/Private Mainline / Lateral$3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$048Other - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NAOther - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$049Sewer Plans, InspectionSewer Work, Public/Private Mainline/Lateral$3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$050Other - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NAOther - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$051Sewer System OverflowEnforcement of Sewer System Overflows Reported by L.A. County$564.12 Project NA NA $564.12 Project $052Sidewalk, Plan Check / InspectionCuts, Removal/Replacement Residential or Commercial$582.78Per linear foot plus $2.61 per linear foot over 100 linear feet.$3,060.14 0% $3,060.00Per linear foot plus $2.61 per linear foot over 100 linear feet.$2,47753Street Plans, Plan CheckFor All New Public/Private Streets$3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$044 Page 55 of 333
Public WorksItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ54Other - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NAOther - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$055Street Plans, InspectionFor All New Public/Private Streets$3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$056Other - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NAOther - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$057Storm Drain, Plan CheckFor All Storm Drain Work, Public/Private Mainline, Laterals$3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$058Other - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NAOther - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$059Storm Drain, InspectionFor All Storm Drain Work, Public/Private Mainline, Laterals$3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NA $3,000.00As-Builts - Deposit (RFD) with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$060Other - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NAOther - Deposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$061Storm Drain Transfer to County$884.22ApplicationNANA$884.22Application$2745 Page 56 of 333
Public WorksItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ62Standard Urban Stormwater Mitigation PlanSUSMPDeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outsidecosts.NA NADeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outsidecosts.$063 Stormwater Protect Plan / InspectionDeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.NA NADeposit (RFD) determined by staff with charges at the fully allocated hourly rates for all personnel involved plus any outside costs.$064Time Extension, Improvement Agreement$542.00Each$1,725.220%$1,725.00Each$1,18365Time Extension, Unexpired PlanChecks/Permits$33.50 Per application $357.53 0% $357.00 Per application $32466Traffic Studies & Mitigation Reports$3,871.30Minimum deposit (RFD)NANA$3,871.30Minimum deposit (RFD)$067Transportation PermitsOversize Load, Weight, Width, Length, Height, Etc.$16.00 Per permit NA NA $16.00 Per permit $068 Utilities $877.52Per permit plus $4.02 per linear feet over 150 linear feet$3,442.83 0% $3,442.00Per permit plus $4.02 per linear feet over 150 linear feet$2,56469Utility Encroachment - Non-Street CutNo physical cuts in street, sidewalk, or any public impermeable surface$294.74 Per permit $1,746.14 0% $1,746.00 Per permit $1,45170Public Works Industrial Waste Fees71Industrial Waste Inspection$424.68Type I12, Class ANANA$424.68Type I12, Class A$072$836.54Type I 06, Class BNANA$836.54Type I 06, Class B$073$1,258.38Type I04, Class CNANA$1,258.38Type I04, Class C$074$1,670.25Type I03, Class DNANA$1,670.25Type I03, Class D$075$1,962.38Type I02, Class ENANA$1,962.38Type I02, Class E$076$4,152.80Type I01, Class MNANA$4,152.80Type I01, Class M$077Rainwater Diversion System, Type D, Class X$354.87NANA$354.87$078Permit Application, New$647.01Type A01-06, SewerNANA$647.01Type A01-06, Sewer$079$790.96Type A07-12, OnsiteNANA$790.96Type A07-12, Onsite$080$866.47Type A13-18, OffsiteNANA$866.47Type A13-18, Offsite$081Permit Application, Revision$433.24Type M01-06, SewerNANA$433.24Type M01-06, Sewer$082$647.01Type M07-12, OnsiteNANA$647.01Type M07-12, Onsite$083$575.73Type M13-18, OffsiteNANA$575.73Type M13-18, Offsite$084Plan Review, New, Sewer$1,083.11Type P01, Class 1NANA$1,083.11Type P01, Class 1$085$1,373.81Type P02, Class 2NANA$1,373.81Type P02, Class 2$086$1,660.27Type P03, Class 3NANA$1,660.27Type P03, Class 3$087$1,948.15Type P04, Class 4NANA$1,948.15Type P04, Class 4$088$2,240.29Type P05, Class 5NANA$2,240.29Type P05, Class 5$089$2,529.59Type P06, Class 6NANA$2,529.59Type P06, Class 6$090Plan Review, New, Onsite$1,227.03Type P07, Class 1NANA$1,227.03Type P07, Class 1$091$1,514.88Type P08, Class 2NANA$1,514.88Type P08, Class 2$092$1,802.81Type P09, Class 3NANA$1,802.81Type P09, Class 3$093$2,096.34Type P10, Class 4NANA$2,096.34Type P10, Class 4$046 Page 57 of 333
Public WorksItem No.TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeUnit Fee Δ94$2,674.95Type P11, Class 5NANA$2,674.95Type P11, Class 5$095$3,106.75Type P12, Class 6NANA$3,106.75Type P12, Class 6$096Plan Review, New, Offsite$1,152.92Type P13, Class 1NANA$1,152.92Type P13, Class 1$097$1,445.07Type P14, Class 2NANA$1,445.07Type P14, Class 2$098$1,734.35Type P15, Class 3NANA$1,734.35Type P15, Class 3$099$2,020.82Type P16, Class 4NANA$2,020.82Type P16, Class 4$0100$2,308.68Type P17, Class 5NANA$2,308.68Type P17, Class 5$0101$2,600.84Type P18, Class 6NANA$2,600.84Type P18, Class 6$0102Plan Review, Revision, Sewer$790.96Type R01, Class 1NANA$790.96Type R01, Class 1$0103$1,083.11Type R02, Class 2NANA$1,083.11Type R02, Class 2$0104$1,373.81Type R03, Class 3NANA$1,373.81Type R03, Class 3$0105$1,660.27Type R04, Class 4NANA$1,660.27Type R04, Class 4$0106$1,948.15Type R05, Class 5NANA$1,948.15Type R05, Class 5$0107$2,240.33Type R06, Class 6NANA$2,240.33Type R06, Class 6$0108Plan Review, Revision, Onsite$937.73Type R07, Class 1NANA$937.73Type R07, Class 1$0109$1,227.03Type R08, Class 2NANA$1,227.03Type R08, Class 2$0110$1,514.88Type R09, Class 3NANA$1,514.88Type R09, Class 3$0111$1,802.81Type R10, Class 4NANA$1,802.81Type R10, Class 4$0112$2,096.34Type R11, Class 5NANA$2,096.34Type R11, Class 5$0113$2,674.95Type R12, Class 6NANA$2,674.95Type R12, Class 6$0114Plan Review, Revision, Offsite$866.47Type R13, Class 1NANA$866.47Type R13, Class 1$0115$1,152.92Type R14, Class 2NANA$1,152.92Type R14, Class 2$0116$1,445.07Type R15, Class 3NANA$1,445.07Type R15, Class 3$0117$1,734.36Type R16, Class 4NANA$1,734.36Type R16, Class 4$0118$2,020.82Type R17, Class 5NANA$2,020.82Type R17, Class 5$0119$2,308.68Type R18, Class 6NANA$2,308.68Type R18, Class 6$0120Closure Inspection, Type C01-C18All Classes$674.08 NA NA $674.08 $0121Site Remedial & Cleanup Plan Review$599.97Initial DepositNANA$599.97Initial Deposit$0122Site Remediation/Per Hour$151.07NANA$151.07$0123Off Hours Inspection/Per Hour$329.20NANA$329.20$0124Inspection For Which No Fee Is Indicated$424.68NANA$424.68$0125Additional Plan Review/Per Hour$151.07NANA$151.07$0126Wastewater Sampling$424.68NANA$424.68$0(RFD) Deposit based fees will be charged at the fully allocated hourly rates for all personnel involved plus any outside costs, 47 Page 58 of 333
Parks and Recreation DepartmentItem No. TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeFee ΔPRF 1Athletic FieldGroup B, C, D$0.00 Per Hour NA NA $0.00 $0PRF 2Athletic Field - LightingGroup B, C, D$0.00 Per Hour NA NA $0.00 $0PRF 3Athletic FieldGroup E$12.90 Per Hour NA NA $14.19 $1PRF 4Athletic Field – Lighting (additional fee)Group E$15.48 Per Hour NA NA $17.03 $2PRF 5Athletic FieldGroup F$32.24 Per Hour NA NA $35.46 $3PRF 6Athletic Field – Lighting (additional fee)Group F$32.24 Per Hour NA NA $35.46 $3PRF 7Athletic Field – Lighting Left OnGroup B, C, D$250.00 Per Day NA NA $275.00 $25PRF 8Athletic Field Lighting DepositGroup B, C, D$250.00(2 Warnings Before Deduction)NA NA $250.00 $0PRF 9Athletic Field Use DepositAll Groups$500.00 NA NA $500.00 $0PRF 12 Concession Stand Deposit $500.00 NA NA $500.00 $0PRHP 1Heritage Park Community RoomGroup C$70.93 Per Hour NA NA $78.02 $7PRHP 2Heritage Park Community RoomGroup D$83.83 Per Hour NA NA $92.21 $8PRHP 3Heritage Park Community RoomGroup E$116.08 Per Hour NA NA $127.69 $12PRHP 4 Cancellation more than 60 days in advance50% of fees paid at signingNA NA50% of fees paid at signing$0PRHP 5 Cancellation 59 days or less in advance No Refund NA NA No Refund $0PRHP 6 Cleaning Deposit $200.00 Per Event NA NA $200.00 $0PRPP 1Pantera Park Activity RoomGroup C$32.24 Per Hour NA NA $35.46 $3PRPP 2Pantera Park Activity RoomGroup D$45.14 Per Hour NA NA $49.65 $548 Page 59 of 333
Parks and Recreation DepartmentItem No. TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeFee ΔPRPP 3Pantera Park Activity RoomGroup E$60.62 Per Hour NA NA $66.68 $6PRPP 4 Cancellation 60 or more days in advance50% of fees paid at signingNA NA50% of fees paid at signing$0PRPP 5 Cancellation 59 days or less in advance No Refund NA NA No Refund $0PRPP 6 Cleaning Deposit $200.00 Per Event NA NA $200.00 $0PRPIC 1Park/Picnic Area Rental ApplicationGroup C, D$64.49 Per Day NA NA $70.94 $6PRPIC 2Park/Picnic Area Rental ApplicationGroup E$128.98 Per Day NA NA $141.88 $13PRPIC 3 Park/Picnic Cancellation 7 or more days in advance50% of fees paid at signingNA NA50% of fees paid at signing$0PRPIC 4 Park/Picnic Cancellation 6 days or less in advance No Refund NA NA No Refund $0PRPIC 5Park/Picnic Use Cleaning DepositGroups C, D, E 0-100 Participants$100.00 NA NA $100.00 $0PRPIC 6Park/Picnic Use Cleaning DepositGroups C, D, E 101-200 Participants$200.00 NA NA $200.00 $0PRPIC 7Park/Picnic Use Cleaning DepositGroups C, D, E 201+ Participants$300.00 NA NA $300.00 $0PRDBC 1DBC – Grand View Ballroom, WeekdayGroup C$161.21 Per Hour NA NA $177.33 $16PRDBC 2DBC – Grand View Ballroom, WeekdayGroup D$238.59 Per Hour NA NA $262.45 $24PRDBC 3DBC – Grand View Ballroom, WeekdayGroup E$322.42 Per Hour NA NA $354.66 $32PRDBC 4DBC – Grand View Ballroom, Weekend (Friday and Saturday)Group C, D, E$5,107.15Per Hour for 6 Hour MinimumNA NA $5,617.87 $511PRDBC 5DBC – Grand View Ballroom, SundayGroup C$1,915.18Per Hour for 6 Hour MinimumNA NA $2,106.70 $192PRDBC 6DBC – Grand View Ballroom, SundayGroup D$3,830.36Per Hour for 6 Hour MinimumNA NA $4,213.40 $38349 Page 60 of 333
Parks and Recreation DepartmentItem No. TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeFee ΔPRDBC 7DBC – Grand View Ballroom, SundayGroup E$5,107.15Per Hour for 6 Hour MinimumNA NA $5,617.87 $511PRDBC 8DBC – Grand View Ballroom, Weekend (Friday & Saturday) > 6 HoursGroup C, D, E$477.18Per Hour over 6 Hour Minimum ReservationNA NA $524.90 $48PRDBC 9DBC – Grand View Ballroom, Sunday > 6 HoursGroup C$161.21Per Hour over 6 Hour MinimumNA NA $177.33 $16PRDBC 10DBC – Grand View Ballroom, Sunday, > 6 HoursGroup D$322.42Per Hour over 6 Hour MinimumNA NA $354.66 $32PRDBC 11DBC – Grand View Ballroom, Sunday, > 6 HoursGroup E$477.18Per Hour over 6 Hour MinimumNA NA $524.90 $48PRDBC 12DBC – Grand View Ballroom, 2/3 WeekdayGroup C$109.63 Per Hour NA NA $120.59 $11PRDBC 13DBC – Grand View Ballroom, 2/3 WeekdayGroup D$161.21 Per Hour NA NA $177.33 $16PRDBC 14DBC – Grand View Ballroom, 2/3 WeekdayGroup E$219.24 Per Hour NA NA $241.16 $22PRDBC 15DBC – Grand View Ballroom, 2/3 Weekend (Friday & Saturday)Group C, D, E$3,907.74For 6 Hour MinimumNA NA $4,298.51 $391PRDBC 16DBC – Grand View Ballroom, 2/3 SundayGroup C$1,276.78For 6 Hour MinimumNA NA $1,404.46 $128PRDBC 17DBC – Grand View Ballroom, 2/3 SundayGroup D$2,876.00For 6 Hour MinimumNA NA $3,163.60 $288PRDBC 18DBC – Grand View Ballroom, 2/3 SundayGroup E$3,907.74For 6 Hour MinimumNA NA $4,298.51 $391PRDBC 19DBC – Grand View Ballroom, 2/3 Weekend (Friday and Saturday) > 6 HoursGroup C, D, E$322.42Per Hour Over 6 Hour MinimumNA NA $354.66 $32PRDBC 20DBC – Grand View Ballroom, 2/3 Sunday, > 6 HoursGroup C$122.52Per Hour Over 6 Hour MinimumNA NA $134.77 $1250 Page 61 of 333
Parks and Recreation DepartmentItem No. TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeFee ΔPRDBC 21DBC – Grand View Ballroom, 2/3 Sunday, > 6 HoursGroup D$238.59Per Hour Over 6 Hour MinimumNA NA $262.45 $24PRDBC 22DBC – Grand View Ballroom, 2/3 Sunday, > 6 HoursGroup E$322.42Per Hour Over 6 Hour MinimumNA NA $354.66 $32PRDBC 23DBC – Grand View Ballroom, 1/3 WeekdayGroup C$70.93 Per Hour NA NA $78.02 $7PRDBC 24DBC – Grand View Ballroom, 1/3 WeekdayGroup D$77.39 Per Hour NA NA $85.13 $8PRDBC 25DBC – Grand View Ballroom, 1/3 WeekdayGroup E$103.18 Per Hour NA NA $113.50 $10PRDBC 26DBC – Grand View Ballroom, 1/5 WeekdayGroup C$45.14 Per Hour NA NA $49.65 $5PRDBC 27DBC – Grand View Ballroom, 1/5 WeekdayGroup D$51.59 Per Hour NA NA $56.75 $5PRDBC 28DBC – Grand View Ballroom, 1/5 WeekdayGroup E$70.93 Per Hour NA NA $78.02 $7PRDBC 29DBC – Pine Room, WeekdayGroup C$70.93 Per Hour NA NA $78.02 $7PRDBC 30DBC – Pine Room, WeekdayGroup D$77.39 Per Hour NA NA $85.13 $8PRDBC 31DBC – Pine Room, WeekdayGroup E$103.18 Per Hour NA NA $113.50 $10PRDBC 32DBC – Pine Room, WeekendGroup C$148.31 Per Hour NA NA $163.14 $15PRDBC 33DBC – Pine Room, WeekendGroup D$161.21 Per Hour NA NA $177.33 $16PRDBC 34DBC – Pine Room, WeekendGroup E$212.80 Per Hour NA NA $234.08 $21PRDBC 35DBC – Sycamore Room (w/Patio), WeekdayGroup C$70.93 Per Hour NA NA $78.02 $751 Page 62 of 333
Parks and Recreation DepartmentItem No. TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeFee ΔPRDBC 36DBC – Sycamore Room (w/Patio), WeekdayGroup D$77.39 Per Hour NA NA $85.13 $8PRDBC 37DBC – Sycamore Room (w/Patio), WeekdayGroup E$103.18 Per Hour NA NA $113.50 $10PRDBC 38DBC – Sycamore Room (w/Patio), WeekendGroup C$148.31 Per Hour NA NA $163.14 $15PRDBC 39DBC – Sycamore Room (w/Patio), WeekendGroup D$161.21 Per Hour NA NA $177.33 $16PRDBC 40DBC – Sycamore Room (w/Patio), WeekendGroup E$212.80 Per Hour NA NA $234.08 $21PRDBC 41DBC – Oak Room, WeekdayGroup C$70.00 Per Hour NA NA $77.00 $7PRDBC 42DBC – Oak Room, WeekdayGroup D$93.00 Per Hour NA NA $102.30 $9PRDBC 43DBC – Oak Room, WeekdayGroup E$103.18 Per Hour NA NA $113.50 $10PRDBC 44DBC – Oak Room, WeekendGroup C$148.31 Per Hour NA NA $163.14 $15PRDBC 45DBC – Oak Room, WeekendGroup D$161.21 Per Hour NA NA $177.33 $16PRDBC 46DBC – Oak Room, WeekendGroup E$212.80 Per Hour NA NA $234.08 $21PRDBC 47DBC –Maple Room, WeekdayGroup C$38.69 Per Hour NA NA $42.56 $4PRDBC 48DBC –Maple Room, WeekdayGroup D$45.14 Per Hour NA NA $49.65 $5PRDBC 49DBC –Maple Room, WeekdayGroup E$58.03 Per Hour NA NA $63.83 $6PRDBC 50DBC –Maple Room, WeekendGroup C$77.39 Per Hour NA NA $85.13 $8PRDBC 51DBC –Maple Room, WeekendGroup D$90.28 Per Hour NA NA $99.31 $952 Page 63 of 333
Parks and Recreation DepartmentItem No. TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeFee ΔPRDBC 52DBC –Maple Room, WeekendGroup E$116.08 Per Hour NA NA $127.69 $12PRDBC 53DBC – Catering Kitchen, WeekdayGroup C, D, E$128.98 Per Event NA NA $141.88 $13PRDBC 54 DBC – Reception/Party Package, Option A $644.85 Per Event NA NA $709.34 $64PRDBC 55 DBC – Reception/Party Package, Option B $515.87 Per Event NA NA $567.46 $52PRDBC 56 DBC – Reception/Party Package, Option C $451.38 Per Event NA NA $496.52 $45PRDBC 57 DBC – Business Mtg. Package, Option A $257.94 Per Event NA NA $283.73 $26PRDBC 58 DBC – Business Mtg. Package, Option B $128.98 Per Event NA NA $141.88 $13PRDBC 59 DBC – Outdoor Usage Fee $451.38 Per Event NA NA $496.52 $45PRDBC 60 DBC -- Staff Fee (Per Hour, Per Staff Member) $32.24Per Hour, Per Staff Member$76.25 47% $40.04 $8PRDBC 61DBC -- Staff Clean Up Fee (Per Hour, Per Staff Member)$64.49Per Hour, Per Staff Member$76.25 0% $76.25 $12PRDBC 62Cleaning Deposit Maple, Pine, Oak, Sycamore, 1/3, 1/5 GVB$200.00 Per Event NA NA $200.00 $0PRDBC 63 Cleaning Deposit 2/3 GVB $500.00 Per Event NA NA $500.00 $0PRDBC 64 Cleaning Deposit Entire GVB $750.00 Per Event NA NA $750.00 $0PRDBC 65 Alcohol Deposit $500.00 Per Event NA NA $500.00 $0PRDBC 66Cancellation Fee - Grand View Ballroom, Weekend & Sunday - 180 days or more prior to event50% of All Reservation Fees Due at SigningNA NA50% of All Reservation Fees Due at Signing$0PRDBC 67Cancellation Fee - Grand View Ballroom, Weekend & Sunday - 60-179 days prior to event75% of All Reservation Fees Due at SigningNA NA75% of All Reservation Fees Due at Signing$0PRDBC 68Cancellation Fee - Grand View Ballroom, Weekend & Sunday - 59 days or less prior to eventNo Refund NA NA No Refund $0PRDBC 69Cancellation Fee - Grand View Ballroom, Weekday- 60 days or more prior to event50% of All Reservation Fees Due at SigningNA NA50% of All Reservation Fees Due at Signing$053 Page 64 of 333
Parks and Recreation DepartmentItem No. TitleFY 25-26 Fee/Charge UnitFull Cost Subsidy % Suggested FeeFee ΔPRDBC 70Cancellation Fee - Grand View Ballroom, Weekday- 59 days or less prior to eventNo Refund NA NA No Refund $0PRDBC 71Cancellation Fee - All Maple, Pine, Sycamore, Oak Room Rentals - 60 days or more prior to event50% of All Reservation Fees Due at SigningNA NA50% of All Reservation Fees Due at Signing$0PRDBC 72Cancellation Fee - All Maple, Pine, Sycamore, Oak Room Rentals - 59 days or less prior to eventNo Refund NA NA No Refund $0PRDBC 73Date Change Fee (180 days or more prior to event – one per reservation)$126.24 Per Event NA NA $126.24 $0PRR 1For Parks & Recreation participation fees, which include, but are not limited to elective activities such as athletics, excursions, and special events, activities, and programs, the City Manager shall have the authority to set fees to recover up to the full direct costs of the specific activity, program, or event. Direct costs include those related to City personnel, supplies, services, admissions, transportation, etc. Using the above as a guideline, in those cases where the fee to be charged is nominal (e.g. $10), the City Manager may determine not to require a fee for the elective activity if the City Manager determines the administrative burden in collecting the fee outweighs the benefit of the revenue to be derived from collecting the fee.N/A NA NA N/A $0PRR 2 Activity Cancellation Fee $15.00 Per Activity NA NA $15.00 $0PRR 3 Contract Class Admin. Fee $10.00 Per Class NA NA $10.00 $0PRR 4 Non-Resident Fee (NEW) $5.00 Per Participant NA NA $10.00 $5PRR 5 Non-Resident Fee (Senior Programs) New Per Senior NA NA $5.00 NAMaple Room Package Fee (must include GVB 2/3 rental) New Per Hour NA NA50% of applicable Maple Room rental fee NA54 Page 65 of 333
27368 Via Industria, Suite 200
Temecula, California 92590-4856
800.755.6864 | Fax: 888.326.6864
951.587.3500 | Fax: 951.587.3510
www.willdan.com
Page 66 of 333
Agenda Item #: 7.1
Meeting Date: December 16, 2025
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: City Council Minutes of the December 2, 2025 Regular Meeting.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Approve the December 2, 2025 Regular City Council meeting minutes.
FINANCIAL IMPACT:
None.
BACKGROUND:
Government Code Section 36814 mandates the City Clerk to keep an accurate record of the City Council's
proceedings.
ANALYSIS:
Minutes have been prepared and are being presented for approval.
PREPARED BY:
Kristina Santana, City Clerk, City Clerk's Office
ATTACHMENTS:
1. December 2, 2025 City Council Regular Meeting Minutes
Page 67 of 333
CITY OF DIAMOND BAR
MINUTES OF THE CITY COUNCIL REGULAR MEETING
SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT/MAIN AUDITORIUM
21865 COPLEY DRIVE, DIAMOND BAR, CA 91765
DECEMBER 2, 2025
CALL TO ORDER: Mayor Teng called the Regular City Council meeting
to order at 6:30 p.m. in the South Coast Air Quality Management District Main
Auditorium, 21865 Copley Drive, Diamond Bar, CA 91765.
PLEDGE OF ALLEGIANCE: Mayor Pro Tem Tye led the Pledge of Allegiance.
INVOCATION: Council Member Liu.
ROLL CALL: Council Members Andrew Chou, Stan Liu, Mayor Pro
Tem Steve Tye, Mayor Chia Yu Teng
Absent: None.
Staff present in person: Dan Fox, City Manager; Omar Sandoval, City
Attorney; Ryan McLean, Assistant City Manager; Anthony Santos, Assistant to the City
Manager; Dannette Mansfield, Principal Management Analyst; Amy Haug, Human
Resources and Risk Manager; Jason Jacobsen, Finance Director; David Liu, Public
Works Director; Hal Ghafari, Public Works Manager/Assistant City Engineer; Cecilia
Arellano, Community Relations Manager; Joan Cruz, Administrative Coordinator;
Kristina Santana, City Clerk.
Staff present telephonically: Greg Gubman, Community Development Director.
Others present: Nancy Farias, Deputy, Diamond Bar/Walnut Sheriff’s Station;
Stephen Tousey, Captain, Diamond Bar/Walnut Sheriff’s Station.
APPROVAL OF AGENDA: Mayor Teng approved the agenda as presented.
2. CITY COUNCIL REORGANIZATION:
2.1 Selection of Mayor
C/Liu nominated MPT/Tye to serve as Mayor of the City of Diamond Bar. C/Low
seconded the nomination and there were no other nominations offered.
MPT/Tye was unanimously selected to serve as Mayor of the City of Diamond
Bar by the following Roll Call vote:
C/Chou Yes
C/Liu Yes
C/Low Yes
MPT/Tye Yes
M/Teng Yes
Page 68 of 333
DECEMBER 2, 2025 PAGE 2 CITY COUNCIL
2.2 Selection of Mayor Pro Tem
C/Chou nominated C/Low to serve as Mayor Pro Tem for the City of Diamond
Bar. C/Liu seconded the nomination and there were no other nominations
offered. C/Low was unanimously selected to serve as Mayor Pro Tem of the City
of Diamond Bar by the following Roll Call vote:
C/Chou Yes
C/Liu Yes
C/Low Yes
C/Teng Yes
M/Tye Yes
2.3 Presentation to 2025 Mayor Chia Yu Teng
The City Council offered congratulations and presented the ceremonial gavel to
C/Teng for his service as Mayor.
Senator Bob Archuleta presented a certificate of recognition to outgoing Mayor
Chia Yu Teng.
Representative Melanie Renteria from Congresswoman Linda Sanchez’s Office
presented certificates of recognition to outgoing Mayor Chia Yu Teng and
outgoing Mayor Pro Tem Steve Tye, and handed each Council Member
Christmas ornament.
Stephen Coronel representing Assembly Member Lisa Calderon presented
certificates of recognition to outgoing Mayor Chia Yu Teng and outgoing Mayor
Pro Tem Steve Tye.
The Diamond Bar Chinese American Association presented flowers to outgoing
Mayor Chia Yu Teng to thank him for his service, dedication and leadership.
The Diamond Bar Together Against Crime Association congratulated outgoing
Mayor Chia Yu Teng on a job well done and thanked him for his efforts toward
crime prevention.
RECESS/RECEPTION: M/Teng recessed the City Council meeting at 6:55 p.m.
RECONVENE CITY COUNCIL MEETING: M/Tye reconvened the City Council
Meeting at 7:13 p.m.
3. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS: None.
4. CITY MANAGER REPORTS AND RECOMMENDATIONS: None.
Page 69 of 333
DECEMBER 2, 2025 PAGE 3 CITY COUNCIL
5. PUBLIC COMMENTS:
The following provided public comments:
Miss Diamond Bar Court
Kim Baugh, resident
Captain Tousey, Captain, Diamond Bar/Walnut Sheriff’s Station
CC/Santana reported that no emails and were submitted for public comment, and
no guests on the teleconference line requested to speak under Public
Comments.
6. SCHEDULE OF FUTURE EVENTS: CM/Fox presented the Schedule of
Future Events.
7. CONSENT CALENDAR: C/Chou moved, MPT/Low seconded, to approve the
Consent Calendar. Motion carried 5-0 by the following Roll Call vote:
AYES: COUNCIL MEMBERS: Chou, Liu, Teng, MPT/Low, M/Tye
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
7.1 Approved November 18, 2025 City Council Regular Meeting Minutes.
7.2 Ratified Check Register Dated November 12, 2025 through November 25,
2025 Totaling $1,063,384.86.
7.3 Approved the Cancellation of January 6, 2026 City Council Meeting and
Approval of City Facilities Holiday Schedule.
7.4 Approved the Consulting Services Agreement with HdL Coren & Cone.
7.5 Approved the Consulting Services Agreement with NCE, Inc for the Civil
Engineering Design Services for Residential, Collector, and Arterial
Streets Rehabilitation, and Residential Neighborhood ADA Curb Ramps
Improvement Projects; CIP No. SI261.
8. PUBLIC HEARINGS: None.
9. COUNCIL CONSIDERATION: None.
RECESS TO PUBLIC FINANCING AUTHORITY: M/Tye recessed the Regular City
Council Meeting to the Public Finance Authority at 7:27 p.m.
RECONVENE CITY COUNCIL MEETING: M/Tye reconvened the Regular City Council
Meeting at 7:36 p.m.
Page 70 of 333
DECEMBER 2, 2025 PAGE 4 CITY COUNCIL
10. COUNCIL SUBCOMMITTEE REPORTS AND MEETING ATTENDANCE
REPORTS/COUNCIL MEMBER COMMENTS:
The following Council Members provided a report on meetings attended at the
expense of the local agency per Government Code 53232.3(d).
Council Member Chou reported attending the San Gabriel Valley Regional
Housing Trust Meeting.
11. ADJOURNMENT: With no further business to conduct, M/Tye adjourned the
Regular City Council Meeting at 7:45 p.m.
Respectfully Submitted,
__________________________
Kristina Santana, City Clerk
The foregoing minutes are hereby approved this 16th day of December, 2025.
__________________________
Steve Tye, Mayor
Page 71 of 333
Agenda Item #: 7.2
Meeting Date: December 16, 2025
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Ratification of Check Register Dated November 26, 2025 through December
9, 2025 totaling $432,371.02.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Ratify the Check Register.
FINANCIAL IMPACT:
Expenditure of $432,371.02.
BACKGROUND:
The City has established the policy of issuing accounts payable checks on a bi-weekly basis with City Council
ratification at the next scheduled City Council Meeting. The attached check register containing checks dated
November 26, 2025 through December 9, 2025 totaling $432,371.02 is being presented for ratification.
ANALYSIS:
All payments have been made in compliance with the City's purchasing policies and procedures. The
attached Affidavit affirms that the check register has been audited and deemed accurate.
PREPARED BY:
Luisa Allen, Senior Accounting Technician, Finance
ATTACHMENTS:
1. Check Register Affidavit 12-16-2025
2. Check Register 12-16-2025
Page 72 of 333
CITY OF DIAMOND BAR
CHECK REGISTER AFFIDAVIT
The attached listings of demands, invoices, and claims in the form of a check register
including checks dated November 26, 2025 through December 9, 2025 has been audited
and is certified as accurate. Payments have been allowed from the following funds in
these amounts:
Description Amount
General Fund $295,343.93
Measure W Local Return Fund $14,642.76
Measure M Local Return Fund $0.00
Measure R Local Return Fund $0.00
Prop A Transit Tax Fund $0.00
Prop C Transit Tax Fund $11,111.62
LLAD 38 Fund $15,150.35
LLAD 41 Fund $8,318.69
LLAD 39 Fund $11,614.54
Vehicle Maint & Equip Fund $4,916.16
Capital Imprv Project Fund $10,808.68
PLHA Fund $6,500.00
Pool Cash Fund $21,259.97
Community Dev Block Grant Fund $15,990.00
Integrated Waste Mgmt AB939 $15,005.31
Equip Maint & Replacement Fund $1,709.01
$432,371.02
Signed:
__________________________________
Finance Director
Jason M. Jacobsen
Page 73 of 333
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
17438 12/2/2025 AARP INSTRUCTOR PAYMENT - AARP - NOV 25 100520 55320 $45.00
CHECK TOTAL $45.00
17439 12/2/2025 ABSOLUTE SECURITY
INTERNATIONAL INC SECURITY GUARD SERVICES 100520 55330 $480.00
12/2/2025 ABSOLUTE SECURITY
INTERNATIONAL INC SECURITY GUARD SERVICES 100510 55330 $4,870.72
CHECK TOTAL $5,350.72
17440 12/2/2025 ADVANTAGE MAILING, LLC PRINTING AND MAILING OF 2025
ENVIROLINK
250170 52110 $7,539.83
CHECK TOTAL $7,539.83
17441 12/2/2025 AIRGAS INC ARGON RENTAL(100125-103125) 100630 51200 $105.18
CHECK TOTAL $105.18
17442 12/2/2025 ALGALITA MARINE RESEARCH &
EDUCATION
ENVIRONMENTAL EDUCATION SERVICES 250170 54900 $480.00
CHECK TOTAL $480.00
17443 12/2/2025 ALL CITY MANAGEMENT
SERVICES INC CROSSING GUARD SERVICES - 10/12/25-
10/25/25
100310 55412 $14,423.67
CHECK TOTAL $14,423.67
17444 12/2/2025 AMY MAO T&T COMMISSION STIPEND - SEPT 2025 100610 52525 $45.00
CHECK TOTAL $45.00
17445 12/2/2025 ARCHITERRA INC PL2024-39 PLAN CHECK OCT 2025 100 22107 $562.50
12/2/2025 ARCHITERRA INC PL2020-108 PLAN CHECK OCT 2025 100 22107 $281.25
12/2/2025 ARCHITERRA INC PL2025-13 PLAN CHECK OCT 2025 100 22107 $218.75
CHECK TOTAL $1,062.50
17446 12/2/2025 ATKINSON, ANDELSON, LOYA,
RUUD & ROMO PROFESSIONAL SERVICES - LEGAL 100220 54900 $8,735.58
CHECK TOTAL $8,735.58
17447 12/2/2025 ROBYN A BECKWITH PLANT SERVICE (NOVEMBER2025) 100510 52320 $275.00
12/2/2025 ROBYN A BECKWITH PLANT SERVICE (NOVEMBER2025) 100620 52320 $380.00
CHECK TOTAL $655.00
Page 74 of 333
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
17448 12/2/2025 BELLFLOWER AUTOMOTIVE INC FLEET VEHICLE MAINT (LIC#1363853) 502620 52312 $1,765.23
CHECK TOTAL $1,765.23
17449 12/2/2025 CA PARK & RECREATION
SOCIETY CPRS ANNUAL MEMBERSHIP 100630 52400 $1,325.00
12/2/2025 CA PARK & RECREATION
SOCIETY CPRS ANNUAL MEMBERSHIP 100520 52400 $1,675.00
CHECK TOTAL $3,000.00
17450 12/2/2025 CHEM PRO LABORATORY INC WATER TREATMENT (CITYHALL/NOV) 100620 52320 $187.95
12/2/2025 CHEM PRO LABORATORY INC QTRLY WATER MGMT (CORRECT
110125-013126/DBC)
100510 52310 $193.76
CHECK TOTAL $381.71
17451 12/2/2025 CITYGREEN CONSULTING, LLC SOLID WASTE CONSULTING SERVICES-
OCTOBER 2025
250170 54900 $4,762.50
CHECK TOTAL $4,762.50
17452 12/2/2025 CONSTRUCTION HARDWARE
COMPANY DBC AIR LOUVER REPLACEMENT 100510 52320 $414.22
CHECK TOTAL $414.22
17453 12/2/2025 DE NOVO PLANNING GROUP 1400 MONTEFINO MND OCT 2025 100 22107 $26,490.00
CHECK TOTAL $26,490.00
17454 12/2/2025 DEPARTMENT OF JUSTICE LIVESCAN FEES - OCTOBER 2025 100220 52510 $32.00
CHECK TOTAL $32.00
17455 12/2/2025 DS SERVICES OF AMERICA INC WATER SERVICE CITYHALL (101325-
111225) FY 25/26
100620 51200 $1,040.80
CHECK TOTAL $1,040.80
17456 12/2/2025 EXTERIOR PRODUCTS CORP MAINT & OPS SERVICES (CITYHALL
111425)
100620 51200 $1,385.19
12/2/2025 EXTERIOR PRODUCTS CORP MAINT & OPS SERVICES (CITYHALL
111425)
100620 52320 $1,454.44
12/2/2025 EXTERIOR PRODUCTS CORP MILITARY BANNER SERVICES (111825) 100520 55300 $3,188.69
CHECK TOTAL $6,028.32
17457 12/2/2025 GARY TOSHIHIKO BUSTEED T&T COMMISSION STIPEND - SEPT 2025 100610 52525 $45.00
CHECK TOTAL $45.00
17458 12/2/2025 HELIX ENVIRONMENTAL
PLANNING INC CANYON LOOP TRAIL RESTORATION 301630 56104 $994.93
Page 75 of 333
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $994.93
17459 12/2/2025 HOME DEPOT CREDIT SERVICES ROAD MAINTENANCE SUPPLIES
(JW103125)
100655 51250 $1,684.82
12/2/2025 HOME DEPOT CREDIT SERVICES ROAD MAINTENANCE SUPPLIES
(JW103125)
100655 51250 $29.60
CHECK TOTAL $1,714.42
17460 12/2/2025 HUMANE SOCIETY OF POMONA
VALLEY INC ANIMAL CONTROL SERVICES IN OCT.
2025
100340 55404 $48,293.42
CHECK TOTAL $48,293.42
17461 12/2/2025 ITERIS INC CS - CITYWIDE TRAFFIC SIGNAL TIMING -
THRU 10/31/25
207650 54410 $5,400.00
CHECK TOTAL $5,400.00
17462 12/2/2025 JAMES EVENT PRODUCTION INC EQUIPMENT & DECOR FOR WINDMILL
LIGHTING - BALANCE
100520 55300 $2,920.50
12/2/2025 JAMES EVENT PRODUCTION INC GAMES/ ENTERTAINMENT SNOW FEST -
REMAINING BALANCE
100520 55300 $9,900.00
CHECK TOTAL $12,820.50
17463 12/2/2025 JOSE RUEL DIRA GIS SUPPORT - 10/04/25-10/31/25 100230 54900 $1,709.01
12/2/2025 JOSE RUEL DIRA GIS CONSULTING SERVICES - 10/6/25-
10/31/25
503230 56135 $1,709.01
CHECK TOTAL $3,418.02
17464 12/2/2025 KEVIN D JONES PS - SR57-60 CONFLUENCE PROJ
ADVOCACY - OCT 2025
100615 54400 $4,000.00
CHECK TOTAL $4,000.00
17465 12/2/2025 LEWIS ENGRAVING INC GAVEL FOR OUTGOING MAYOR 100140 52140 $51.96
12/2/2025 LEWIS ENGRAVING INC BRASS PLATE FOR OUTGOING MAYOR
PHOTO FRAME
100140 52140 $24.04
CHECK TOTAL $76.00
17466 12/2/2025 LOOMIS COURIER SERVICES - OCTOBER 2025 100210 54900 $792.99
12/2/2025 LOOMIS COURIER SERVICES - OCTOBER 2025 100510 54900 $792.99
CHECK TOTAL $1,585.98
17467 12/2/2025 LOS ANGELES COUNTY PUBLIC
WORKS FY24-25 CATCH BASIN CLEANOUT
(070124-063025)
201655 55530 $9,876.08
CHECK TOTAL $9,876.08
Page 76 of 333
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
17468 12/2/2025 LOWE'S BUSINESS ACCOUNT FLEET VEHICLE SUPPLY TOOLS
(LIC#1570799-CG 110725)
502655 52312 $96.92
12/2/2025 LOWE'S BUSINESS ACCOUNT SMALL TOOLS (JK 111425) 100630 51300 $36.44
CHECK TOTAL $133.36
17469 12/2/2025 MCE CORPORATION ROAD MAINTENANCE (OCT/2025) 100655 55530 $3,237.76
12/2/2025 MCE CORPORATION ROAD MAINTENANCE (OCT/2025) 201655 55530 $3,516.68
12/2/2025 MCE CORPORATION ROAD MAINTENANCE (OCT/2025) 100655 55528 $11,779.42
12/2/2025 MCE CORPORATION LANDSCAPE MAINTENANCE (LLAD39/AS
NEEDED 111025)
239639 52320 $599.52
CHECK TOTAL $19,133.38
17470 12/2/2025 MERCURY DISPOSAL SYSTEMS
INC HHW DISPOSAL AT CH 250170 55000 $188.20
12/2/2025 MERCURY DISPOSAL SYSTEMS
INC BATTERY & BULB RECYCLING
PROGRAM- ACE HARDWARE
250170 55000 $1,563.30
CHECK TOTAL $1,751.50
17471 12/2/2025 MNS ENGINEERS INC DESIGN - DB COMPLETE STREETS PROJ -
OCT 2025
301610 56105 $652.50
12/2/2025 MNS ENGINEERS INC DESIGN/DB COMPLETE STREETS PROJ -
AUG 2025
301610 56105 $4,282.50
12/2/2025 MNS ENGINEERS INC DESIGN/DB COMPLETE STREETS PROJ -
SEP. 2025
301610 56105 $2,210.00
CHECK TOTAL $7,145.00
17472 12/2/2025 MOSS CONSULTING CDBG HIP ADMIN SERVICES JUL-OCT
2025
225440 54460 $15,990.00
12/2/2025 MOSS CONSULTING PLHA HIP AND CHIP ADMINISTRATIVE
SERVICES
224440 54900 $6,500.00
CHECK TOTAL $22,490.00
17473 12/2/2025 NATIONAL TRENCH SAFETY INC RENTAL EQUIP (KRAIL 111125-120825) 100655 52300 $607.35
CHECK TOTAL $607.35
17474 12/2/2025 NICHOLS CONSULTING
ENGINEERS, CHTD
AREA 3 RES-COLL/CURB RAMP PROJ -
THRU 10/24/25
301610 56101 $2,668.75
CHECK TOTAL $2,668.75
17475 12/2/2025 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINTENANCE SERVICES
(PARKS/OCT2025)
201630 55505 $1,250.00
Page 77 of 333
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
12/2/2025 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINTENANCE SERVICES
(PARKS/OCT2025)
100510 55505 $6,240.24
12/2/2025 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINTENANCE SERVICES
(PARKS/OCT2025)
100630 55505 $29,118.54
CHECK TOTAL $36,608.78
17476 12/2/2025 OFFICE SOLUTIONS DBC OFFICE SUPPLIES 100510 51200 $90.13
CHECK TOTAL $90.13
17477 12/2/2025 ONE TIME PAY VENDOR ADA GARCIA FACILITY REFUND 100 20202 $1,227.27
CHECK TOTAL $1,227.27
17478 12/2/2025 ONE TIME PAY VENDOR TANYA SCHWENKE FACILITY REFUND 100 20202 $1,150.00
CHECK TOTAL $1,150.00
17479 12/2/2025 PATRICK MERCADO T&T COMMISSION STIPEND - SEPT 2025 100610 52525 $45.00
CHECK TOTAL $45.00
17480 12/2/2025 PRO1PRINT, LLC 2026 CATALYTIC ETCHING EVENTS
POSTCARD
100240 52110 $164.25
CHECK TOTAL $164.25
17481 12/2/2025 PROTECTION ONE INC CITYHALL ALRM MONITOR (112925-
122825)
100620 52320 $49.59
CHECK TOTAL $49.59
17482 12/2/2025 PYRO COMM SYSTEMS INC DBC FIRE ALARM MONITOR (NOV2025-
JAN2026)
100510 52320 $135.00
12/2/2025 PYRO COMM SYSTEMS INC HERITAGE PARK FIRE ALRM MONITOR
(NOV2025-JAN2026)
100630 52320 $195.00
CHECK TOTAL $330.00
17483 12/2/2025 RETAIL MARKETING SERVICES INC CART RETRIEVAL SERVICES - OCTOBER
2025
250170 55000 $5.00
CHECK TOTAL $5.00
17484 12/2/2025 ROSARIO A SCEBBA SOUND SERVICES FOR WINTER
SNOWFEST
100520 55300 $1,025.00
12/2/2025 ROSARIO A SCEBBA SOUND SERVICES FOR WINDMILL
LIGHTING
100520 55300 $995.00
CHECK TOTAL $2,020.00
17485 12/2/2025 SAN DIMAS GRAIN STRAW BALES FOR WINTER SNOW FEST 100520 51200 $3,841.25
CHECK TOTAL $3,841.25
Page 78 of 333
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
17486 12/2/2025 SC FUELS FLEET FUEL (101625-103125) 502430 52330 $56.13
12/2/2025 SC FUELS FLEET FUEL (101625-103125) 502620 52330 $268.38
12/2/2025 SC FUELS FLEET FUEL (101625-103125) 502630 52330 $630.19
12/2/2025 SC FUELS FLEET FUEL (101625-103125) 502655 52330 $801.88
12/2/2025 SC FUELS FLEET FUEL (110125-111525) 502130 52330 $46.22
12/2/2025 SC FUELS FLEET FUEL (110125-111525) 502620 52330 $267.25
12/2/2025 SC FUELS FLEET FUEL (110125-111525) 502630 52330 $479.96
12/2/2025 SC FUELS FLEET FUEL (110125-111525) 502655 52330 $504.00
CHECK TOTAL $3,054.01
17487 12/2/2025 SIMPSON ADVERTISING INC DESIGN: 2026 CITY
CALENDAR/SERVICES GUIDE
100510 54900 $0.00
12/2/2025 SIMPSON ADVERTISING INC DESIGN: 2026 CITY
CALENDAR/SERVICES GUIDE
100240 54900 $4,900.00
12/2/2025 SIMPSON ADVERTISING INC INSTALLATION OF 2025 PHOTO CONTEST
WINNERS COLLAGE
100510 54900 $0.00
12/2/2025 SIMPSON ADVERTISING INC INSTALLATION OF 2025 PHOTO CONTEST
WINNERS COLLAGE
100240 54900 $250.00
CHECK TOTAL $5,150.00
17488 12/2/2025 SOCIAL VOCATIONAL SERVICES MAINTENANCE: LITTER & WEED
REMOVAL (OCT/2025)
100645 55528 $3,113.00
CHECK TOTAL $3,113.00
17489 12/2/2025 STAY GREEN INC LANDSCAPE MAINTENANCE (CITY HALL) 100620 52320 $1,250.00
CHECK TOTAL $1,250.00
17490 12/2/2025 THE CITY OF DIAMOND BAR
COMMUNITY FOUNDATION WINDMILL SEPT-OCT ADVERTISEMENT-
RESTAURANT WEEK
100240 52160 $800.00
CHECK TOTAL $800.00
17491 12/2/2025 THE GAS COMPANY GAS SERVICE@ PONY FIELDS (100825-
110725)
100630 52215 $14.79
12/2/2025 THE GAS COMPANY GAS SERVICE @ DBC (101525-111525). 100510 52215 $702.09
12/2/2025 THE GAS COMPANY GAS SERVICE @ CITYHALL (101025-
111225)
100620 52215 $762.67
12/2/2025 THE GAS COMPANY GAS SERVICE @HERITAGE PARK
(101325-111325)
100630 52215 $193.12
Page 79 of 333
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $1,672.67
17492 12/2/2025 THE SAN GABRIEL VALLEY
NEWSPAPER GR ORD. NO. 03 (2025) 1ST READING 100140 52160 $460.74
12/2/2025 THE SAN GABRIEL VALLEY
NEWSPAPER GR RENEWAL SUBSCRIPTION FOR 52 WEEKS 100140 52405 $122.95
12/2/2025 THE SAN GABRIEL VALLEY
NEWSPAPER GR PUBLICATION ORD. NO. 03 (2025) 2ND
READING
100140 52160 $453.32
CHECK TOTAL $1,037.01
17493 12/2/2025 THE SAUCE CREATIVE SERVICES
INC POSTCARDS AND BANNERS FOR YOUTH
BASKETBALL
100520 52110 $1,027.03
12/2/2025 THE SAUCE CREATIVE SERVICES
INC YOUTH BASKETBALL IG POST UPDATE 100520 52110 $35.00
CHECK TOTAL $1,062.03
17494 12/2/2025 THE TAIT GROUP INC PS/TRANSPORTATION ADVOCACY -
OCT 2025
100615 54410 $1,000.00
CHECK TOTAL $1,000.00
17495 12/2/2025 ULINE INC RECYCLING COLLECTION EQUIPMENT 250170 51300 $466.48
CHECK TOTAL $466.48
17496 12/2/2025 ULTIMATE MAINTENANCE
SERVICES INC JANITORIAL SERVICES (NOVEMBER2025) 100630 55505 $3,070.00
12/2/2025 ULTIMATE MAINTENANCE
SERVICES INC JANITORIAL SERVICES (NOVEMBER2025) 100510 55505 $9,650.00
12/2/2025 ULTIMATE MAINTENANCE
SERVICES INC
JANITORIAL SERVICES (NOVEMBER2025) 100620 52320 $12,075.00
CHECK TOTAL $24,795.00
17497 12/2/2025 UNDERGROUND SERVICE ALERT
OF SO CA US DIGALERT - CA STATE FEE - NOV 2025 100610 54900 $102.89
12/2/2025 UNDERGROUND SERVICE ALERT
OF SO CA US DIGALERT - MONTHLY SERVICE FEE -
OCT 2025
100610 54900 $178.00
CHECK TOTAL $280.89
17498 12/2/2025 US BANK PCARD STATEMENT - NOVEMBER 2025 999 28100 $21,259.97
CHECK TOTAL $21,259.97
17499 12/2/2025 VALLEY VISTA SERVICES, INC. STREET SWEEPING SERVICES (100125-
103125)
100655 55510 $14,059.20
CHECK TOTAL $14,059.20
Page 80 of 333
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
17500 12/2/2025 WW GRAINGER INC PARK MAINT SUPPLIES (CG 111225) 100630 52320 $280.88
12/2/2025 WW GRAINGER INC MAINTENANCE SUPPLIES (CB 111325) 100620 52320 $623.57
CHECK TOTAL $904.45
17501 12/2/2025 WALNUT VALLEY WATER DISTRICT CITYHALLW - (100125-103125) 100620 52220 $1,182.75
12/2/2025 WALNUT VALLEY WATER DISTRICT D38W-(100125-103125) 238638 52220 $12,688.31
12/2/2025 WALNUT VALLEY WATER DISTRICT D38(R)W-(100125-103125) 238638 52220 $2,462.04
12/2/2025 WALNUT VALLEY WATER DISTRICT D39W-(100125-103125) 239639 52220 $11,015.02
12/2/2025 WALNUT VALLEY WATER DISTRICT D41W-(100125-103125) 241641 52220 $7,463.69
12/2/2025 WALNUT VALLEY WATER DISTRICT DBCW-(100125-103125) 100510 52220 $531.76
12/2/2025 WALNUT VALLEY WATER DISTRICT PARKSW-(100125-103125) 100630 52220 $15,211.48
12/2/2025 WALNUT VALLEY WATER DISTRICT PARKS(R)W-(100125-103125) 100630 52220 $1,011.39
CHECK TOTAL $51,566.44
17502 12/2/2025 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (DBC/110625) 100510 51210 $835.56
12/2/2025 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (DBC/111225) 100510 51210 $405.82
12/2/2025 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (PARKS/111225) 100630 51200 $99.67
12/2/2025 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (CITYHALL/111725) 100620 51200 $2,354.98
CHECK TOTAL $3,696.03
17503 12/2/2025 WEST COAST ARBORISTS INC CITYWIDE TREE MAINTENANCE (101625-
103125)
100645 55522 $18,375.00
12/2/2025 WEST COAST ARBORISTS INC CITYWIDE TREE MAINTENANCE 241641 55522 $855.00
CHECK TOTAL $19,230.00
17504 12/2/2025 WILLDAN FINANCIAL SERVICES CITYWIDE FEE STUDY & COST
ALLOCATION PLAN
100130 54900 $2,220.00
CHECK TOTAL $2,220.00
17505 12/2/2025 YUNEX CORP TS MAINTENANCE - OCT 2025 207650 55536 $5,711.62
CHECK TOTAL $5,711.62
GRAND TOTAL $432,371.02
Page 81 of 333
Agenda Item #: 7.3
Meeting Date: December 16, 2025
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Amendment to the Compensation Plan for Part-time Non-Benefitted
Classifications of Employment.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Adopt Resolution No. 2025-35 amending the Compensation Plan for Part-time Classifications of Employment
Effective December 27, 2025.
FINANCIAL IMPACT:
There is a negligible financial impact to the 2025/26 fiscal year budget as the mandatory minimum wage
increases can be absorbed into the existing budget.
BACKGROUND:
On April 4, 2016, former California Governor Jerry Brown signed Senate Bill 3 into law which legislated
scheduled and phased annual increases to minimum wage starting January 1, 2017 through January 1, 2022
when it would reach $15 per hour. From there, the determination of the annual minimum wage change (if any)
would be based on the Department of Finance’s annual Consumer Price Index (CPI) calculation for Urban
Wage Earners and Clerical Workers. The minimum wage increases are based on the CPI calculation by the
lesser of 3.5 percent and then certified by the Governor of California. If the CPI calculation is negative then the
change to minimum wage is $0. The scheduled increases since 2017 until now are listed below for reference.
Effective Date Minimum Hourly Rate
January 1, 2017 $10.50
January 1, 2018 $11.00
January 1, 2019 $12.00
January 1, 2020 $13.00
January 1, 2021 $14.00
January 1, 2022 $15.00
Page 82 of 333
Agenda Item #: 7.3
Meeting Date: December 16, 2025
January 1, 2023 $15.50
January 1, 2024 $16.00
January 1, 2025 $16.50
One of the protections of the minimum wage law is an annual review of the wage rate using the U.S.
Consumer Price Index for Urban Wage Earners and Clerical Workers (U.S. CPI-W). On August 1, 2025, the
Department of Finance calculated that the U.S. CPI-W increased by 2.49 percent for the period from July 1,
2024, to June 30, 2025, compared to the prior 12-month period. Based on the adjustments for inflation,
California’s Department of Finance thus certified that the state-level minimum wage will increase to $16.90 per
hour on Jan. 1, 2026. This change to state law will impact Step A of the part-time non-benefitted Recreation
Leader, Facility Attendant and Maintenance Worker salary range on the City’s part-time non-benefitted salary
schedule.
ANALYSIS:
Each year, City staff reviews and analyzes its options to remain compliant with state law and manage
budgetary resources in a financially prudent manner. It is requested that the City Council consider amending
the Recreation Leader, Facility Attendant and Maintenance Worker salary ranges by increasing Step A by forty
cents per hour from $16.50 to $16.90. As of this writing, the City currently has eight (8) part-time non-benefitted
Recreation Leaders and/or Facility Attendants that would be impacted by the forty-cent increase to hourly
minimum wage. If they each worked 500 hours between January – June 2026, the estimated financial impact
on the remaining 2025/26 fiscal year budget is approximately $1,600. The modest increase to the part-time
non-benefitted employee salaries can be managed within existing budgetary resources.
City and Union Agreement
The City met and conferred with the American Federation of State, County and Municipal Employees
(AFSCME) union, representing part-time non-benefitted Parks and Recreation employees, regarding the
upcoming mandatory minimum wage increase. The City and AFSCME reached written agreement on
December 2, 2025 to increase Step A on the salary schedule, impacting Recreation Leaders and Facility
Attendants, by forty cents from $16.50 to $16.90 per hour.
LEGAL REVIEW:
The City Attorney has reviewed and approved the Resolution as to form.
PREPARED BY:
Amy Haug, Human Resources & Risk Manager, City Manager's Office
ATTACHMENTS:
1. Resolution No. 2025-35
2. Exhibit A
Page 83 of 333
RESOLUTION NO. 2025-35
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND
BAR, AMENDING CITY OF DIAMOND BAR COMPENSATION PLAN
FOR FY 2025-2026.
WHEREAS, the City Council of the City of Diamond Bar adopted and amended
the City of Diamond Bar Compensation Plan Schedule A (hereafter, the “Plan”) by
adoption of Resolution No. 2024-41 for Fiscal Year 2024-25; and
WHEREAS, the City Council of the City of Diamond Bar desires to revise the Plan
to include the state mandated minimum wage increase for the part-time non-benefitted
Recreation Leader, Facility Attendant and Maintenance Worker classifications of
employment;
NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Diamond
Bar, does hereby adopt Resolution No. 2025- 35 as follows:
Section 1. Schedule A of the Compensation and Benefits Plan adopted by
Resolution 2024-41 is hereby replaced in its entirety with Exhibit A attached hereto which
shall be effective December 27, 2025.
PASSED, APPROVED AND ADOPTED this 16th day of December 2025.
__________________________
Steve Tye, Mayor
ATTEST:
I, KRISTINA SANTANA, City Clerk of the City of Diamond Bar, do hereby certify that the
foregoing Resolution was passed, approved and adopted at a regular meeting of the City
Council of the City of Diamond Bar held on the 16th day of December 2025, by the
following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
__________________________
Kristina Santana, City Clerk
Attachment: “Exhibit A” Compensation Plan effective December 27, 2025
Page 84 of 333
CLASSIFICATION A B C
Recreation Leader $16.90
Facility Attendant $16.50 $17.25 $18.00
Maintenance Worker
Senior Recreation Leader $18.00 $18.75 $19.50
Recreation Specialist $19.75 $20.50 $21.25
Administrative Intern
Schedule A
CITY OF DIAMOND BAR
COMPENSATION PLAN BY POSITION
FY 2025 - 2026
PART-TIME/HOURLY NON-EXEMPT/NON-BENEFITED POSITIONS
Effective December 27, 2025
Approved by City Council on December 16, 2025
EXHIBIT "A"
Page 85 of 333
Agenda Item #: 7.4
Meeting Date: December 16, 2025
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Third Amendment to the Consultant Services Agreement with Willdan
Engineering to Provide Temporary Permit Technician Staffing for the Building
and Safety Division.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Approve, and authorize the City Manager to sign, the Third Amendment to the Consultant Services Agreement
with Willdan Engineering to provide continued temporary Permit Technician staffing through June 30, 2026.
FINANCIAL IMPACT:
The proposed amendment would increase the contract amount by $110,000, thereby increasing the not-to-
exceed amount of the contract from $180,000 to $290,000. Sufficient funds are available in the Community
Development Department’s FY 2025/26 contract services budget to cover the temporary staffing services in
the Building and Safety Division. In addition, the cost is partially offset by salary savings due to an extended
medical leave in the Building and Safety Division, as well as a temporary vacancy in the Neighborhood
Improvement Division.
BACKGROUND:
The Building and Safety Division has two budgeted full-time Permit Technicians responsible for managing
building permitting services for property owners and contractors. In December 2024, the City entered into a
Consultant Services Agreement with Willdan Engineering under the City Manager’s spending authority to
provide temporary staffing at an hourly rate of $85 while one of the Permit Technicians was on medical leave.
The City Council approved two extensions to date, with the current extension set to expire on December 31,
2025.
The employee remains on doctor-ordered medical leave with no confirmed return date. To maintain
adequate staffing levels and ensure uninterrupted service, the City proposes extending its agreement with
Willdan Engineering.
ANALYSIS:
In November 2024, the City issued a Request for Proposals (RFP) via PlanetBids to solicit qualified consulting
Page 86 of 333
Agenda Item #: 7.4
Meeting Date: December 16, 2025
firms for interim Permit Technician services. Three firms responded, offering hourly rates ranging from $78 to $95.
Following interviews with two candidates, staff selected Tressa Brown of Willdan Engineering. Ms. Brown brings
over 21 years of experience in permit technician services, having served in the cities of Anaheim, Pomona,
Eastvale, and other nearby jurisdictions. She has consistently demonstrated strong customer service skills and
has proven to be a valuable contributor to the City’s Permit Services team.
Given the continued need for temporary staffing and Ms. Brown’s demonstrated performance and familiarity
with department operations, it is recommended that the City council approve extending the Consultant
Services Agreement with Willdan Engineering.
LEGAL REVIEW:
The City Attorney has reviewed and approved the Third Amendment as to form.
PREPARED BY:
Greg Gubman, Director, Community Development
ATTACHMENTS:
1. 3rd Amendment - Willdan
Page 87 of 333
THIRD AMENDMENT
TO
CONSULTANT SERVICES AGREEMENT
This Third Amendment to Consultant Services Agreement (“Third Amendment”) is
made and entered into as of January 1, 2026, by and between the City of Diamond Bar, a
municipal corporation (“City”), and Willdan Engineering, a California Corporation (herein
referred to as the “Consultant”) with reference to the following:
A. The City and the Consultant entered into that certain Consultant Services
Agreement dated as of December 2, 2024, which is incorporated herein by this reference
(the “Original Agreement”); and
B. The City and the Consultant entered into that certain First Amendment to the
Original Agreement dated as of April 1, 2025, which is incorporated herein by this reference
(“First Amendment”), which First Amendment and Original Agreement collectively are
referred to as the “Agreement”; and
C. The City and the Consultant entered into that certain Second Amendment to
the Original Agreement dated as of July 1, 2025, which is incorporated herein by this
reference (“Second Amendment”), which Second Amendment, First Amendment and
Original Agreement collectively are referred to as the “Agreement”; and
D. The City and the Consultant desire to amend the Agreement to modify, amend
and supplement certain portions thereof.
NOW, THEREFORE, the parties hereby agree as follows:
1. Defined Terms. Except as otherwise defined herein, all capitalized terms used
herein shall have the meanings set forth for such terms in the Original Agreement.
2. Term. The term of the Agreement was from December 9, 2024 through
December 31, 2025. This Third Amendment hereby extends the term of the Agreement
through June 30, 2026.
3. Reserved.
4. Compensation. The total not-to-exceed compensation set forth in Section 3
of the Original Agreement was the sum of Forty-Four Thousand, Nine Hundred Ninety-
Nine Dollars ($44,999). The First Amendment amended Section 3 of the Original Agreement
to provide for a not-to-exceed compensation in the sum of Ninety Thousand Dollars
($90,000). The Second Amendment amended Section 3 of the Original Agreement to provide
for a not-to-exceed compensation in the sum of One Hundred Eighty Thousand Dollars
($180,000). The total not-to-exceed compensation of the Agreement is hereby amended to
provide for an increase of One Hundred Ten Thousand Dollars ($110,000) so that the total
not-to-exceed compensation, as amended by this Third Amendment shall not exceed Two
Page 88 of 333
Hundred Ninety Thousand Dollars ($290,000) without the prior authorization of the City.
5. Integration. This Third Amendment and all attachments hereto (if any)
integrate all of the terms and conditions mentioned herein, and supersede all negotiations
with respect hereto. This Third Amendment amends, as set forth herein, the Original
Agreement and except as specifically amended hereby, the Original Agreement shall remain
in full force and effect. To the extent that there is any conflict or inconsistency between the
terms and provisions of this Third Amendment and the terms and provisions of the
Agreement, the terms and provisions of this Third Amendment shall control.
IN WITNESS WHEREOF, the parties enter into this Third Amendment on the year and
day first above written.
“CONSULTANT” “CITY”
WILLDAN ENGINEERING CITY OF DIAMOND BAR
*By: By:
Printed Name: Dan Fox, City Manager
Title:
*By: ATTEST:
Printed Name:
Title:
Kristina Santana, City Clerk
APPROVED AS TO FORM:
Omar Sandoval, City Attorney
*NOTE: If Consultant is a corporation, the City requires the following signature(s):
-- (1) the Chairman of the Board, the President or a Vice-President, AND (2) the Secretary, the
Chief Financial Officer, the Treasurer, an Assistant Secretary or an Assistant Treasurer. If only
one corporate officer exists or one corporate officer holds more than one corporate office,
please so indicate. OR
-- The corporate officer named in a corporate resolution as authorized to enter into this
Agreement. A copy of the corporate resolution, certified by the Secretary close in time to the
execution of the Agreement, must be provided to the City.
Page 89 of 333
Agenda Item #: 7.5
Meeting Date: December 16, 2025
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Treasurer's Statement.
STRATEGIC GOAL: Responsible Stewardship of Public Resources
RECOMMENDATION:
Approve the November 2025 Treasurer’s Statement.
FINANCIAL IMPACT:
None.
BACKGROUND:
Consistent with City policy, the Finance Department presents the monthly Treasurer’s Statement to the City
Council for review and approval.
ANALYSIS:
This statement shows the cash balances with a breakdown of various investment accounts and the yield to
maturity from investments. This statement also includes an investment portfolio management report which
details the activities of investments.
PREPARED BY:
Jason Jacobsen, Director, Finance
ATTACHMENTS:
1. Treasurer's Cash Report - Nov 2025
2. Treasurer's Certification and Portfolio Report - Nov 2025
Page 90 of 333
CASH & INVESTMENT BALANCES
Cash Funds
General Account $2,181,473.71
Payroll Account $0.00
Change Fund - General Fund $600.00
Petty Cash Account $303.00
Cash With Fiscal Agent (US Bank 2021 Bonds)$97,881.89
Total Cash Funds $2,280,258.60
City & LAIF Invested Funds (Book Value):
Local Agency Investment Fund $8,891,249.91
City-Managed Fixed-Income Securities (0-5 year maturity) $53,193,287.99
Total Investment Funds (Book Value)$62,084,537.90
Fiscal Year-To-Date Effective Rate of Return (City Funds & LAIF)3.84%(5 Months)
Fiscal YTD Interest Earnings (City Funds & LAIF)$1,062,100.86
FY 2025-26 Budgeted Interest Earnings (City Funds & LAIF)$1,530,800.00 (12 Months)
Invested Funds With OPEB Trust (Managed by CalPERS/State Street) $1,092,330.04
Annualized rate of return (6/30/2016 - 6/30/2025)5.16%( 9 Years)
OPEB Trust Starting Balance (7/1/2025)$945,947.34
OPEB Trust FY 25-26 Contributions $88,000.00
OPEB Trust FY 25-26 Earnings $58,382.70 (5 Months)
OPEB Trust Ending Balance (11/30/2025)$1,092,330.04
GRAND TOTAL - CASH & INVESTMENTS $65,457,126.54
CITY OF DIAMOND BAR - CITY TREASURER'S CASH BALANCE REPORT
AS OF NOVEMBER 30, 2025
Page 91 of 333
INVESTMENTS BOOK VALUE
PERCENT OF
PORTFOLIO TERM
DAYS TO
MATURITY
YIELD TO
MATURITY
Federal Credit Union CD $14,384,000.00 23.17%1,497 746 4.285%
Local Agency Investment Fund $8,891,249.91 14.32%1 1 4.096%
Corporate Notes $3,683,130.34 5.93%1,704 1,232 4.896%
Federal Agency Coupon Securities $7,641,791.13 12.31%1,552 467 4.187%
Treasury Coupon Securities $3,093,541.19 4.98%1,813 802 2.984%
Federal Agency Callable $6,499,965.42 10.47%1,826 342 2.207%
Certificates of Deposit-Banks $6,307,135.49 10.16%1,562 759 3.907%
Municipal Bonds $1,544,585.13 2.49%1,585 524 4.738%
Money Market Fund $10,039,139.29 16.17%1 1 4.000%
Total Investments and Averages $62,084,537.90 100.00%1,119 470 3.926%
TOTAL INTEREST EARNED
I certify that this report accurately reflects all City pooled investments
Daniel Fox and is in conformity with the investment policy of the City of Diamond Bar
City Treasurer approved by City Council and on file in the City Clerk's office. The investment
program herein provides sufficient cash flow liquidity to meet the next six
months estimated expenditures.
$209,385.82 $1,062,100.86
4.05%3.84%
CITY OF DIAMOND BAR
INVESTMENT PORTFOLIO SUMMARY REPORT
NOVEMBER 30, 2025
MONTH ENDING FISCAL YEAR-TO-DATE
NOVEMBER 30, 2025 2025-2026
Page 92 of 333
City of Diamond Bar
Portfolio Management
November 30, 2025
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA
(909)839-7053
Portfolio Summary
% of
Portfolio
Book
ValueInvestmentsMarket
Value
Par
Value
Days to
MaturityTerm
YTM/C
Federal Credit Union CD 14,384,000.00 1,49723.17 4.28574614,492,437.6914,384,000.00
Local Agency Investment Funds 8,891,249.91 114.32 4.09618,756,356.308,891,249.91
Corporate Notes 3,683,130.34 1,7045.93 4.8961,2323,737,275.203,800,000.00
Federal Agency Coupon Securities 7,641,791.13 1,55212.31 4.1874677,663,557.057,625,000.00
Treasury Coupon Securities 3,093,541.19 1,8134.98 2.9848023,069,040.853,125,000.00
Federal Agency Callable 6,499,965.42 1,82610.47 2.2073426,341,856.006,500,000.00
Certificate of Deposit 6,307,135.49 1,56210.16 3.9077596,338,707.406,384,000.00
Municipal Bonds 1,544,585.13 1,5852.49 4.7385241,544,199.641,595,000.00
Money Market Fund 10,039,139.29 116.17 4.000110,039,139.2910,039,139.29
62,084,537.90 100.00%Investments 61,982,569.4262,343,389.20 1,119 470 3.926
Current Year
November 30
209,385.82
Fiscal Year To Date
1,062,100.86
Average Daily Balance
Effective Rate of Return
62,937,522.99 65,982,766.96
3.84%4.05%
Total Earnings Month Ending
__________________________________________________ ____________________
Jason M. Jacobsen, Finance Director
Portfolio POOL
AP
Reporting period 11/01/2025-11/30/2025
Run Date: 12/11/2025 - 06:53 PM (PRF_PM1) 7.3.0
Report Ver. 7.3.6.1
12/11/2025
Page 93 of 333
Days to
Maturity
Page 1
Par Value Book Value
Maturity
Date
Stated
RateMarket Value
November 30, 2025
Portfolio Details - Investments
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
Federal Credit Union CD
380America's Credit Union10402 248,000.00 248,000.00 12/16/20261.35012/16/2021 238,674.70 1,82606251A3K4 1.350
1,338ADVANTAGE CREDIT UNION10682 249,000.00 249,000.00 07/31/20294.45007/31/2024 252,742.72 1,82600790UAC1 4.450
585ALABAMA CREDIT UNION10750 249,000.00 249,000.00 07/09/20274.15007/09/2025 249,000.00 73001025RAT6 4.150
1,326ALTAONE FEDERAL CREDIT10683 249,000.00 249,000.00 07/19/20294.45007/19/2024 252,731.02 1,82602157RAA5 4.450
828Alaska USA FCU10547 249,000.00 249,000.00 03/08/20284.60003/08/2023 252,861.74 1,827011852AE0 4.600
659AUSTIN TELCO FCU10495 249,000.00 249,000.00 09/21/20273.80009/21/2022 248,064.26 1,826052392BT3 3.800
995Baxter Credit Union10697 249,000.00 249,000.00 08/22/20284.35008/22/2024 251,516.15 1,46107181JBH6 4.350
1,283Beal Bank-Plano TX10679 244,000.00 244,000.00 06/06/20294.65006/12/2024 249,267.47 1,82007371BWA5 4.650
1,666BOM BANK10744 249,000.00 249,000.00 06/24/20304.10006/24/2025 249,560.75 1,82609776DAV6 4.100
603Capital One Bank USA10453 248,000.00 248,000.00 07/27/20273.50007/27/2022 245,659.87 1,82614042THZ3 3.500
1,260CBC Federal Credit Union10663 249,000.00 249,000.00 05/14/20294.65005/14/2024 254,402.30 1,82612481GAZ0 4.650
1,144City Federal Credit Union10625 249,000.00 249,000.00 01/18/20294.00001/18/2024 248,770.92 1,82717783PAK7 4.000
963COASTAL1CU10684249,000.00 249,000.00 07/21/20284.55007/22/2024 252,914.28 1,46019058RAG6 4.550
63COCA-COLA FCU10529 249,000.00 249,000.00 02/02/20264.60001/31/2023 249,596.60 1,09819123RAA0 4.600
57Community Commerce Bank10440 248,000.00 248,000.00 01/27/20263.05007/27/2022 246,357.25 1,28020367GBD0 3.050
1,345CARTER FEDERAL CU10686 249,000.00 249,000.00 08/07/20294.25008/07/2024 250,879.20 1,82614622LAS1 4.250
557Customers Bank10678 244,000.00 244,000.00 06/11/20274.85006/11/2024 247,884.48 1,09523204HPM4 4.850
1,057Empower FED Credit Union10596 248,000.00 248,000.00 10/23/20285.10010/23/2023 256,339.50 1,827291916AG9 5.100
1,366Enterprise Bank Corp.10720 249,000.00 249,000.00 08/28/20293.80008/28/2024 246,619.81 1,82629367RNG7 3.800
1,268First Foundation Bank10664 244,000.00 244,000.00 05/22/20294.60005/22/2024 248,712.37 1,82632026U5U6 4.600
58FIRST FARMERS BK & TRUST10648 249,000.00 249,000.00 01/28/20264.85003/28/2024 249,899.39 671320165LR2 4.850
566First Natl Bnk Blue Erth10681 248,000.00 248,000.00 06/20/20274.85006/20/2024 252,125.23 1,09532114MBC0 4.850
959FIRST PREMIER BANK10685 244,000.00 244,000.00 07/17/20284.45007/17/2024 247,068.79 1,46133610RVR1 4.450
87GREENSTATE CREDIT UNION10255 248,000.00 248,000.00 02/26/20260.65002/26/2021 242,333.70 1,82639573LAV0 0.650
294HEALTHCARE SYSTEMS FCU10496 249,000.00 249,000.00 09/21/20263.60009/21/2022 247,762.47 1,46142228LAH4 3.600
791Hickam10639249,000.00 249,000.00 01/31/20284.15001/31/2024 250,321.19 1,46142869GAB2 4.150
427State Bank of India10410 248,000.00 248,000.00 02/01/20271.75001/31/2022 239,542.46 1,827856285E98 1.750
668JEANNE D'ARC CREDIT UNION10491 249,000.00 249,000.00 09/30/20273.80009/30/2022 248,050.07 1,826472207AE9 3.800
259Jovia Financial Credit Union C10707 249,000.00 249,000.00 08/17/20264.65008/16/2024 250,756.20 73148115LAM6 4.650
364LAFAYETTE FCU10606 248,000.00 248,000.00 11/30/20265.25011/30/2023 252,246.01 1,09650625LBR3 5.250
57LIBERTY FIRST CU10530 249,000.00 249,000.00 01/27/20264.50001/27/2023 249,422.30 1,096530520AC9 4.500
1,001LINCOLN PARK COMMUNITY BANK10571 248,000.00 248,000.00 08/28/20285.00008/28/2023 255,291.20 1,827534574AC2 5.000
653LUMINATE BANK10487 249,000.00 249,000.00 09/15/20273.40009/15/2022 245,970.67 1,82655026MAE5 3.400
273Marine Federal Corp.10718 249,000.00 249,000.00 08/31/20264.00008/30/2024 248,943.98 73156824JBC7 4.000
393Medallion Bank10622 248,000.00 248,000.00 12/29/20264.50012/29/2023 249,798.74 1,09658404DUA7 4.500
102MID CAROLINA CU10549 249,000.00 249,000.00 03/13/20264.85003/13/2023 250,484.54 1,09659524LAA4 4.850
889Morgan Stanley Bank10662 244,000.00 244,000.00 05/08/20284.70005/08/2024 248,468.37 1,46161690DQK7 4.700
Portfolio POOL
AP
Run Date: 12/11/2025 - 06:53 PM (PRF_PM2) 7.3.0
Report Ver. 7.3.6.1Page 94 of 333
Days to
Maturity
Page 2
Par Value Book Value
Maturity
Date
Stated
RateMarket Value
November 30, 2025
Portfolio Details - Investments
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
Federal Credit Union CD
1,662Morgan Stanley Bank10745 244,000.00 244,000.00 06/20/20304.30006/18/2025 246,684.49 1,82861776NTH6 4.300
116MVB BANK INC10646 249,000.00 249,000.00 03/27/20264.80003/27/2024 250,270.90 73062847NEL6 4.800
1,193NICOLET NATIONAL BANK10643 249,000.00 249,000.00 03/08/20294.25003/08/2024 250,835.88 1,826654062LP1 4.250
189Oregon Community Cred Un10675 248,000.00 248,000.00 06/08/20265.05006/07/2024 250,322.77 73168584JAV1 5.050
382One Community Bank10676 249,000.00 249,000.00 12/18/20264.85006/18/2024 252,002.94 913682325EK7 4.850
259PIMA FEDERAL CREDIT10575 248,000.00 248,000.00 08/17/20265.30008/17/2023 251,496.55 1,096722000AC0 5.300
1,095ROCKLAND FCU10607 248,000.00 248,000.00 11/30/20285.00011/30/2023 255,737.85 1,82777357DAB4 5.000
1,499SOMERSET TRUST CO10751 249,000.00 249,000.00 01/08/20303.95007/08/2025 249,000.00 1,645835104DG2 3.950
479SPOKANE TEACHERS CR UN10644 245,000.00 245,000.00 03/25/20274.75003/25/2024 248,134.78 1,095849061AF3 4.750
112TECHNOLOGY CU10551 249,000.00 249,000.00 03/23/20265.00003/23/2023 250,615.76 1,09687868YAL7 5.000
598Toyota Financial SGS Bank10442 248,000.00 248,000.00 07/22/20273.40007/22/2022 245,192.14 1,82689235MNT4 3.400
1,087TRUSTSTAR BANK10604 248,000.00 248,000.00 11/22/20284.75011/22/2023 253,735.25 1,82789839KAD7 4.750
375Timberland Bank Hoquaim10677 249,000.00 249,000.00 12/11/20264.85006/12/2024 251,960.11 91288709RBH1 4.850
968TTCU FED CU10564 248,000.00 248,000.00 07/26/20285.00007/26/2023 255,131.24 1,82789854LAD5 5.000
1,198Univest Bank & Trust Co.10651 249,000.00 249,000.00 03/13/20294.25003/13/2024 250,836.38 1,82691527PCF2 4.250
1,064UTAH FIRST CD10589 248,000.00 248,000.00 10/30/20285.10010/30/2023 256,390.83 1,82791739JAD7 5.100
668BANK OF THE VALLEY NE10494 249,000.00 249,000.00 09/30/20274.10009/30/2022 249,655.12 1,82606543PDA0 4.100
317VCC BANK10499 249,000.00 249,000.00 10/14/20264.25010/14/2022 249,741.02 1,46191823MBE4 4.250
1,277WASHINGTON FINANCIAL10674 244,000.00 244,000.00 05/31/20294.50005/31/2024 247,883.02 1,82693883MBA5 4.500
1,122Wells Fargo10617 248,000.00 248,000.00 12/27/20284.10012/27/2023 248,606.61 1,827949764JY1 4.100
1,064WORKERS FCU10590 248,000.00 248,000.00 10/30/20285.20010/30/2023 257,163.35 1,82798138MCA6 5.200
14,384,000.00 1,49714,492,437.6914,384,000.0014,384,000.00Subtotal and Average 746 4.285
Local Agency Investment Funds
1Local Agency Investment Fund10028 8,891,249.91 8,891,249.91 4.0968,756,356.30 1LAIF 4.096
8,891,249.91 18,756,356.308,891,249.918,891,249.91Subtotal and Average 1 4.096
Corporate Notes
1,361Bank of NY Mello Corp.10732 350,000.00 328,523.96 08/23/20293.30001/13/2025 336,085.75 1,68306406YAA0 5.170
568Bank of America Corp.10515 500,000.00 479,289.89 06/22/20272.00012/27/2022 478,120.00 1,63806048WR36 5.000
1,313CITIBANK10733350,000.00 347,671.37 08/06/20294.83801/13/2025 357,378.35 1,66617325FBK3 5.042
1,461ESTEE LAUDER CO10737 300,000.00 275,140.78 12/01/20292.37503/25/2025 276,582.30 1,71229736RAP5 4.707
956JOHN DEERE CAPITAL CORP10668 500,000.00 499,637.41 07/14/20284.95005/29/2024 512,160.00 1,50724422EXB0 4.979
1,100JP Morgan Chase10731 400,000.00 393,929.97 12/05/20294.45201/07/2025 400,666.80 1,79346647PAX4 4.980
1,572KENVUE INC10738 300,000.00 304,663.36 03/22/20305.00003/25/2025 309,040.50 1,82349177JAH5 4.581
1,500MET LIFE GLOBAL10734 500,000.00 499,417.01 01/09/20304.90001/09/2025 509,891.00 1,82659217GFT1 4.932
Portfolio POOL
AP
Run Date: 12/11/2025 - 06:53 PM (PRF_PM2) 7.3.0
Page 95 of 333
Days to
Maturity
Page 3
Par Value Book Value
Maturity
Date
Stated
RateMarket Value
November 30, 2025
Portfolio Details - Investments
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
Corporate Notes
1,565NATIONAL RURAL UTILITIES COOPE10739 300,000.00 273,977.99 03/15/20302.40003/25/2025 275,971.50 1,816637432NV3 4.691
1,400CHARLES SCHWAB10740 300,000.00 280,878.60 10/01/20292.75003/25/2025 281,379.00 1,651808513BX2 4.611
3,683,130.34 1,7043,737,275.203,800,000.003,681,613.27Subtotal and Average 1,232 4.896
Federal Agency Coupon Securities
1,033CITIBANK10631750,000.00 767,916.56 09/29/20285.80301/30/2024 784,097.25 1,70417325FBB3 4.847
730Federal Farm Credit Bank10545 1,000,000.00 997,477.89 12/01/20274.12503/01/2023 1,006,393.00 1,7363133EPCG8 4.267
228Federal Farm Credit Bank10572 1,000,000.00 999,787.79 07/17/20264.62508/02/2023 1,006,442.00 1,0803133EPQC2 4.661
557Federal Home Loan Bank10432 1,000,000.00 999,721.17 06/11/20273.50006/16/2022 992,955.00 1,8213130ASGU7 3.520
193Federal Home Loan Bank10447 1,000,000.00 1,001,156.34 06/12/20263.37507/18/2022 993,763.00 1,4253130ASJ59 3.141
102Federal Home Loan Bank10537 500,000.00 499,679.76 03/13/20264.37502/27/2023 500,936.50 1,110313373B68 4.619
921Federal Home Loan Bank10563 500,000.00 502,241.59 06/09/20284.37507/21/2023 509,053.50 1,7853130AWMN7 4.177
116Federal Home Loan Bank10645 500,000.00 500,000.00 03/27/20294.85003/27/2024 501,559.00 1,8263130B0N70 4.850
252Federal Home Loan Bank10706 575,000.00 575,000.00 08/10/20294.25008/20/2024 571,303.90 1,8163130B2F59 4.250
556INTER-AMERICAN DEV. BANK10498 500,000.00 496,163.11 06/10/20272.98009/13/2022 491,113.00 1,73145818WED4 3.902
251Morgan Stanley Bank10708 300,000.00 302,646.92 08/09/20266.25008/01/2024 305,940.90 73861746BCY0 4.888
7,641,791.13 1,5527,663,557.057,625,000.007,642,106.06Subtotal and Average 467 4.187
Treasury Coupon Securities
1,522UST10735300,000.00 297,481.52 01/31/20304.25002/13/2025 305,871.00 1,81391282CMG3 4.477
1,491UST10736325,000.00 323,640.36 12/31/20294.37502/13/2025 333,150.35 1,78291282CMD0 4.489
395U.S. Treasury10403 1,000,000.00 998,882.15 12/31/20261.25001/04/2022 962,539.00 1,82291282CDQ1 1.357
576U.S. Treasury10436 1,000,000.00 1,003,427.15 06/30/20273.25007/14/2022 991,133.00 1,81291282CEW7 3.014
1,216U.S. Treasury10654 500,000.00 470,110.01 03/31/20292.37504/08/2024 476,347.50 1,81891282CEE7 4.393
3,093,541.19 1,8133,069,040.853,125,000.003,093,192.80Subtotal and Average 802 2.984
Federal Agency Callable
92Federal Farm Credit Bank10258 500,000.00 500,000.00 03/03/20260.79003/03/2021 488,746.50 1,8263133EMSH6 0.790
406Federal Farm Credit Bank10397 1,000,000.00 1,000,000.00 01/11/20271.47001/11/2022 964,163.00 1,8263133ENKG4 1.470
421Federal Farm Credit Bank10405 1,500,000.00 1,500,000.00 01/26/20271.84001/26/2022 1,453,453.50 1,8263133ENMA5 1.840
630Federal Farm Credit Bank10475 500,000.00 500,000.00 08/23/20274.03008/23/2022 497,602.50 1,8263133ENH52 4.030
205Federal Farm Credit Bank10746 500,000.00 500,000.00 06/24/20304.65006/24/2025 499,550.50 1,8263133ETMB0 4.650
85Federal Home Loan Bank10254 500,000.00 499,965.42 02/24/20260.62502/24/2021 488,617.00 1,8263130AL7M0 0.656
58Federal Home Loan Bank10406 1,500,000.00 1,500,000.00 01/28/20271.70001/28/2022 1,448,170.50 1,8263130AQKJ1 1.700
1,183Federal Home Loan Bank10641 500,000.00 500,000.00 02/26/20295.00002/26/2024 501,552.50 1,8273010B07G8 5.000
6,499,965.42 1,8266,341,856.006,500,000.006,766,623.81Subtotal and Average 342 2.207
Portfolio POOL
AP
Run Date: 12/11/2025 - 06:53 PM (PRF_PM2) 7.3.0
Page 96 of 333
Days to
Maturity
Page 4
Par Value Book Value
Maturity
Date
Stated
RateMarket Value
November 30, 2025
Portfolio Details - Investments
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
Certificate of Deposit
972Bank of NY Mello Corp.10717 500,000.00 477,740.48 10/30/20283.00008/01/2024 481,544.00 1,55106406GAA9 4.702
94BANK UNITED NA10256 248,000.00 248,000.00 03/05/20260.65003/05/2021 242,158.86 1,826066519QK8 0.000
689Bank of America Corp.10716 300,000.00 292,969.39 10/21/20273.24808/01/2024 294,235.50 1,17606051GGA1 4.596
534Cy Fair FCU10555 249,000.00 249,000.00 05/19/20274.35005/19/2023 250,684.98 1,46123288UAA5 4.355
1,235Federal Home Loan Bank10661 500,000.00 500,000.00 04/19/20295.01004/19/2024 508,452.50 1,8263130B0YH6 5.010
1,235Freedom Northwest CU10658 249,000.00 249,000.00 04/19/20294.55004/19/2024 253,466.81 1,826356436AR6 4.550
281Goldman Sachs Bank10260 248,000.00 248,000.00 09/08/20261.05009/08/2021 239,465.58 1,82638149MZJ5 1.051
121JP Morgan Chase10709 300,000.00 298,567.11 04/01/20263.30008/01/2024 297,978.30 60846625HQW3 4.813
112Pentagon Federal Credit Union10414 248,000.00 248,000.00 03/23/20261.80003/22/2022 243,864.10 1,46270962LBH4 1.800
693PNC BANK NA10669 500,000.00 480,807.83 10/25/20273.10005/29/2024 487,655.50 1,24469353RFG8 5.335
100Pathfinder Bank10257 249,000.00 249,000.00 03/11/20260.70003/11/2021 243,136.55 1,82670320KAX9 0.000
603Third Fed Savings & Loan10455 245,000.00 245,000.00 07/27/20273.40007/27/2022 242,205.53 1,82688413QDM7 3.402
354Toyota MTR Credit Corp10670 500,000.00 500,989.03 11/20/20265.40005/29/2024 508,115.50 90589236TLD5 5.179
1,165TEXAS INSTRUME10653 750,000.00 752,501.47 02/08/20294.60004/01/2024 762,558.75 1,774882508CG7 4.480
282UBS Bank USA10261 248,000.00 248,000.00 09/09/20260.95009/09/2021 239,160.04 1,82690348JS92 0.000
1,337US BANK CORP10715 300,000.00 281,092.88 07/30/20293.00008/01/2024 283,976.40 1,82491159HHW3 4.938
1,216UST10657750,000.00 738,467.30 03/31/20294.12504/22/2024 760,048.50 1,80491282CKG5 4.647
6,307,135.49 1,5626,338,707.406,384,000.006,305,831.42Subtotal and Average 759 3.907
Municipal Bonds
243LOS ANGELES CA CMNTY CLG DIST10523 365,000.00 357,184.80 08/01/20261.17401/05/2023 353,271.82 1,30454438CYL0 4.700
608POWAY UNIFIED SCHOOL DIST10522 1,230,000.00 1,187,400.33 08/01/20272.41401/04/2023 1,190,927.82 1,670738850TA4 4.750
1,544,585.13 1,5851,544,199.641,595,000.001,543,083.47Subtotal and Average 524 4.738
Wells Fargo Sweep Account
1Wells Fargo10036 0.00 0.00 0.01007/01/2012 0.00 1SWEEP 0.010
0.00 00.000.000.00Subtotal and Average 0 0.000
Money Market Fund
1State Street Advisors10562 10,039,139.29 10,039,139.29 4.00005/31/2023 10,039,139.29 1857492888 4.000
1Western Asset10561 0.00 0.00 5.15005/25/2023 0.00 152470G882 5.150
10,039,139.29 110,039,139.2910,039,139.2910,629,822.25Subtotal and Average 1 4.000
Portfolio POOL
AP
Run Date: 12/11/2025 - 06:53 PM (PRF_PM2) 7.3.0
Page 97 of 333
Days to
Maturity
Page 5
Par Value Book Value
Stated
RateMarket Value
November 30, 2025
Portfolio Details - Investments
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
1,11962,937,522.99 62,343,389.20 470 3.92661,982,569.42 62,084,537.90Total and Average
Portfolio POOL
AP
Run Date: 12/11/2025 - 06:53 PM (PRF_PM2) 7.3.0
Page 98 of 333
Days to
Maturity
Page 6
Par Value Book Value
Stated
RateMarket Value
November 30, 2025
Portfolio Details - Cash
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
0.00
1,11962,937,522.99 62,343,389.20 470 3.926
0 0Average Balance
61,982,569.42 62,084,537.90Total Cash and Investments
Portfolio POOL
AP
Run Date: 12/11/2025 - 06:53 PM (PRF_PM2) 7.3.0
Page 99 of 333
Page 1
Stated
Rate
Transaction
Date
November 1, 2025 through November 30, 2025
Activity By Type
Balance
Portfolio Management
City of Diamond Bar
CUSIP Investment #Issuer
Purchases
or Deposits
Redemptions
or Withdrawals
Federal Credit Union CD
14,384,000.00Subtotal
Local Agency Investment Funds (Monthly Summary)
8,891,249.91Subtotal
Corporate Notes
3,683,130.34Subtotal
Federal Agency Coupon Securities
7,641,791.13Subtotal
Treasury Coupon Securities
3,093,541.19Subtotal
Federal Agency Callable
Federal Farm Credit Bank10667 0.005.000 11/17/2025 500,000.003133EREU1 **
500,000.00 6,499,965.42Subtotal0.00
Certificate of Deposit
6,307,135.49Subtotal
Municipal Bonds
1,544,585.13Subtotal
Wells Fargo Sweep Account
0.00Subtotal
Money Market Fund
State Street Advisors10562 39,755.544.000 1,500,000.00857492888
1,500,000.00 10,039,139.29Subtotal39,755.54
62,084,537.90Total2,000,000.0039,755.54
Portfolio POOL
AP
Run Date: 12/11/2025 - 06:53 PM (PRF_PM3) 7.3.0
** - Indicates incomplete recording of maturity redemption.
Report Ver. 7.3.6.1Page 100 of 333
Page 1
November 2024 through November 2025
Distribution of Investments By Type
Portfolio Management
City of Diamond Bar
AverageDecemberNovemberJanuary
2024 2025 by Period
MarchFebruary April
2025 2025
JuneMay July
2025 2025
August October
2025 2025
November
2025Security Type
September
2025202520252024
25.5 23.225.3Federal Credit Union CD 23.1 23.023.3 22.5 23.121.4 23.5 22.523.5 23.2 23.3%
3.4 3.13.3Local Agency Investment Funds 3.2 13.83.1 15.1 14.513.2 13.9 13.713.4 14.3 9.8%
Negotiable CDs
1.5 3.71.5Corporate Notes 5.3 5.33.7 5.3 5.45.1 5.8 5.85.6 5.9 4.6%
13.5 12.513.4Federal Agency Coupon Securities 11.9 11.811.8 11.0 11.311.4 12.1 12.011.7 12.3 12.0%
Federal Agency Disc. -Amortizing
13.2 12.213.1Treasury Coupon Securities 8.9 8.813.1 7.3 7.58.5 6.5 4.87.8 5.0 9.0%
Treasury Discounts -Amortizing
12.1 11.212.0Federal Agency Callable 11.3 10.511.2 11.1 11.510.1 11.0 11.011.8 10.5 11.2%
12.5 11.612.4Certificate of Deposit 11.7 10.911.6 9.4 9.39.5 9.9 9.99.6 10.2 10.6%
Callables
2.7 2.52.7Municipal Bonds 2.6 2.62.6 2.2 2.32.5 2.4 2.42.3 2.5 2.5%
Wells Fargo Sweep Account
15.8 20.016.3Money Market Fund 22.2 13.419.8 16.2 15.218.4 14.9 18.014.4 16.2 17.0%
Floating Rate Notes
Portfolio POOL
AP
Run Date: 12/11/2025 - 06:53 PM (PRF_PM5) 7.3.0
Report Ver. 7.3.6.1
Page 101 of 333
Agenda Item #: 8.1
Meeting Date: December 16, 2025
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Walnut Valley Unified School District (WVUSD) Electronic Billboard Project
Planning Case No. PL2024-40.
STRATEGIC GOAL: Safe, Sustainable and Healthy Community
RECOMMENDATION:
A. Open the public hearing to receive public testimony;
B. Close the public hearing;
C. Adopt Resolution No. 2025-36 approving the Mitigated Negative Declaration and adopting the
Mitigation Monitoring and Reporting Program pursuant to the California Environmental Quality Act
(CEQA);
D. Introduce for first reading by title only, waive full reading of Ordinance No. 01 (2026), and set for second
reading and adoption at the January 20, 2026 City Council meeting: 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;
E. Approve for first reading by title only, waive full reading of Ordinance No. 02 (2026), and set for second
reading and adoption at the January 20, 2026 City Council meeting: 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); and
F. Adopt Resolution No. 2025-37 approving Conditional Use Permit and Development Review Planning
Case No. PL2024-40.
FINANCIAL IMPACT:
Under the proposed Development Agreement, the City will receive 25 percent of the revenue WVUSD receives
from Evergreen Media which is estimated at $75,000 annually for the first five years, or approximately
$1,872,500 over the initial twenty-year term. Additional revenue may be generated depending on advertising
performance. The agreement also provides the City with daily display time for public service messaging and
emergency notifications.
BACKGROUND:
Page 102 of 333
Agenda Item #: 8.1
Meeting Date: December 16, 2025
Evergreen Media LLC and the Walnut Valley Unified School District propose to construct and operate a 97-foot
tall, dual-faced digital billboard on property owned by WVUSD at 880 South Lemon Avenue. Because the
City’s Development Code currently prohibits billboards, the proposal requires a Development Code
Amendment to allow limited billboard installations, along with individual project approvals and a Development
Agreement establishing operating requirements and community benefits. The project is intended to generate
long-term revenue for district programs while providing the City with financial benefits, public service
messaging capacity, and gateway identification along the State Route 60 corridor.
To enable development of the project, the District requests approval of the following actions:
• Development Code Amendment (DCA) to establish a regulatory framework for billboards within the
Light Industry (I) zone;
• Conditional Use Permit (CUP) to allow construction and operation of a 97-foot-tall digital billboard at
the subject property;
• Development Review (DR) to evaluate the architectural and aesthetic design elements of the
proposed billboard; and
• Development Agreement (DA) between the City and WVUSD to establish operating standards and
community benefits for the proposed digital billboard.
Planning Commission Action
On November 25, 2025, the Planning Commission conducted a noticed public hearing, received public
testimony, and recommended approval of the project by a unanimous vote. Commissioners cited the District’s
revenue strategy, community benefits, and limited scope of the proposal. Supporting materials, including the
Planning Commission staff report and draft minutes, are included as attachments.
ANALYSIS:
Policy Considerations
The City’s Development Code has historically prohibited billboards in order to protect community aesthetics
and avoid visual clutter along major corridors. The proposed framework retains that core policy direction by
allowing a single freeway-oriented installation, subject to strict design, location, and operational standards. This
is a limited exception that supports a community-serving institution. In doing so, the project advances City
objectives to support public education partners, expand public safety and emergency messaging capabilities,
and generate new revenue.
Development Code Amendment (DBCC Chapter 22.70)
The proposed amendment establishes a narrow regulatory allowance for billboards within Diamond Bar.
Billboard placement is limited to freeway-adjacent parcels in the Light Industry zone and is contingent on
approval of a Conditional Use Permit and Development Agreement. The ordinance sets standards related to
spacing, height, lighting, maintenance, and operations to safeguard aesthetics, traffic safety, and residential
areas. Approval of this ordinance does not authorize additional installations; any future proposals would
require separate legislative action by the City Council.
Development Agreement (DBCC Chapter 22.62)
A Development Agreement is a legislative instrument establishing rights, obligations, and community benefits
associated with a project. The proposed agreement grants WVUSD the vested right to construct and operate
a billboard consistent with City entitlements and establishes financial provisions and oversight mechanisms.
Key components include:
• Term of twenty years with one ten-year extension option based on mutual consent.
Page 103 of 333
Agenda Item #: 8.1
Meeting Date: December 16, 2025
• Operation and maintenance by Evergreen Media under a separate lease with WVUSD.
• Revenue sharing provisions benefitting WVUSD and the City. Maintenance and repair obligations to
address vandalism or malfunctions.
• Restrictions on political, adult, or offensive content.
City Benefits include revenue sharing, public service announcement time, audit rights, and annual
performance review authority.
• Revenue Sharing – The City will receive 25% of all revenue (including annual rent and revenue share)
WVUSD receives from Evergreen Media under the lease agreement. The table below shows that with
the built-in 15% rent escalator for the District, the City is expected to receive an estimated cumulative
amount of approximately $1.87 million over the initial 20-year term of the lease.
Year Guaranteed Annual Rent to
WVUSD
City’s Annual 25% Share
(Community Benefit Fee)*
1-5 $300,000/year $75,000/year
6-10 $345,000/year $86,250/year
11-15 $396,750/year $99,187.50/year
16-20 $456,262.50/year $114,065.63/year
*These amounts represent the minimum guaranteed payments to the City; total annual revenue may be higher depending on
billboard advertising performance.
• Public Service Announcements – The City will receive 6% of total daily display time (approximately 1.5
hours within a 24-hour cycle) for public service announcements. Messages will include Amber Alerts,
emergency notifications, and public safety messages.
• Audit Rights – The City will retain the right to audit revenue records to ensure accurate calculation of
payments and compliance, and may conduct annual performance reviews to verify good faith
compliance with DA terms.
Conditional Use Permit (DBCC Chapter 22.58)
Staff evaluated project compatibility, orientation, light levels, and operational controls. With implementation of
conditions, the billboard is expected to avoid significant visual or lighting impacts on adjacent neighborhoods
and will meet required findings for approval including land use compatibility, public health and safety, and
consistency with adopted standards.
Development Review (DBCC Chapter 22.48)
The billboard will consist of two 14-foot by 48-foot LED displays mounted on a V-shaped structure. Images will
remain static for eight seconds and will not include transition effects. The structure is oriented to maximize
visibility for freeway motorists and minimize views from residences.
Page 104 of 333
Agenda Item #: 8.1
Meeting Date: December 16, 2025
Proposed Southwest and Southeast (Facing SR-60) Isometric Drawings
Staff and Evergreen Media collaborated to establish a design concept that prominently incorporates City
branding elements, including the hillside profile (7 feet tall to the highest peak) and the “Diamond Bar”
wordmark utilizing 3-foot tall letters. This branding utilizes the City’s official color palette, along with coordinated
neutral tones on the pole cover and trim, to maintain visual consistency with surrounding streetscape elements
and reinforce the City’s identity. Given the billboard’s highly visible location along the SR-60 corridor, a key
gateway into Diamond Bar, the branding elements play an important role in supporting City recognition,
strengthening the City’s visual presence, and contributing positively to its overall branding strategy and
gateway image.
Page 105 of 333
Agenda Item #: 8.1
Meeting Date: December 16, 2025
Enlarged View of Billboard Face and Pole Cover
ENVIRONMENTAL ASSESSMENT:
Pursuant to CEQA, the City prepared an Initial Study and Mitigated Negative Declaration for the proposed
project. Public notice was provided and a 30-day review period occurred between September 22 and
October 21, 2025. Six mitigation measures have been identified to address potential impacts, and these will be
enforced through a Mitigation Monitoring and Reporting Program. Staff finds that the MND reflects the City’s
independent judgment and analysis.
NOTICE OF PUBLIC HEARING:
On December 5, 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
December 5, 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.
LEGAL REVIEW:
The City Attorney has reviewed the draft ordinances and resolutions for form and legal sufficiency.
CONCLUSION:
The proposed digital billboard requires legislative action to amend the Development Code, followed by
discretionary approvals for operation and design. In policy terms, the project represents a narrowly tailored
exception to the City’s general prohibition on billboards, designed to support a community serving institution
while maintaining strong protections for community character and nearby neighborhoods. The regulatory
framework allows only one new billboard installation citywide and incorporates aesthetic, operational, and
maintenance safeguards, while also providing long-term financial benefits and enhanced public information
Page 106 of 333
Agenda Item #: 8.1
Meeting Date: December 16, 2025
and emergency notification capabilities. It is therefore recommended that the City Council approve the
actions listed in this report.
PREPARED BY:
Rudy Lopez, Assistant Planner, Planning
ATTACHMENTS:
1. Resolution No. 2025-36 (Approval of MND and Adoption of the MMRP)
2. Ordinance No. 01 (2026) (Approval of DCA)
3. Ordinance No. 02 (2026) (Approval of DA)
4. Resolution No. 2025-37 (Approval of CUP and DR) and Standard Conditions of Approval
5. Planning Commission Staff Report dated November 25, 2025 (Without Attachments)
6. Draft Minutes from the November 25, 2025 Planning Commission Hearing for the Project
7. Architectual Plans, Elevations, and Isometric Drawings
Page 107 of 333
RESOLUTION NO. 2025-36
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND
BAR, CALIFORNIA, APPROVING THE MITIGATED NEGATIVE
DECLARATION AND ADOPTING THE 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 (I) 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 (I) 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
Page 108 of 333
Resolution No. 2025-36
2
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 approving
the Mitigated Negative Declaration and adopting the Mitigation Monitoring and
Reporting Program for the project was reviewed by the City Council.
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. Notification of the public hearing for this project was published in the San
Gabriel Valley Tribune newspaper on December 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.
10. On December 16, 2025, the City Council 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.
11. 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 City Council of the
City of Diamond Bar as follows:
1. The City Council hereby specifically finds that all of the facts set forth in the
Recitals, Part A, of this Resolution are true and correct.
2. The City Council hereby finds that 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
Page 109 of 333
Resolution No. 2025-36
3
30-day public review period for the MND began on September 22, 2025, and
ended on October 21, 2025. Furthermore, the City Council has reviewed the
MND and related documents in reference to the Project.
3. The City Council 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
City Council hereby approves the MND and adopts the Mitigation Monitoring
and Reporting Program attached herein as Exhibits A and B and hereby
incorporated by reference.
The City Council shall:
(a) Certify to the adoption of this Resolution; and
(b) Forthwith transmit a certified copy of this Resolution to the Walnut Valley
Unified School District, 880 South Lemon Avenue, Diamond Bar, CA 91789.
PASSED, APPROVED AND ADOPTED this 16th day of December, 2025.
CITY OF DIAMOND BAR
_____________________________
Steve Tye, Mayor
ATTEST:
I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the foregoing
Resolution was duly introduced, passed, and adopted by the City Council held on the 16th
day of December, 2025, by the following vote:
AYES: Council Member:
NOES: Council Member:
ABSENT: Council Member:
ABSTAIN: Council Member:
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: Mitigation Monitoring and Reporting Program
Page 110 of 333
Page 111 of 333
Page 112 of 333
Lead Agency:
Project Description: (please use a separate page if necessary)
Present Land Use/Zoning/General Plan Designation:
Economic/Jobs Public Services/Facilities Traffic/Circulation Other:
Drainage/Absorption Population/Housing Balance Toxic/Hazardous Cumulative Effects
Coastal Zone Noise Solid Waste Land Use
Biological Resources Minerals Soil Erosion/Compaction/Grading Growth Inducement
Archeological/Historical Geologic/Seismic Sewer Capacity Wetland/Riparian
Air Quality Forest Land/Fire Hazard Septic Systems Water Supply/Groundwater
Agricultural Land Flood Plain/Flooding Schools/Universities Water Quality
Aesthetic/Visual Fiscal Recreation/Parks Vegetation
Project Issues Discussed in Document:
Water Facilities:Type MGD Other:
Recreational: Hazardous Waste:Type
Educational: Waste Treatment:Type MGD
Industrial: Sq.ft. Acres Employees Power: Type MW
Commercial:Sq.ft. Acres Employees Mining: Mineral
Office: Sq.ft. Acres Employees Transportation: Type
Residential: Units Acres
Development Type:
Community Plan Site Plan Land Division (Subdivision, etc.) Other:
General Plan Element Planned Unit Development Use Permit Coastal Permit
General Plan Amendment Master Plan Prezone Redevelopment
General Plan Update Specific Plan Rezone Annexation
Local Action Type:
Mit Neg Dec Other:FONSI
Neg Dec (Prior SCH No.)Draft EIS Other:
Early Cons Supplement/Subsequent EIR EA Final Document
CEQA: NOP Draft EIR NEPA: NOI Other: Joint Document
Document Type:
Airports:Railways:Schools:
Within 2 Miles: State Hwy #: Waterways:
Assessor's Parcel No.: Section: Twp.: Range: Base:
Longitude/Latitude (degrees, minutes and seconds):qcs N / qcs W Total Acres:
Cross Streets: Zip Code:
Project Location:County:City/Nearest Community:
City: Zip: County:
Mailing Address:Phone:
Contact Person:
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:
SCH #
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
Appendix C
Walnut Valley Unified School District (WVUSD) Electronic Billboard Project
City of Diamond Bar Rudy Lopez, Assistant Planner
909-839-703421810 Copley Drive
Diamond Bar 91765 Los Angeles
Los Angeles Diamond Bar
South Lemon Avenue and SR 60 91789
33 59 57 117 51 17.4
<1.0 acre
8760-015-901
60 N/A
N/A Union Pacific Railroad and Metrolink Walnut Elementary School
Development Revivew
Electronic Billboard
The Project site’s General Plan designation is School (S) and the zoning is Light Industry (I).
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.
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Page 113 of 333
Revised 2010
Reviewing Agencies 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
California Highway Patrol Pesticide Regulation, Department of
Caltrans District # Public Utilities Commission
Caltrans Division of Aeronautics Regional WQCB #
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
Conservation, Department of Santa Monica Mtns. Conservancy
Corrections, Department of State Lands Commission
Delta Protection Commission SWRCB: Clean Water Grants
Education, Department of SWRCB: Water Quality
Energy Commission SWRCB: Water Rights
Fish & Game Region # Tahoe Regional Planning Agency
Food & Agriculture, Department of Toxic Substances Control, Department of
Forestry and Fire Protection, Department of Water Resources, Department of
General Services, Department of
Health Services, Department of Other:
Housing & Community Development Other:
Native American Heritage Commission
Local Public Review Period (to be filled in by lead agency)
Starting Date Ending Date
Lead Agency (Complete if applicable):
Consulting Firm: Applicant:
Address: Address:
City/State/Zip: City/State/Zip:
Contact: Phone:
Phone:
Signature of Lead Agency Representative: Date:
Authority cited: Section 21083, Public Resources Code. Reference: Section 21161, Public Resources Code.
S
X
7
X
X 5
X
X
X
X 4
X
X South Coast Air Quality Management District
September 22, 2025 October 21, 2025
De Novo Planning Group
Evergreen Media, LLC., and Walnut Valley Unified School District
180 E. Main Street, Suite 108 9021 Sunset Blvd.880 S. Lemon Avenue
Tustin, CA 92780 West Hollywood, CA 90069 Diamond Bar, CA 91789
Christine Abraham 310-807-7531 909-595-1261
424-234-3191
09/19/2025
Page 114 of 333
Summary Form for Electronic Document Submittal Form F
Print From
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:
Lead Agency:
Contact Name:
Email:Phone Number:
Project Location:
Project Description (Proposed actions, location, and/or consequences).
City County
Revised September 2011
Walnut Valley Unified School District (WVUSD) Electronic Billboard Project
City of Diamond Bar
Rudy Lopez, Assistant Planner
RLopez@DiamondBarCA.Gov 909-839-7030
Diamond Bar, Los Angeles County
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 (I).
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 Gabrieleño 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.
Identify the project's significant or potentially significant effects and briefly describe any proposed mitigation measures that
would reduce or avoid that effect.
Page 115 of 333
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.
Provide a list of the responsible or trustee agencies for the project.
Not Applicable.
California Department of Transportation (Caltrans), District 7 Office.
Page 116 of 333
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
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Page 117 of 333
Page 118 of 333
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 119 of 333
Page 120 of 333
Walnut Valley Unified School District Electronic Billboard Project
Initial Study/Mitigated Negative Declaration
September 2025 Page i
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
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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
Figure 1 Regional Map .................................................................................................................... 11
Figure 2 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
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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
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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.
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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
b.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 NOI
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:
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• Diamond Bar City Hall, 21810 Copley Drive, Diamond Bar, CA 91765
• City of Diamond Bar Project Website: https://www.diamondbarca.gov/wvusdbillboard.
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
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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.
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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 (I). 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.
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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 (I). 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.1 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
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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.
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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 –
Standards for Specific Types of Signs; and Section22.80.020 – 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.
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(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:
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(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)
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L O S A N G E L E S C O U N T Y
O R A N G E C O U N T Y
R I V E R S I D E
C O U N T Y
S A N
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RANCHO
CUCAMONGA
CHINO HILLS
UPLAND
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 1. Regional Map
Project Location
Incorporated Area
County Boundary
National Forest
Sources: California State Geoportal; USDA Forest Service.
Map Date: June 20, 2025.
R 0 21
Miles
Project Location
Pacific
Ocean
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Bre
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Pat hfi n der RdFairwayDrGoldenSpringsDr
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UNINCORPORATED
L.A. COUNTY
CITY OF DIAMOND BAR
CITY OF INDUSTRY
CITY OF WALNUT
WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 2. Vicinity Map
Project Parcel
(APN 8760-015-901)
Proposed Electronic
Billboard Location
City Boundary
Sources: Los Angeles County GIS; Google Maps; MAXAR Imagery 1/29/2024.
Map Date: June 23, 2025.
R 0 500250
Feet
Proposed Electronic
Billboard Location
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Lemon Ave
Golden
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pri
ngs
DrEarlgateSt
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N
Glenwick AveFlintgate
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r
Banning WyArkley Dr
Northampton St
Calpet
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 3. Aerial View of the Project Site
Project Parcel
(APN 8760-015-901)
Proposed Electronic
Billboard Location
Improvement Area
(inset only)
Proposed Sign
(inset only)
Sources: Los Angeles County GIS; MAXAR Imagery 1/29/2024, Map Date: July 31, 2025.
R 0 200100
Feet
INSET MAP
1:480
See Inset Map
See Figure 4 for
Improvement
Area Detail
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Figure 4. Proposed Improvement Area
WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Source: Evergreen Media LLC, 4-18-2024
Map Date: June 20, 2025.
R
6' CONCRETE BLOCK
WALL AT P.L.
NEW CREPE MYRTLE TREE
PROPOSED SIGN
BARK GROUND COVER TO BE ADDED TO
ENTIRE LENGTH OF LANDSCAPED AREA
NEW CREPE MYRTLE TREE
6' CONCRETE BLOCK
WALL WITH CHAIN
LINK FENCE ON TOP
AT FWY. P.L.
CENTERLINE OF SIGN
PERPENDICULAR TO P.L. & FWY.
(11.4° WEST OF NORTH)
FREEWAY LANDSCAPE
LANDSCAPE
PARKING
SIDEWALK
NO
PARKING
AREA
1' CLEAR
SIGN FACE
TO P.L.
42" COLUMN HELD
1' FROM CURB
11'-4" P.L. TO
LANDSCAPE CURB
(FIELD VERIFY)
1' NOSE
TO P.L.
14'-1" CL COL.
TO P.L.13'-1" NOSE
TO P.L.16'-6" CL COL.
TO P.L.
NOTE: NO CHANGE TO
PARKING IS PROPOSED
BOLLARDS
POLE COVER
scale unknown
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 5. Isometric Sign Rendering - Northern Views
Map Date: June 20, 2025.
NORTHEAST NORTHWEST
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 6. Isometric Sign Rendering - Southern Views
Map Date: June 20, 2025.
SOUTHWEST SOUTHEAST
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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 142 of 333
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 143 of 333
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.
8
Page 144 of 333
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 145 of 333
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 146 of 333
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.
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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 (I)
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 Gabrieleño Band of Mission Indians – Kizh Nation requested consultation; refer to Section
4.18, Tribal Cultural Resources.
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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
X Geology and Soils Greenhouse Gas Emissions Hazards and Hazardous
Materials
Hydrology and Water Quality Land Use and Planning Mineral Resources
Noise Population and Housing Public Services
Recreation Transportation X Tribal Cultural
Resources
Utilities and Service Systems Wildfire X Mandatory Findings of
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.
X
I find that although the proposed Project could have a significant effect on the environment, there will
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
_________________________________________________
Date: September 17, 2025
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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.
3. 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.
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4.0 ENVIRONMENTAL ANALYSIS
4.1 Aesthetics
Except as provided in Public Resources Code
Section 21099, would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Have a substantial adverse effect on a scenic vista? X b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? X
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?
X
d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? X
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
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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.2 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://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa.
Accessed June 11, 2025.
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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 Viewpoint 4. 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.
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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.
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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
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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.
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 13. Photo Simulation Viewpoint Locations
Project Parcel (APN 8760-015-901)
Proposed Electronic Billboard Location
Photo Simulation Location
Sources: Los Angeles County GIS; MAXAR Imagery 1/29/2024,
Map Date: July 28, 2025.
R 0 300150
Feet
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 14. Photo Simulation Viewpoint 1
July 28, 2025.
BEFORE
AFTER
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 15. Photo Simulation Viewpoint 2
July 28, 2025.
BEFORE
AFTER
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 16. Photo Simulation Viewpoint 3
July 28, 2025.
BEFORE
AFTER
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 17. Photo Simulation Viewpoint 4
July 28, 2025.
BEFORE
AFTER
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 18. Photo Simulation Viewpoint 5
July 28, 2025.
BEFORE
AFTER
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 19. Photo Simulation Viewpoint 6
July 29, 2025.
BEFORE
AFTER
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WVUSD ELECTRONIC BILLBOARD PROJECT
DIAMOND BAR, CALIFORNIA
Figure 20. Photo Simulation Viewpoint 7
July 29, 2025.
BEFORE
AFTER
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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.
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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.
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4.2 Agriculture and Forestry Resources
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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?
X
b. Conflict with existing zoning for agricultural use, or a Williamson Act contract? X
c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 1222(g)) or timberland (as defined in Public Resources Code section 4526)? X
d. Result in the loss of forest land or conversion of forest land to non-forest use? X 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? X
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.
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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 (I), 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 (I) 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 of forest 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.
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4.3 Air Quality
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Conflict with or obstruct implementation of the applicable air quality plan? X 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? X
c. Expose sensitive receptors to substantial pollutant concentrations? X d. Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? X
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
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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.
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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 Day). 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)
Construction VOC NOx CO SOx PM10 PM2.5
Maximum
Emissions 1.1 10.6 10.7 <1.0 2.8 1.5
SCAQMD
Threshold 75 100 550 150 150 55
Exceed
Threshold? No No No No No No
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 = PM10; 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.
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Table 4.3-2
Maximum Regional Operational Criteria Pollutant Emissions (Maximum Pounds per Day)
Operation VOC NOx CO SOx PM10 PM2.5
Maximum
Emissions <1.0 <1.0 <1.0 <1.0 <1.0 <1.0
SCAQMD
Threshold 55 55 550 150 150 55
Exceed
Threshold? No No No No No No
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 = PM10; 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 ls 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.
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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.
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4.4 Biological Resources
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a.Have a substantial adverse effect, eitherdirectly or through habitat modifications,on any species identified as a candidate,sensitive, or special status species in localor regional plans, policies, or regulations,or by the California Department of Fish andGame or U.S. Fish and Wildlife Service?
X
b.Have a substantial adverse effect on anyriparian habitat or other sensitive naturalcommunity identified in local or regionalplans, policies, regulations or by theCalifornia Department of Fish and Game orU.S. Fish and Wildlife Service?X
c.Have a substantial adverse effect on stateor federally protected wetlands (including,but not limited to, marsh, vernal pool,coastal, etc.) through direct removal, filling, hydrological interruption, or other means?X
d.Interfere substantially with the movementof any native resident or migratory fish orwildlife species or with established nativeresident or migratory wildlife corridors, orimpede the use of native wildlife nurserysites?X
e.Conflict with any local policies orordinances protecting biological resources,such as a tree preservation policy orordinance?X
f.Conflict with the provisions of an adoptedHabitat Conservation Plan, NaturalCommunity Conservation Plan, or otherapproved local, regional, or state habitatconservation plan?X
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?
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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
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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.
f) 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.5 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.
5 California Department of Fish and Wildlife, 2023. California Regional Conservation Plans Map. Available at:
https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=68626&inline. Accessed May 13, 2025.
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4.5 Cultural Resources
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a.Cause a substantial adverse change in thesignificance of a historical resourcepursuant to § 15064.5?X
b.Cause a substantial adverse change in thesignificance of an archaeological resourcepursuant to § 15064.5?X
c.Disturb any human remains, includingthose interred outside of dedicatedcemeteries?X
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
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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.
c) 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
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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 MLD shall complete their inspection within 48 hours of being
granted access to the site. The MLD would then determine, in consultation with the property
owner, the disposition of the human remains.
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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 significantenvironmental impact due to wasteful,inefficient, or unnecessary consumption ofenergy resources, during projectconstruction or operation?X
b.Conflict with or obstruct a state or localplan for renewable energy or energyefficiency?X
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.6 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
6 City of Diamond Bar, n.d. Utilities. Available at:
https://www.diamondbarca.gov/BusinessDirectoryII.aspx?lngBusinessCategoryID=23. Accessed June 9, 2025.
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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.7 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.
7 Southern California Edison. 2023. 2023 Power Content Label. Available:
https://www.energy.ca.gov/filebrowser/download/7362. Accessed July 2025.
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4.7 Geology and Soils
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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.
X
2) Strong seismic ground shaking? X 3) Seismic-related ground failure, including liquefaction? X 4) Landslides? X b. Result in substantial soil erosion or the loss of topsoil? X 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? X
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? X
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? X
f. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? X
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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.8 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.
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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.
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The Project site is mapped by the California Geologic Survey as being within a zone of potentially
liquefiable soils.9 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.
9 California Department of Conservation, Geologic Hazards Data Viewer. Available at:
https://maps.conservation.ca.gov/geologichazards/. Accessed June 10, 2025.
10 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.
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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.
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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.
Mitigation 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.
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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 significant impact on the environment? X
b. Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? X
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 (H2O), carbon dioxide (CO2), methane (CH4), nitrous oxide
(N2O), and ozone (O3). 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 N2O, 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
(O3), water vapor, nitrous oxide (N2O), 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, N2O, 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.
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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 CO2e per year for stationary/industrial sources and 3,000
metric tons (MT) of carbon dioxide equivalent (CO2e) 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
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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?bidId=.
Accessed June 10, 2025.
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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 N2O 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/year). 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)
Year Bio-CO2 NBio-CO2 Total CO2 CH4 N2O R CO2e
2025 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 = NBio-CO2; total carbon dioxide = total CO2; nitrous oxide =
and N2O; refrigerant emissions = R; and carbon dioxide equivalent = CO2e.
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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 4.7-2, 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)
Year Bio-CO2 NBio-CO2 Total CO2 CH4 N2O R CO2e
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 = NBio-CO2; total carbon dioxide = total CO2; nitrous oxide =
and N2O; 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 Bar 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
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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.
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4.9 Hazards and Hazardous Materials
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? X
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? X
c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? X
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? X
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?
X
f. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? X
g. Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? X
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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 e-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 e-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.
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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
12 State Water Resources Control Board, GeoTracker. Available at:
https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=880+s+lemon+ave%2C+diamond+bar.
Accessed August 2025.
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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.fire.ca.gov/what-we-do/community-wildfire-preparedness-and-mitigation/fire-hazard-severity-zones.
Accessed June 5, 2025.
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4.10 Hydrology and Water Quality
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a.Violate any water quality standards orwaste discharge requirements orotherwise substantially degrade surface orground water quality?X
b.Substantially decrease groundwatersupplies or interfere substantially withgroundwater recharge such that the project may impede sustainable groundwatermanagement of the basin?X
c.Substantially alter the existing drainagepattern of the site or area, includingthrough the alteration of the course of astream or river or through the addition ofimpervious surfaces, in a manner whichwould:X
1)Result in substantial erosion or siltationon- or off-site?X 2)Substantially increase the rate oramount of surface runoff in a mannerwhich would result in flooding on- oroffsite?X
3)Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systemsor provide substantial additionalsources of polluted runoff?X
4)Impede or redirect flood flows?X d)In flood hazard, tsunami, or seiche zones,risk release of pollutants due to projectinundation?X
e)Conflict with or obstruct implementation ofa water quality control plan or sustainablegroundwater management plan?X
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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.
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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.
c)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.
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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.
15 California Department of Conservation, California Tsunami Maps and Data, Available at:
https://www.conservation.ca.gov/cgs/tsunami/maps. Accessed June 11, 2025.
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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://walnutvalleywater.gov/wp-content/uploads/2023/03/FINAL-Walnut-Valley-Water-District-2020-
UWMP.pdf. Accessed August 1, 2025.
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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 community? X 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? X
a) Physically divide an established community?
No Impact. The Project site is zoned Light Industry (I). 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
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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 (I). 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.
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(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
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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.
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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 the region and the residents of the state? X
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? X
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.
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4.13 Noise
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a.Generation of a substantial temporary orpermanent increase in ambient noise levelsin the vicinity of the project in excess ofstandards established in the local generalplan or noise ordinance, or applicablestandards of other agencies?X
b.Generation of excessive groundbornevibration or groundborne noise levels?X c.For a project located within the vicinity of a private airstrip or an airport land use planor, where such a plan has not been adopted, within two miles of a public airport orpublic use airport, would the projectexpose people residing or working in theproject area to excessive noise levels?
X
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.
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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 Significant 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
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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
Noise Zone Designated Noise Zone Land
Use (Receptor Property) Time Interval Exterior Noise
Levels (dBA)
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.
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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.
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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 businesses) or indirectly (for example, through extension of roads or other infrastructure)? X
b. Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? X
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.
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4.15 Public Services
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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
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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.
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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 ofexisting neighborhood and regional parksor other recreational facilities such thatsubstantial physical deterioration of thefacility would occur or be accelerated?X
b.Does the project include recreationalfacilities or require the construction orexpansion of recreational facilities whichmight have an adverse physical effect onthe environment?X
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.
Mitigation 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.
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4.17 Transportation
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? X
b. Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? X
c. Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? X
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.
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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 15064.3, 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.
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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 (I). 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.
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4.18 Tribal Cultural Resources
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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 historical resources as defined in Public Resources Code section 5020.1(k), or X
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.
X
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
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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 – Gabrieleño Band of Mission Indians – Kizh Nation
• Christine Swindall Martinez, Secretary – Gabrieleño Band of Mission Indians – Kizh Nation
• Anthony Morales, Chairperson – Gabrieleño Tongva San Gabriel Band of Mission Indians
• Joseph Ontiveros, Tribal Historic Preservation Officer – Soboba Band of Luiseño Indians
• Jessica Valdez, Cultural Resource Specialist – Soboba Band of Luiseño Indians
On July 13, 2025, the Gabrieleño 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
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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
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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-Disturbing Activities
A. The project applicant/lead agency shall retain a Native American Monitor from or approved by
the Gabrieleño 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
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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.
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4.19 Utilities and Service Systems
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a.Require or result in the relocation orconstruction of new or expanded water, orwastewater treatment or storm waterdrainage, electric power, natural gas, ortelecommunications facilities, theconstruction or relocation of which couldcause significant environmental effects?
X
b.Have sufficient water supplies available toserve the project and reasonablyforeseeable future development duringnormal, dry and multiple dry years?X
c.Result in a determination by thewastewater treatment provider whichserves or may serve the project that it hasadequate capacity to serve the project’sprojected demand in addition to theprovider’s existing commitments?X
d.Generate solid waste in excess of State orlocal standards, or in excess of the capacityof local infrastructure, or otherwise impairthe attainment of solid waste reductiongoals?X
e.Comply with federal, state, and localmanagement and reduction statutes andregulations related to solid waste?X
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
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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.
c) 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?siteID=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?siteID-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?siteID=2093. Accessed May 14, 2025.
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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.
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4.20 Wildfire
If located in or near state responsibility areas
or lands classified as very high fire hazard
severity zones, would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a.Substantially impair an adopted emergencyresponse plan or emergency evacuationplan?X
b.Due to slope, prevailing winds, and otherfactors, exacerbate wildfire risks, andthereby expose project occupants to,pollutant concentrations from a wildfire orthe uncontrolled spread of a wildfire?X
c.Require the installation or maintenance ofassociated infrastructure (such as roads,fuel breaks, emergency water sources,power lines or other utilities) that mayexacerbate fire risk or that may result intemporary or ongoing impacts to theenvironment?
X
d.Expose people or structures to significantrisks, including downslope or downstreamflooding or landslides, as a result of runoff,post-fire slope instability, or drainagechanges?X
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.
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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.
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4.21 Mandatory Findings of Significance
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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?
X
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)?
X
c. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X
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;
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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, GEO-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.
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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://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=68626&inline. Accessed May 13, 2025.
California Department of Forestry and Fire Protection (CalFire), FHSZ Viewer. Available at:
https://osfm.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://caltrans.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?siteID=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?siteID=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?siteID=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?bidId=. Accessed June 10, 2025.
City of Diamond Bar, n.d. Utilities. Available at:
https://www.diamondbarca.gov/BusinessDirectoryII.aspx?lngBusinessCategoryID=23. Accessed
June 9, 2025.
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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.
State Water Resources Control Board, GeoTracker. Available at:
https://geotracker.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://walnutvalleywater.gov/wp-content/uploads/2023/03/FINAL-Walnut-Valley-
Water-District-2020-UWMP.pdf. Accessed August 1, 2025.
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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
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WALNUT VALLEY UNIFIED SCHOOL DISTRICT
E LECTRONIC BILLBOARD PROJECT
FINAL
INITIAL STUDY/MITIGATED N EGATIVE 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 L a n d U s e P l a n n i n g , D e s i g n , a n d E n v i r o n m e n t a l F i r m
Page 236 of 333
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
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Walnut Valley Unified School District Electronic Billboard Project
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November 2025 Page 1
Table of Contents
1.0 INTRODUCTION ................................................................................................................................. 2
2.0 RESPONSES TO COMMENTS ............................................................................................................. 3
3.0 ERRATA ............................................................................................................................................ 17
4.0 MITIGATION MONITORING AND REPORTING PROGRAM .............................................................. 18
Mitigation Monitoring and Reporting Program Checklist ....................................................................... 21
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Walnut Valley Unified School District Electronic Billboard Project
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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 (I).
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.
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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
A
State of California
Department of Toxic Substances Control (DTSC)
Tamara Purvis
Associate Environmental Planner
September 26, 2025
B
State of California
Department of Transportation (Caltrans)
Miya Edmonson
LDR/CEQA Branch Chief
October 15, 2025
C William Moore
Resident September 26, 2025
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.).
Page 240 of 333
dtsc.ca.gov
SENT VIA ELECTRONIC MAIL
September 26, 2025
Rudy Lopez
Assistant Planner
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
rlopez@diamondbarca.gov
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
COMMENT LETTER A
A-1
Page 241 of 333
Rudy Lopez
September 26, 2025
Page 2
enhancements along the SR-60 frontage. DTSC recommends and requests
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), §17210, §17213.1, and §17213.2, unless otherwise
specifically exempted under section §17268. 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
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
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
Imported Fill Material Fact Sheet if importing fill is necessary. To minimize the
possibility of introducing contaminated soil/fill material, there should be
COMMENT LETTER A
A-1con't
A-2
A-3
A-4
Page 242 of 333
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
intended land use. The soil sampling should include analysis based on the
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
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@dtsc.ca.gov
COMMENT LETTER A
A-4con't
A-5
Page 243 of 333
Rudy Lopez
September 26, 2025
Page 4
cc: (via email)
Governor’s Office of Land Use and Climate Innovation
State Clearinghouse
State.Clearinghouse@lci.ca.gov
Christine Abraham
Principal Planner
De Novo Planning Group / Consulting Firm
cabraham@denovoplanning.com
Matthew Torres
Assistant Superintendent
Walnut Valley Unified School District / Project Applicant
matorres@wvusd.k12.ca.us
Andy Goodman
President
Evergreen Media, LLC. / Project Applicant
andygoodman.age@gmail.com
Dave Kereazis
Associate Environmental Planner
HWMP-Permitting Division – CEQA Unit
Department of Toxic Substances Control
Dave.Kereazis@dtsc.ca.gov
Scott Wiley
Associate Governmental Program Analyst
HWMP - Permitting Division – CEQA Unit
Department of Toxic Substances Control
Scott.Wiley@dtsc.ca.gov
COMMENT LETTER A
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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
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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.
Page 246 of 333
“Provide a safe and reliable transportation network that serves all people and respects the environment”
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
PHONE (213) 269-1124
FAX (213) 897-1337
TTY 711
www.dot.ca.gov
Making Conservation
a California Way of Life
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
Caltrans prior to placement, you may visit our website at
COMMENT LETTER B
B-2
B-1
Page 247 of 333
Rudy Lopez, Assistant Planner
October 15, 2025
Page 2 of 2
“Provide a safe and reliable transportation network that serves all people and respects the environment”
https://dot.ca.gov/programs/traffic-operations/oda
for our permit application forms and permitting requirements. Also, please note
that this freeway segment may be classified as a Landscaped Freeway and
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
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
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
COMMENT LETTER B
B-2con't
B-3
B-4
B-5
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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.
Page 249 of 333
COMMENT LETTER C
Page 250 of 333
C-1
COMMENT LETTER C
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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.
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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 strikeout for 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 Project 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 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 MLD shall complete their inspection within 48 hours
of being granted access to the site. The MLD would then determine, in consultation with
the property owner, the disposition of the human remains.
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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
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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.
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Mitigation Monitoring and Reporting Program Checklist
Mitigation Measures Implementation
Timing
Monitoring/
Reporting
Methods
Responsible
for Approval/
Monitoring
Verification
Initials Date Remarks
CULTURAL RESOURCES
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 Project 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.
During ground-
disturbing
activities
Notification of
Native
American
Heritage
Commission, if
identified
remains are
Native
American in
origin
Community
Development
Department
Director, or
designee
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 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
During ground-
disturbing
activities
Notification of
Los Angeles
County
Coroner/
Notification of
Native
American
Heritage
Commission, if
identified
remains are
Native
Community
Development
Department
Director, or
designee
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Mitigation Measures Implementation
Timing
Monitoring/
Reporting
Methods
Responsible
for Approval/
Monitoring
Verification
Initials Date Remarks
(MLD) from the deceased Native American. The MLD
shall complete their inspection within 48 hours of being
granted access to the site. The MLD would then
determine, in consultation with the property owner, the
disposition of the human remains.
American in
origin
GEOLOGY AND SOILS
Mitigation 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.
During ground-
disturbing
activities
Assessment of
resources by a
professional
vertebrate
paleontologist.
If significant
under CEQA,
verify
additional
work, such as
data recovery
excavation, has
been
implemented.
Community
Development
Department
Director, or
designee
TRIBAL CULTURAL RESOURCES
Mitigation Measures
TCR-1: Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing Activities.
a) The project applicant/lead agency shall retain a Native
American Monitor from or approved by the Gabrieleño
Band of Mission Indians – Kizh Nation. The monitor shall
be retained prior to the commencement of any “ground-
During ground-
disturbing
activities
Grading Plan:
Prior to grading
or ground
disturbing
activities
Community
Development
Department
Director, or
designee
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Mitigation Measures Implementation
Timing
Monitoring/
Reporting
Methods
Responsible
for Approval/
Monitoring
Verification
Initials Date Remarks
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
Prior to
issuance of any
grading permit
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Mitigation Measures Implementation
Timing
Monitoring/
Reporting
Methods
Responsible
for Approval/
Monitoring
Verification
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
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.
During ground-
disturbing
activities
Grading Plan:
Prior to grading
or ground
disturbing
activities.
Prior to
issuance of any
grading
permits
Community
Development
Department
Director, or
designee
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 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
During ground-
disturbing
activities
Grading Plan:
Prior to grading
or ground
disturbing
activities
Prior to
issuance of any
grading
permits
Community
Development
Department
Director, or
designee
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Mitigation Measures Implementation
Timing
Monitoring/
Reporting
Methods
Responsible
for Approval/
Monitoring
Verification
Initials Date Remarks
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.
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Page 263 of 333
ORDINANCE NO. 01 (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. 2025-19 recommending City Council approval of said
Development Code Amendment; and
WHEREAS, on December 5, 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 December 16, 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
Page 264 of 333
Ordinance No. 01 (2026)
2
Planning Commission Resolution No. 2025-19 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,
including billboards and outdoor advertising;
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 strikethrough text and additions shown in double underline):
(b) 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:
Page 265 of 333
Ordinance No. 01 (2026)
3
(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 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.
(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
Page 266 of 333
Ordinance No. 01 (2026)
4
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
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
strikethrough 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
Page 267 of 333
Ordinance No. 01 (2026)
5
(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 20th day of January, 2026, by the City Council
of the City of Diamond Bar.
CITY OF DIAMOND BAR
Steve Tye, Mayor
Page 268 of 333
Ordinance No. 01 (2026)
6
ATTEST:
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 16th day of December, 2025, and was finally passed at
a regular meeting of the City Council of the City of Diamond Bar held on the 20th day of
January, 2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
Kristina Santana, City Clerk
Page 269 of 333
ORDINANCE NO. 02 (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 (I); 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. 2025-20, recommending City Council approval of said
Development Agreement; and
WHEREAS, on December 5, 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 270 of 333
Ordinance No. 02 (2026)
2
WHEREAS, on December 16, 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. 2025-20 recommending City Council approval of
said Development Agreement, 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.
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.
Page 271 of 333
Ordinance No. 02 (2026)
3
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 at a regular meeting of the City Council of the City
of Diamond Bar on the 20th day of January, 2026.
CITY OF DIAMOND BAR
__________________________
Steve Tye, Mayor
ATTEST:
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 16th day of December, 2025, and was finally passed at
a regular meeting of the City Council of the City of Diamond Bar held on the 20th day of
January, 2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
Kristina Santana, City Clerk
Page 272 of 333
Ordinance No. 02 (2026)
5
Exhibit A
Development Agreement No. 2026-01
[Attached]
Page 273 of 333
Page 1 of 8
RECORDING REQUESTED BY )
AND WHEN RECORDED MAIL TO: )
City Clerk’s Office )
City of Diamond Bar )
21810 Copley Drive )
Diamond Bar, CA 91765 )
)
___________________________________________________________________
(Space above for Recorder)
APN: Portion of 8760-015-901
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 16th day of
December, 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.
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5. The CITY’s City Council approved a Development Code Amendment, Conditional
Use Permit, and Development Review on December 16, 2025 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 Building 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. 2025-XX, attached hereto and incorporated herein as Exhibit “B”,
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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:
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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.
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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
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Page 6 of 8
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.
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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]
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IN WITNESS WHEREOF, these parties have executed this Agreement on the
day and year shown below.
"CITY"
CITY OF DIAMOND BAR,
a municipal corporation
BY:___________________
Mayor
Date:_____________
ATTEST:
_______________________
City Clerk
Date:______________
APPROVED AS TO FORM:
_______________________________
City Attorney
Date: ___________
"DISTRICT"
Walnut Valley Unified School
District
By: ___
Name:______________________
Title:_______________________
Date:______________
ATTEST:
_______________________
Secretary
Date:______________
APPROVED AS TO FORM:
_______________________________
General Counsel
Date: ___________
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Exhibit A
EXHIBIT A
LEASE AGREEMENT BETWEEN DISTRICT AND EVERGREEN
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Exhibit B
EXHIBIT B
CITY COUNCIL RESOLUTION NO. 2025-37
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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)
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RESOLUTION NO. 2025-37
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR,
CALIFORNIA, APPROVING 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) 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 (I) 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 (I) 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
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Resolution No. 2025-37
2
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 approving the
Mitigated Negative Declaration and adopting the Mitigation Monitoring and
Reporting Program for the project was reviewed by the City Council concurrently
with this Resolution.
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. Notification of the public hearing for this project was published in the San Gabriel
Valley Tribune newspaper on December 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.
10. On December 16, 2025, the City Council 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.
11. 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 City Council of the City
of Diamond Bar as follows:
1. This City Council hereby specifically finds that all of the facts set forth in the
Recitals, Part A, of this Resolution are true and correct;
2. The City Council hereby finds that 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
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3
period for the MND began on September 22, 2025, and ended on October 21,
2025. Furthermore, the City Council 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 City Council hereby
finds and approves 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
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
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4
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.
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.
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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.
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
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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 façade [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
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.
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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
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.
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8
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 City Council hereby finds and approves the Conditional
Use Permit and Development Review subject to the following conditions, and the
attached Conditions of Approval:
A. GENERAL
1. 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
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
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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
1. This approval is for the site plan, elevations, exterior materials, and
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 City Council shall:
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Resolution No. 2025-37
10
(a) Certify to the adoption of this Resolution; and
(b) Forthwith transmit a certified copy of this Resolution to the Walnut Valley Unified
School District, 880 South Lemon Avenue, Diamond Bar, CA 91789.
PASSED, APPROVED, AND ADOPTED this 16th day of December, 2025.
CITY OF DIAMOND BAR
_________________________
Steve Tye, Mayor
ATTEST:
I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the foregoing
Resolution was duly introduced, passed, and adopted by the City Council held on the 16th day
of December, 2025, by the following vote:
AYES: Council Member:
NOES: Council Member:
ABSENT: Council Member:
ABSTAIN: Council Member:
_________________________
Kristina Santana, City Clerk
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Resolution No. 2025-37
11
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:
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12
(a) Applicant shall provide a defense to the City defendants or at the City's
option reimburse the City its costs of defense, including reasonable
attorneys fees, incurred in defense of such claims.
(b) Applicant shall promptly pay any final judgment rendered against the City
defendants. The City shall promptly notify the applicant of any claim,
action of proceeding, and shall cooperate fully in the defense thereof.
2. This approval shall not be effective for any purpose until the applicant and owner
of the property involved have filed, within twenty-one (21) days of approval of this
Development 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.
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Resolution No. 2025-37
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10. Property owner/applicant shall remove the public hearing notice board within
three (3) days of this project's approval.
11. The applicant shall comply with the requirements of City Planning, Building and
Safety Divisions, and Public Works Department.
B. FEES/DEPOSITS
1. 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.
C. TIME LIMITS
1. 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.
D. SITE DEVELOPMENT
1. 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.
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Resolution No. 2025-37
14
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.
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
1. The site shall be maintained in a condition, which is free of debris both during and
after the construction, addition, or implementation of the entitlement approved
herein. The removal of all trash, debris, and refuse, whether during or
subsequent to construction shall be done only by the property owner, applicant
or by a duly permitted waste contractor, who has been authorized by the City to
provide collection, transportation, and disposal of solid waste from residential,
commercial, construction, and industrial areas within the City. It shall be the
applicant's obligation to ensure that the waste 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
1. 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
1. Prior to issuance of a building permit, the applicant shall submit a detailed
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Resolution No. 2025-37
15
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.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL CONDITIONS:
1. 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
Page 299 of 333
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 (I)
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 (I) 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 (I) 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.
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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
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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 302 of 333
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 Plan Designation Zoning District Land Use
Site School I
WVUSD Administrative Office,
Vehicle Maintenance, and
Parking Lot
North School I Walnut Elementary School
South N/A N/A State Route 60
East Low-Medium Residential RLM Single-Family Residential
West 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
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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.
Elevations
The overall height of the proposed billboard is 97 feet, measured from the finished grade to the highest point of
the structure.
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
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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 Authority (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 (MND), 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 22.70)
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' × 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
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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:
Development Feature
Proposed Billboard
Development
Standards
Proposed Meets
Requirements
Page 306 of 333
Agenda Item #: 6.1
Meeting Date: November 25, 2025
Max. Distance from
Freeway Right-of-Way 400’ 37’-8” Yes
Min. Separation from
Nearest Billboard
800’ from any existing
static billboard, 2,000’
from any existing digital
billboard
810’ from existing static
billboard, N/A for digital
billboard
Yes
Min. Separation from
Nearest Residentially
Zoned Parcel or
Boundary
400’ 510’ Yes
Max. Billboard Height
from Nearest Edge of
the Freeway Surface
75’ plus 10’ for
architectural or
decorative elements
68’-7” plus 7’ for
architectural/decorative
elements
Yes
Max. Sign Face
Dimensions and Area
48’ in length and 14’ in
height, 672 square feet
48’ in length and 14’ in
height, 672 square feet Yes
Max. Number of Sign
Faces Two Two Yes
Max. Degree Between
Sign Faces 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 307 of 333
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 0.125-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 308 of 333
Agenda Item #: 6.1
Meeting Date: November 25, 2025
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 309 of 333
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 City’s Annual 25% Share
(Community Benefit Fee)*
1-5 $300,000/year $75,000/year
6-10 $345,000/year $86,250/year
11-15 $396,750/year $99,187.50/year
16-20 $456.262.50/year $114,065.63/year
*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 310 of 333
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.
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.
Page 311 of 333
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 312 of 333
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
Gabrieleño Band of Mission Indians (Kizh Nation), Gabrieleño Tongva San Gabriel Band of Mission Indians, and
the Soboba Band of Luiseño Indians. On June 24, 2025, the City received a letter from the Gabrieleño Band of
Mission Indians (Kizh Nation), indicating that the Project lies in an area where the ancestral territories of the Kizh
(Kitc) Gabrieleño 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:
1. Draft Resolution No. 2025-XX (Recommending Approval of MND)
2. Draft Resolution No. 2025-XX (Recommending Approval of DCA)
3. Draft Resolution No. 2025-XX (Recommending Approval of DA)
Page 313 of 333
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 314 of 333
MINUTES OF THE CITY OF DIAMOND BAR
REGULAR MEETING OF THE PLANNING COMMISSION
November 25, 2025
1. CALL TO ORDER:
C/Barlas 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: VC/Worthington
ROLL CALL: Mehta, Torres, V/C Worthington, C/Barlas
ABSENT: Rawlings
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
Commissioner Rawlings arrived at 6:33 p.m.
2. PUBLIC COMMENTS: Mr. Huang, resident who resides on Trigger Lane,
expressed concerns with an on-going permit. C/Barlas suggested Mr. Huang contact
City Hall during normal business hours.
3. CONSENT CALENDAR:
3.1 MINUTES OF THE PLANNING COMMISSION REGULAR MEETING –
October 14, 2025.
Rawlings moved, and VC/Worthington 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: 1 COMMISSIONERS: Barlas
ABSENT: 0 COMMISSIONERS: None
4. OLD BUSINESS:
5. NEW BUSINESS:
6. PUBLIC HEARING:
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
Page 315 of 333
November 25, 2025 PAGE 2 PLANNING COMMISSION
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 (I)
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 (I) 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.
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,
CA, 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
Page 316 of 333
November 25, 2025 PAGE 3 PLANNING COMMISSION
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 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
Page 317 of 333
November 25, 2025 PAGE 4 PLANNING COMMISSION
Gabrieleño Band of Mission Indians (Kizh Nation), Gabrieleño Tongva San Gabriel Band
of Mission Indians, and the Soboba Band of Luiseño Indians. On June 24, 2025, the City
received a letter from the Gabrieleño Band of Mission Indians (Kizh Nation), indicating that
the Project lies in an area where the ancestral territories of the Kizh (Kitc) Gabrieleño
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 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.
AP/Lopez presented the staff report.
C/Barlas opened the public hearing.
The following provided public comments:
Leila Abou-Taleb, Walnut Valley Unified School District Board President
Andy Goodman, Evergreen Outdoor
Angie, resident
Cindy Tam, resident
Torres moved, and VC Worthington seconded to adopt Resolution Nos. 2025-18, 2025-19,
2025-20 and 2025-21 approving all exhibits for PL 2024-40 Walnut Valley Unified School
District (WVUSD) Electronic Billboard Project No. PL2024-40 subject to the conditions of
approval. Motion carried 5-0 by the following Roll Call vote:
AYES: 5 COMMISSIONERS: Torres, Worthington, Rawlings, Mehta, Barlas
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
Page 318 of 333
November 25, 2025 PAGE 5 PLANNING COMMISSION
ABSENT: 0 COMMISSIONERS: None
7. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
C/Barlas announced her retirement from the Planning Commission.
Commissioners commended staff for well written report and presentation.
8. STAFF COMMENTS/INFORMATIONAL ITEMS:
CDD/Gubman informed the Planning Commission that both meetings in December are
canceled.
9. SCHEDULE OF FUTURE EVENTS:
As noted in the agenda.
10. ADJOURNMENT: With no further business before the Planning Commission, C/Barlas
adjourned the Regular Planning Commission meeting at 7:21 p.m.
The foregoing minutes are hereby approved this __ day of ______, 2026.
Attest:
Respectfully Submitted,
_______________________________________
Greg Gubman, Community Development Director
_____________________________
Naila Barlas, Chairperson
Page 319 of 333
LOCATION MAP
N.T.S.
PROJECT DATA
PROJECT SITE
·
·
·
·
·
·
SITE PLAN
SCALE: 1"=50'
10'0
GRAPHIC SCALE
50'30'50'
·
·
ENLARGED BILLBOARD LOCATION & CALLOUT
SCALE: 1"=30'
VICINITY MAP
SCALE: N.T.S.
·
HVACHVAC
SIDEWALKMODULAREXISTING BUILDING
(1 STORY)
EXISTING BUILDING
(1 STORY)
EXISTING BUILDING (1
STORY)
BUS PARKING
MAINT.STOR.LANDSC
A
P
E FREEWA
Y
LANDSC
A
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ACCESS
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PROJECT SITE
8680
S T R U C T U R E S F O U N D A T I O N S
3380 FLAIR DRIVE, SUITE 225, EL MONTE, CA. 91731 (626) 234-2247
A1
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DIAMOND BARDIAMOND BARDIAMOND BARDIAMOND BAR DIAMOND BARDIAMOND BAR DIAMOND BARDIAMOND BARDIAMOND BARDIAMOND BAR
PLAN VIEW
SCALE: 1/8"=1'-0"
N.T.S.3SCREEN CONNECTION DETAIL
N.T.S.4 UPRIGHT FRAME CONNECTION TO PIPE BEAMS
WEST ELEVATION OF L.E.D. VEE BOARDS
SCALE: 1/8"=1'-0"
14'x48' VEE
L.E.D. BOARD
672 S.F.
SOUTH ELEVATION OF L.E.D. VEE BOARDS
SCALE: 1/8"=1'-0"
14'x48' VEE
L.E.D. BOARD
672 S.F.
14'x48' VEE
L.E.D. BOARD
672 S.F.
14'x48' VEE
L.E.D. BOARD
672 S.F.
NORTH ELEVATION OF L.E.D. VEE BOARDS
SCALE: 1/8"=1'-0"
N.T.S.1MATERIAL BOARD
A
B
C
D
E
EAST ELEVATION OF L.E.D. VEE BOARDS
SCALE: 1/8"=1'-0"
F
1
2
6'-6" HILL
7'-0" HILL
4'-0" HILL
WHITE ACRYLIC
RAISED LETTERS
PMS COOL GRAY
11C @ 100%
PMS COOL GRAY
11C @ 40%
8680
S T R U C T U R E S F O U N D A T I O N S
3380 FLAIR DRIVE, SUITE 225, EL MONTE, CA. 91731 (626) 234-2247
A2
Page 322 of 333
DIAMOND BAR
B BOLLARD POST DET.
SCALE: N.T.S.
B1 BOLLARD POST
SCALE: N.T.S.
A SIGN BASE & CLADDING DET.
SCALE: N.T.S.
SECTION 2 ( LOOKING EAST)
SCALE: 1/8"=1'-0"
SECTION 1 (LOOKING SOUTH)
SCALE: 1/8"=1'-0"
F
1
2
6'-6" HILL
7'-0" HILL
4'-0" HILL
WHITE ACRYLIC
RAISED LETTERS
DIAMOND BARDIAMOND BAR
DIAMOND BARDIAMOND BAR
WEST ELEVATION (SEE TOP CITY ID NOTES HEREIN)
EAST ELEVATION (SEE TOP CITY ID NOTES HEREIN)
8680
S T R U C T U R E S F O U N D A T I O N S
3380 FLAIR DRIVE, SUITE 225, EL MONTE, CA. 91731 (626) 234-2247
A3
Page 323 of 333
Pole cover to be approximately 8' wide at the base, internal 2'x2'x1/4" 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 PMS Cool Gray 11C @ 100%, accent color of pole cover to be PMS Cool Gray
11C @ 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 - PMS 378C, 377C, 377C at 70%. Continuous back to be PMC 378C.
Page 324 of 333
Agenda Item #: 9.1
Meeting Date: December 16, 2025
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Annual Appointment of Council Members to Serve on Local and Regional
Boards, Commissions and Committees.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Ratify the Mayor's appointments, and adopt Resolution No. 2025-38 confirming appointments to the San
Gabriel Valley Council of Governments.
FINANCIAL IMPACT:
None.
BACKGROUND:
Following the annual reorganization of the City Council, it is customary for the newly selected Mayor to
appoint Council Members to serve on various local and regional organizations of which the City is a member.
In addition, the Mayor also makes appointments to the various standing committees and ad-hoc committees
created by the City Council. The Mayor’s appointments are included in Attachment 1.
ANALYSIS:
Pursuant to the bylaws of the San Gabriel Valley Council of Governments (SGVCOG), a resolution must be
adopted to formalize the Mayor’s appointments to the SGVCOG. The proposed Resolution (Attachment 2)
confirming the appointments will be sent to the SGVCOG upon adoption.
PREPARED BY:
Kristina Santana, City Clerk, City Clerk's Office
ATTACHMENTS:
Page 325 of 333
Agenda Item #: 9.1
Meeting Date: December 16, 2025
1. City Council Appointments List - 2026
Page 326 of 333
2026 City Council Appointments 1 Effective: 12/16/2025
2026 CITY COUNCIL APPOINTMENTS
Effective 12/16/2025
INTERGOVERNMENTAL AGENCIES AND ORGANIZATIONS
AGENCY/ORGANIZATION DELEGATE/ALTERNATE
California Contract Cities Association
(Board of Directors membership – CCCA bylaws specify that voting
delegate and alternate needs to be any City elected official)
17315 Studebaker Road, Suite 210, Cerritos, CA 90701
Executive Director Marcel Rodarte 562-622-5533 FAX 562-
222-8183
Meets 3rd Wednesday of each month at 6:30 p.m. (social hour),
7:30 p.m., dinner, various locations. Reservations required.
Ruth Low - Delegate
Chia Teng - Alternate
Foothill Transit Board
(Foothill Transit is governed by a Joint Powers Authority of 22
member cities and the County of Los Angeles. The larger Governing
Board is divided into five regional clusters that elect representatives
one a year at the agency’s annual meeting to serve on a five-member
Executive Board – City of Diamond Bar –Cluster 4)
Doran Barnes, Exec. Dir., 100 S. Vincent Ave., Suite 200, West
Covina, CA 91790, 626-931-7300, FAX 626-915-1143
Meets last Friday of each month at 8:00 a.m. at above address.
Steve Tye - Delegate
Ruth Low - Alternate
Greater Los Angeles County Vector Control District
(Appointment of Trustee – does not have to be an elected official.
Appointment is for 2-year term; 2026 & 2027)
12545 Florence Ave., Santa Fe Springs, CA 90670, 562-944-
9656, FAX 562-944-7976
Meets 2nd Thursday of the month at 7:00 pm at the address
above.
Stan Liu- Trustee
Page 327 of 333
2026 City Council Appointments 2 Effective: 12/16/2025
Joint Powers Insurance Authority
(Board of Directors membership – Delegate must be any elected
official appointed by the Mayor. Alternate may be elected official or
staff member)
Alex Smith, Executive Director, 8081 Moody St., La Palma, CA
90623, 800-229-2343, FAX 562-860-4992
General Board Committee meets annually each July - location
to be announced.
Steve Tye - Delegate
Ruth Low - Alternate
L.A. County Sanitation District No. 21
(Board of Directors Membership – Mayor is automatically delegate
per Health & Safety Code Sec. 4730.1. Alternate is required to be an
elected official whose appointment is confirmed by City Council
action)
Grace Hyde, Chief Engineer & General Manager, 1955
Workman Mill Rd., Whittier CA 90607-4998 Mailing: P.O. Box
4998, Whittier CA 90607-4998, 562-699-7411 x1500, FAX 562-
695-8660
Meets 4th Wednesday of each month at 1:30 p.m. at District
Office.
Steve Tye - Delegate
Ruth Low - Alternate
L.A. County City Selection Committee
(Board of Directors membership - Mayor and Mayor Pro Tem are
automatically designated as Delegate and Alternate, respectively)
Patrick Ogawa, Acting Executive Officer, Board of Supervisors,
Kenneth Hahn Hall of Administration, 500 W. Temple St., Room
383, Los Angeles, CA 90012, 213-974-1401, FAX 213-620-
0636
Meets: After the League of California Cities - L.A. County
Division Meeting - (Approx. 8:30 p.m.)
Steve Tye - Delegate
Ruth Low - Alternate
League of California Cities - L.A. County Division
(Board of Directors membership – Delegate and alternate must be
elected officials. Mayor does not have to be appointed)
Jennifer Quan, P.O. Box 1444, Monrovia, CA 91017, 626-786-
5142, FAX 626-460-8034
Meets 1st Thursday each month at 6:30 p.m. at various
locations.
Andrew Chou - Delegate
Chia Teng - Alternate
Page 328 of 333
2026 City Council Appointments 3 Effective: 12/16/2025
San Gabriel Valley Council of Governments
(Board of Directors membership – Delegate and alternate must be
elected officials. Adoption of a resolution confirming the
appointment is required.
Marisa Creter, Executive Director, 1333 S. Mayflower Avenue,
Suite 360, Monrovia, CA 91016, 626-457-1800, FAX 626-457-
1285 sgv@sgvcog.org.
Meets 3rd Thursday of each month at 4:00 p.m. at SGVCOG
Offices, 1333 S. Mayflower Avenue, Suite 360, Monrovia, CA
91016.
Andrew Chou - Delegate
Stan Liu - Alternate
Southern California Association of Governments (SCAG)
(Board of Directors membership – Delegate and alternate must be
elected officials but there is no requirement that delegate be the
Mayor) (Appointment to SCAG District 37 is not contingent on
appointment as delegate or alternate by the City)
900 Wilshire Boulevard, Suite 1700, Los Angeles, CA 90017,
213-236-1800, FAX 213-236-1816
General Assembly meets annually each March - location to be
announced.
Stan Liu - Delegate
Chia Teng - Alternate
Tres Hermanos Conservation Authority
(2 Board of Directors Memberships & 1 Alternate – Council may
appoint anyone)
c/o City of Industry, Joshua Nelson, Executive Director
Meets 2nd Wednesday quarterly in March, June, September
and December at 6:00 pm at City of Industry, 15625 Mayor
Dave Way, City of Industry, CA 91744
Andrew Chou - Delegate
Stan Liu - Delegate
Chia Teng - Alternate
Wildlife Corridor Conservation Authority (WCCA)
(Board of Directors Membership – Council may appoint anyone)
Joseph Edmiston, Executive Director, Contact Judi Tamasi
5810 Ramirez Canyon Rd., Malibu, CA 90265, 310-589-3230
x121
Chia Teng - Delegate
Stan Liu - Alternate
Page 329 of 333
2026 City Council Appointments 4 Effective: 12/16/2025
CITY COUNCIL STANDING COMMITTEES
COMMITTEE MEMBERS
City Audit Committee (Mayor & Mayor Pro Tem)
Steve Tye
Ruth Low
City Council Goals/City Manager Evaluation (Mayor & Mayor
Pro Tem)
Steve Tye
Ruth Low
Economic Development Andrew Chou
Ruth Low
Fee Study Sub-Committee
Andrew Chou
Chia Teng
LLAD Council Sub-Committee
N/A
Legislative Subcommittee
Andrew Chou
Ruth Low
Neighborhood Improvement
Stan Liu
Chia Teng
Public Safety Committee (Mayor & Mayor Pro Tem) Steve Tye
Ruth Low
Council Policy Review Subcommittee Andrew Chou
Chia Teng
Page 330 of 333
2026 City Council Appointments 5 Effective: 12/16/2025
CITY COUNCIL LIAISON
COMMITTEE DELEGATE/ALTERNATE
Regional Chamber of Commerce – San Gabriel Valley
Stan Liu - Delegate
Andrew Chou - Alternate
Diamond Bar Community Foundation
Stan Liu - Delegate
Chia Teng - Alternate
Library
Stan Liu - Delegate
Ruth Low - Alternate
Pomona Unified School District/City
Ruth Low - Delegate
Chia Teng - Alternate
Senior Citizen
Ruth Low - Delegate
Andrew Chou - Alternate
Walnut Valley Unified School District/City
Stan Liu - Delegate
Andrew Chou - Alternate
Page 331 of 333
Agenda Item #: 9.2
Meeting Date: December 16, 2025
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Appointments to the Parks and Recreation Commission and Planning
Commission to Fill Unexpired Terms.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Ratify Mayor Tye’s appointment of Lee Mao to the Planning Commission and Devang Mehta to the Parks &
Recreation Commission.
FINANCIAL IMPACT:
None.
BACKGROUND:
The City of Diamond Bar has three standing Commissions: the Parks and Recreation Commission, the Planning
Commission, and the Traffic and Transportation Commission. The Commissions serve in an advisory capacity to
the City Council. The City Code provides for each Council Member to appoint one individual per Commission
to serve a two-year term, subject to confirmation by a majority vote of the Council. Commissioner
appointments were last made in February 2025 with terms running through February 2027.
ANALYSIS:
Mayor Tye appointed Naila Barlas to the Planning Commission in February 2025. After serving on the Planning
Commission for almost 10 years, Commissioner Barlas has submitted her resignation effective November 26,
2025. In the event of a vacancy, the City Code provides for the appointing Council Member to make another
appointment to fill the unexpired term.
Following the solicitation of applications from November 18 through December 8, 2025, Mayor Tye has selected
Parks & Recreation Commissioner Lee Mao (also an appointee of Mayor Tye) to serve the remaining unexpired
term on the Planning Commission through February 2027. This has created a vacancy on the Parks &
Recreation Commission. Mayor Tye has selected Devang Mehta to serve the remaining unexpired term on the
Parks & Recreation Commission through February 2027.
Page 332 of 333
Agenda Item #: 9.2
Meeting Date: December 16, 2025
PREPARED BY:
Kristina Santana, City Clerk, City Clerk's Office
ATTACHMENTS:
None
Page 333 of 333