HomeMy WebLinkAbout02/10/2026MINUTES OF THE CITY OF DIAMOND BAR
REGULAR MEETING OF THE PLANNING COMMISSION
February 10, 2026
1. CALL TO ORDER:
AC/Torres 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: Mao
ROLL CALL: Mehta, Torres, Mao
ABSENT: Rawlings, Worthington
STAFF PRESENT: Greg Gubman, Community Development Director, Grace
Lee, Planning Manager, Hal Ghafari, Public Works
Manager/Assistant City Engineer, Neal Payton, Consultant,
Marie Campbell, Consultant, Arlene Laviera, Administrative
Coordinator; Ricia R. Hager, Assistant City Attorney and
Michael Daudt, Assistant City Attorney.
1 2. PUBLIC COMMENTS: None.
16 3. CONSENT CALENDAR:
3.1 MINUTES OF THE PLANNING COMMISSION REGULAR MEETING —
November 25, 2025.
Mao moved, and Mehta seconded to approve consent calendar. Motion carried 3-0-0-
2 by the following Roll Call vote:
AYES: 3 COMMISSIONERS: Mao, Mehta, A/C Torres
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Rawlings, Worthington
4. OLD BUSINESS:
5. NEW BUSINESS:
6. PUBLIC HEARING:
6.1 Town Center Specific Plan: The proposed Diamond Bar Town Center Specific Plan
am ("TCSP" or "Project") establishes a comprehensive regulatory framework to guide the
IN transformation of approximately 45 acres of existing suburban -style retail centers into a
pedestrian -oriented, mixed -use downtown, or "Town Center." The Specific Plan provides for
a mix of residential, commercial, hotel, entertainment, and public open space uses, supported
February 10, 2026 PAGE 2 PLANNING COMMISSION
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by form -based development standards intended to shape building scale, massing, and
transitions adjacent to existing neighborhoods.
At buildout, the TCSP would allow development of up to 2,055 residential units, 200 hotel
rooms, approximately 446,000 square feet of commercial space, and 40,000 square feet of
public open space. Compared to development assumptions under the General Plan (as
amended by the 2022 Housing Element Update), the Project increases residential capacity
and open space while reducing overall commercial square footage.
Environmental review has been completed through a Final Supplemental EIR (Final "SIR")
prepared as a supplement to the previously certified General Plan EIR, including a
subsequent Addendum adopted for the 2021-2029 Housing Element Update. The Final SIR
identifies significant and unavoidable impacts related to air quality and transportation (vehicle
miles traveled). A Statement of Overriding Considerations has been prepared to weigh the
Project's unavoidable environmental effects against a series of economic, social, planning,
and legal benefits supported by substantial evidence in the record.
Required Legislative Actions
In addition to adopting the TCSP regulatory document, concurrent legislative actions include
a General Plan Amendment and zoning map and text amendments. These actions align the
General Plan land use designations and zoning with the Town Center Specific Plan to ensure
internal consistency and to implement the Specific Plan's land use framework.
The Planning Commission's role is advisory. In other words, the Commission is asked to
evaluate the policy framework of the Specific Plan, its consistency with adopted plans, and
the adequacy of the environmental review, and to forward a recommendation to the City
Council.
Enactment of the TCSP requires the following discretionary actions:
1. Adoption of the Diamond Bar Town Center Specific Plan;
2. Adoption of a General Plan Amendment;
3. Adoption of zoning map and zoning text amendments; and
4. Certification of the Final Supplemental EIR, adoption of Findings of Fact and Statement
of Overriding Considerations, and adoption of the Mitigation Monitoring and Reporting
Program.
The two attached resolutions drafted for the Planning Commission's consideration incorporate
recommended actions for the City Council to consider at an upcoming hearing.
Environmental Assessment:
In accordance with the California Environmental Quality Act (CEQA), the City, as Lead
Agency, prepared a Supplemental Environmental Impact Report (SIR) to evaluate the
potential environmental impacts associated with adoption and implementation of the TCSP
and related legislative actions. The SIR was prepared as a supplement to the previously
i
February 10, 2026 PAGE 3 PLANNING COMMISSION
certified Diamond Bar General Plan 2040 and Climate Action Plan Program Environmental
Impact Report (State Clearinghouse No. 2018051066), which was certified by the City Council
on December 17, 2019, and as subsequently addended in conjunction with adoption of the
City's 2021-2029 Housing Element on August 11, 2022.
The City determined that an SIR was the appropriate environmental document because the
Town Center Specific Plan represents a refinement and implementation of the General Plan
land use framework for a defined Planning Area, and because the certified General Plan EIR
and Housing Element Addendum provide relevant program -level environmental analysis. The
SIR focuses on those environmental topics where additional project -specific analysis was
warranted and relies on the prior EIR and addenda where impacts were previously analyzed
and remain adequately addressed.
Environmental Review Process and Public Participation
On June 5, 2023, the City issued a Notice of Preparation (NOP) to solicit comments regarding
the scope and content of the SIR. The NOP was circulated to the State Clearinghouse,
responsible and trustee agencies, and interested parties; published in the San Gabriel Valley
Tribune; mailed to property owners and business owners within a 1,000-foot radius of the
Planning Area; and distributed electronically to individuals subscribed to receive Town Center
updates. The NOP was circulated for a 30-day public review period.
As part of the scoping process, the City held a public scoping meeting on June 8, 2023, at
Diamond Bar City Hall, during which verbal comments were received from members of the
public and considered in preparation of the Draft SIR. Written comments were also received
from public agencies and individuals and were incorporated where appropriate into the
environmental analysis.
Following completion of the Draft SIR, the City filed a Notice of Completion with the State
Clearinghouse and a Notice of Availability with the Los Angeles County Clerk of the Board.
The Draft SIR was circulated for a State -mandated 45-day public review period, which ran
from August 25, 2025, through October 10, 2025. Notice of availability was published in
the San Gabriel Valley Tribune, mailed to approximately 910 property owners, business
owners, agencies, and interested parties, and distributed electronically to subscribers.
During the public review period, the Draft SIR was made available for review on the City's
dedicated Town Center website (www.downtown4db.com) and in hard copy at Diamond Bar
City Hall and the Diamond Bar Public Library. The City received written comment letters and
emails from public agencies, organizations, and members of the public during the review
period.
Final Supplemental EIR
Following the close of the public review period, the City prepared a Final Supplemental EIR,
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which includes the Draft SIR, all written comments received during the public review period,
responses to those comments, and minor revisions and clarifications to the Draft SIR where
appropriate. The Final SIR does not identify any new significant impacts beyond those
disclosed in the Draft SIR and reflects the City's independent judgment and analysis as Lead
Agency.
The Final SIR, together with the Mitigation Monitoring and Reporting Program (MMRP) and
the Findings of Fact and Statement of Overriding Considerations (discussed in detail below),
has been made available for public review on the Town Center website and in hard copy at
City Hall and the Diamond Bar Public Library in advance of the Planning Commission hearing.
Environmental Impacts
The Final SIR concludes that most environmental impacts would be less than significant or
mitigated to a less -than -significant level. Significant and unavoidable impacts remain in the
areas of air quality and transportation (vehicle miles traveled), consistent with CEQA
Guidelines Section 15064.3.
Statement of Overriding Considerations
Because the Final Supplemental EIR identifies significant and unavoidable impacts related to
air quality and transportation (vehicle miles traveled), approval of the Town Center Specific
Plan would require adoption of a Statement of Overriding Considerations pursuant to CEQA
Guidelines Section 15093.
As documented in the Statement of Overriding Considerations prepared for the Project, the
City Council will be asked to weigh the Project's unavoidable environmental effects against a
series of economic, social, planning, and legal benefits supported by substantial evidence in
the record. These benefits include, but are not limited to, the following:
• Implementation of the City's Housing Element Commitments and RHNA
Obligations.
The Specific Plan implements the City's certified 2021-2029 Housing Element by rezoning
the Town Center to permit residential development at a base density of 30 dwelling units per
acre and by establishing an Inclusionary Point System that incentivizes the production of
affordable housing. The Town Center represents one of the City's primary opportunity sites
for accommodating its assigned Regional Housing Needs Allocation across multiple income
categories.
Generation of Long -Term Fiscal Benefits to the City.
The fiscal analysis prepared for the Town Center projects that redevelopment under the
Specific Plan would result in a substantial positive net fiscal impact to the City's General Fund,
driven by increased property tax, sales tax, and transient occupancy tax revenues. These
revenues would support essential municipal services and represent a significant improvement
February 10, 2026 PAGE 5 PLANNING COMMISSION
over the existing underutilized commercial condition of the site.
Implementation of the Community's Longstanding Vision for a Town Center.
The Specific Plan translates the community vision established through the General Plan 2040
and subsequent public engagement into an implementable regulatory framework. The Plan
reflects extensive public outreach, including workshops, study sessions, and a design
charrette, and establishes form -based standards to guide future development consistent with
that vision.
Consistency with Expert Planning and Urban Design Recommendations.
The Specific Plan incorporates recommendations from the ULI-LA TAP, which concluded that
higher residential densities, a coordinated street grid, and pedestrian -oriented design are
necessary to create a viable and successful Town Center environment.
Leveraging Unique Site Characteristics and Regional Accessibility.
The Plan capitalizes on the site's topography, regional freeway access, and proximity to major
employment centers to create a mixed -use destination with sufficient scale to support housing,
retail, dining, and public spaces in a manner not achievable under existing zoning.
• Response to Documented Market Demand.
The market analysis demonstrates long-standing unmet demand for housing and mixed -use
development in Diamond Bar. The Specific Plan responds to this demand by providing new
housing opportunities for a range of household types while supporting a critical mass of
residents and visitors necessary to sustain a Town Center.
Ultimately, the City Council will need to determine whether these benefits, considered
individually and collectively, provide the basis to determine that the Project's unavoidable
environmental impacts are acceptable in light of the Project's overall benefits.
Mitigation Monitoring and Reporting Program
A Mitigation Monitoring and Reporting Program has been prepared to ensure implementation
of all applicable mitigation measures identified in the Final SIR.
Recommended Action:
1. Adopt the attached Resolution (Attachment 1) recommending that the City Council
certify the Final SIR, adopt the Findings of Fact and Statement of Overriding
Considerations; and
2. Adopt the attached Resolution (Attachment 2) recommending that the City Council
adopt the Town Center Specific Plan and corresponding General Plan Amendment,
Development Code Amendment and Zoning Map Amendment.
February 10, 2026 PAGE 6 PLANNING COMMISSION
CDD/Gubman presented the staff report.
Recess taken at 7:10 p.m. to address technical issues with audio.
The Planning Commission reconvened at 7:15 p.m.
AC/Torres opened the public hearing.
The following provided public comments:
Mario Del Hoya, resident, expressed concerns regarding traffic, parking, and safety of the
children that attend nearby schools. One other concern is that his solar panels will be
blocked depending on the size of the buildings within the Town Center.
Mao moved, Mehta seconded to adopt Resolution Nos. 2026-01, and 2026-02
recommending that the City Council certify the Final SIR, adopt the Findings of Fact and
Statement of Overriding Considerations; and adopt the Town Center Specific Plan,
corresponding General Plan Amendment, Development Code Amendment and Zoning Map
Amendment subject to the conditions of approval. Motion carried 3-0-0-2 by the following
Roll Call vote:
AYES:
3
COMMISSIONERS: Mao, Mehta, A/C Torres
NOES:
0
COMMISSIONERS: None
ABSTAIN:
0
COMMISSIONERS: None
ABSENT:
2
COMMISSIONERS: Rawlings, Worthington
7. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
8. STAFF COMMENTS/INFORMATIONAL ITEMS:
CDD/Gubman informed the Planning Commission that on February 24, 2026, staff is
presenting the Citywide Objective Design Standards.
9. SCHEDULE OF FUTURE EVENTS:
As noted in the agenda.
10. ADJOURNMENT: With no further business before the Planning Commission, AC/Torres
adjourned the Regular Planning Commission meeting at 7:49 p.m.
February 10, 2026
PAGE 7
PLANNING COMMISSION
The foregoing minutes are hereby approved this loth day of February, 2026.
Attest:
Respectfully Submitted,
f
Greg Gubman, ommuni evelopment Director
Rube Torr s, Acting Chairperson
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