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Home My WebLink About2026.03.03 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, March 3, 2026 Study Session 2:00 p.m. City Hall Windmill Room 21810 Copley Dr., Diamond Bar, CA 91765 Closed Session 6:00 p.m. South Coast Air Quality Management District/Room CC-8 21865 Copley Drive, Diamond Bar, CA 91765 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: 2:00 p.m. Study Session: Call +1 (562) 247-8422, Access Code: 249-897-595 6:30 p.m. Regular Meeting: Call +1 (562) 247-8422, Access Code: 164-448-863 Participate: 2:00 p.m. Study Session: Join Go To Webinar (https://attendee.gotowebinar.com/register/8428678471276170590) 6:30 p.m. Regular Meeting: Join Go To Webinar (https://attendee.gotowebinar.com/register/7540665601721847136) Page 1 of 170 Diamond Bar City Council Agenda March 3, 2026 ________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________ City of Diamond Bar City Council 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 (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. Page 2 of 170 Diamond Bar City Council Agenda March 3, 2026 ________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________ City of Diamond Bar City Council 1. STUDY SESSION: 2:00 p.m., City Hall Windmill Room 1.1 Fiscal Year 2026–27 General Fund Budget Workshop – Review of Proposed Budget and Service Level Adjustments. STUDY SESSION PUBLIC COMMENT The Public Comment portion of the City Council Study Session is limited to matters appearing on the Study Session agenda. Additional opportunities for further Public Comment will be given during the regular meeting. 2. CLOSED SESSION: 6:00 p.m., CC-8 Conference Room, In Person ONLY - no teleconference CLOSED SESSION PUBLIC COMMENT The Public Comment portion of the City Council Closed Session is limited to matters appearing on the Closed Session. Additional opportunities for further Public Comment will be given during the regular meeting. Conference With Legal Counsel - Existing Litigation Pursuant to Government Code Section 54956.9(d)(1): American Federation of State, County & Municipal Employees, District Council 36 v. City of Diamond Bar PERB Case No. LA-CE-1754-M 3. CALL TO ORDER: 6:30 p.m., Main Auditorium PLEDGE OF ALLEGIANCE: Mayor Tye INVOCATION: Cantor Paul Buch, Temple of Beth Israel ROLL CALL: Council Members Chou, Liu, Teng, Mayor Pro Tem Low, Mayor Tye APPROVAL OF AGENDA: Mayor Tye 4. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS: 4.1 National Nutrition Month Proclamation. 5. CITY MANAGER REPORTS AND RECOMMENDATIONS: 6. 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. 7. SCHEDULE OF FUTURE EVENTS: 7.1 Coffee with a Cop - March 7, 2026, 8:00 - 10:00 a.m., Margin Coffee, 1123 Grand Ave. Page 3 of 170 Diamond Bar City Council Agenda March 3, 2026 ________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________ City of Diamond Bar City Council 7.2 Free Household Hazardous and Electronic Waste Drive-Thru Collection Event - March 7, 2026, 9:00 a.m. - 3:00 p.m., 1300 block of Bridge Gate Dr. 7.3 Planning Commission Meeting - March 10, 2026, 6:30 p.m., City Hall Windmill Room, 21810 Copley Dr. 7.4 Coffee with a Cop - March 11, 2026, 5:30 - 7:30 p.m., Coffee Bean & Tea Leaf, 235 S. Diamond Bar Blvd., Ste. A 7.5 Traffic and Transportation Commission Meeting - March 12, 2026, 6:30 p.m., City Hall Windmill Room, 21810 Copley Dr. 7.6 City Council Meeting - March 17, 2026, 6:30 p.m., South Coast Air Quality Management District – Auditorium, 21865 Copley Dr. 8. 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. 8.1 City Council Minutes of the February 17, 2026 Regular Meeting. Recommended Action: Approve the February 17, 2026 Regular City Council meeting minutes. 8.2 Ratification of Check Register Dated February 11, 2026 through February 24, 2026 totaling $1,615,106.73. Recommended Action: Ratify the Check Register. 8.3 American Red Cross Month Proclamation. Recommended Action: Adopt the Proclamation declaring March as American Red Cross Month. 9. PUBLIC HEARINGS: 9.1 Town Center Specific Plan. Recommended Action: A. Open the public hearing to receive public testimony; B. Close the public hearing; C. Adopt Resolution No. 2026-05 certifying the Final Supplemental Environmental Impact Report, adopting Findings of Fact and a Statement of Overriding Considerations, and adopting the Mitigation Monitoring and Reporting Program; D. Adopt Resolution No. 2026-06 amending the General Plan Land Use and Economic Development Element related to the Town Center Specific Plan; and E. Introduce for first reading by title only, waive full reading of Ordinance No. 03 (2026) and waive further reading, and set for second reading and adoption at the March Page 4 of 170 Diamond Bar City Council Agenda March 3, 2026 ________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________ City of Diamond Bar City Council 17, 2026 City Council meeting: AN ORDINANCE OF THE CITY OF DIAMOND BAR ADOPTING THE TOWN CENTER SPECIFIC PLAN, AMENDING TITLE 22 (DEVELOPMENT CODE) OF THE DIAMOND BAR CITY CODE TO ADD NEW CHAPTER 22.11 (MIXED USE DISTRICTS) AND TO ESTABLISH THE TOWN CENTER SPECIFIC PLAN (TCSP) ZONING DISTRICT, AND AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF DIAMOND BAR TO REZONE ALL PROPERTIES WITHIN THE TOWN CENTER MIXED USE GENERAL PLAN LAND USE DESIGNATION TO THE TOWN CENTER SPECIFIC PLAN (TCSP) DISTRICT. 10. COUNCIL CONSIDERATION: 10.1 FY 2025/26 Mid-Year Budget Update. Recommended Action: Approve Resolution No. 2026-07 amending the FY 2025/26 Operating Budget. 11. COUNCIL SUB-COMMITTEE REPORTS AND MEETING ATTENDANCE REPORTS: 12. 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: February 27, 2026 Page 5 of 170 Agenda Item #: 1.1 Meeting Date: March 3, 2026 CITY COUNCIL STUDY SESSION REPORT TO: Honorable Mayor and Members of the City Council VIA: Daniel Fox, City Manager FROM: Jason Jacobsen, Director, Finance TITLE: Fiscal Year 2026–27 General Fund Budget Workshop – Review of Proposed Budget and Service Level Adjustments. BACKGROUND: The City initiated preparation of the FY 2026–27 General Fund budget facing an estimated structural deficit of approximately $1.6 million, reflecting the ongoing gap between recurring revenues and expenditures. Consistent with prior Council direction to achieve long-term fiscal sustainability, staff undertook a comprehensive review of expenditures, service delivery models, and revenue opportunities to eliminate the structural imbalance on an ongoing basis. Through a combination of expenditure reductions, operational efficiencies, and targeted fee adjustments, staff has developed a balanced ongoing General Fund budget in which recurring revenues are aligned with recurring expenditures. Achieving this structural balance required identification of service level reductions and program modifications across several functional areas. ANALYSIS: Budget Balancing Strategy To resolve the structural deficit on an ongoing basis, staff applied the following principles: • Preserve core public safety and mandated services to the greatest extent feasible; • Prioritize programs with the highest community-wide benefit and utilization; • Seek cost recovery through user fees where appropriate; • Minimize one-time solutions that do not address the underlying structural gap; and • Maintain prudent reserves and long-term fiscal stability. As a result, the proposed FY 2026–27 budget achieves structural balance without reliance on one-time revenues or fund balance. Proposed Service Level Adjustments Balancing the budget required identifying potential service and program adjustments across multiple departments. These items are presented for policy discussion because they affect discretionary or quality-of- Page 6 of 170 Agenda Item #: 1.1 Meeting Date: March 3, 2026 life services rather than mandated operations. The areas impacted include: • Quality-of-life and community programs • Housing and neighborhood support initiatives • Youth and athletic programming • Community aesthetics and beautification • Select public safety service enhancements Each item has been evaluated based on fiscal impact, community benefit, and alignment with Council priorities. Should the City Council determine that any item should be restored, staff can incorporate that direction into the final Proposed Budget, with identification of corresponding funding sources or offsetting reductions as needed to preserve structural balance. Workshop Purpose This workshop is intended to: 1. Provide the City Council with a clear understanding of the measures required to eliminate the structural deficit; 2. Review and discuss the proposed service and program adjustments; 3. Receive policy direction regarding potential restoration or modification of specific items; and 4. Confirm Council priorities to guide preparation of the final FY 2026–27 Proposed Budget. Fiscal Impact The proposed FY 2026–27 General Fund budget achieves ongoing structural balance, eliminating the initial estimated $1.6 million deficit through recurring solutions. Restoration of any of the identified items may reintroduce recurring General Fund costs unless accompanied by new revenues or offsetting reductions. Staff will return with updated fiscal impacts based on Council direction provided at the workshop. Next Steps Following the workshop, staff will: • Revise the Proposed FY 2026–27 Budget consistent with Council direction; • Incorporate any approved restorations or modifications; and • Present the balanced Proposed Budget for adoption in accordance with the City’s budget calendar ATTACHMENTS: 1. Council Budget Workshop Worksheet Page 7 of 170 The draft Fiscal Year 2026/27 Budget is balanced as proposed through reductions made across all City departments. This worksheet highlights 17 of those reductions for your review and deliberation. It is meant to help you come to the March 3, 2026 budget workshop prepared to discuss each item and decide whether you support keeping the proposed cut or would like it returned to the budget. City Council Budget Workshop Worksheet keep the cut Crossing Guard Services Dept.: Public Safety Cancels the current crossing guard services contract, eliminating positions at all current locations. return to budget Item 1 of 17 Notes for discussion: Eliminate for $300K Saving keep the cut Flock Safety Contract Dept.: Public Safety The contract’s 30-day escape clause would be exercised, and Flock Safety would be responsible for removing equipment from the public ROW. Will reduce available investigative tools. return to budget Item 2 of 17 Notes for discussion: Eliminate for $170K Saving Diamond Bar City Council Budget Workshop Worksheet page 1 of 6 March 3, 2026 Page 8 of 170 keep the cut Homeless Services Funds Dept.: Public Safety Reduces annual allocation available for encampment remediation by 50%. return to budget Item 4 of 17 Notes for discussion: keep the cut Sidewalk Maintenance Dept.: Public Works Reduces the number of sidewalk locations that can be removed and replaced (R&R) and may require the use of alternative methods, such as asphalt ramping, to minimize the City’s exposure. return to budget Item 5 of 17 Notes for discussion: Reduce for $100K Saving Dept.: Public Safety Reduce for $25K Saving Diamond Bar City Council Budget Workshop Worksheet page 2 of 6 March 3, 2026 keep the cut Added Suppression Patrols Reduces the annual appropriation for added LASD crime suppression patrols from $50,000 to $25,000. This action retains flexibility to conduct significant suppression patrols while freeing up funding to offset expected increases in the annual law enforcement contract. return to budget Item 3 of 17 Notes for discussion: Reduce for $25K Saving Page 9 of 170 keep the cut Dept.: Public Works Watering of Landscaped Areas Strategically reduces water/irrigation in select turf and shrub areas throughout the parks, excluding sports fields. return to budget Item 7 of 17 Notes for discussion: Reduce for $50K Saving Diamond Bar City Council Budget Workshop Worksheet page 3 of 6 March 3, 2026 keep the cut Dept.: Public Works Tree Maintenance Contract Reduces the number of tree-related service requests, plantings, and tree services associated with road and sidewalk projects that can be accommodated outside of the five-year trimming cycle. return to budget Item 8 of 17 Notes for discussion: Reduce for $50K Saving keep the cut Dept.: Public Works District 38 Subsidy Reduces service levels from once a month to once every other month with irrigation shut off in several areas, including but not limited to the turf along Golden Springs Dr., portions of Brea Canyon Rd., Temple Ave., Pathfinder Rd., Lemon Ave., Golden Prados Dr., Tin Dr., Sunset Crossing Rd., and Diamond Bar Blvd. return to budget Item 6 of 17 Notes for discussion: Reduce for $161.7K Saving Page 10 of 170 keep the cut Dept.: Parks and Recreation Cancel Windmill Lighting Event Impacts approx. 250 attendees, local school district choir, and Diamond Bar Community Foundation. return to budget Item 11 of 17 Notes for discussion: Cancel for $25.3K Saving keep the cut Dept.: Parks and Recreation Reduce Concerts Schedule, Eliminate Movies Impacts approximately 6,000 unique attendees, non-profit organizations, and Volunteens. return to budget Item 10 of 17 Notes for discussion: Reduce for $65.5K Saving Diamond Bar City Council Budget Workshop Worksheet page 4 of 6 March 3, 2026 keep the cut Cancel Winter Snowfest Dept.: Parks and Recreation Impacts approximately 1,200 attendees, crafters, volunteers, and nonprofit organization fundraising. return to budget Cancel for $96.3K Saving Item 9 of 17 Notes for discussion: Page 11 of 170 keep the cut return to budget Item 13 of 17 Notes for discussion: Cease for $17K Saving Diamond Bar City Council Budget Workshop Worksheet page 5 of 6 March 3, 2026 keep the cut Dept.: Public Works US Flags on Grand Avenue Refrain from installing US flags on Grand Avenue during the three customary periods (Independence Day, Memorial Day, Veterans Day). return to budget Item 14 of 17 Notes for discussion: Cancel for $23K Saving keep the cut Dept.: City Manaer’s Office Community Organization Support Fund Reduces annual allocation available to local non-profit groups. This figure does not include in-kind donations of City staff time, equipment, etc. return to budget Item 12 of 17 Notes for discussion: Reduce for $10K Saving Cease for $17K Saving Dept.: City Manager’s Office Regional Housing Trust Cease participation in the San Gabriel Valley Regional Housing Trust Joint Powers Authority, a regional entity established to fund/finance homeless and low income housing in the area. Page 12 of 170 Diamond Bar City Council Budget Workshop Worksheet page 6 of 6 March 3, 2026 keep the cut Dept.: Public Works Holiday Decor and Banners Refrain from installing holiday banners and décor on City Hall and on traffic signals and light poles during November and December. return to budget Item 16 of 17 Notes for discussion: Cancel for $12K Saving keep the cut Military Banner Program Dept.: Parks and Recreation Refrain from accepting new applicants and do not replace any existing banners during FY 2026-27. Maintain nominal funding to remove weather-damaged banners as needed. return to budget Reduce for $10K SavingItem 17 of 17 Notes for discussion: keep the cut Dept.: Economic Development Restaurant Week Banners Refrain from installing customary promotional banners during the period leading up to and during Restaurant Week. return to budget Item 15 of 17 Notes for discussion: Cancel for $8K Saving Page 13 of 170 Agenda Item #: 8.1 Meeting Date: March 3, 2026 CITY COUNCIL AGENDA REPORT TO: Honorable Mayor and Members of the City Council FROM: Daniel Fox, City Manager SUBJECT: City Council Minutes of the February 17, 2026 Regular Meeting. STRATEGIC GOAL: Open, Engaged and Responsive Government RECOMMENDATION: Approve the February 17, 2026 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. February 17, 2026 City Council Regular Meeting Minutes Page 14 of 170 CITY OF DIAMOND BAR MINUTES OF THE CITY COUNCIL STUDY SESSION AND REGULAR MEETING SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT/MAIN AUDITORIUM 21865 COPLEY DRIVE, DIAMOND BAR, CA 91765 FEBRUARY 17, 2026 1. STUDY SESSION: Mayor Tye opened the Study Session at 5:30 p.m. All Council Members were present. 2.1 False Alarm Reduction Program Review. MA/Nguyen presented the report and responded to Council Member questions. ACM/McLean responded to Council Member questions. There were no public comments provided. ACM/McLean stated that there would be another study session scheduled to provide more data and finish discussing the False Alarm Reduction Program. Mayor Tye adjourned the Study Session at 6:35 p.m. 2. CALL TO ORDER: Mayor Tye called the Regular City Council meeting to order at 6:37 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 Low led the Pledge of Allegiance. INVOCATION: Pastor Tino Cordova, Diamond Bar United Church of Christ ROLL CALL: Council Members Andrew Chou, Stan Liu, Chia Yu Teng, Mayor Pro Tem Ruth M. Low, Mayor Steve Tye Absent: None. Staff present in person: Dan Fox, City Manager; Omar Sandoval, City Attorney; Ryan McLean, Assistant City Manager; Dannette Mansfield, Principal Management Analyst; Jason Jacobsen, Finance Director; Andrea Campbell, Finance Supervisor; Ryan Wright, Parks and Recreation Director; 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. APPROVAL OF AGENDA: Mayor Tye approved the agenda as presented. 3. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS: None. Page 15 of 170 FEBRUARY 17, 2026 PAGE 2 CITY COUNCIL 4. CITY MANAGER REPORTS AND RECOMMENDATIONS: None. 5. PUBLIC COMMENTS: The following provided public comments: Sonja Reid, resident Cynthia Yu, Diamond Bar Library Manager Claudia D, Washington, resident Willie Mae Harris, resident 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: MPT/Low moved, C/Chou seconded, to approve the Consent Calendar except for Item. 7.5. 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 February 3, 2026 City Council Regular Meeting Minutes. 7.2 Ratified Check Register Dated January 28, 2026 through February 10, 2026 Totaling $899,876.38. 7.3 Approved the January 2026 Treasurer’s Statement. 7.4 Approved the Appropriation for Special Legal Counsel Services. ITEMS WITHDRAWN FROM CONSENT CALENDAR: 7.5 Approved the Exchange Agreement with the Los Angeles County Metropolitan Transportation Authority for Assignment of Federal Surface Transportation Program - Local Funds, and Second Amendment to Consulting Services Agreement with MNS Engineers, Inc. for the Diamond Bar Blvd Complete Streets Project. MPT/Low asked for more information about the exchange of funds. PWD/Liu and CM/Fox provided a response. MPT/Low moved, C/Liu seconded, to: Page 16 of 170 FEBRUARY 17, 2026 PAGE 3 CITY COUNCIL A. Determine that approving the fund exchange agreement and consulting services agreement amendment for the Project, are exempt from the California Environmental Quality Act (CEQA) under Section 15301(c) of the CEQA Guidelines; B. Approve, and authorize the City Manager to sign, the Exchange Agreement with the Los Angeles County Metropolitan Authority for the STP-L fund of the Diamond Bar Complete Streets Project in a not-to-exceed amount of $1,166,000; and C. Approve, and authorize the City Manager to sign, the Second Amendment to the Consulting Service Agreement with MNS Engineers, Inc., in a not-to- exceed amount of $75,170. 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 8. PUBLIC HEARINGS: None. 9. COUNCIL CONSIDERATION: 9.1 Annual Comprehensive Financial Report (ACFR) for the Fiscal Year Ended June 30, 2025. FD/Jacobsen provided the presentation and responded to Council Member questions. C/Chou moved, C/Liu seconded, to receive and file the FY 2024/25 Annual Comprehensive Financial Report. 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 11. 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). Mayor Pro Tem Low reported attending the Audit Subcommittee along with Mayor Tye. Mayor Tye reported that all five Council Members attended the Diamond Bar Page 17 of 170 FEBRUARY 17, 2026 PAGE 4 CITY COUNCIL Community Foundation Gala. 12. ADJOURNMENT: With no further business to conduct, M/Tye adjourned the Regular City Council Meeting at 7:36 p.m. Respectfully Submitted, __________________________ Kristina Santana, City Clerk The foregoing minutes are hereby approved this 3rd day of March, 2026. __________________________ Steve Tye, Mayor Page 18 of 170 Agenda Item #: 8.2 Meeting Date: March 3, 2026 CITY COUNCIL AGENDA REPORT TO: Honorable Mayor and Members of the City Council FROM: Daniel Fox, City Manager SUBJECT: Ratification of Check Register Dated February 11, 2026 through February 24, 2026 totaling $1,615,106.73. STRATEGIC GOAL: Open, Engaged and Responsive Government RECOMMENDATION: Ratify the Check Register. FINANCIAL IMPACT: Expenditure of $1,615,106.73. 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 February 11, 2026 through February 24, 2026 totaling $1,615,106.73 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 3-3-2026 2. Check Register 3-3-2026 Page 19 of 170 Page 20 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 18142 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 100220 50062 $71.16 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 204 21106 $108.96 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 203 21106 $254.25 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 239 21106 $264.51 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 241 21106 $264.51 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 238 21106 $486.21 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 201 21106 $799.77 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 105220 50048 $1,620.00 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 206 21106 $2,642.64 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 250 21106 $2,779.66 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 207 21106 $3,346.09 2/13/2026 PERS HEALTH HEALTH INSURANCE PREMIUM FEBRUARY 2026 100 21106 $72,869.44 CHECK TOTAL $85,507.20 18143 2/13/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE 02/13/2026 201 21118 $4.76 2/13/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE 02/13/2026 238 21118 $7.33 2/13/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE 02/13/2026 239 21118 $7.33 2/13/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE 02/13/2026 241 21118 $7.33 2/13/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE 02/13/2026 250 21118 $27.92 2/13/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE 02/13/2026 207 21118 $54.57 Page 21 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 2/13/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE 02/13/2026 206 21118 $154.57 2/13/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE 02/13/2026 100 21118 $1,907.22 CHECK TOTAL $2,171.03 18144 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 204 21109 $92.06 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 203 21109 $214.81 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 239 21109 $232.09 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 241 21109 $232.09 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 238 21109 $342.77 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 201 21109 $627.68 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 207 21109 $1,013.18 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 206 21109 $3,273.81 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 250 21109 $5,084.03 2/13/2026 VANTAGEPOINT TRNSFR AGNTS- 303248 DEFERRED COMP CONTRIBUTIONS/LOAN PYMTS 02/13/2026 100 21109 $61,284.99 CHECK TOTAL $72,397.51 18145 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 204 21110 $69.77 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 239 21110 $162.59 Page 22 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 241 21110 $162.59 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 203 21110 $162.80 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 238 21110 $252.26 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 201 21110 $514.39 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 207 21110 $1,470.28 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 206 21110 $1,918.37 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 250 21110 $2,150.22 2/13/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 01/24/26-02/06/26 100 21110 $45,944.93 CHECK TOTAL $52,808.20 18146 2/13/2026 EMPLOYMENT DEVELOPMENT DEPARTMENT UI BENEFIT CHARGE 4TH QTR 100220 50062 $6,506.00 CHECK TOTAL $6,506.00 18147 2/18/2026 SOUTHERN CALIFORNIA EDISON D38 PED (011426-021226) 238638 52210 $15.63 CHECK TOTAL $15.63 18148 2/18/2026 SOUTHERN CALIFORNIA EDISON 22745 SUNSET CROSSING (011426- 021226) 238638 52210 $15.63 CHECK TOTAL $15.63 18149 2/18/2026 SOUTHERN CALIFORNIA EDISON D38/3564 BREA CANYON ROAD (011426-021226) 238638 52210 $15.63 CHECK TOTAL $15.63 18150 2/18/2026 SOUTHERN CALIFORNIA EDISON 21208 WASHINGTON AVE PED (011226- 021026) 100630 52210 $46.12 CHECK TOTAL $46.12 18151 2/18/2026 SOUTHERN CALIFORNIA EDISON D38/2746 BREA CYN RD (011426- 021226) 238638 52210 $15.35 CHECK TOTAL $15.35 18152 2/18/2026 SOUTHERN CALIFORNIA EDISON CITYHALL (011426-021226) 100620 52210 $11,423.66 CHECK TOTAL $11,423.66 Page 23 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 18153 2/18/2026 SOUTHERN CALIFORNIA EDISON D41/20850 HIGH COUNTRY (011226- 21026) 241641 52210 $15.35 CHECK TOTAL $15.35 18154 2/18/2026 SOUTHERN CALIFORNIA EDISON D41/20980 E CYN RIDGE (011226- 021026) 241641 52210 $15.35 CHECK TOTAL $15.35 18155 2/18/2026 SOUTHERN CALIFORNIA EDISON D38/1000 S LEMON AVE (011326- 021126) 238638 52210 $15.35 CHECK TOTAL $15.35 18156 2/18/2026 SOUTHERN CALIFORNIA EDISON D38/719 GRAND AVE IRR (011426- 021226) 238638 52210 $81.93 CHECK TOTAL $81.93 18157 2/18/2026 SOUTHERN CALIFORNIA EDISON PARKS/ PONY FIELDS (011426-021226) 100630 52210 $41.14 CHECK TOTAL $41.14 18158 2/23/2026 SOUTHERN CALIFORNIA EDISON GS-1 - 23331 GOLDEN SPRINGS DR - GS- 1 100655 52210 $78.41 CHECK TOTAL $78.41 18159 2/23/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20791 GOLDEN SPRINGS - TC-1 100655 52210 $132.46 CHECK TOTAL $132.46 18160 2/23/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20781 PATHFINDER RD - TC-1 100655 52210 $120.62 CHECK TOTAL $120.62 18161 2/23/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20439 GOLDEN SPRINGS PED - TC-1 100655 52210 $122.39 CHECK TOTAL $122.39 18162 2/23/2026 SOUTHERN CALIFORNIA EDISON GS-1 - 2838 S DBB PED - GS-1 100655 52210 $101.11 CHECK TOTAL $101.11 18163 2/23/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 801 S. LEMON/VARIOUS -TC-1 100655 52210 $376.28 CHECK TOTAL $376.28 18164 2/23/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 717 GRAND AVE. - TC-1 100655 52210 $154.62 CHECK TOTAL $154.62 Page 24 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 18165 2/23/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 21250 GOLDEN SPRINGS PED - TC-1 100655 52210 $92.93 CHECK TOTAL $92.93 18166 2/23/2026 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 3564 S BREA CYN RD BPED - LS-3 100655 52210 $84.90 CHECK TOTAL $84.90 18167 2/23/2026 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 2746 BREA CYN BPED - LS-3 100655 52210 $162.18 CHECK TOTAL $162.18 18168 2/23/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 1611 S BREA CYN RD - LS-3 100655 52210 $92.44 CHECK TOTAL $92.44 18169 2/23/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 1450 BRIDGEGATE/VARIOUS - TC-1 100655 52210 $640.37 CHECK TOTAL $640.37 18170 2/23/2026 SOUTHERN CALIFORNIA EDISON GS-1 - 1215 S BREA CYN RD - GS-1 100655 52210 $104.30 CHECK TOTAL $104.30 18171 2/24/2026 4AP HOLDINGS INC BRANDED BACKPACKS GIVEAWAYS 100240 51400 $1,493.05 2/24/2026 4AP HOLDINGS INC BRANDED GIVEAWAYS SMILES BUBBLE BALL FOR OUTREACH 100240 51400 $4,703.41 CHECK TOTAL $6,196.46 18172 2/24/2026 ABSOLUTE SECURITY INTERNATIONAL INC SECURITY GUARD SERVICES - JAN. 2026 100520 55330 $208.00 2/24/2026 ABSOLUTE SECURITY INTERNATIONAL INC SECURITY GUARD SERVICES - JAN. 2026 100510 55330 $4,892.16 CHECK TOTAL $5,100.16 18173 2/24/2026 AFLAC SUPP INSURANCE PREMIUM JANUARY 2026 239 21117 $1.05 2/24/2026 AFLAC SUPP INSURANCE PREMIUM JANUARY 2026 241 21117 $1.05 2/24/2026 AFLAC SUPP INSURANCE PREMIUM JANUARY 2026 204 21117 $6.77 2/24/2026 AFLAC SUPP INSURANCE PREMIUM JANUARY 2026 201 21117 $9.49 2/24/2026 AFLAC SUPP INSURANCE PREMIUM JANUARY 2026 203 21117 $15.79 Page 25 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 2/24/2026 AFLAC SUPP INSURANCE PREMIUM JANUARY 2026 207 21117 $34.13 2/24/2026 AFLAC SUPP INSURANCE PREMIUM JANUARY 2026 250 21117 $107.59 2/24/2026 AFLAC SUPP INSURANCE PREMIUM JANUARY 2026 206 21117 $206.80 2/24/2026 AFLAC SUPP INSURANCE PREMIUM JANUARY 2026 100 21117 $1,369.35 CHECK TOTAL $1,752.02 18174 2/24/2026 ALL CITY MANAGEMENT SERVICES INC CROSSING GUARD SERVICES - 1/18/26- 1/31/26 100310 55412 $12,575.76 CHECK TOTAL $12,575.76 18175 2/24/2026 AMERICAN PUBLIC WORKS ASN APWA (TRAINING CERTIFICATE) 100610 52415 $225.00 2/24/2026 AMERICAN PUBLIC WORKS ASN APWA (TRAINING CERTIFICATE) 100610 52415 $225.00 CHECK TOTAL $450.00 18176 2/24/2026 AMERICOMP TONER & REPAIR LLC TONERS FOR COPIERS AND PRINTERS 100230 51200 $328.15 CHECK TOTAL $328.15 18177 2/24/2026 ARCHITERRA INC PL2024-43 PLAN CHECK 100 22107 $475.00 CHECK TOTAL $475.00 18178 2/24/2026 ATHACO INC STREET SIGNS (JG 022026) 100655 51250 $217.39 CHECK TOTAL $217.39 18179 2/24/2026 NAILA ASAD BARLAS PC STIPEND NOVEMBER 2025 100410 52525 $65.00 CHECK TOTAL $65.00 18180 2/24/2026 BRIAN E WORTHINGTON PC STIPEND NOVEMBER 2025 100410 52525 $65.00 CHECK TOTAL $65.00 18181 2/24/2026 CALIFORNIA ASSOCIATION OF PUBLIC INFORMATION OFFIC WEBINAR-ACCESSIBLE VIDEO FOR ADA REQUIREMENTS 100240 52500 $30.00 CHECK TOTAL $30.00 18182 2/24/2026 CANNON CORPORATION BREA CANYON STORM DRAIN LINING 301610 56105 $540.00 2/24/2026 CANNON CORPORATION PLAN CHECK - 2001 DERRINGER LN - THRU 1/31/26 100 22107 $57.50 CHECK TOTAL $597.50 Page 26 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 18183 2/24/2026 CDW GOVERNMENT ANNUAL RENEWAL - TRENDMICRO - FY25-26 100230 52314 $4,053.08 2/24/2026 CDW GOVERNMENT ANNUAL RENEWAL-BARRACUDE EMAIL SEC GTWY - FY 25-26 100230 52314 $4,873.20 CHECK TOTAL $8,926.28 18184 2/24/2026 CHICAGO TITLE COMPANY CDBG HIP CASE 320 - 1390 WILLOW BUD DRIVE FEB 2026 225440 55570 $65.00 CHECK TOTAL $65.00 18185 2/24/2026 CT & T CONCRETE PAVING INC ROAD MAINTENANCE SERVICES (PONY FIELDS) 100655 55512 $31,694.00 2/24/2026 CT & T CONCRETE PAVING INC ROAD MAINTENANCE SERVICES (PONY FIELDS/REGRADE) 100655 55512 $9,336.80 CHECK TOTAL $41,030.80 18186 2/24/2026 DAPEER ROSENBLIT & LITVAK LLP SPECIAL LEGAL COUNSEL CODE ENFORCEMENT JAN 2026 100120 54024 $1,848.14 2/24/2026 DAPEER ROSENBLIT & LITVAK LLP SPECIAL LEGAL COUNSEL CODE ENFORCEMENT JAN 26 100120 54024 $3,027.72 2/24/2026 DAPEER ROSENBLIT & LITVAK LLP SPECIAL LEGAL COUNSEL CODE ENFORCEMENT JAN 26 100120 54024 $250.00 CHECK TOTAL $5,125.86 18187 2/24/2026 DDS LEARNING SYSTEMS INC INSTRUCTOR PAYMENT - COMPUTER - WS26 100520 55320 $270.00 CHECK TOTAL $270.00 18188 2/24/2026 DE NOVO PLANNING GROUP DIGITAL BILLBOARD CEQA REVIEW NOV 2025 100 22107 $3,725.00 2/24/2026 DE NOVO PLANNING GROUP PL24-40 DIGITAL BILLBOARD CEQA FEB 26 100 22107 $6,189.08 2/24/2026 DE NOVO PLANNING GROUP PL2025-29 MND 1400 MONTEFINO 100 22107 $3,677.50 CHECK TOTAL $13,591.58 18189 2/24/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM FEBRUARY 2026 250 21105 $0.66 2/24/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM FEBRUARY 2026 206 21105 $0.96 2/24/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM FEBRUARY 2026 207 21105 $0.96 2/24/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM FEBRUARY 2026 201 21105 $1.61 Page 27 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 2/24/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM FEBRUARY 2026 100 21105 $159.45 CHECK TOTAL $163.64 18190 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 204 21105 $6.17 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 203 21105 $14.42 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 239 21105 $21.74 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 241 21105 $21.74 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 238 21105 $36.26 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 201 21105 $46.93 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 207 21105 $207.41 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 206 21105 $260.88 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 250 21105 $340.32 2/24/2026 DELTA DENTAL INSURANCE COMPANY PPO DENTAL INSURANCE PREMIUM FEBRUARY 2026 100 21105 $4,844.10 CHECK TOTAL $5,799.97 18191 2/24/2026 DIAMOND BAR FRIENDS OF THE LIBRARY 2026 - 32ND ANNUAL WINE SOIREE 101110 52600 $2,500.00 CHECK TOTAL $2,500.00 18192 2/24/2026 DIAMOND BAR STORAGE OWNER LLC STORAGE UNITS CDD/PLANNING 100420 52302 $880.00 CHECK TOTAL $880.00 18193 2/24/2026 DIANA CHO & ASSOCIATES CDBG-AREA 6 ADA CURB RAMP PROJECT 225610 56101 $1,997.50 2/24/2026 DIANA CHO & ASSOCIATES CDBG-AREA 6 ADA CURB RAMP PROJECT 225610 56101 $2,550.00 CHECK TOTAL $4,547.50 18194 2/24/2026 DISCOVERY SCIENCE CENTER OF ORANGE ENVIRONMENTAL EDUCATION 250170 54900 $980.00 CHECK TOTAL $980.00 Page 28 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 18195 2/24/2026 EXTERIOR PRODUCTS CORP PONY FIELD ELECTRICAL SERVICES 262630 56104 $9,216.54 2/24/2026 EXTERIOR PRODUCTS CORP CITYHALL ELECTRICAL SERVICES (LOBBY) 100620 51200 $3,091.46 2/24/2026 EXTERIOR PRODUCTS CORP CITYHALL ELECTRICAL SERVICES (LOBBY) 100620 52320 $3,246.00 CHECK TOTAL $15,554.00 18196 2/24/2026 FRESHMOBILECA LLC FLEET WASHING SERVICE 020626 502430 52312 $110.00 2/24/2026 FRESHMOBILECA LLC FLEET WASHING SERVICE 020626 502655 52312 $110.00 2/24/2026 FRESHMOBILECA LLC FLEET WASHING SERVICE 020626 502620 52312 $165.00 2/24/2026 FRESHMOBILECA LLC FLEET WASHING SERVICE 020626 502630 52312 $220.00 CHECK TOTAL $605.00 18197 2/24/2026 GERALDINE KELLER INSTRUCTOR PAYMENT - CULINARY - WS 26 100520 55320 $54.00 CHECK TOTAL $54.00 18198 2/24/2026 GOVCONNECTION INC PURCHASE OF ADDITIONAL ESET LICENSES (50) 100230 52314 $400.00 CHECK TOTAL $400.00 18199 2/24/2026 HEATHER JEN CHANG CONTRACT CLASS - YOUTH ART 100520 55320 $36.00 CHECK TOTAL $36.00 18200 2/24/2026 HELIX ENVIRONMENTAL PLANNING INC CANYON LOOP TRAIL RESTORATION 301630 56104 $3,570.44 CHECK TOTAL $3,570.44 18201 2/24/2026 HOME DEPOT CREDIT SERVICES PARK OPERATING SUPPLIES (GC020526) 100510 51200 $148.72 2/24/2026 HOME DEPOT CREDIT SERVICES SUPPLIES (JK 020526) 100510 52320 $30.97 2/24/2026 HOME DEPOT CREDIT SERVICES ROAD MAINT SUPPLIES (JSI 020526) 100655 51200 $55.41 2/24/2026 HOME DEPOT CREDIT SERVICES PARK SUPPLIES PONY FIELDS (GC 020426) 100630 52320 $808.98 2/24/2026 HOME DEPOT CREDIT SERVICES FACILITY MAINTENANCE SUPPLIES (CG 021226) 100620 51300 $50.95 CHECK TOTAL $1,095.03 18202 2/24/2026 HUMANE SOCIETY OF POMONA VALLEY INC ANIMAL CONTROL SERVICES IN JAN. 2026 100340 55404 $46,898.42 CHECK TOTAL $46,898.42 Page 29 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 18203 2/24/2026 IMAGEN INC BRANDED CITY PENS FOR OUTREACH AND OTHER CITY USE 100240 51400 $3,611.00 2/24/2026 IMAGEN INC BRANDED THROUGH MY LENSE CAMERA FOR OUTREACH 100240 51400 $2,291.67 CHECK TOTAL $5,902.67 18204 2/24/2026 INTERPRINT CORPORATION NEIGHBORHOOD WATCH SIGNS 100655 51250 $3,400.30 CHECK TOTAL $3,400.30 18205 2/24/2026 JUCCHOU CORP CONTRACT CLASS - GOLF 100520 55320 $720.00 CHECK TOTAL $720.00 18206 2/24/2026 KENS HARDWARE ROAD MAINTENANCE SUPPLIES (JG 020626) 100655 51250 $99.77 CHECK TOTAL $99.77 18207 2/24/2026 KEVIN Y OH DEPOSIT - BREAKFAST WITH THE BUNNY CATERING 100520 55300 $565.25 CHECK TOTAL $565.25 18208 2/24/2026 KIMLEY HORN AND ASSOCIATES INC PS/ONCALL TRAFFIC ENGR, - THRU 1/31/26 100615 54410 $1,412.28 CHECK TOTAL $1,412.28 18209 2/24/2026 LOOMIS COURIER SERVICES - JANUARY 2026 100210 54900 $789.78 2/24/2026 LOOMIS COURIER SERVICES - JANUARY 2026 100510 54900 $789.78 CHECK TOTAL $1,579.56 18210 2/24/2026 LOS ANGELES COUNTY SHERIFF'S DEPT FY2025-26 SHERIFF GEN LAW DEC 2025 100310 55400 $716,922.82 2/24/2026 LOS ANGELES COUNTY SHERIFF'S DEPT FY2025-26 SHERIFF HELICOPTER SEPT 2025 100310 55402 $604.50 2/24/2026 LOS ANGELES COUNTY SHERIFF'S DEPT FY2025-26 SHERIFF HELICOPTER OCT 2025 100310 55402 $1,108.26 CHECK TOTAL $718,635.58 18211 2/24/2026 LOS ANGELES TIMES DIGITAL SUBSCRIPTION A/C # 0001- 0776-0494 100140 52405 $259.48 CHECK TOTAL $259.48 18212 2/24/2026 MCE CORPORATION ROAD MAINTENANCE (JAN/2026) 201655 55530 $1,322.50 2/24/2026 MCE CORPORATION ROAD MAINTENANCE (JAN/2026) 100655 55528 $13,525.16 CHECK TOTAL $14,847.66 Page 30 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 18213 2/24/2026 MERCURY DISPOSAL SYSTEMS INC CITY HALL HAZARDOUS WASTE DISPOSAL 250170 55000 $173.80 CHECK TOTAL $173.80 18214 2/24/2026 NATIONAL TRENCH SAFETY INC KRAIL EQUIP RENTAL (020326-030226) 100655 52300 $607.35 2/24/2026 NATIONAL TRENCH SAFETY INC RENTAL EQUIP (KRAIL 021326-031226) 100655 52300 $455.52 CHECK TOTAL $1,062.87 18215 2/24/2026 NICHOLS CONSULTING ENGINEERS, CHTD AREA 6 ROAD REHAB/ADA CURB RAMPS PROJ - FY 25-26 203615 56101 $17,280.00 CHECK TOTAL $17,280.00 18216 2/24/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINTENANCE SERVICES (PARKS/JAN 2026) 201630 55505 $1,250.00 2/24/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINTENANCE SERVICES (PARKS/JAN 2026) 100510 55505 $6,240.24 2/24/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINTENANCE SERVICES (PARKS/JAN 2026) 100630 55505 $44,618.54 CHECK TOTAL $52,108.78 18217 2/24/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - JANUARY 2026 100620 51200 $30.39 2/24/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - JANUARY 2026 100520 51200 $48.31 2/24/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - JANUARY 2026 100140 51200 $51.13 2/24/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - JANUARY 2026 100210 51200 $53.15 2/24/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - JANUARY 2026 100610 51200 $65.99 2/24/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - JANUARY 2026 100510 51200 $128.69 2/24/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - JANUARY 2026 100410 51200 $193.91 2/24/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - JANUARY 2026 100240 51200 $196.46 CHECK TOTAL $768.03 18218 2/24/2026 ONE TIME PAY VENDOR KIM SU FACILITY REFUND 100 20202 $200.00 CHECK TOTAL $200.00 18219 2/24/2026 ONE TIME PAY VENDOR SAAHIM SIDDIQUI FACILITY REFUND 100 20202 $550.00 CHECK TOTAL $550.00 18220 2/24/2026 ONE TIME PAY VENDOR PIPE IT RIGHT PLUMBING REFUND BLDG PERMIT-24216 SYLVAN GLEN RD 100 48020 $11.10 Page 31 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 2/24/2026 ONE TIME PAY VENDOR PIPE IT RIGHT PLUMBING REFUND BLDG PERMIT-24216 SYLVAN GLEN RD 100 48020 $13.88 2/24/2026 ONE TIME PAY VENDOR PIPE IT RIGHT PLUMBING REFUND BLDG PERMIT-24216 SYLVAN GLEN RD 100 48010 $277.65 CHECK TOTAL $302.63 18221 2/24/2026 PAPER RECYCLING & SHREDDING CH SECURITY CONTAINER SERVICE 250170 55000 $120.00 CHECK TOTAL $120.00 18222 2/24/2026 PREFERRED CONSTRUCTION SPECIALTIES INC PONY FIELD RESTROOM PARTITION 262630 56104 $10,335.00 CHECK TOTAL $10,335.00 18223 2/24/2026 PROTECTION ONE INC CITYHALL (MONITOR EXTND SVS 022826- 032826) 100620 52320 $49.59 CHECK TOTAL $49.59 18224 2/24/2026 PUBLIC STORAGE #23051 COMMUNITY RELATIONS OFFSITE STORAGE-MARCH2026 100240 52302 $1,045.00 2/24/2026 PUBLIC STORAGE #23051 PARKS AND RECREATION OFF SITE STORAGE UNITS 100520 52302 $927.00 2/24/2026 PUBLIC STORAGE #23051 PARKS AND RECREATION OFF SITE STORAGE UNITS 100520 52302 $971.00 CHECK TOTAL $2,943.00 18225 2/24/2026 QUADIENT FINANCE USA INC POSTAGE SVCS - JANUARY 2026 100140 52170 $5,010.00 CHECK TOTAL $5,010.00 18226 2/24/2026 REINBERGER CORPORATION WHITE WINDOW ENVELOPES 100140 52110 $1,232.97 CHECK TOTAL $1,232.97 18227 2/24/2026 RETAIL MARKETING SERVICES INC CART REMOVAL SERVICE JANUARY 250170 55000 $40.00 CHECK TOTAL $40.00 18228 2/24/2026 RKA CONSULTING GROUP BUILDING & SAFETY CONTRACT SERVICES-DEC 2025 100420 55100 $54,486.89 CHECK TOTAL $54,486.89 18229 2/24/2026 ROTH STAFFING COMPANIES, LP TEMP STAFFING - CITY CLERK WK 2/1/2026 100140 54900 $156.00 2/24/2026 ROTH STAFFING COMPANIES, LP TEMP STAFFING - FINANCE WK 2/8/2026 100210 54900 $1,420.80 2/24/2026 ROTH STAFFING COMPANIES, LP TEMP STAFFING - FINANCE WK 2/15/2026 100210 54900 $1,420.80 Page 32 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $2,997.60 18230 2/24/2026 RUBEN TORRES PC STIPEND NOVEMBER 2025 100410 52525 $65.00 CHECK TOTAL $65.00 18231 2/24/2026 S C SIGNS AND SUPPLIES LLC ROAD SIGNS (021826) 100655 51250 $2,748.80 CHECK TOTAL $2,748.80 18232 2/24/2026 SAN GABRIEL CONSERVATION CORP AUG 2025 SHRED EVENT SUPPORT STAFFING 250170 55000 $627.75 CHECK TOTAL $627.75 18233 2/24/2026 SAN GABRIEL VALLEY ECONOMIC PARTNER ANNUAL MEMBERSHIP 100150 52400 $6,000.00 CHECK TOTAL $6,000.00 18234 2/24/2026 SHAW HR CONSULTING INC PROF. SVCS - HR CONSULTING SVCS 100220 54900 $1,867.50 2/24/2026 SHAW HR CONSULTING INC PROF. SVCS - WORKER'S COMPENSATION INS 100220 54900 $4,035.00 2/24/2026 SHAW HR CONSULTING INC PROF. SVCS - WORKER'S COMPENSATION INS 100220 54900 $2,590.00 CHECK TOTAL $8,492.50 18235 2/24/2026 SOCIAL VOCATIONAL SERVICES MAINTENANCE: LITTER & WEED REMOVAL (JAN2026) 100645 55528 $3,113.00 CHECK TOTAL $3,113.00 18236 2/24/2026 SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT FACILITY LEASE 100130 52302 $2,824.69 CHECK TOTAL $2,824.69 18237 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 204 21107 $1.49 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 239 21107 $2.30 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 241 21107 $2.30 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 238 21107 $3.40 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 203 21107 $3.50 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 204 21113 $5.19 Page 33 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 239 21113 $9.85 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 241 21113 $9.85 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 203 21113 $12.10 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 238 21113 $14.85 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 207 21107 $22.66 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 201 21107 $23.72 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 201 21113 $28.88 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 206 21107 $58.76 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 207 21113 $87.88 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 250 21107 $106.17 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 206 21113 $120.69 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 250 21113 $145.63 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 100 21107 $1,716.53 2/24/2026 STANDARD INSURANCE COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE PREMIUM FEB 2026 100 21113 $2,681.65 CHECK TOTAL $5,057.40 18238 2/24/2026 SURENDRA R MEHTA PC STIPEND NOVEMBER 2025 100410 52525 $65.00 CHECK TOTAL $65.00 18239 2/24/2026 THE GAS COMPANY HERITAGE PARK (121325-011426) 100630 52215 $753.14 2/24/2026 THE GAS COMPANY GAS SERVICE DBC (121525-011526) 100510 52215 $1,580.11 2/24/2026 THE GAS COMPANY GAS SERVICE AT DBC (111425-121525) 100510 52215 $1,589.18 CHECK TOTAL $3,922.43 18240 2/24/2026 THE SAN GABRIEL VALLEY NEWSPAPER GR PL24-40 WVUSD BILLBOARD CC MTG DEC 25 100 22107 $1,161.79 Page 34 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $1,161.79 18241 2/24/2026 THE SAUCE CREATIVE SERVICES INC FLYERS AND BANNER FOR BREAKFAST WITH THE BUNNY 100520 52110 $407.06 CHECK TOTAL $407.06 18242 2/24/2026 TORTI GALLAS AND PARTNERS INC TOWN CENTER SPECIFIC PLAN 103410 54900 $8,633.80 2/24/2026 TORTI GALLAS AND PARTNERS INC TOWN CENTER SPECIFIC PLAN OBJ DESIGN STAND 103410 54900 $9,941.25 CHECK TOTAL $18,575.05 18243 2/24/2026 TRANE SERVICE GROUP INC QTRLY MAINTENANCE (010126-033126) 100510 52310 $6,536.25 2/24/2026 TRANE SERVICE GROUP INC QTRLY MAINTENANCE CITY HALL(010126-033126) 100620 52320 $5,868.25 2/24/2026 TRANE SERVICE GROUP INC QTRLY MAINTENANCE HERITAGE PARK (010126-033126) 100630 52320 $931.00 CHECK TOTAL $13,335.50 18244 2/24/2026 TREMCO PONY FIELD - RESTROOM ROOF REPAIR 262630 56104 $28,794.90 CHECK TOTAL $28,794.90 18245 2/24/2026 TYLER TECHNOLOGIES INC ELM PROJECT MGMT HOURS - 1/27/26- 1/29/26 503230 56135 $4,800.00 CHECK TOTAL $4,800.00 18246 2/24/2026 UNDERGROUND SERVICE ALERT OF SO CA US DIGALERT - CA STATE MONTHLY FEE - FEB 2026 100610 54900 $102.89 2/24/2026 UNDERGROUND SERVICE ALERT OF SO CA US DIGALERT - MONTHLY SERVICE FEE - JAN 2026 100610 54900 $313.15 CHECK TOTAL $416.04 18247 2/24/2026 VACT INC ANNUAL SVC - VERKADA/DBC-CH CAMERA SYST - FY 25-26 100230 52314 $34,532.00 2/24/2026 VACT INC ANNUAL RENEWAL - VERKADA ALARM SYSTEM - FY 25-26 100510 52320 $3,602.50 CHECK TOTAL $38,134.50 18248 2/24/2026 VALLEY VISTA SERVICES, INC. STREET SWEEPING SERVICES (010126- 013126) 100655 55510 $24,133.80 CHECK TOTAL $24,133.80 18249 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 204 21108 $2.42 Page 35 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 203 21108 $5.63 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 239 21108 $7.12 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 241 21108 $7.12 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 238 21108 $12.29 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 201 21108 $19.11 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 207 21108 $74.88 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 250 21108 $103.31 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 206 21108 $112.22 2/24/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM FEBRUARY 2026 100 21108 $1,920.81 CHECK TOTAL $2,264.91 18250 2/24/2026 WALNUT VALLEY WATER DISTRICT CITYHALLW - (SERVICE:010126-013126) 100620 52220 $1,079.53 2/24/2026 WALNUT VALLEY WATER DISTRICT D38W - (SERVICE:010126-013126) 238638 52220 $4,605.64 2/24/2026 WALNUT VALLEY WATER DISTRICT D38(R)W - (SERVICE:010126-013126) 238638 52220 $1,326.83 2/24/2026 WALNUT VALLEY WATER DISTRICT D39W - (SERVICE:010126-013126) 239639 52220 $3,618.96 2/24/2026 WALNUT VALLEY WATER DISTRICT D41W - (SERVICE:010126-013126) 241641 52220 $1,429.68 2/24/2026 WALNUT VALLEY WATER DISTRICT DBCW - (SERVICE:010126-013126) 100510 52220 $456.17 2/24/2026 WALNUT VALLEY WATER DISTRICT PARKSW - (SERVICE:010126-013126) 100620 52220 $5,958.36 2/24/2026 WALNUT VALLEY WATER DISTRICT PARKS (R)W - (SERVICE:010126-013126) 100630 52220 $147.96 CHECK TOTAL $18,623.13 18251 2/24/2026 WANSEO CHUNG CONTRACT CLASS - ADULT FITNESS 100520 55320 $1,026.00 CHECK TOTAL $1,026.00 18252 2/24/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (DBC 020926) 100510 51210 $588.44 CHECK TOTAL $588.44 18253 2/24/2026 WILLDAN FINANCIAL SERVICES CITYWIDE FEE STUDY & COST ALLOCATION PLAN 100130 54900 $1,155.00 Page 36 of 170 City of Diamond Bar Check Register CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $1,155.00 18254 2/24/2026 WILLDAN GEOTECHNICAL BUILDING AND SAFETY INTERIM PERMIT TECHNICIAN 100420 55100 $12,835.00 2/24/2026 WILLDAN GEOTECHNICAL BUILDING AND SAFETY INTERIM PERMIT TECHNICIAN 100420 55100 $13,090.00 2/24/2026 WILLDAN GEOTECHNICAL BUILDING AND SAFETY INTERIM PERMIT TECHNICIAN 100420 55100 $14,110.00 2/24/2026 WILLDAN GEOTECHNICAL GEOTECH REVIEW - 1198 CHISOLM TRAIL - THRU 1/3/26 100 22109 $1,470.00 CHECK TOTAL $41,505.00 18255 2/24/2026 WILLIAM AUSTIN RAWLINGS PC STIPEND NOVEMBER 2025 100410 52525 $65.00 CHECK TOTAL $65.00 18256 2/24/2026 YOUTH EVOLUTION ACTIVITIES CONTRACT CLASS- YOUTH SPORTS 100520 55320 $907.20 CHECK TOTAL $907.20 18257 2/24/2026 YUNEX CORP TS MAINTENANCE - JAN 2026 207650 55536 $8,351.62 2/24/2026 YUNEX CORP TS MAINTENANCE/CALL-OUTS - JAN 2026 207650 55536 $6,209.50 2/24/2026 YUNEX CORP TS MAINT/RESPONSE -GLDN SPRGS/ADEL PED POLE REPAIR 207650 55536 $3,711.16 CHECK TOTAL $18,272.28 18258 2/24/2026 ZERO FOODPRINT SB 1383 ROWP PROCUREMENT 250170 54900 $57,640.80 CHECK TOTAL $57,640.80 GRAND TOTAL $1,615,106.73 Page 37 of 170 Agenda Item #: 8.3 Meeting Date: March 3, 2026 CITY COUNCIL AGENDA REPORT TO: Honorable Mayor and Members of the City Council FROM: Daniel Fox, City Manager SUBJECT: American Red Cross Month Proclamation. STRATEGIC GOAL: Open, Engaged and Responsive Government RECOMMENDATION: Adopt the Proclamation declaring March as American Red Cross Month. FINANCIAL IMPACT: None. BACKGROUND: Red Cross Month is an annual celebration in March which recognizes and celebrates the work of Red Cross volunteers, financial donors, blood donors and community partners. In 1943, President Franklin D. Roosevelt requested that “during this Month of March our people rededicate themselves to the splendid aims and activities of the Red Cross.” Since then, March has been proclaimed American Red Cross month across the country. ANALYSIS: The San Gabriel Pomona Valley Chapter of the American Red Cross serves 1.8 million people in 44 communities covering 320 square miles and is dedicated to providing resources and assistance to the community through: disaster preparedness, response, and recovery, health and safety training, blood drives, international services, and service to the armed forces and veterans. The City of Diamond Bar is proud to honor the achievements and accomplishments of San Gabriel and Pomona Valley Chapter of the American Red Cross. PREPARED BY: Kristina Santana, City Clerk, City Clerk's Office Page 38 of 170 Agenda Item #: 8.3 Meeting Date: March 3, 2026 ATTACHMENTS: 1. American Red Cross Month Proclamation Page 39 of 170 PP RR OO CC LL AA MM AA TT II OO NN ““AA MM EE RR II CC AA NN RR EE DD CC RR OO SS SS MM OO NN TT HH ”” WHEREAS,WHEREAS, March is American Red Cross Month, a special time to recognize the invaluable service provided by this humanitarian nonprofit organization in the United States and around the world; and WHEREAS, In 1881, Clara Barton founded the American Red Cross, turning her steadfast dedication for helping others into a bold mission of preventing and alleviating people’s suffering. Today, more than 140 years later, we honor the kindness and generosity of Red Cross volunteers here in Diamond Bar, who continue to carry out Clara’s lifesaving legacy. They join the millions of people across the United States who volunteer, give blood, donate financially or learn vital life-preserving skills through the Red Cross; and WHEREAS, this work to uplift our community is truly made possible by those who selflessly answer the call to help, whenever and wherever it’s needed. We hereby recognize this month of March in honor of their remarkable service, and we ask everyone to join in their commitment to care for one another. WHEREAS, here in the San Gabriel Pomona Valley Chapter, countless families have relied on Disaster Response volunteers for comfort and hope while coping with home fires and other disasters. NOW,NOW, THEREFORE,THEREFORE, BEBE ITIT RESOLVED,RESOLVED, that the Diamond Bar City Council does hereby proclaim MarchMarch 20262026 as “AMERICAN“AMERICAN REDRED CROSSCROSS MONTH”MONTH” in Diamond Bar and encourages all citizens to reach out and support its humanitarian mission. March 3, 2026 Steve Tye Mayor Ruth M. Low Andrew Chou Mayor Pro Tem Council Member Stan Liu Chia Yu Teng Council Member Council Member Page 40 of 170 Agenda Item #: 9.1 Meeting Date: March 3, 2026 CITY COUNCIL AGENDA REPORT TO: Honorable Mayor and Members of the City Council FROM: Daniel Fox, City Manager SUBJECT: Town Center Specific Plan. 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. 2026-05 certifying the Final Supplemental Environmental Impact Report, adopting Findings of Fact and a Statement of Overriding Considerations, and adopting the Mitigation Monitoring and Reporting Program; D. Adopt Resolution No. 2026-06 amending the General Plan Land Use and Economic Development Element related to the Town Center Specific Plan; and E. Introduce for first reading by title only, waive full reading of Ordinance No. 03 (2026) and waive further reading, and set for second reading and adoption at the March 17, 2026 City Council meeting: AN ORDINANCE OF THE CITY OF DIAMOND BAR ADOPTING THE TOWN CENTER SPECIFIC PLAN, AMENDING TITLE 22 (DEVELOPMENT CODE) OF THE DIAMOND BAR CITY CODE TO ADD NEW CHAPTER 22.11 (MIXED USE DISTRICTS) AND TO ESTABLISH THE TOWN CENTER SPECIFIC PLAN (TCSP) ZONING DISTRICT, AND AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF DIAMOND BAR TO REZONE ALL PROPERTIES WITHIN THE TOWN CENTER MIXED USE GENERAL PLAN LAND USE DESIGNATION TO THE TOWN CENTER SPECIFIC PLAN (TCSP) DISTRICT. FINANCIAL IMPACT: The fiscal impact analysis prepared in support of the TCSP concludes that redevelopment consistent with the Specific Plan would generate a positive net fiscal impact to the City’s General Fund over time, driven primarily by increased property tax, sales tax, and transient occupancy tax revenues. While redevelopment would occur incrementally and over an extended timeframe, the Planning Area currently represents an underutilized commercial district with limited long-term growth potential under existing zoning. BACKGROUND: The proposed Diamond Bar Town Center Specific Plan (“TCSP” or “Project”) establishes a comprehensive regulatory framework to guide the long-term transformation of approximately 45 acres of existing suburban- style retail centers into a pedestrian-oriented, mixed-use Town Center. Page 41 of 170 Agenda Item #: 9.1 Meeting Date: March 3, 2026 At buildout, the TCSP allows: • Up to 2,055 residential units • Up to 200 hotel rooms • Approximately 446,000 square feet of commercial space • Approximately 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 public open space while reducing overall commercial square footage. Environmental review has been completed through a Final Supplemental Environmental Impact Report (“Final SIR”), prepared as a supplement to the previously certified General Plan EIR and subsequent Housing Element Addendum. The Final SIR identifies significant and unavoidable impacts related to air quality and transportation, specifically vehicle miles traveled. Approval of the Project therefore requires certification of the Final SIR, adoption of Findings of Fact, adoption of a Statement of Overriding Considerations, and adoption of a Mitigation Monitoring and Reporting Program. On February 10, 2026, the Planning Commission conducted a duly noticed public hearing and recommended approval of the Project by a 3–0 vote, with two Commissioners absent. The City Council is the final decision-making body for the proposed legislative actions. Legislative Authority Adoption of a Specific Plan is a legislative act pursuant to Government Code Sections 65450 through 65457. The City Council must determine that the Specific Plan is consistent with the General Plan and that the related amendments maintain internal consistency among the City’s planning documents. Community Vision and Policy Foundation • General Plan The vision to create a Town Center in Diamond Bar originated with adoption of the General Plan 2040 in December 2019. Community outreach conducted during the General Plan update identified a desire for a walkable downtown environment with dining, retail, entertainment, and housing opportunities. The General Plan designated the approximately 45-acre commercial district along Diamond Bar Boulevard between Golden Springs Drive and the SR-60 Freeway as the Town Center Mixed-Use Focus Area. The following passage from the General Plan summarizes the community vision (“Vision 2040”) for the Town Center: Throughout the General Plan update process, residents of Diamond Bar have expressed a desire for greater access to dining, entertainment, and retail establishments within the city. More specifically, community input indicated a desire for the concentration of these new establishments within a walkable area resembling a more traditional downtown. While Diamond Bar has numerous centers of activity, including the Diamond Bar Center, the City Hall and Library complex, high schools and various suburban-style commercial centers, the city lacks a clear community focal point – a role commonly played by a vibrant downtown. The General Plan established seven Guiding Principles to further expand, reinforce and support the community vision. Guiding Principle 3 describes the Town Center’s role as follows: “Foster the development of a vibrant, pedestrian-oriented Town Center in Diamond Bar that serves as a place for Diamond Bar’s residents to shop, Page 42 of 170 Agenda Item #: 9.1 Meeting Date: March 3, 2026 dine and gather.” To support the community vision and Guiding Principle 3, the General Plan Land Use and Economic Development Element sets forth the following Goals for the Town Center: LU-G-22 -Promote and support the commercial area on both sides of Diamond Bar Boulevard from Golden Springs Drive to SR-60 as a vibrant, pedestrian-oriented Town Center that serves as Diamond Bar’s primary specialty retail and dining destination and is accessible to all Diamond Bar residents. LU-G-23 - Ensure an inviting and comfortable public realm to encourage pedestrian activity in the Town Center area. These Goals are further refined into a series of actionable Policies to implement the community vision for a future Town Center. • ULI Technical Assistance Panel In the fall of 2020, the City engaged the Urban Land Institute – Los Angeles (ULI-LA) to assemble a Technical Assistance Panel (TAP) to gain a better understanding of the market possibilities, implementation strategies, and design framework to consider as an initial step to implement the policies of the General Plan for the Town Center Focus Area. The TAP convened between April 12 - 16, 2021, where panelists were able to visit, analyze and present some initial recommendations about the opportunities for the project area. The TAP presented its findings and recommendations at a Special Joint Planning Commission/City Council meeting on April 16, 2021 which was open to the public. A crucial outcome of the process was that the TAP found the City’s vision for the Town Center, as expressed in the Key recommendations from the TAP included the following: • An increase in the residential densities over that currently allowed by the General Plan 2040 is needed to encourage new housing options affordable at a mix of income levels, and help drive demand for new restaurants, retail, walkability, and open and gathering spaces in the Town Center. • An urban framework with urban-sized blocks, residential density with a priority on pedestrian movement in and around the focus area is envisioned to create a successful Town Center environment. • Deliberate design choices can take advantage of the natural topography of the site by creating pedestrian-only plazas and paseos lined with retail and restaurants to activate the space offering dramatic views of the San Gabriel mountains. • Adoption of a Specific Plan would provide the certainty to incentivize investment and create flexibility to ensure financial feasibility for future development. In the summer of 2021, ULI-LA published the Diamond Bar Town Center Technical Assistance Panel Report, which documented the TAP’s land use, design, programming and implementation recommendations for the Town Center, including the items above. Community Outreach and Engagement In July 2022, the City initiated the preparation of the Town Center Specific Plan to implement the vision, goals and policies set forth in the General Plan, as well as the recommended land use strategies published ULI-LA TAP Report. A fiscal impact analysis was prepared among the various technical reports and studies prepared following the kick-off of the TCSP, which recommended a residential buildout of 2,055 dwellings units in the Town Center. Public engagement played a significant role in developing the vision, guiding principles and regulatory Page 43 of 170 Agenda Item #: 9.1 Meeting Date: March 3, 2026 framework for the TCSP. More than 600 individuals subscribed to the dedicated TCSP website (www.downtown4db.com). Between July 2022 and June 2023, the City hosted two well-attended community workshops, a week-long design charrette, interviews with most of the property owners within the TCSP Planning Area, and two joint City Council/Planning Commission study sessions. Setting and Location As stated, the Town Center Planning Area is located along the segment of Diamond Bar Boulevard between Golden Springs Drive and the 60 Freeway. The Planning Area encompasses approximately 45 acres, and is currently developed with automobile-oriented retail and commercial uses. Surrounding land uses include single-family residential neighborhoods, commercial development, and public facilities. The Planning Area is served by major arterial roadways and is identified in the General Plan as a key opportunity area for reinvestment and intensification. Town Center Planning Area ANALYSIS: Project Description The TCSP establishes land use regulations, development standards, and implementation policies intended to facilitate incremental redevelopment of the Planning Area over time. The Plan regulates: • Permitted uses • Development intensity • Building height and massing Page 44 of 170 Agenda Item #: 9.1 Meeting Date: March 3, 2026 • Site design and public realm standards • Residential transitions The Specific Plan is implemented through concurrent General Plan and zoning amendments to ensure consistency. Land Use and Buildout Targets The TCSP allows a mix of residential, commercial, hotel, entertainment, and public open space uses. At buildout, the Specific Plan envisions the following land use and buildout profile: • Up to 2,055 residential units; • Up to 200 hotel rooms; • Approximately 446,000 square feet of commercial space; and • Approximately 40,000 square feet of public open space. Land Use Plan The illustrative site shown below represents a buildout scenario envisioned by the land use and development standards written into the TSCP regulatory document. The plan shows one potential layout for the various land uses permitted and encouraged in the Specific Plan, including ground-floor commercial with residential above, civic amenities, and public open spaces. Page 45 of 170 Agenda Item #: 9.1 Meeting Date: March 3, 2026 Inclusionary Point System A central component of the Specific Plan is the Inclusionary Point System, a voluntary, formula-based alternative to State Density Bonus Law. The Plan establishes a base density of 30 dwelling units per acre. Density above that base may be achieved either through State Density Bonus Law or through the Inclusionary Point System, but not both. Each Inclusionary Point increases allowable density by 10 percent, or 3 dwelling units per acre. Points may be earned through: • Provision of affordable housing • Ground-floor commercial activation • Parcel consolidation Page 46 of 170 Agenda Item #: 9.1 Meeting Date: March 3, 2026 • Hotel uses in designated subareas This framework links increased development capacity to defined community benefits through objective standards. Residential Transitions and Form-Based Standards The Specific Plan incorporates form-based development standards that regulate height, massing, and site design based on context and location. Specific provisions address transitions between Town Center development and adjacent residential neighborhoods through graduated height limits, step-backs, and massing controls. These standards are objective and enforceable. Together, these form-based standards provide an objective and enforceable framework to ensure appropriate transitions at residential interfaces while allowing flexibility for redevelopment within the Town Center. Existing Service Stations Legally established service stations within the Planning Area are classified as conforming uses. The Plan allows continued operation and reinvestment, including ancillary uses subject to Conditional Use Permit approval. This approach maintains regulatory oversight while recognizing existing economic activity. Complete Streets and Road Diet The City continues to advance a Complete Streets initiative along Diamond Bar Boulevard as a separate capital planning effort focused on multimodal safety and accessibility. As part of the Complete Streets evaluation, a road diet configuration was analyzed as one potential design option. The transportation analysis determined that the road diet, as modeled, would not reduce traffic flow due to operational improvements such as dedicated turn lanes. However, public input did not support incorporating the road diet as a required element of the Specific Plan. Accordingly, the TCSP proceeds without mandating a road diet, while preserving flexibility for future roadway design decisions through the City’s Complete Streets planning process. Consistency with Adopted Plans The TCSP is consistent with the Diamond Bar General Plan 2040, as amended, which identifies the Planning Area as a focus area for reinvestment and mixed-use intensification. The Project is also consistent with the City’s certified 2021–2029 Housing Element. The Planning Area was identified as a key opportunity site capable of accommodating higher-density residential development to support the City’s Regional Housing Needs Allocation. ENVIRONMENTAL REVIEW: Certification of the Final Supplemental EIR In accordance with CEQA, the City prepared a Supplemental Environmental Impact Report for the Project. The Final SIR supplements the previously certified General Plan EIR and Housing Element Addendum. Prior to approving the Project, the City Council must certify that: 1. The Final SIR has been completed in compliance with CEQA; 2. The Final SIR was presented to and reviewed by the City Council; and 3. The Final SIR reflects the City’s independent judgment and analysis. The Final SIR consists of the Draft SIR, all comments received, responses to comments, and revisions where appropriate. The City Council’s certification signifies compliance with CEQA’s informational requirements and consideration of the environmental analysis prior to taking action. Page 47 of 170 Agenda Item #: 9.1 Meeting Date: March 3, 2026 Findings of Fact Pursuant to CEQA Guidelines Section 15091, the City Council must adopt Findings of Fact for each significant effect identified in the Final SIR. The Findings identify mitigation measures that reduce impacts where feasible and explain why certain impacts remain significant and unavoidable despite incorporation of all feasible mitigation. The Mitigation Monitoring and Reporting Program ensures implementation of all adopted mitigation measures. Significant and Unavoidable Impacts The Final SIR identifies significant and unavoidable impacts related to: • Air Quality • Transportation, specifically Vehicle Miles Traveled All feasible mitigation measures have been incorporated into the Project. Statement of Overriding Considerations Because significant and unavoidable impacts remain, approval of the Project requires adoption of a Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093. In adopting the Statement of Overriding Considerations, the City Council determines that the Project’s economic, social, housing, fiscal, and planning benefits outweigh its unavoidable environmental impacts. These benefits include: • Implementation of the City’s Housing Element and RHNA obligations • Long-term positive fiscal impacts to the General Fund • Concentration of growth within an infill focus area • Realization of the community vision established in the General Plan • Establishment of a coordinated regulatory framework to guide reinvestment The Council’s determination represents a legislative policy judgment supported by substantial evidence in the administrative record. NOTICE OF PUBLIC HEARING: On February 20, 2026, notification of the City Council public hearing for the TCSP, including all related legislative actions, was published in the San Gabriel Valley Tribune. Public hearing notices were mailed to property owners within a 1000-foot radius of the TCSP Planning Area, inclusive of the Planning Area, and notices were posted at the City’s designated community posting sites. LEGAL REVIEW: The City Attorney has reviewed and approved the resolutions and ordinance as to form. PREPARED BY: Greg Gubman, Director, Community Development ATTACHMENTS: 1. Resolution No. 2026-05 - Certifying the Final SIR, Adopting Findings of Fact and a Statement of Overriding Considerations, and Approving the MMRP Page 48 of 170 Agenda Item #: 9.1 Meeting Date: March 3, 2026 2. Resolution No. 2026-06 - Adopting Amendments to the General Plan in Connection with Adoption of the Town Center Specific Plan 3. Ordinance adopting the TCSP, Development Code Amendment and Zoning Map Amendment 4. February 10, 2026 Planning Commission Staff Report (without attachments) 5. Draft Minutes from the February 10, 2026 Planning Commission hearing Page 49 of 170 1 RESOLUTION NO. 2026-05 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR, CALIFORNIA, CERTIFYING THE FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT (SCH NO. 2018051066), AND ADOPTING FINDINGS OF FACT, A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE TOWN CENTER SPECIFIC PLAN. WHEREAS, on December 17, 2019, the City Council adopted the Diamond Bar General Plan 2040 (“General Plan”) and the Climate Action Plan 2040 (“CAP”) to create a vision and blueprint for development through 2040. The Diamond Bar General Plan 2040 establishes the Town Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use, and Community Core Overlay focus areas and corresponding land use designations, estimates that up to 3,750 new housing units could be built in the city by 2040, and anticipates that much of this growth will occur within these four focus areas. WHEREAS, on August 11, 2022, the City Council adopted the City’s 2021-2029 General Plan Housing Element (“2021-2029 Housing Element” or “6th Cycle Housing Element”), which was subsequently found by the California Department of Housing and Community Development (HCD) to be in full compliance with State Housing Element Law (Article 10.6 of the Gov. Code) on October 5, 2022. The 2021-2029 Housing Element identifies sites to accommodate the City’s Regional Housing Needs Allocation (RHNA) of 2,516 residential units, including through rezoning of underutilized sites in the Town Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use focus areas to allow residential development at a minimum density of 20 dwelling units per acre and a maximum density of at least 30 dwelling units per acre. WHEREAS, in conjunction with the adoption of the General Plan and the CAP, the City, as lead agency, prepared an Environmental Impact Report, State Clearinghouse Number 2018051066, to analyze the potential environmental impacts of those plans (the “EIR”). The City Council certified the EIR on December 17, 2019, and the City fi led a Notice of Determination on December 18, 2019. In conjunction with the adoption of the 2021-2029 Housing Element, the City, as lead agency, evaluated the potential environmental impacts of the Housing Element in an addendum to the EIR, and the City Council adopted the addendum on August 11, 2022. WHEREAS, on January 27, 2025, the City Council adopted Resolution No. 2025 - 04 approving an amendment to the Land Use Element of the General Plan to establish a minimum residential density of 20 dwelling units per acre and a maximum residential density of 30 dwelling units per acre on sites within the Town Center Mixed-Use and Neighborhood Mixed-Use Land Use Designations. WHEREAS, on February 4, 2025, the City Council adopted Ordinance No. 01 (2025), establishing the housing element site (H) overlay district to provide development and land use regulations for the development of multifamily dwellings on specified sites Page 50 of 170 2 identified in the City of Diamond Bar 2021-2029 Housing Element to accommodate the City’s RHNA requirements. The Zoning Map was concurrently amended to apply the H overlay district designation to those parcels with a General Plan land use designation of Town Center Mixed-Use, Neighborhood Mixed-Use, and Transit-Oriented Mixed-Use. The H overlay district establishes a maximum residential density of 30 dwelling units per acre. Because the H overlay district implements the densities established in the General Plan Land Use Element and required by the 2021-2029 Housing Element for the Town Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use focus areas, the City Council determined that the rezoning of the specified sites would not result in any new significant impacts or a substantial increase in the severity of previously identified significant impacts; therefore, no further environmental analysis was required. (Public Resources Code § 21166; CEQA Guidelines §§ 15168, 15162.) WHEREAS, the Town Center Mixed Use land use designation (“Town Center” or “Planning Area”) consists of approximately 45 acres, bounded on the north by the Pomona Freeway (State Route [SR] 60), on the east by a neighborhood of single -family homes, on the south by Lorbeer Middle School and Mount Calvary Lutheran Church and School, and on the west by the Fall Creek private condominium community. The Planning Area is composed of 35 individual parcels with 23 unique property owners within a suburban-style commercial district. The Planning Area is centered around Diamond Bar Boulevard, a six-lane thoroughfare with painted bike lanes, that bisects the Town Center and extends over 1,800 feet. It is bounded on the south by Golden Springs Drive for approximately 1,600 feet and on the north by the SR -60 Freeway. Access to the Town Center is provided by both SR-60 and SR-57. Travelling on SR-60, access to the Town Center can be attained by Diamond Bar Boulevard (Exit 26). WHEREAS, the Land Use and Economic Development Element of the General Plan established the Town Center Mixed-Use land use designation to transform a suburban style, auto-oriented neighborhood commercial area into a “vibrant, pedestrian- oriented Town Center in Diamond Bar” to “encourage a mix of uses with an emphasis on community-serving and destination retail, dining, and entertainment uses, in addition to offices, professional services, and residential uses. WHEREAS, in July 2022, the City initiated preparation of the Town Center Specific Plan (“TCSP”) to implement the vision, goals and policies set forth in the General Plan, as well as the recommended land use strategies published in the Urban Land Institute- Los Angeles (“ULI-LA”) Technical Assistance Panel (“TAP”) Report, published in April 2021. One of the TAP Report’s key recommendations was to accommodate a residential buildout of more than 2,000 dwellings units in the Town Center, or approximately 700 more dwelling units than what a base density of 30 dwelling units per acre would yield under the current General Plan and zoning designations. WHEREAS, the TCSP will establish a regulatory framework to guide the transformation of the Town Center from the existing suburban-style retail shopping centers into a pedestrian-oriented downtown, providing housing opportunities, retail, restaurants, and entertainment uses within the City of Diamond Bar. Implementation of the TCSP is anticipated to result in the development of up to 2,055 housing units (an increase of 705 units); 200 hotel rooms (an increase of 103 rooms); 40,000 square feet Page 51 of 170 3 of public open space (an increase of 40,000 square feet); and 446,000 square feet of commercial space (a net decrease of 64,000 square feet), including retail, dining, and entertainment uses, as compared to development anticipated for the area under the General Plan, as amended by the 2021-2029 Housing Element. This proposed increase in density is consistent with the major conclusions TAP report, which found that higher residential densities are appropriate for achieving a viable, mixed-use Town Center. Supporting infrastructure and development standards will be implemented through the TCSP and associated entitlements. WHEREAS, approval and implementation of the TCSP requires City Council adoption of concurrent legislative actions, including a General Plan amendment and an ordinance to amend the Official Zoning Map and Title 22 of the Diamond Bar City Code (“Development Code”) to establish the TCSP as the regulatory document governing the Town Center. These actions would revise the General Plan criteria and the zoning designation applicable to the Planning Area as necessary to ensure consistency with, and implementation of, the TCSP’s framework, including maximum residential density and permitted uses. The General Plan Amendment, TCSP, and amendments to the Official Zoning Map and the Development Code collectively constitute the “Project.” WHEREAS, the City of Diamond Bar (“City”) is the Lead Agency for the Project, as defined by Section 21067 of the California Environmental Quality Act (“CEQA”) Statutes (Public Resources Code Section 21000 et seq.). WHEREAS, the City determined that the appropriate environmental document for the Project would be a Supplemental Environmental Impact Report (“SIR”) to the certified General Plan and CAP Program EIR (“Certified EIR”), as addended on August 11, 2022 with adoption of the 2021-2029 Housing Element Update. WHEREAS, the SIR supplements the previously certified 2019 General Plan and CAP Program EIR, as addended, which remains operative except as modified by the SIR. WHEREAS, on June 5, 2023, the City disseminated a Notice of Preparation (“NOP”) to solicit comments on the scope and content of the SIR. The NOP was sent to the California Office of Land Use and Climate Innovation State Clearinghouse (“SCH”), the Los Angeles County Clerk of the Board, and to responsible and trustee agencies; noticed in the San Gabriel Valley Tribune; mailed to interested stakeholders, property owners and business owners within a 1,000-foot radius of the Planning Area, inclusive of the Planning Area; and emailed to individuals who subscribed to receive TCSP notifications. The NOP was circulated for a 30-day review period that commenced on June 5, 2023, and ended on July 5, 2023. WHEREAS, On June 8, 2023, as part of the scoping process, a Scoping meeting was held at Diamond Bar City Hall, 21810 Copley Drive, Diamond Bar, California, during which 30 verbal comments were received and incorporated where appropriate into the Draft SIR. WHEREAS, five public agencies and two individuals submitted written comments on the NOP. These comments were considered and incorporated where appropriate into the Draft SIR. Page 52 of 170 4 WHEREAS, a Draft SIR was prepared, incorporating all of the mandated contents set forth pursuant to CEQA Guidelines Section 15120 et seq. WHEREAS, on August 25, 2025, upon completion of the Draft SIR, a Notice of Completion (“NOC”) was filed with SCH, and a Notice of Availability (“NOA”) was filed with the County of Los Angeles Clerk of the Board, as required by Public Resources Code Section 21092. Pursuant to CEQA Guidelines Section 15087, t he City also sent the NOA to anyone requesting it. The NOA was also published in the San Gabriel Valley Tribune on August 25 and September 8, 2025, and copies were mailed to 910 interested parties, property owners and business owners within a 1,000 -foot radius of the Planning Area, inclusive of the Planning Area. The Draft SIR was concurrently made available for public review on the City’s dedicated TCSP website (www.downtown4db.com), and hardcopies were made available for public review at City Hall (21810 Copley Drive, Diamond Bar, CA 91765) and at the Diamond Bar Public Library (21800 Copley Drive, Diamond Bar, CA 91765). WHEREAS, the State-mandated public review period for the Draft SIR is 45 days. The public review period ran for a total of 46 days, from August 25, 2025 to October 10, 2025. WHEREAS, a total of 28 comment letters and emails were on the Draft SIR during the public review period from public agencies, public interest organizations and individuals. WHEREAS, after receiving public comments on the Draft SIR, the City prepared a Final SIR for the TCSP. The Final SIR includes the written comments received on the Draft SIR and the City’s responses thereto. The Final SIR identifies minor revisions to the Draft SIR and TCSP made in response to comments received on the Draft SIR, as well as minor corrections to the documents that have been identified by City staff. WHEREAS, a Mitigation Monitoring and Reporting Program (“MMRP”) was prepared in conformance with Public Resources Code Section 21081.6(a)(1) and is attached hereto as Exhibit 1 and hereby incorporated by reference. WHEREAS, findings of Fact and a Statement of Overriding Considerations (“FOF/SOC”) were prepared in conformance with CEQA Guidelines Sections 15091 and 15093 and are attached hereto as Exhibit 2 and hereby incorporated by reference. WHEREAS, on February 5, 2026, the Final SIR, MMRP and FOF/SOC were uploaded to the TCSP website, and hardcopies were made available for public review at City Hall and at the Diamond Bar Public Library. WHEREAS, on February 10, 2026, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing regarding the Project, solicited testimony from all interested individuals regarding the Project, the SIR, the MMRP, and the FOF/SOC, and concluded said hearing on that date. WHEREAS, all legal prerequisites to the adoption of this resolution have occurred. Page 53 of 170 5 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. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Diamond Bar, as follows: Section 1. That all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. Section 2. The City Council hereby adopts the findings of fact attached hereto as Exhibit 2. Section 3. The City Council hereby adopts the mitigation monitoring and reporting program attached hereto as Exhibit 1. Section 4. That with the implementation of the identified mitigation measures, all potentially significant impacts will be reduced to a level of less than significant with the exception of the following: a. Air Quality (Operational Emissions) – Construction-related emissions would be below South Coast Air Quality Management District (“SCAQMD”) significance thresholds with implementation of mitigation measures. However, operation of the TCSP would result in a cumulatively considerable net increase in criteria pollutants for which the region is in nonattainment. As shown in Tables 3.2-7 and 3.2-8 of the SIR, operational emissions of reactive organic gases (ROG), nitrogen oxides (NOx), carbon monoxide (CO), particulate matter (PM2.5), and particulate matter (PM10) would exceed applicable SCAQMD significance thresholds. Accordingly, operational air quality impacts would remain significant and unavoidable. [Impact 3.2.2] b. Air Quality (Sensitive Receptors) – Construction-related impacts to sensitive receptors would be below SCAQMD significance thresholds with mitigation. However, operation of the TCSP would expose sensitive receptors to pollutant concentrations associated with operational emissions of ROG, NOx, CO, PM2.5, and PM10 at levels exceeding SCAQMD thresholds. Accordingly, operational impacts to sensitive receptors would remain significant and unavoidable. [Impact 3.2.3] c. Transportation – Implementation of the Proposed Project would conflict or be inconsistent with CEQA Guidelines Section 15064.3, Subdivision (b). [Impact 3.8.1] Section 5. That the Statement of Overriding Considerations has identified the specific economic, legal, social, technological, or other benefits that override each of the significant and unavoidable impacts associated with the implementation of the TCSP. The City Council hereby adopts the statement of overriding considerations set forth in Exhibit 2 attached hereto. Page 54 of 170 6 Section 6. The City Council hereby certifies the SIR, consisting of the Draft SIR, all related technical appendices, and the Final SIR, as complete and adequate. The City Council finds that: a. The SIR has been prepared and completed in compliance with CEQA (Public Resources Code §21000 et seq.) and the State CEQA Guidelines; b. The City Council has reviewed and considered the information contained in the SIR prior to approving the Project; and c. The SIR reflects the City’s independent judgment and analysis. Section 7. The City Clerk shall attest and certify to the passage and adoption of this Resolution and enter it into the book of original resolutions, and it shall become effective immediately upon its approval. PASSED, APPROVED AND ADOPTED this 3rd day of March, 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 Resolution was duly and regularly passed, approved and adopted by the City Council of the City of Diamond Bar, California, at its regular meeting held on the 3 rd day of March, 2026, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ______________________ Kristina Santana, City Clerk Attachment: Exhibit 1 – Mitigation Monitoring and Reporting Program Exhibit 2 – Findings of Fact and Statement of Overriding Considerations Page 55 of 170 DIAMOND BAR TOWN CENTER SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM SCH NO. 2018051066 PREPARED FOR: CITY OF DIAMOND BAR 21810 COPLEY DRIVE DIAMOND BAR, CA 91765 PREPARED BY: SAPPHOS ENVIRONMENTAL, INC. 430 NORTH HALSTEAD STREET PASADENA, CALIFORNIA 91107 JANUARY 22, 2026 Page 56 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 2 1. INTRODUCTION This Mitigation Monitoring and Reporting Program (MMRP) has been prepared pursuant to Public Resources Code Section 21081.6, which requires a Lead Agency to adopt a “reporting or monitoring program for changes to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment.” In addition, Section 15097(a) of the California Environmental Quality Act (CEQA) Guidelines requires that a public agency adopt a program for monitoring or reporting mitigation measures and project revisions, which it has required to mitigate or avoid significant environmental effects. This MMRP has been prepared in compliance with the requirements of CEQA, Public Resources Code Section 21081.6, and Section 15097 of the State CEQA Guidelines. As stated in State CEQA Guidelines Section 15097(c), “monitoring” refers to the ongoing or periodic process of the project oversight provided by the “Monitoring Agency.” “Reporting” refers to written compliance review that will be presented to the decision-making body or authorized staff person. A report can be required at various stages throughout the project implementation or upon completion of the mitigation measure. The City of Diamond Bar is the Lead Agency for the Diamond Bar Town Center Specific Plan Alternative 3 (hereafter, Alternative 3) and, therefore, is responsible for administering and implementing the MMRP. Page 57 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 3 2. PROJECT DESCRIPTION Planning Horizon The planning horizon is the period of time for which Alternative 3 looks ahead in order to comprehensively plan for the City’s next major phase of growth, change, and development. Alternative 3 establishes a horizon year of 2040, consistent with the City of Diamond Bar General Plan 2040 (General Plan 2040).1 Alternative 3: High Density, No Road Diet Alternative 3 would involve the phased redevelopment of approximately 45 acres of existing suburban-style retail shopping centers. Currently, the Planning Area has 510,000 square feet of existing commercial space comprised of retail, dining, and medical office, as well as 97 hotel rooms. Alternative 3 includes objective design standards that would apply a unified design vision to all future development to create a “sense of place.” Development Buildout Alternative 3 would result in up to 2,055 housing units (increase of 705 units); 200 hotel rooms (increase of 103 rooms); 40,000 square feet of public open space (increase of 40,000 square feet); and 446,000 square feet of commercial space (decrease of 64,000 square feet), including retail, dining, and entertainment uses (Table 2-1, Alternative 3 Maximum Buildout). The proposed increase in density is consistent with the major conclusions of the Urban Land Institute – Los Angeles (ULI-LA) Technical Assistance Panel (TAP) report, which states that “The TAP’s vision for the Diamond Bar Town Center includes higher residential densities than currently allowed in the Vision 2040 General Plan.”2 Alternative 3 would also include supporting infrastructure through the adoption of Alternative 3 and associated entitlements. To ensure a conservative approach, the analysis assumes maximum buildout of new housing units, new commercial development, and related uses (Table 2-1). Actual buildout is dependent on market conditions, birth rates, death rates, immigration rates, availability of resources, and entitlement processes from federal, state, and local regulations. Actual buildout of Alternative 3 would involve the development of new driveways and privately owned accessways between development within the Planning Area in addition to the development associated with housing, hotels, and commercial space. New development would be required to conform to the Objective Design Standards and Guidelines of the Specific Plan. Based on the density of development, the Diamond Bar Town Center Specific Plan Supplemental Environmental Impact Report (SIR) assumes that maximum buildout of Alternative 3 would involve construction of three- to six-story- high buildings within the Planning Area.3 1 City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan- 2040 2 Urban Land Institute. April 2021. Diamond Bar Town Center Technical Assistance Panel Report. https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-April2021?bidId= (accessed October 29, 2024). 3 City of Diamond Bar. 2026. Diamond Bar Town Center Specific Plan: Final Supplemental Environmental Impact Report. State Clearinghouse No. 2018051066. Prepared by Sapphos Environmental, Inc. Page 58 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 4 TABLE 2-1 Alternative 3 Maximum Buildout General Plan 2040 Existing Conditions (2023) High Density, No Road Diet Housing units 0 2,055 Hotel 97 rooms 200 rooms Retail/commercial 510,000 SF 446,000 SF Open space 0 SF 40,000 SF Road diet No No Number of Diamond Bar Blvd traffic lanes 6 lanes (within Planning Area) & landscaped median 6 lanes Travel lane width 11–14.5 feet 11–14.5 feet Turn pocket width 8.5–15 feet 8.5–15 feet Bicycle lanes on Diamond Bar Blvd Yes (Class II/on street) Yes (Class II/on street) Street parking on Diamond Bar Blvd Not allowed Not allowed Sidewalk width on Diamond Bar Blvd 8–15 feet 8–15 feet Bicycle lanes on Golden Springs Dr Yes (Class II) Yes (Class II) Bicycle lanes on Grand Avenue No No Bicycle lanes on Prospectors Road No No Bicycle lanes on Sunset Crossing Road No No Source: Transportation Study (Appendix F to Supplemental Environmental Impact Report). City of Diamond Bar. December 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan- 2040 Note: Class II Bicycle Lanes: on-street bicycle lanes that are not protected from vehicular traffic, demarcated by paint and signage. The width of a typical sidewalk for a major arterial street through a commercial zone is 12–15 feet or more. The General Plan 2040 proposes Class IV and Class III bicycle facilities within the Planning Area. As indicated in Section 6.5 of the Specific Plan, structures would be up to 45 to 75 feet high depending on building type (see Table 2-2, Alternative 3 Maximum Building Heights by Building Type). Additionally, for height averaging, up to 30 percent of the building footprint area may be one story (10 feet) taller than the maximum height allowed in a given zone, provided an equal amount of building footprint area is one story (10 feet) shorter than the maximum allowed height. Page 59 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 5 TABLE 2-2 Alternative 3 Maximum Building Heights by Building Type Maximum Height Building Types 45 feet Town House 50 feet Flex/Loft Building 55 feet Exposed Garage Building 65 feet Courtyard Building Urban Supermarket Urban Anchor Building 75 feet Liner Building with Garage Urban Block Building Alternative 3 Development Standards Alternative 3 contains numerous development standards that would avoid and/or reduce environmental impacts. These design standards are described in detail in the Specific Plan in Appendix G (Town Center Specific Plan) to the Draft SIR, with a selection presented in Table 2- 3, Alternative 3 Design Standards. TABLE 2-3 Alternative 3 Design Standards Specific Plan Section Relevance 3. Public Realm Design features in public space that encourage pedestrian activity, and reduce reliance on cars. 4. Infrastructure Upgrades to infrastructure, potentially resulting in a reduction in water and energy use. 5. Land Use, Density and Intensity Standards Allowable residential uses and densities to support a variety of housing opportunities. 6. Objective Design Standards Support the development of a “sense of place” throughout the Planning Area by setting forth building types, massing, landscaping, grading, lighting, parking, pedestrian and bicycle access, utilities, signage, architectural standards et al. The design components or characteristics of future development under the Specific Plan would comply with these development standards. For example, future development would require trash receptacles to be covered and properly maintained in order to prevent potentially adverse odors. In addition to design standards, the Specific Plan identifies constraints, opportunities, and other guidance to support the City’s goal of transforming the Planning Area into the vision described therein. Construction Scenario The Specific Plan is a planning-level document and, as such, there are no known projects, construction dates, or construction plans at this time. However, the type and size of total anticipated growth were estimated for the purposes of this environmental analysis, including a reasonable worst-case annual construction scenario. Page 60 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 6 Although future development that would occur under Alternative 3 would be subject to market conditions and various factors, the analyses throughout the Supplemental Environmental Impact Report (SIR) assume the maximum buildout that could occur with Alternative 3 implementation. Individual development projects that could occur under Alternative 3 would be subject to the applicable provisions of CEQA and would require additional survey, design, and engineering work to support design development and ultimately project construction, operation, and maintenance. The existing land uses within the Town Center Focus Area that would not be redeveloped would remain open during the construction of individual projects, with portions of the subject property closed off as necessary for construction activity. The anticipated development described in the Specific Plan would be constructed within the Planning Area boundaries. The exact locations of future projects and construction that would occur under Alternative 3 are not known at this time, although it is assumed that some of the activities would take place in close proximity to sensitive receptors, such as homes and schools. The severity of impacts due to construction (such as air quality or noise) would ultimately depend on project-specific information, such as the proximity of construction activities to sensitive receptors, the presence of intervening barriers, the number and types of equipment used, and the duration of the activity. While these details are not available at this time, it is assumed that future projects would comply with all applicable federal, state, regional, and local regulations and standards. Construction Schedule While phasing of individual projects cannot be determined, construction impacts were analyzed based on the assumption that construction could begin as early as summer 2025, and continue through 2041, consistent with the planning horizon and assumptions of the General Plan 2040. Construction is forecast based on the expectation that a maximum of 12.5 percent of the total new development under Alternative 3 could be developed in any year (i.e., an even annual rate of development over 15-16 years would result in 6.25 percent of Alternative 3 being built per year; therefore, conservatively, this analysis assumes a maximum of twice that much development per year or 12.5 percent of Alternative 3’s maximum buildout). Construction Activities Construction would require the use of heavy equipment during the demolition, grading, excavation, and other construction activities with the Planning Area. During each stage of development for any given construction project, a different mix of equipment would be used. As such, construction activity would fluctuate depending on the particular type, number, and duration of use of the various pieces of equipment. Construction activities would include demolition, site preparation, excavation, grading, building construction, and paving. The analysis assumes that earthmoving cut and fill of soil would be minimized onsite to minimize soil import or export by haul trucks. Heavy-duty equipment, vendor supply trucks, and concrete trucks would be used during construction of foundations and buildings. Landscaping and architectural coating would occur during the finishing activities. Page 61 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 7 Construction Equipment The following types of construction equipment could potentially be used in the construction of individual projects under Alternative 3:  Dump trucks  Graders or dozers for earthwork  Concrete/industrial saws  Crew vehicles  Rubber tired dozers  Tractors/loaders/backhoe  Delivery Trucks  Scrapers  Excavators  Cranes  Forklifts  Generator sets  Welders  Pavers  Paving equipment  Rollers  Air compressors  Pile drivers This list of typical construction equipment was used to evaluate Alternative 3’s potential construction impacts. Construction Requirements Site preparation and construction for individual projects would be undertaken in accordance with all federal, state, and local applicable building codes. Development within the City, including the Planning Area, is required to comply with Chapter 22.28, Noise Control, of the Diamond Bar City Code. Daily construction activities would be undertaken Monday through Saturday, between 7:00 a.m. and 7:00 p.m. No work shall be conducted on Sundays or any recognized federal, state, or local holidays.4 The construction contractor shall ensure that all construction and grading equipment is properly maintained. All stockpiles shall be covered at all times when not in use. Best management practices (BMPs) shall be utilized through the duration of the construction per the Storm Water Pollution Prevention Plan (SWPPP). In accordance with Section 7050.5 of the California Health and Safety Code, if human remains are encountered during excavation activities, the County Coroner shall be notified within 24 hours of the discovery. No further excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent remains within 100 feet shall occur until the County Coroner has determined the appropriate treatment and disposition of the human remains. 4 City of Diamond Bar. N.d. Chapter 22.28 – Noise Control. Diamond Bar City Code. https://library.municode.com/ca/diamond_bar/codes/code_of_ordinances?nodeId=CICO_TIT22DECO_ARTIIISIPLGE DEST_CH22.28NOCO Page 62 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 8 3 MMRP The SIR was prepared to address the potential environmental impacts of Alternative 3. The evaluation of the Alternative 3’s impacts in the SIR takes into consideration the mitigation measures (MMs) that were incorporated into the SIR to avoid or reduce potentially significant environmental impacts. This MMRP is designed to monitor implementation of the MMs identified for Alternative 3 (Table 3-1, Mitigation Monitoring and Reporting Program). Page 63 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 9 TABLE 3-1 Mitigation Monitoring and Reporting Program Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency Verification Initials Date Remarks 3.1 Air Quality Certified General Plan EIR Mitigation Measure MM-AQ-1: Construction Features. Future development projects implemented under the General Plan will be required to demonstrate consistency with SCAQMD construction emission thresholds. Where emissions from individual projects exceed SCAQMD thresholds, the following measures shall be incorporated as necessary to minimize impacts. These measures do not exclude the use of other, equally effective mitigation measures.5  Require all off-road diesel equipment greater than 50 horsepower (hp) used for this Project to meet USEPA Tier 4 final off-road emission standards or equivalent. Such equipment shall be outfitted with Best Available Control Technology (BACT) devices including a California Air Resources Board certified Level 3 Diesel Particulate Filter or equivalent.  Require a minimum of 50 percent of construction debris to be diverted for recycling.  Require building materials contain a minimum 10 percent recycled content.  Require materials such as paints, primers, sealants, coatings, and glues to have a low volatile organic compound concentration compared to conventional products. If low VOC materials are not available, architectural coating phasing should be extended sufficiently to reduce the daily emissions of VOCs. Prior to issuance of construction permit. City of Diamond Bar City of Diamond Bar Community Development Department Certified General Plan EIR Mitigation Measure MM-AQ-2: Future Development. Future development would be required to demonstrate consistency with SCAQMD’s operational thresholds. For projects where operational emissions exceed regulatory thresholds, the following measures may be used to reduce impacts. Note the following measures are not all inclusive and developers have the option to add or substitute measures that are equally or more appropriate for the scope of their project  Develop a project specific Transportation Demand Management (TDM) program for residents and/or employees that provides opportunities for carpool/vanpools.  Provide onsite solar/renewable energy in excess of regulatory requirements.  Require that owners/tenants of non-residential or multi-family residential developments use architectural coatings that are 10 grams per liter or less when repainting/repairing properties.  Require dripless irrigation sensor units that prevent watering during rainstorms. Prior to discretionary project approval. City of Diamond Bar Construction contractor City of Diamond Bar Community Development Department 5 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2 Page 64 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 10 TABLE 3-1 Mitigation Monitoring and Reporting Program Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency Verification Initials Date Remarks Alternative 3 Additional Mitigation Measure MM-AQ-3: The SCAG Mitigation Monitoring and Reporting Program (MMRP) for the final Connect SoCal PEIR provides guidance for lead agencies in the consideration of project-level mitigation measures to reduce substantial adverse effects related to a violation of air quality standards, in accordance with sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines. The City shall consider implementation of the following measures to reduce impacts, including (but not limited to):6  Suspend grading and earthmoving when wind gusts exceed 25 miles per hour unless the soil is wet enough to prevent dust plumes;  Cover trucks when hauling dirt;  Require projects to use Tier 4 Final equipment or better for all engines above 50 horsepower (hp). In the event that construction equipment cannot meet Tier 4 Final engine certification, the project representative or contractor must demonstrate through future study with written findings supported by substantial evidence that is approved by SCAG before using other technologies/strategies. Measures identified prior to issuance of construction permit. Measures monitored from the initiation of grading through construction completion City of Diamond Bar City of Diamond Bar Community Development Department Alternative 3 Additional Mitigation Measure MM-AQ-4: Per the CAPCOA Handbook,7 the City shall implement the following measure to reduce construction emissions further for the refined project:  C-3: Use Local Construction Contractors Prior to the release of grading and construction permits City of Diamond Bar City of Diamond Bar Community Development Department Alternative 3 Additional Mitigation Measure MM-AQ-5: Per the CAPCOA Handbook,8 the City shall implement the following measures to reduce operation emissions further for the refined project, including (but not limited to):  E-2: Require Energy Efficient Appliances  E-12-A: Install Alternative Type of Water Heater in Place of Gas Storage Tank Heater in Residences  E-12-B: Install Electric Space Heater in Place of Natural Gas Heaters in Residences  E-13: Install Electric Ranges in Place of Gas Ranges  E-15: Require All-Electric Development  T-23: Community-Based Travel Planning  AS-1: Use Low-VOC Cleaning Supplies  AS-2: Use Low-VOC Paints  LL-1: Replace Gas Powered Landscape Equipment with Zero-Emission Landscape Equipment Prior to City Approval of Plans and Specifications City of Diamond Bar City of Diamond Bar Community Development Department 6 Southern California Association of Governments. May 2020. MMRP for the Connect SoCal Final PEIR. https://scag.ca.gov/sites/main/files/file-attachments/exhibit- a_connectsocal_peir.pdf#:~:text=It%20is%20the%20intent%20of%20this%20program%20to%3A,and%20%287%29%20utilize%20existing%20review%20processes%20wherever%20feasible. 7 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf 8 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf Page 65 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 11 TABLE 3-1 Mitigation Monitoring and Reporting Program Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency Verification Initials Date Remarks Alternative 3 Additional Mitigation Measure MM-AQ-6: The CAPCOA Handbook9 also offers qualitative or supporting measures. The refined project’s Mobile and Area emissions are the two most prominent sources of operational Air Quality emissions based on the best available data. The City shall consider implementation of the following supporting measures to reduce transportation emissions further for the refined project, including (but not limited to):  T-30: Using cleaner-fueled vehicles.  T-18: Provide Pedestrian Network Improvement.  T-13: Implement Employee Parking Cash-Out.  T-21-A: Implement Conventional Carshare Program. Prior to City approval of Project Plans and Specifications City of Diamond Bar City of Diamond Bar Community Development Department Alternative 3 Additional Mitigation Measure MM-AQ-7: The City shall consider implementation of the following CAPCOA Handbook supporting measure to reduce Area emissions:  LL-2: Implement a yard equipment exchange program, which would require the refined project to participate in an established yard equipment exchange program, supplement an established program, or implement a new program. Prior to issuance of Certificate of Occupancy City of Diamond Bar City of Diamond Bar Community Development Department Alternative 3 Additional Mitigation Measure MM-TRANS-1: TDM Program. The refined project shall incorporate design features and transportation demand management (TDM) measures known to reduce baseline and cumulative project-generated VMT as much as feasible. These features and measures, originally described in the Transportation Study for the Diamond Bar Town Center Specific Plan project, comprise the project’s TDM Program. The TDM Program conforms to VMT mitigation guidelines found in City of Diamond Bar Transportation Study Guidelines for Vehicle Miles Traveled and Level of Service Assessment (September 2020). Some components of the TDM Program consist of physical features of the refined project’s design which shall be implemented over the duration of buildout of the refined project. Others which have an operational component will be implemented as early as feasible based on the land use mix and infrastructure as the project is built over time. The City shall designate a TDM Coordinator to oversee implementation and ensure continued operation of the VMT reduction strategies. The TDM Coordinator shall also produce annual monitoring reports describing the TDM strategies implemented under the TDM Program and the effectiveness of the program. The reports shall be submitted to the City for review to ensure that the mitigation obligations described in the TDM Program Plan are fulfilled. The TDM Coordinator position — which may be part-time or full-time as deemed necessary — shall eventually be funded through fees paid by the developers for common area maintenance and management. Each feature and measure is described in detail below, along with its implementation schedule, measure of effectiveness, and monitoring and reporting requirement: Prior to issuance of Certificate of Occupancy. Monitoring shall be conducted via annual reports submitted to the city by the Transportation Demand Management (TDM) Coordinator. The City of Diamond Bar, who shall review annual reports to ensure appropriate responses to approved measures are practiced. The City of Diamond Bar’s Transportation Demand Management (TDM) Coordinator. Funding for this role to be fulfilled through fees paid by the developers for common area maintenance and management. 9 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf Page 66 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 12 TABLE 3-1 Mitigation Monitoring and Reporting Program Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency Verification Initials Date Remarks  Increased Bicycle Access: Through the Road Diet and the City’s Complete Streets project (being undertaken separately from the refined project), the refined project shall incorporate Class IV protected bicycle lanes on Diamond Bar Boulevard between Gentle Springs Lane / Palomino Drive and Golden Springs Drive to upgrade the existing Class II bicycle lanes. This improvement from unprotected to protected bicycle lanes reduces stress for bicyclists and, therefore, encourages bicycles as a mode choice. These bicycle lanes would be implemented as part of the Road Diet, which would dictate its timing. Aside from ensuring it is included in the Road Diet, there is no further monitoring or reporting requirement for this measure.  Bike Facilities: The TDM Program shall include secure bicycle parking for residents and employees per City requirements. Each application for development under the Diamond Bar Town Center Specific Plan will be required to demonstrate that it provides bicycle parking in accordance with City requirements. The annual monitoring report would summarize how many bicycle parking spaces have been installed within the Planning Area.  First-Mile / Last-Mile Space: The TDM Program shall dedicate space in a central location for first mile / last- mile solutions such as bike share, scooter share, or a future mode to serve medium-distance trips to larger transit hubs, such as the City of Industry Metrolink Station, located approximately 3.3 miles away. This space, which may be located in a parking structure, a building, or outside, will be set aside and constructed prior to receiving certificate of occupancy for 50% of allowed development (measured in square feet) under the Diamond Bar Town Center Specific Plan. Further, the TDM Coordinator will work with one or more service providers to populate the space with first-mile / last-mile solutions made available to the public. Prior to construction of this space, the annual monitoring report will track the amount of development that has occurred under the Diamond Bar Town Center Specific Plan to ensure the space is provided on schedule. Following its construction, the annual monitoring report will identify the services provided, pricing, and the level of utilization on a monthly basis over the prior year. Based on the Transportation Study, there is no target level of utilization for these services. However, the TDM Coordinator should periodically review the costs and benefits of the program compared with the level of utilization and, if necessary, identify alternative types of services that may be provided within this space to more effectively reduce VMT.  Improved Pedestrian Network: This TDM Program includes the development of new connections within the Planning Area and connecting to other areas. The refined project would improve pedestrian connectivity within the Planning Area, such as between the portion of the site fronting Golden Springs Drive and the portion of the site fronting Diamond Bar Boulevard, which is currently blocked by buildings, landscaping, and a grade differential. It would improve pedestrian connectivity to the surrounding areas, including by providing a connection to Prospectors Road and the residential neighborhood it serves. These features enhance walkability and accessibility. These pedestrian network connections are fundamental to the design guidelines incorporated into the Diamond Bar Town Center Specific Plan and will be implemented gradually throughout the duration of buildout. There is no further monitoring or reporting requirement for this measure.  Car Sharing Program or Rideshare Subsidies: The TDM Program shall either provide parking spaces and subsidies for car sharing services such as ZipCar, Car2Go, GetAround, etc. or the TDM Coordinator may develop agreements with one or more rideshare companies (e.g., Uber or Lyft) to provide subsidized rides for eligible residents and employees to or from the Planning Area. Such programs allow residents to forego car ownership but still have a vehicle available for certain types of trips where walking, bicycling, carpooling, or transit are not reasonable options. If the car sharing service option is selected, spaces shall be set aside Page 67 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 13 TABLE 3-1 Mitigation Monitoring and Reporting Program Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency Verification Initials Date Remarks upon construction of any parking structure in the Planning Area and the TDM Coordinator will work with a service provider to provide a car sharing solution with at least two vehicles. The efficacy of the program shall be measured by the number of uses per month per vehicle. If the vehicles are used an average of two or more times per day, the TDM Coordinator should consider adding to the fleet. If the vehicles are used fewer than one time per day on average, the TDM Coordinator should consider additional marketing or reducing the fleet. If a rideshare agreement is made in lieu of a car sharing service, it shall be implemented prior to receiving a certificate of occupancy for 30% of allowed development under the Diamond Bar Town Center Specific Plan and would be open to all residents and employees within the Planning Area. The program should target participation on a monthly basis by at least 5% of households and 1% of employees. If participation is below these levels, the TDM Coordinator should consider additional marketing or increasing subsidies. The annual monitoring report will include a summary of the services offered and prices (or subsidy amounts) and a summary of utilization on a monthly basis, including the number of unique users.  Commute Trip Reduction Marketing & Education: The TDM Program shall implement a marketing campaign for project employees and visitors encouraging the use of transit, shared rides, and active modes to reduce VMT. The TDM Program would target this campaign at employees, residents, and visitors to the Planning Area. This campaign would be implemented following certificate of occupancy for 30% of allowed development under the Diamond Bar Town Center Specific Plan. The annual monitoring reports shall include a copy of all marketing and educational materials and a summary of any outreach efforts from the prior year.  Employee Parking Cash-out: The TDM Program shall charge employers for employee parking and employers will be required to reimburse employees for the cost of parking if they don’t park a car at work. This provides a direct monetary benefit to the employee for choosing alternative travel modes and has been shown to reduce VMT. Paid employee parking cannot begin until parking areas are converted to controlled access which will not occur until one or more parking structures are completed. Therefore, employee parking cash-out shall begin upon commencement of paid employee parking. The efficacy of the employee parking cash-out program should be measured as the ratio of the number of employees taking advantage of the cash-out program to the number of leased spaces by employers. The program should target a 2% participation rate in accordance with the level of employee VMT reduction estimated in the Transportation Study. The annual monitoring report shall include the numbers used to calculate the participation rate as well as information on parking pricing. If the target participation rate is not met, corrective measures should be implemented by the TDM Coordinator, such as enhanced marketing of the program or raising the price of parking.  Unbundled Residential Parking: The TDM Program shall require parking to be leased to residents separately from their residential unit leases. This makes the cost of automobile storage transparent to residents, provides a direct monetary benefit to living without owning a vehicle, and reduces VMT by encouraging alternate modes of transportation. To ensure effectiveness, the TDM Program shall require pairing with the implementation of a residential parking permit program in nearby residential neighborhoods to avoid shifting project resident parking into those neighborhoods. Unbundled residential parking will be incorporated into any and all residential development under the Diamond Bar Town Center Specific Plan. The efficacy of the unbundled residential parking program should be measured as the ratio of the number of leased residential spaces compared to the parking requirement associated with the residential units, as calculated based on the City Code of Ordinances, Section 22.30.040 accounting for the specific unit mix. Page 68 of 170 Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program January 22, 2026 Page 14 TABLE 3-1 Mitigation Monitoring and Reporting Program Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency Verification Initials Date Remarks The target ratio should be 95% or lower (i.e., 5% lower lease rate than required parking ratio) in accordance with the level of residential VMT reduction estimated in the Transportation Study. The annual monitoring report shall include the numbers used to calculate the residential parking ratio as well as information on parking pricing. If the target ratio is not met, residential parking pricing should be increased and marketing and education efforts to residents regarding alternative modes of transportation should be increased. The ultimate goal of the TDM Program is to reduce VMT in the most effective manner possible, which may require periodic re-evaluation of the measures described above. The TDM Coordinator shall use the information compiled in the annual reports to evaluate the effectiveness of the operational measures and assess when a change is warranted. Any change to the TDM Program must be reviewed and approved by City staff through a determination that it will provide equivalent or greater VMT reduction than the measure (s) being replaced. Page 69 of 170 DIAMOND BAR TOWN CENTER SPECIFIC PLAN FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS STATE CLEARINGHOUSE NO. 2018051066 PREPARED FOR: CITY OF DIAMOND BAR 21810 COPLEY DRIVE DIAMOND BAR, CA 91765 PREPARED BY: SAPPHOS ENVIRONMENTAL, INC. 430 NORTH HALSTEAD STREET PASADENA, CALIFORNIA 91107 FEBRUARY 25, 2026 Page 70 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page i TABLE OF CONTENTS SECTION PAGE I Introduction and Background ........................................................................................ I-1 I.1 Certification ................................................................................................... I-1 I.2 Project Location ............................................................................................ I-2 I.3 Project Goals and Objectives ........................................................................ I-2 I.4 Staff-Recommended Project: Alternative 3 (High Density, No Road Diet) ....... I-3 I.5 CEQA Review Process .................................................................................. I-6 II Potential Environmental Effects That Are Less than Significant ....................................II-1 II.1 Aesthetics .................................................................................................... II-1 II.2 Air Quality .................................................................................................... II-2 II.3 Greenhouse Gas Emissions ......................................................................... II-5 II.4 Hydrology and Water Quality ........................................................................ II-5 II.5 Noise ........................................................................................................... II-6 II.6 Public Services ............................................................................................ II-7 II.7 Recreation ................................................................................................. II-10 II.8 Utilities and Service Systems ..................................................................... II-11 III Potential Environmental Effects That Can Be Mitigated to a Level of Insignificance ....III-1 IV Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to Below the Level of Significance ................................................................................................... IV-1 IV.1 Air Quality ................................................................................................... IV-1 IV.2 Transportation ............................................................................................. IV-6 V Findings Regarding Recommended Project and Alternatives Not Recommended for Adoption ...................................................................................................................... V-1 V.1 Range of Reasonable Alternatives ................................................................ V-2 V.2 Comparative Analysis of Alternatives ............................................................ V-3 V.3 Environmentally Superior Alternative .......................................................... V-14 VI Findings Regarding Mitigation Monitoring and Reporting Program ............................ VI-1 VII Finding Regarding Location and Custodian of Documents ........................................ VII-1 VIII Finding Regarding Independent Judgment ............................................................... VIII-1 IX State CEQA Guidelines Sections 15091, 15092, and 15093 Findings ....................... IX-1 IX.1 State CEQA Guidelines Section 15091 Findings .......................................... IX-1 IX.2 State CEQA Guidelines Section 15092 Findings .......................................... IX-3 IX.3 State CEQA Guidelines Section 15093 Findings .......................................... IX-3 Page 71 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page ii X CEQA Guidelines Section 15093 Findings: Statement of Overriding Considerations ... X-1 XI References ................................................................................................................. XI-1 Page 72 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page I-1 I INTRODUCTION AND BACKGROUND I.1 Certification Findings of Fact and Statement of Overriding Considerations Regarding the Diamond Bar Town Center Specific Plan Final Supplemental Environmental Impact Report (State Clearinghouse Number No. 2018051066) As required pursuant to Section 15090 of the State of California Environmental Quality Act (CEQA) Guidelines, the City of Diamond Bar (City) certifies that the Supplemental Environmental Impact Report (SIR) for the Diamond Bar Town Center Specific Plan (State Clearinghouse No. 2018051066) has been completed in compliance with CEQA. The Diamond Bar Town Center Specific Plan SIR supplements both the certified Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft Environmental Impact Report (certified in 2019) (Certified General Plan EIR) that was prepared for the Diamond Bar General Plan 2040 (adopted in 2019) (General Plan 2040) as refined by the Addendum EIR prepared for the General Plan 2040 (certified in 2022) for the 2021-2029 Housing Element Update, and Land Use and Economic Development Updates (adopted in 2022).1,2,3 These are available for review at the project website, A Downtown for Diamond Bar: https://www.downtown4db.com/environmental-review. The Final SIR was presented to the City Planning Commission and City Council. The Planning Commission provided its recommendations to the City Council for review and consideration. The City is the Lead Agency pursuant to CEQA, and the City Council is the decision-making body who acts on behalf of the City. The City Council has reviewed and considered the information contained in the Final SIR prior to approving the project.  The Final SIR is comprised of Volume I: Draft SIR, dated August 2025; Volume II: Technical Appendices to the Draft SIR, dated August 2025; and Volume III: Final SIR, dated January 2026.  This document is available for review by the public starting January 2026 at: https://www.downtown4db.com/environmental-review The Final SIR reflects the City Council’s independent judgment and analysis. As required by Section 15092 of the State CEQA Guidelines, the City Council has:  Eliminated or substantially lessened all significant effects on the environment where feasible as demonstrated in the Section 15091 Findings.  Determined that any remaining significant effect on the environment found to be unavoidable pursuant to the Section 15091 Findings are acceptable due to overriding concerns as described in Section 15093. 1 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2 2 City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan- 2040 3 City of Diamond Bar. 2022. Diamond Bar General Plan 2040 Housing Element Update 2021-2029. Page 73 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page I-2 As required by Section 15093 of the State CEQA Guidelines, the City Council’s approval of the project, which will result in the occurrence of significant impacts that are identified in the Final SIR that are not avoided or substantially lessened to a less than significant level, include a written statement of overriding considerations stating the specific reasons to support its actions based on the Final SIR and other information in the administrative record for the Final SIR. I.2 Project Location The Planning Area is approximately 45 acres, less than 0.5 percent of the land area within the City limits, bounded on the north by the Pomona Freeway (State Route [SR] 60), on the east by a neighborhood of single-family homes, on the south by Lorbeer Middle School and Mount Calvary Lutheran Church and School, and on the west by the Fall Creek private condominium community. The Planning Area is composed of 35 individual parcels with 23 unique property owners within a suburban-style commercial district (see Section 2.1, Regional Location and Project Boundaries, in the Draft SIR). The Planning Area is centered around Diamond Bar Boulevard, a six-lane thoroughfare with painted bike lanes, that bisects the Town Center and extends over 1,800 feet. It is bounded on the south by Golden Springs Drive for approximately 1,600 feet and on the north by the SR-60 Freeway. Access to the Town Center is provided by both SR-60 and SR-57. Traveling on SR-60, access to the Town Center can be attained by Diamond Bar Boulevard (Exit 26). I.3 Project Goals and Objectives Section 1.5, Plan Goals, in the Specific Plan lists eight goals. These goals are listed below as the eight objectives of the Diamond Bar Town Center Specific Plan for purposes of this SIR: 1. Implement the community vision, goals, and policies of the General Plan, which established the Town Center Mixed Use land use designation to “foster the development of a vibrant, pedestrian-oriented Town Center in Diamond Bar that serves as a place for Diamond Bar’s residents to shop, dine, and gather.” 2. Make the Town Center a complete neighborhood with a sense of place, that takes advantage of its location, to provide residents and visitors a unique experience. 3. Ensure that the physical design and programming of the Town Center supports health, wellbeing, and environmental sustainability, the latter so as to make progress toward meeting the greenhouse gas reduction targets of the Diamond Bar Climate Action Plan by supporting compact, infill, mixed-use development. 4. Allow for car-lite / car-optional living allowing those who choose not to use their car on a daily basis or who choose not to own a car at all to be easily accommodated thus furthering progress to the City’s climate action goals. 5. Provide great public spaces, and small parks with regenerative landscapes to support the goal of environmental sustainability. 6. Include a mix of uses and urban housing types at a range of affordability levels, so as to implement the 6th Cycle Housing Element (Chapter 9 of the General Plan) and to fulfill Diamond Bar’s commitment to provide affordable housing opportunities by rezoning the Town Center Specific Plan project area to facilitate the development of a portion of Diamond Bar’s Regional Housing Needs Assessment (RHNA) allocation, including the production of housing that will be affordable to lower-income households. 7. Provide flexibility for the future — particularly for retail and commercial space — so as to adapt to changes in lifestyle and market conditions that are likely to occur throughout the lifespan of the plan. Page 74 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page I-3 8. Facilitate the development of the Town Center in phases or increments so as to recognize the multiple owners in the Plan Area and the expectation that these owners will likely have different time frames for redevelopment. I.4 Staff Recommended Project: Alternative 3: High Density, No Road Diet Alternative 3, the High Density, No Road Diet Alternative, is intended to implement the General Plan 2040 by supporting its vision and development policies that guide the physical growth of the Planning Area. The Specific Plan details development standards, infrastructure requirements, and implementation measures for the Town Center. Alternative 3 establishes a horizon year of 2040, consistent with the General Plan 2040. The Specific Plan proposes the development of up to 2,055 housing units, which would result in a maximum residential density of approximately 46 dwelling units per acre (du/ac) in the Planning Area, as well 200 hotel rooms, 40,000 square feet (sf) of public open space, 446,000 sf of redeveloped commercial space, and supporting infrastructure (Table I.4-1, Comparison of Certified General Plan EIR to Recommended Project: Alternative 3, High Density, No Road Diet). The six lanes of Diamond Bar Boulevard are retained within the Planning Area, with 11-feet wide lane widths, and 10-feet-wide turn pockets (Table I.4- 1). Alternative 3 does not accommodate parking on Diamond Bar Boulevard (Table I.4-1). The existing 8-foot-wide sidewalks adjacent to Diamond Bar Boulevard are retained. Alternative 3 includes Class IV bicycle lanes on Golden Springs Drive, Grand Avenue, and Prospectors Road and a Class III bicycle lane on Sunset Crossing Road (Table I.4-1). Alternative 3 achieves the basic objectives of the Specific Plan. Alternative 3 is compatible with the City’s adopted “Complete Streets” Project. Alternative 3 retains all three existing traffic lanes in each direction on Diamond Bar Boulevard. Page 75 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page I-4 TABLE I.4-1 COMPARISON OF CERTIFIED GENERAL PLAN EIR TO RECOMMENDED PROJECT: ALTERNATIVE 3, HIGH DENSITY, NO ROAD DIET General Plan 2040 Existing Conditions (2023) No-Project Alternative (Housing Element Update) Alternative 3 Proposed Change Housing units 0 1,350 2,055 +2,055 units Hotel 97 rooms 97 rooms 200 rooms +103 rooms Retail/commercial 510,000 sf 510,000 SF 446,000 sf –64,000 sf Open space 0 sf 0 SF 40,000 sf +40,000 sf Road diet No No No No change Number of Diamond Bar Blvd traffic lanes 6 lanes (within Planning Area) & landscaped median 6 lanes 6 lanes No change Travel lane width1 11–14.5 feet 11 feet 11 feet 0–3.5 feet Turn pocket width1 8.5–15 feet 10 feet 10 feet –5 feet – +1.5 feet Bicycle lanes on Diamond Bar Blvd Yes (Class II/on street)1 Yes (Class IV) Yes No change Street parking on Diamond Bar Blvd Not allowed Not allowed Not allowed No change Sidewalk width on Diamond Bar Blvd 8–15 feet2 8–15 feet 8–15 feet No change Bicycle lanes on Golden Springs Dr Yes (Class II) Yes (Class IV) Yes (Class II)2,3,4 On-street bike lanes to Protected bike lanes12.4 Bicycle lanes on Grand Avenue No Yes (Class IV) Yes (Class IV)2,3,4 No bike lanes to Protected bike lanes12,4 Bicycle lanes on Prospectors Road No Yes (Class IV) Yes (Class IV),2,3,4 No bike lanes to Protected bike lanes12,4 Bicycle lanes on Sunset Crossing Road No Yes (Class III) Yes (Class III),2,3,4 No bike lanes to Shared bike lanes12,4 Source: Transportation Study (Appendix F to SIR). City of Diamond Bar. December 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-2040 Note: sf = square feet. 1 Turn Lane width and turn pocket width are based on the width with the Complete Streets Project in place for the approved General Plan 2024 and proposed Alternative 3. 2 Alternative 3 is able to accommodate the Bicycle Lane improvements contemplated by the Complete Streets Project: lass II Bicycle Lanes: on-street bicycle lanes that are not protected from vehicular traffic, demarcated by paint and signage. Class III Bicycle Lanes: bicycle routes that are shared with vehicles, typically on low-volume, low-speed streets. Class IV Bicycle Lanes: protected bicycle lanes/bikeways that are physically separated from vehicle traffic and are exclusively for bicycle use. 3 Alternative 3 is able to accommodate the Bicycle Lane improvements contemplated by the Complete Streets Project: The width of a typical sidewalk for a major arterial street through a commercial zone is 12-15 feet or more. 4 Alternative 3 is able to accommodate the Bicycle Lane improvements contemplated by the Complete Streets Project: The General Plan proposes Class IV and Class III bicycle facilities within the Planning Area. Page 76 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page I-5 Development Buildout When compared to the No-Project Alternative (adopted General Plan 2040, as most recently updated by the 2019 Housing Element Update) Alternative 3 includes up to 2,055 housing units (increase of 755 units); 200 hotel rooms (increase of 103 rooms); 40,000 square feet of public open space (increase of 40,000 square feet); and 446,000 square feet of commercial space (decrease of 64,000 square feet), including retail, dining, and entertainment uses (see SIR Section 4.4, Description of Alternatives, and Table 4.4-1, Comparison of Key Characteristics for Refined Project and Alternatives). The proposed increase in density is consistent with the major conclusions of the Urban Land Institute – Los Angeles (ULI-LA) Technical Assistance Panel (Tap) Report,4 which states that “The TAP's vision for the Diamond Bar Town Center includes higher residential densities than currently allowed in the Vision 2040 General Plan.”5 Alternative 3 also includes supporting infrastructure through the adoption of Alternative 3 and associated entitlements. To ensure a conservative approach, the analysis in the SIR assumed maximum buildout of new housing units, new commercial development, and related uses. Actual buildout is dependent on market conditions, birth rates, death rates, immigration rates, availability of resources, and entitlement processes under federal, state, and local regulations. Actual buildout of Alternative 3 would involve the development of new driveways and privately owned accessways between development within the Planning Area in addition to the development associated with housing, hotels, and commercial space, in order to present a worst-case scenario throughout the analysis in the SIR. Based on the density of development, the SIR assumes that maximum buildout of Alternative 3 would involve construction of three- to six-story-high buildings within the Planning Area. New development would be required to conform to the Objective Design Standards and Guidelines of the Specific Plan. Alternative 3 includes objective design standards that would apply a unified design vision to all future development to create a “sense of place.” General Plan Amendment A General Plan Amendment would be required to increase the maximum residential density allowed within the Planning Area to allow Alternative 3 proposed density. The “Town Center Mixed Use” land use designation in the Land Use and Economic Development Chapter of the General Plan 2040 establishes a maximum floor area ratio (FAR) of 1.5 and a residential density of 20.0 to 30.0 du/ac.6 Alternative 3 proposes the development of up to 2,055 housing units, which would result in a maximum residential density of approximately 45.7 du/ac in the Planning Area and assumes that all housing developments would include either 5 percent low-income or 15 percent moderate- 4 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. 5 Urban Land Institute-Los Angeles. April 2021. Technical Assistance Panel Report: Diamond Bar Town Center. https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-April2021?bidId= (accessed October 29, 2024). 6 City of Diamond Bar. August 2022. Diamond Bar General Plan 2040: Land Use and Economic Development Element 2021-2029. https://www.diamondbarca.gov/DocumentCenter/View/8443/2021-2029-Housing-Element- Update?bidId= Page 77 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page I-6 income units. Alternative 3 would involve amendments to the General Plan 2040 to update the maximum residential density for the Town Center Mixed Use land use designation. Zoning Amendment An amendment to the City Zoning Map would be required to re-zone all parcels within the Planning Area to “Specific Plan.” Alternative 3 would specify the permitted uses, maximum residential density, and FAR within the Planning Area. All parcels in the Planning Area are zoned by the City as Regional Commercial (C-3), Community Commercial (C-2), and Neighborhood Commercial (C-1). Title 22, Development Code, of the City’s Code of Ordinances states that the allowable FAR for nonresidential development in these zones shall be from 0.25 to 1.00,7 which is less than the Alternative 3 FAR. Consistent with the Housing Element 2021-2019, Alternative 3 would involve amendments to the City Zoning Map to rezone all parcels in the Planning Area to “Specific Plan” to allow the proposed density and FAR of Alternative 3. I.5 CEQA Review Process This section describes the environmental review process undertaken for this SIR pursuant to CEQA. Notice of Preparation and Scoping The Notice of Preparation (NOP) was issued on June 5, 2023, and the public scoping period was from June 5, 2023, to July 5, 2023. A Notice of Completion (NOC) of an initial study was filed with the State Office of Planning and Research, and the NOP was filed with the Los Angeles County Clerk-Recorder and distributed by issuance in the San Gabriel Tribune on June 5, 2023, and notices mailed to 905 interested stakeholders, property owners, and business owners within a 1,000-foot radius of the Planning Area. A scoping meeting was held on June 8, 2023, at the Windmill Room, Diamond Bar City Hall, 21810 Copley Drive, Diamond Bar, California 91765. The NOP and Initial Study were available for review during the scoping period at the offices of the City of Diamond Bar Planning Division, located at 21810 Copley Drive, Diamond Bar, California 91765 and on the Planning Division website: https://www.diamondbarca.gov/1065/Town-Center-Specific-Plan The NOP and related comment letters received are included as Appendices A and C, respectively, of the SIR. Tribal Consultation Pursuant to State law (Assembly Bill [AB] 52 and Senate Bill [SB] 18), the City contacted and sent letters for consultation on June 7, 2022, to nine Native American Groups and received two replies during the 90-day consultation request period required under SB 18: 7 City of Diamond Bar. N.d. Code of Ordinances, Title 22 – Development Code, Chapter 22.10 – Commercial/Industrial Zoning Districts. Page 78 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page I-7 1. On June 10, 2022, Andrew Salas of the Gabrieleño Band of Mission Indians – Kizh Nation stated that they agree with the Diamond Bar Town Center Specific Plan but would like to request further consultation if ground disturbance is to occur for all future projects at this location. 2. On July 7, 2022, Christina Conley of the Gabrielino Tongva Indians of California responded stating that they have no comment on the Diamond Bar Town Center Specific Plan. In addition, the City contacted and sent letters for AB 52 consultation on July 9, 2025, to three Native American Groups and received two replies during the 30-day required consultation request period: 1. On July 9, 2025, Joseph Ontiveros of the Soboba Band of Luiseno Indians requested that consultation be deferred to Anthony Morales of the San Gabriel Band of Mission Indians. 2. On July 10, 2025, Brandy Salas of the Gabrieleño Band of Mission Indians - Kizh Nation stated that they have no concerns at this time and requested notification prior to any ground-disturbing activities. 3. As of August 9, 2025, the City did not receive any response from Anthony Morales of the Gabrieleño/Tongva San Gabriel Band of Mission Indians. The City made an unsuccessful effort to contact Mr. Morales via telephone on July 9, 2025, and two additional contact efforts were made via email on July 9 and 16, 2025. Although no Native American (Tribal) consultation was requested for the Diamond Bar Town Center Specific Plan under SB 18 and AB 52, consistent with the Certified General Plan EIR, City staff shall facilitate project-specific consultation prior to ground disturbance occurring for future projects within the Planning Area (Certified General Plan EIR Mitigation Measure 3.4-2). No Tribal cultural resources have been previously recorded intersecting the Planning Area or within a quarter-mile radius, and background research does not indicate the presence of Tribal cultural resources within the Planning Area. Any Tribal cultural resources found on the project site during construction would be protected by adherence to Resource Conservation Measures RC-P-49 and RC-P-50. In accordance with Section 7050.5 of the California Health and Safety Code, if human remains are encountered during excavation activities, the County Coroner shall be notified within 24 hours of the discovery. Furthermore, the Diamond Bar Town Center Specific Plan would implement Certified General Plan EIR Resource Conservation Measures RC-G-15, RC-P-49, and RC-P-50, as well as comply with regulatory requirements relating to the unanticipated discovery of Tribal cultural resources. Draft SIR Review The Draft SIR was distributed for review to the public and interested and affected agencies for a period of 46 days from August 25, 2025, to October 10, 2025. An NOC of a Draft SIR was filed with the State Office of Planning and Research, and the Notice of Availability (NOA) was filed with the Los Angeles County Clerk-Recorder and distributed by issuance in the San Gabriel Valley Tribune on August 25 and September 8, 2025, and notices mailed to 910 interested stakeholders, property owners, and business owners within a 1,000-foot radius of the Planning Area. Page 79 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page I-8 The NOA, Draft SIR, and all related technical studies were available for review during the public review period at the offices of the City of Diamond Bar Planning Division, located at 21810 Copley Drive, Diamond Bar, California 91765 and on the Planning Division website: https://www.diamondbarca.gov/1065/Town-Center-Specific-Plan Final SIR and Certification A total of 28 comment letters and emails were received during the 46-day public review period between August 25, 2025, and October 10, 2025. The City, as Lead Agency, considered all comments and has provided written responses to comments received on the Draft SIR per CEQA Guidelines Section 15088. All comments received during the public review period and responses to those comments are included in the Final SIR. Relevant Plans and Environmental Studies Pursuant to CEQA Guidelines Section 15150, an EIR 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 text of the SIR. Documents incorporated by reference must be briefly summarized in the SIR and made available to the public for inspection at a public place or a public building. The following reports are hereby incorporated by reference and are available for review at the City of Diamond Bar Planning Division:  City of Diamond Bar Existing Conditions Report, Volumes I, II, and III (March 2017)  City of Diamond Bar Adopted General Plan, including Certified Housing Element (December 2019–August 2022)  City of Diamond Bar Adopted Climate Action Plan (December 2019)  City of Diamond Bar 6th Cycle Housing Element (Adopted by the City Council August 2022, certified by HCD October 2022)  City of Diamond Bar Addendum No. 1 to General Plan Update EIR for Housing Element (August 2022) Page 80 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-1 II POTENTIAL ENVIRONMENTAL EFFECTS THAT ARE LESS THAN SIGNIFICANT The analysis undertaken in support of the SIR for the Specific Plan determined that Alternative 3 (High Density, No Road Diet) will result in less than significant impacts, taking into consideration clarifications and revisions to the Draft SIR, in relation to the following environmental resource categories articulated in Appendix G of the State CEQA Guidelines: II.1 AESTHETICS Impact 3.1.1 Would the project create a new source of substantial light or glare which would adversely affect daytime or nighttime views in the area? Impact: Less than Significant. Finding: The analysis in the SIR (Section 4.6.1, Aesthetics) determined that Alternative 3 will result in less than significant impacts to aesthetics in relation to creating a new source of substantial light or glare which could adversely affect daytime or nighttime views in the area. No mitigation measures are required. Rationale: General Plan 2040 Policy LU-P-8 ensures that new residential development within the Planning Area will be compatible with the prevailing character of the surrounding neighborhood in terms of building scale, density, massing, and design, where the General Plan 2040 designates higher densities and provides adequate transitions to existing development. Conformance with provisions in the Diamond Bar City Code that limit light and glare for new non-residential and residential development (Section 22.16.050. – Exterior lighting; Section 21.30.140. – Street lighting; and Section 22.30.070. – Development standards for off-street parking) would be required. Operation and maintenance of Alternative 3 would be implemented in accordance with City’s development code and in conformance with the development standards related to light shielding for new or modified lighting sources, street lighting installation, and off-street parking restrictions to reduce sources of light and glare to the extent feasible. Furthermore, the General Plan 2040 requires that efficient materials and lighting to be considered based on comfort, safety, visibility, cost, convenience, and environmental impact during the redevelopment of the mixed-use Town Center.1 In addition, the development of Alternative 3 would be subject to conceptual design and plan check reviews in relation to light and glare, as well as all design components would be required to comply with City Code section 22.16.050, Exterior Lighting. 1 City of Diamond Bar. 2019. Diamond Bar General Plan 2040: Community Character & Placemaking. https://www.diamondbarca.gov/DocumentCenter/View/7090/3-Community-Characterr?bidId= Page 81 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-2 II.2 AIR QUALITY Impact 3.2.1 Would the project conflict with or obstruct implementation of the applicable air quality plan? Impact: Less than Significant for Construction and Operation. Finding: The analysis in the SIR (Section 4.6.2, Air Quality) determined that Alternative 3 will result in less than significant impacts to air quality in relation to conflict with or obstruction of implementation of the applicable air quality plan. No mitigation measures are required. Rationale: As discussed in the SIR, Alternative 3 would result in the same level of air quality emissions as the refined project with respect to both its construction and operation. Accordingly, the SIR findings for Impact 3.2.1 apply to Alternative 3, meaning Alternative 3 would not conflict with the 2022 AQMP, SCAG’s forecasts, and the General Plan. Alternative 3 aligns with the General Plan, which aims for a diverse and efficiently-operated local and regional ground transportation system that reduces per capita VMT,2 and with SCAG’s Connect SoCal strategies that focus on balancing the conservation of open space with new development, improving mobility options, and creating new economic growth in the region.3 The proposed mixed-use development would serve as a center of activity for residents, provide housing, retail opportunities, and spaces for community gatherings; and endeavors to influence long-term health by promoting compact development patterns and transportation demand management measures to reduce VMT. Accordingly, Alternative 3 would result in less than significant impacts and would not conflict with or obstruct the implementation of an applicable air quality plan. Impact 3.2.2 Would the project 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? Impact: Less than Significant for Construction. Finding: The analysis in the SIR determined that Alternative 3 would result in less than significant impacts to air quality for construction in relation 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. 2 City of Diamond Bar. 2019. Diamond Bar General Plan 2040.Chapter 5 – Resource Conservation. https://www.diamondbarca.gov/DocumentCenter/View/7092/5-Resource-Conservationr?bidId= 3 Southern California Association of Governments. September 2020. Connect SoCal. https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal-plan_0.pdf?1606001176 Page 82 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-3 Rationale: The Certified General Plan EIR found that the 2022 Housing and Land Use Element Updates would exceed South Coast Air Quality Management District (SCAQMD) significance thresholds for volatile organic compounds (VOCs) and nitrous oxide (NOx) and that construction and operational impacts would be significant and unavoidable. Alternative 3 would reduce the construction footprint by dedicating 40,000 square feet (sf) to open space. As with the Certified General Plan EIR, Diamond Bar Boulevard would not be altered for the road diet. As a result, Alternative 3 would likely not align as well with Connect SoCal, specifically the goals and policies pertaining to vehicle miles traveled (VMT) reduction in the region. As with the Certified General Plan EIR, Alternative 3 maintains existing longer pedestrian crossing distances and less space on the existing public right-of-way for alternative uses such as wider sidewalks, bus turnouts, and additional landscaping. However, Alternative 3 accommodates Class IV bicycle lanes at Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue, and Prospectors Road and a Class III bicycle lane on Sunset Crossing Road. Alternative 3 includes the same land use planning scenario evaluated in Section 3.2, Air Quality, of the SIR, differing only in the exclusion of the road diet. As such, the findings in Section 3.2 would be comparable to the analysis to the Alternative 3 findings. As shown in Table 4.6-1, Alternative 3: Overall Estimated Daily Construction Emissions by Year (Unmitigated), of the SIR, the Maximum Daily Construction Emissions between 2025 and 2041 would be below the SCAQMD Significance Criteria for all evaluated pollutants. In addition, as shown in Tables 4.6-1 and 4.6-2, Alternative 3: Overall Estimated Daily Construction Emissions by Year (Mitigated), of the SIR, the Maximum Daily Construction Emissions for Alternative 3 are lower than those calculated for the land use planning scenario as evaluated in the Certified General Plan EIR for all evaluated Criteria Pollutants. Thus, the construction of Alternative 3 would result in less than significant impacts with respect 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. Impact 3.2.3 Would the project expose sensitive receptors to substantial pollutant concentrations? Impact: Less than Significant for Construction. Finding: The analysis in the SIR determined that Alternative 3 would result in less than significant impacts to air quality in relation to exposing sensitive receptors to substantial pollutant concentrations for construction. Page 83 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-4 Rationale: The Certified General Plan EIR found that the 2022 Housing and Land Use Updates would expose sensitive receptors to substantial pollutant concentrations and that construction and operational impacts from NOx, CO, PM2.5, and PM10 would be significant and unavoidable. Alternative 3 would reduce the construction footprint by dedicating 40,000 sf to open space. As with the Certified General Plan EIR, Diamond Bar Boulevard would not be altered for the road diet. As a result, Alternative 3 would likely not align as well with Connect SoCal, specifically the goals and policies pertaining to VMT reduction in the region. As with the Certified General Plan EIR, Alternative 3 maintains the existing longer pedestrian crossing distances and less space on the existing public right-of-way for alternative uses such as wider sidewalks, bus turnouts, and additional landscaping. However, Alternative 3, accommodates Class IV bicycle lanes at Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue, and Prospectors Road and a Class III bicycle lane on Sunset Crossing Road. Alternative 3 includes the same land use development scenario evaluated in Section 3.2, Air Quality, of the SIR, for the refined project. Alternative 3 and the “refined project” differ only in that Alternative 3 does not include the road diet provided as an element of the refined project. As such, the construction scenario for Alternative 3 differs only in that the lane configuration, median, and sidewalks for Diamond Bar Boulevard within the Planning Area would remain in their baseline condition (see SIR Table 4.6-1, Alternative 3: Overall Estimated Daily Construction Emissions by Year [Unmitigated], and Table 4.6-2, Alternative 3: Overall Estimated Daily Construction Emissions by Year [Mitigated]). As such, the findings in Section 3.2 would be comparable to the Alternative 3 findings for construction. The maximum daily construction emissions between 2025 and 2041 would be below the SCAQMD significance thresholds for all evaluated criteria pollutants (SIR Table 4.6-1). In addition, the maximum daily construction emissions for Alternative 3 are reduced when compared to those calculated for the land use planning scenario evaluated in the Certified General Plan EIR for all evaluated criteria pollutants (SIR Tables 4.6-1 and 4.6-2). The reduction in emission of criteria pollutants results from the changes to the land use planning scenario for Alternative 3 when compared to that approved in the General Plan 2040 EIR. As a result, Alternative 3 would reduce the impacts of criteria pollutants during construction for sensitive receptors, particularly those that live within one-half mile of the Planning Area, or those that would travel via bicycle or bus through the Planning Area. Impact 3.2.4 Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? Impact: Less than Significant for Construction and Operation. Finding: The analysis in the SIR (Section 4.6.2, Air Quality) determined that Alternative 3 will result in less than significant impacts to air quality in relation to resulting in other emissions (such as odors) adversely affecting a substantial number of people. No mitigation measures are required. Page 84 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-5 Rationale: Alternative 3 does not propose substantial change in land use type or function associated with potential odor impacts during operation as specified by the California Air Resources Board (CARB) Air Quality Handbook. During construction, Alternative 3 would potentially result in temporary and localized odor releases throughout the Planning Area, such as diesel exhaust and volatile organic compounds. Compliance with CARB and SCAQMD regulations would reduce diesel fuel combustion odors during the construction. Alternative 3 would result in less than significant impacts related to other emissions (such as odors) adversely affecting a substantial number of people. II.3 GREENHOUSE GAS EMISSIONS Impact 3.3.1 Would the project generate GHG emissions, either directly or indirectly? Impact: Less than Significant. Finding: The analysis in the SIR (Section 4.6.3, Greenhouse Gas Emissions) determined that Alternative 3 would result in less than significant impacts in relation to the generation of greenhouse gas (GHG) emissions, either directly or indirectly. No mitigation measures are required. Rationale: Alternative 3 would increase long-term operational GHG emissions, but it would achieve the goals and policies related to VMT reduction and access to open space articulated in the Southern California Association of Governments’ (SCAG) Connect SoCal.4 Implementation of the City’s Climate Action Plan (CAP) recommended measures, in addition to compliance with applicable State regulations, would reduce GHG emissions from Alternative 3. II.4 HYDROLOGY AND WATER QUALITY Impact 3.4.1 Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? Impact: Less than Significant. 4 Southern California Association of Governments. April 4, 2024. Connect SoCal. https://scag.ca.gov/sites/main/files/file-attachments/23-2987-connect-socal-2024-final-complete- 040424.pdf?1714175547 Page 85 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-6 Finding: The analysis in the SIR (Section 4.6.4, Hydrology and Water Quality) determined that Alternative 3 would result in less than significant impacts to hydrology and water quality in relation to a substantial decrease in groundwater supplies or interference with groundwater recharge such that the project may impede sustainable groundwater management of the basin. No mitigation measures are required. Rationale: Alternative 3 would include 40,000 square feet of open space. Alternative 3 would be required to include Low Impact Development measures as required by the City of Diamond Bar in accordance with California Regional Water Quality Control Board Order No. R4-2012-0175, which regulates municipal discharges of storm water and non-storm water by the Los Angeles County Flood Control District, the County of Los Angeles, and 84 incorporated cities within the coastal watersheds of Los Angeles County with the exception of the City of Long Beach. II.5 NOISE Impact 3.5.1 Would the project generate 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? Impact: Less than Significant. Finding: The analysis in the SIR (Section 4.6.5, Noise) determined that Alternative 3 would result in less than significant impacts to noise in relation to generation of noise levels in excess of established standards. No mitigation measures are required. Rationale: All future development would be required to comply with the restrictions of the Diamond Bar City Code. If a project requests to deviate, the project proponent would need to obtain permission from the City, including conditions and standards to minimize noise impacts. Future developments under Alternative 3 would be required to comply with the Diamond Bar City Code, Section 8.12.720, Construction Noise. As such, future developments would be required to limit construction hours for exterior construction and hauling activities to between the hours of 7:00 a.m. and 7:00 p.m., Monday through Saturday. These developments would be required to be constructed such that the noise levels at the affected residential and commercial properties would not exceed the maximum noise level limits for mobile and stationary construction equipment. With respect to operational noise, Alternative 3 would not result in new significant operational impacts greater than what was determined in the Certified General Plan EIR, and mitigation is not required. Furthermore, as a result of the supplemental analysis regarding the generation of noise levels in excess of local standards undertaken in this SIR, the land use refinements Page 86 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-7 proposed in the Specific Plan would not result in new or substantially more adverse impacts on noise than those evaluated for the Certified General Plan EIR. Impact 3.5.2 Would the project generate excessive groundborne vibration or groundborne noise levels? Impact: Less than Significant. Finding: The analysis in the SIR (Section 4.6.5, Noise) determined that Alternative 3 would result in less than significant impacts in relation to generation of groundborne vibration or groundborne noise levels. Rationale: Large bulldozers and loaded trucks are the equipment anticipated to be used within the Planning Area that would generate the highest ground-borne vibration levels. The vibration analysis for the Certified General Plan EIR calculated the minimum distance that large bulldozers and loaded trucks could operate at for Class I through IV structures without causing significant damage (see Table 3.5-10, Certified General Plan EIR Distances within Vibration Damage Criteria, in the Draft SIR). The Certified General Plan EIR found that construction activities would be required to not operate within the distance for each structure type shown in Table 3.5-10 in the Draft SIR to avoid exceeding the vibration structural damage criteria. These construction distance requirements and Section 8.12.840 of the Diamond Bar City Code5 would apply to all future development under Alternative 3. Regarding operation impacts, as the vibration from vehicles is temporary and intermittent, and it generates up to 0.005 inch per second (in/sec) peak particle velocity (PPV), which is well below the threshold of perception for humans (0.035 in/sec PPV). II.6 PUBLIC SERVICES Impact 3.6.1 Would the project result in substantial adverse physical impacts associated with the provision of new or physically governmental facilities, need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives with respect to parks? Impact: Less than Significant. 5 Section 8.12.840 of the Diamond Bar City Code states, “Operating or permitting the operation of any device that creates vibration which is above the vibration perception threshold of any individual at or beyond the property boundary of the source if on private property, or at 150 feet (46 meters) from the source if on a public space or public right-of-way is prohibited. The perception threshold shall be a motion velocity of 0.01 in/sec over the range of one to 100 Hertz.” Page 87 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-8 Finding: The analysis in the SIR (Section 4.6.6, Public Services) determined that Alternative 3 would result in less than significant impacts to park-related public services and, thus, will not result in substantial adverse physical impacts associated with the provision of new or physically altered parks in order to maintain acceptable service ratios, response times or other performance objectives. No mitigation measures are required. Rationale: Alternative 3 would increase population in line with the 0.6 percent overall population growth outlined in the Certified General Plan EIR. This increased population could lead to a demand for more parks. Alternative 3, however, is not anticipated to cause a substantial population increase. Furthermore, as individual residential development projects are implemented, developers would be required to comply with the Quimby Act and provide a dedication of land or in lieu of fees to support the City’s parkland standard, which would reduce these impacts. Impact 3.6.2 Would the project result in substantial adverse physical impacts associated with the provision of new or physically governmental facilities, need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for other public facilities? Impact: Less than Significant. Finding: The analysis in the SIR (Section 4.6.6, Public Services, and Section 5.5, Impacts Found Not to Be Significant) determined that Alternative 3 would result in less than significant impacts to other public facilities, such as libraries, regarding capacity or service level, or resulting in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities in order to maintain acceptable service ratios, response times or other performance objectives. No mitigation measures are required. Rationale: Fire prevention requires the Los Angeles County Fire Department to inspect all commercial buildings in the City to detect fire and life hazards. In addition, the City adheres to the California Building Code and Fire Code regarding fire safety, including standards for road widths and access, as well as building standards (e.g., construction materials, sprinkler systems).6,7 Alternative 3 would comply with Los Angeles Fire Department standards, the Diamond Bar City Code, and the California Building Code and Fire Code, which would ensure that fire protection 6 2022 California Building Code, Title 24. https://codes.iccsafe.org/content/CABC2022P1 7 California Building Standards Commission. 2023. Revision Record for the State of California. 2022 Title 24, Part 9, California Fire Code. https://www.iccsafe.org/wp-content/uploads/errata_central/2022-California-Fire-Code-Part-9- Errata-eff.-January-2023-5590S221.pdf Page 88 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-9 capacity and service levels are maintained. Therefore, Alternative 3 would result in less than significant impacts in relation to fire protection. As discussed in the Certified General Plan EIR, support for crime prevention in the Planning Area would be provided by the Crime Prevention through Environmental Design and other public safety programs, which would help keep service demand increases to a minimum. Alternative 3 would be a relatively compact/infill development contiguous to existing urbanized areas that are currently served by existing police stations. In addition, General Plan 2040 policies regarding emergency access and travel flow would ensure that emergency vehicles could efficiently access the Planning Area, thereby reducing the need for new facilities. Therefore, Alternative 3 would result in less than significant impacts in relation to police protection. Alternative 3 is not anticipated to cause a substantial population increase beyond the anticipated 0.6 percent overall population growth rate for the City in the Housing Element 2021-2029. According to the Pomona Unified School District (PUSD) Strategic Plan, PUSD has planned for the economic development and increased capacity for corresponding enrollments as well as student retention.8 Generally, student enrollment in the PUSD has been trending down.9 With that plan in place, the public schools in the PUSD have the capacity to absorb more students as the population increases. Nonetheless, in accordance with SB 50 and PUSD Resolution No. 6 (2020- 21), “Authorizing the Imposition and Collection of Increased Developer Fees on New Residential Construction,” the PUSD would collect fees from new residential development to be used for school facilities. For purposes of CEQA, these fees would constitute complete and full mitigation of any potential impacts related to the demand for new or expanded school facilities. Therefore, the refined project would result in less than significant impacts associated with the provision of new or physically altered school facilities in order to maintain acceptable service ratios. Under Alternative 3, future residents in the Planning Area would be served by the Diamond Bar Library, located at 21810 Copley Drive. The Diamond Bar Library’s Memorandum of Understanding (MOU) (dated July 5, 2011) for operations allowed the County to relocate the Diamond Bar Library into a larger and more modern facility. This updated facility improved library services provided to City residents. Future potential property owners within the Planning Area would pay County property tax. The County may, through property tax revenue, improve the services provided within the existing Diamond Bar Library to adjust for the increase of residents as a result of the development of Alternative 3.10 The improvements made from the capital collected from the residential developments would work toward the Los Angeles County Library’s Strategic Plan for 2024. These improvements may further the County library’s objectives, such as ensuring safe meeting places for communities, maintaining pillars of service, and developing new library advocates.11 Consistent with General Plan Policy PF-P-25, the City and the County would continue to cooperate to ensure adequate provision of library services. 8 Pomona Unified School District. 2015. Promise of Excellence: PUSD Strategic Plan 2015-2020. https://4.files.edl.io/ca53/07/05/18/172730-f37a1a36-3e3f-434d-b959-ee1a9053eb45.pdf 9 Pomona Unified School District. 2015. Promise of Excellence: PUSD Strategic Plan 2015-2020. https://4.files.edl.io/ca53/07/05/18/172730-f37a1a36-3e3f-434d-b959-ee1a9053eb45.pdf 10 County of Los Angeles Chief Executive Office. July 2011. Forty-Year Lease and Memorandum of Understanding with the City of Diamond Bar: The Diamond Bar Library, 2180 Copley Drive, Diamond Bar. 11 LA County Library. 2024. Where Community Happens. Strategic Plan 2024-2028. https://lacountylibrary.org/wp- content/uploads/2024/03/LACountyLibrary_Strategic_Plan_2024-28.pdf (accessed December 2, 2024). Page 89 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-10 II.7 RECREATION Impact 3.7.1 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? Impact: Less than Significant. Finding: The analysis in the SIR (Section 4.6.7, Recreation) determined that Alternative 3 would result in less than significant impacts to recreation in relation to an increase of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or accelerate. No mitigation measures are required. Rationale: Alternative 3 would have a significant impact on regional parks and recreational facilities if the increased residential population would deteriorate existing facilities or require construction to expand the existing parks. All parks and recreation facilities proposed as part of Alternative 3 would occur within the existing development footprint. Further, any development under Alternative 3 would be required to comply with the Quimby Act and City regulations to address the increased recreation facility demands. Payment of an in-lieu fee would be required, if the development would create subdivisions (as discussed in Section 3.11, Recreation, of the Draft SIR). This would ensure that additional demand for parks would not result in the physical deterioration of existing parks and facilities within the City. Impact 3.7.2 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? Impact: Less than Significant. Finding: The analysis in the SIR (Section 4.6.7, Recreation) determined that Alternative 3 would result in less than significant impacts to recreation in relation to adverse physical effects on the environment as a result of proposed construction or expansion of recreational facilities. No mitigation measures are required. Rationale: All parks/recreational facilities proposed as part of Alternative 3 (including 40,000 sf of open space) would occur within the existing development footprint, and potential impacts are accounted for in the relevant sections throughout this SIR. Furthermore, future residential subdivisions under the Quimby Act would contribute land or in lieu fees. Page 90 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-11 II.8 UTILITIES AND SERVICE SYSTEMS Impact 3.9.1 Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Impact: Less than Significant. Finding: The analysis in the SIR (Sections 3.9, Utilities and Service Systems, and 4.6.9, Utilities and Service Systems) determined that Alternative 3 would result in less than significant impacts in relation to the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects. No mitigation measures are required. Rationale: The Planning Area is served by the Walnut Valley Water District (WVWD). The majority of the water supply is imported because of a lack of local potable groundwater. As determined in the Certified General Plan EIR, although drought conditions will continue to pose potential issues for water supply demand, a “drought-proof” recycled water system is used by parks and schools to ease overall demand on the WVWD potable water system. Additionally, the refined project will adhere to policies which promote water conservation (Diamond Bar Code of Ordinances § 8.14.010). Through various water conservation measures, the City’s average annual water usage from 2010 to 2015 steadily decreased. In the City of Diamond Bar General Plan Update Existing Conditions Report – Volume III, it was projected that by 2035, the water supply will be approximately 22,358 acre-feet (AF), while usage will be approximately 21,462 AF. In addition, the Water Supply Assessment (WSA) prepared for the Diamond Bar Town Center Specific Plan (SIR Appendix H) indicates that sufficient water supplies can be reasonably concluded to be fully reliable and available to meet WVWD’s existing demands and future demands through fiscal year (FY) 2044-45. Based on these projections, it is anticipated that WVWD will sufficiently provide potable water for the projected population growth in the City, including the land use development scenario for Alternative 3. The existing City sewer system within and around the region of Alternative 3 is comprised of numerous sewer lines of varying sizes, slopes, and materials. The Los Angeles County Public Health regulations for wastewater treatment systems, as required by statewide AB 885, set standards for wastewater treatment and monitoring requirements. The local system of sewer lines and pump stations feed two trunk sewer lines that convey wastewater to an LACSD treatment facility.12 As a result, the demand for existing treatment infrastructure may be reduced and potential impacts of any future decisions regarding the provisions of new infrastructure will be considered. Alongside compliance with state and local regulations, impacts would be less than significant. Therefore, no new or expanded wastewater treatment would be required for the 12 City of Diamond Bar. 2023. City of Diamond Bar General Plan Update Existing Conditions Report – Volume III. https://www.diamondbarca.gov/DocumentCenter/View/7518/General-Plan-Existing-Conditions-Report---Volume- III_011017?bidId= Page 91 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-12 implementation of Alternative 3. Further, the Certified General Plan EIR noted that conversation methods to curb demand, ensure coordinated planning for provisions of public facilities including water and wastewater infrastructure and ensure facilities be designed and constructed to preserve the natural character of the Planning Area would reduce the demand on wastewater infrastructure. WVWD’S water supply sources currently include treated and untreated, imported surface water purchased from MWD through Three Valleys Municipal Water District. Per the WSA (SIR Appendix H), the additional water usage by the refined project would range from about 18.9 and 20.1 million gallons a day (MGD) and, consequently, it is anticipated that the Three Valleys Municipal Water District would have sufficient capacity from its imported sources to meet its average day demands over the next 20 years, inclusive of the Alternative 3 land use scenario. Alternative 3’s potential impacts would be offset by local, regional, and statewide mandates for solid waste reduction, water availability assessments, and required wastewater treatment capacity assessments. Applicable statewide regulations regarding waste management include the State Mandatory Organic Waste Collection (SB 1383), Mandatory Commercial Recycling Regulation (AB 341) and California Solid Waste Reuse and Recycling Act (AB 939) as well as SB 610, SB 221 and SB 1262 (amending Sections 10910–10915 of the State Water Code). Impact 3.9.2 Would the project have sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry, and multiple dry years? Impact: Less than Significant. Finding: The analysis in the SIR (Section 4.6.9, Utilities and Service Systems) determined that Alternative 3 would result in less than significant impacts in relation to sufficient water supplies available to serve reasonably foreseeable future development during normal, dry and multiple dry years. No mitigation measures are required. Rationale: As discussed in the WSA (Appendix H to the SIR), the Specific Plan would result in a net additional water demand during an average/normal year of up to 372 acre-feet per year (AFY) by FY 2044-45. WVWD’s estimated water demands are projected to be approximately 21,803 AFY by FY 2044-45. Based on the demonstrated reliability of WVWD’s combined water supply sources in the United States, sufficient water supplies can be fully reliable and available to meet WVWD’s existing demands and future demands through FY 2044-45, including during single and multiple dry years (i.e., 5 consecutive dry years). Furthermore, each entitlement request within the Planning Area will submit a Water Availability Request application to the water purveyor for them to perform flow tests and hydraulic analysis of their water system to determine if adequate domestic and fire water flows and pressures are available in the Planning Area. Page 92 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page II-13 Impact 3.9.3 Would the project 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? Impact: Less than Significant. Finding: The analysis in the SIR (Section 4.6.9, Utilities and Service Systems) determined that Alternative 3 would result in less than significant impacts in relation to the capacity of wastewater treatment facilities. No mitigation measures are required. Rationale: The development of Alternative 3 would generate wastewater and would require sanitary sewer wastewater treatment. However, goals and policies proposed in the General Plan aim to conserve water by curbing demand for domestic and commercial purposes, promoting water conservation strategies, and ensuring coordinated planning from the provision of public facilities including water infrastructure. Current regulations require compliance with water quality standards and would not allow development without adequate utility capacity, including wastewater treatment capacity. The future development that would occur as a result of Alternative 3 would be reviewed by the City and Los Angeles County Sanitation Districts to determine that sufficient capacity exists to serve the development. Page 93 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page III-1 III POTENTIAL ENVIRONMENTAL EFFECTS THAT CAN BE MITIGATED TO A LEVEL OF INSIGNIFICANCE The analysis undertaken in support of the SIR for the Specific Plan did not identify any potentially significant impacts that were able to be reduced to a level of insignificance after the consideration of feasible alternatives and mitigation measures. Page 94 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IV-1 IV SIGNIFICANT UNAVOIDABLE ADVERSE IMPACTS THAT CANNOT BE MITIGATED BELOW THE LEVEL OF SIGNIFICANCE The Final SIR determined that implementation of Alternative 3 would result in the following significant environmental effects, which, even after application of feasible mitigation measures and compliance with existing statutes, regulations, uniform codes, and project features, cannot be mitigated to below a level of significance and therefore will remain significant and unavoidable. Findings supporting the determinations are provided below. IV.1 Air Quality Operation Impact 3.2.2 Would the project 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? Impact: Significant and Unavoidable for Operations. Finding: The analysis in the Final SIR determined that Alternative 3 would result in significant and unavoidable impacts to air quality during the operational phase of the project in relation 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. Rationale: The Certified General Plan EIR found that the 2022 Housing and Land Use Element Update would exceed South Coast Air Quality Management District (SCAQMD) significance thresholds for volatile organic compounds (VOCs) and nitrous oxide (NOx) and that construction and operational impacts would be significant and unavoidable. Alternative 3 would reduce the construction footprint by dedicating 40,000 square feet (sf) to open space. Alternative 3 includes the same land use planning scenario evaluated in Section 3.2, Air Quality, of the SIR, differing only in the exclusion of the road diet. Unmitigated Alternative 3 would be below the SCAQMD threshold for criteria pollutants in all categories except reactive organic gases (ROGs) and particulate matter 2.5 microns or less in diameter (PM2.5) (see Table 4.6-3, Alternative 3: Unmitigated Operations Emissions Threshold Evaluation, of the SIR). However, Alternative 3 has reduced emissions for all criteria pollutants when compared to the land use planning scenario evaluated in the Certified General Plan EIR for all criteria pollutants, except ROGs (which were not evaluated in the Certified General Plan EIR) Page 95 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IV-2 and PM2.5. As demonstrated in the SIR, operational impacts of mitigated Alternative 3 are reduced to below the SCAQMD significance threshold for operations for all categories, except ROGs and PM2.5. Alternative 3 would be below the SCAQMD threshold for criteria pollutants in all categories except ROGs and PM2.5 (see Table 4.6-4, Alternative 3: Mitigated Operations Emissions Threshold Evaluation, of the SIR). Only emissions of PM2.5 for Alternative 3 remain above the SCAQMD significance operations thresholds even after the consideration of mitigation (Table 4.6- 4). Although emissions of PM2.5 for Alternative 3, at 56.49 pounds per day (1.48 pounds per day above the threshold), remain significant and unavoidable, emissions are substantially reduced from the 352 pounds per day for the approved land use planning scenario in the Certified General Plan EIR. The following mitigation measures have been identified in the SIR to reduce this impact: MM-AQ-1: Construction Features. Future development projects implemented under the General Plan will be required to demonstrate consistency with SCAQMD construction emission thresholds. Where emissions from individual projects exceed SCAQMD thresholds, the following measures shall be incorporated as necessary to minimize impacts. These measures do not exclude the use of other, equally effective mitigation measures.1  Require all off-road diesel equipment greater than 50 horsepower (hp) used for this Project to meet USEPA Tier 4 final off-road emission standards or equivalent. Such equipment shall be outfitted with Best Available Control Technology (BACT) devices including a California Air Resources Board certified Level 3 Diesel Particulate Filter or equivalent.  Require a minimum of 50 percent of construction debris to be diverted for recycling.  Require building materials to contain a minimum 10 percent recycled content.  Require materials such as paints, primers, sealants, coatings, and glues to have a low volatile organic compound concentration compared to conventional products. If low VOC materials are not available, architectural coating phasing should be extended sufficiently to reduce the daily emissions of VOCs. MM-AQ-2: Future Development. Future development would be required to demonstrate consistency with SCAQMD’s operational thresholds. For projects where operational emissions exceed regulatory thresholds, the following measures may be used to reduce impacts. Note the following measures are not all inclusive and developers have the option to add or substitute measures that are equally or more appropriate for the scope of their project.  Develop a project specific Transportation Demand Management (TDM) program for residents and/or employees that provides opportunities for carpool/vanpools.  Provide onsite solar/renewable energy in excess of regulatory requirements.  Require that owners/tenants of non-residential or multi-family residential developments use architectural coatings that are 10 grams per liter or less when repainting/repairing properties.  Require dripless irrigation sensor units that prevent watering during rainstorms. MM-AQ-3: The SCAG Mitigation Monitoring and Reporting Program (MMRP) for the final Connect SoCal PEIR provides guidance for lead agencies in the consideration of project-level mitigation 1 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2 Page 96 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IV-3 measures to reduce substantial adverse effects related to a violation of air quality standards, in accordance with sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines. The City shall consider implementation of the following measures to reduce impacts, including (but not limited to):2  Suspend grading and earthmoving when wind gusts exceed 25 miles per hour unless the soil is wet enough to prevent dust plumes.  Cover trucks when hauling dirt.  Require projects to use Tier 4 Final equipment or better for all engines above 50 horsepower (hp). In the event that construction equipment cannot meet to Tier 4 Final engine certification, the project representative or contractor must demonstrate through future study with written findings supported by substantial evidence that is approved by SCAG before using other technologies/strategies. MM-AQ-4: Per the CAPCOA Handbook,3 the City shall implement the following measure to reduce construction emissions further for Alternative 3:  C-3: Use Local Construction Contractors MM-AQ-5: Per the CAPCOA Handbook,4 the City shall implement the following measures to reduce operation emissions further for Alternative 3, including (but not limited to):  E-2: Require Energy Efficient Appliances  E-12-A: Install Alternative Type of Water Heater in Place of Gas Storage Tank Heater in Residences  E-12-B: Install Electric Space Heater in Place of Natural Gas Heaters in Residences  E-13: Install Electric Ranges in Place of Gas Ranges  E-15: Require All-Electric Development  T-23: Community-Based Travel Planning  AS-1: Use Low-VOC Cleaning Supplies  AS-2: Use Low-VOC Paints  LL-1: Replace Gas Powered Landscape Equipment with Zero-Emission Landscape Equipment MM-AQ-6: The CAPCOA Handbook5 also offers qualitative or supporting measures. The Alternative 3’s Mobile and Area emissions are the two most prominent sources of operational Air Quality emissions based on the best available data. The City shall consider implementation of the 2 Southern California Association of Governments. May 2020. MMRP for the Connect SoCal Final PEIR. https://scag.ca.gov/sites/main/files/file-attachments/exhibit- a_connectsocal_peir.pdf#:~:text=It%20is%20the%20intent%20of%20this%20program%20to%3A,and%20%287%29 %20utilize%20existing%20review%20processes%20wherever%20feasible. 3 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf 4 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf 5 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf Page 97 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IV-4 following supporting measures to reduce transportation emissions further for Alternative 3, including (but not limited to):  T-30: Using cleaner-fueled vehicles.  T-18: Provide Pedestrian Network Improvement.  T-13: Implement Employee Parking Cash-Out.  T-21-A: Implement Conventional Carshare Program. MM-AQ-7: The City shall consider implementation of the following CAPCOA Handbook supporting measure to reduce Area emissions:  LL-2: Implement a yard equipment exchange program, which would require Alternative 3 to participate in an established yard equipment exchange program, supplement an established program, or implement a new program. The unmitigated operational phase of Alternative 3 would result in significant emissions of two criteria pollutants: ROGs and PM2.5 (see SIR Table 4.6-3). The implementation of MM-AQ-1, MM- AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7 would reduce air quality impacts in relation to cumulatively considerable net increase of four criteria pollutants—NO x, CO, SO2, and PM10—for which the region is in non-attainment under the National Ambient Air Quality Standards or California Ambient Air Quality Standards to below the SCAQMD significance operation thresholds. Emissions of ROGs and PM2.5 would exceed the SCAQMD threshold of significance, causing operational emissions of criteria pollutants to remain significant and unavoidable. However, the operational emission of NOx, CO, PM2.5, and PM10 would be substantially lower than those evaluated in the land use planning scenario for the General Plan 2040. Significant and unavoidable impacts of the operational phase of the project necessitate a statement of overriding consideration (see Section X, CEQA Guidelines Section 15093 Findings: Statement of Overriding Considerations). Impact 3.2.3 Would the project expose sensitive receptors to substantial pollutant concentrations? Impact: Significant and Unavoidable for Operation. Finding: The analysis in the Final SIR determined that Alternative 3 would result in significant and unavoidable impacts to air quality in relation to exposing sensitive receptors to substantial pollutant concentrations during the operational phase of the project. Rationale: Although Alternative 3 results in significant and unavoidable impacts to sensitive receptors as a result of exposure to criteria pollutants in excess of the SCAQMD significance operational thresholds, the operations emissions would be substantially lower than that evaluated for the Certified General Plan EIR maximum daily operations thresholds. The Certified General Plan EIR Page 98 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IV-5 found that the 2022 Housing and Land Use Updates would expose sensitive receptors to substantial pollutant concentrations and that operational impacts from NOx, CO, PM 2.5, and PM10 would be significant and unavoidable (see Table 4.6-3, Alternative 3: Unmitigated Operations Emissions Threshold Evaluation, and Table 4.6-4, Alternative 3: Mitigated Operations Emissions Threshold Evaluation, of the SIR). ROGs were not evaluated in the Certified General Plan EIR. The unmitigated operational impacts of criteria pollutants for NOx, CO, and PM10 for Alternative 3 would be below the SCAQMD significance operations thresholds. Only emission of PM 2.5 for Alternative 3 would remain above the SCAQMD significance operations thresholds even after the consideration of mitigation (Table 4.6-4). Although emissions of PM2.5 for Alternative 3, at 56.49 pounds per day (1.48 pounds per day above the threshold), remain significant and unavoidable, emissions are substantially reduced from the 352 pounds per day for the approved land use planning scenario in the Certified General Plan EIR. Alternative 3 includes the same land use development scenario evaluated in Section 3.2, Air Quality, of the SIR, for the refined project. Alternative 3 and the refined project differ only in that Alternative 3 does not include the road diet provided as an element of the refined project. As such, the construction scenario for Alternative 3 differs only in that the lane configuration, median, and sidewalks for Diamond Bar Boulevard within the Planning Area would remain in their baseline condition (see SIR Table 4.6-1, Alternative 3: Overall Estimated Daily Construction Emissions by Year [Unmitigated], and Table 4.6-2, Alternative 3: Overall Estimated Daily Construction Emissions by Year [Mitigated]). As such, the findings in Section 3.2 would be comparable to the Alternative 3 findings for construction. Alternative 3 would have a corresponding reduction in the impacts of criteria pollutants for sensitive receptors, particularly those that live within one-half mile of the Planning Area, or those that would travel via bicycle or bus through the Specific Plan Area. Implementation of MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM- AQ-7, as listed above, would be required to reduce this impact. The implementation of MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7 would reduce air quality impacts in relation to cumulatively considerable net increase of criteria pollutants for which the region is in non-attainment under the National Ambient Air Quality Standards or California Ambient Air Quality Standards to below SCAQMD threshold of significance for four criteria pollutants: NOx, CO, SO2, and PM10 (see Table 4.6-4, Alternative 3: Mitigated Operations Emissions Threshold Evaluation, in the SIR). Operational emissions of ROGs and PM2.5 would exceed the SCAQMD operations significance threshold, causing operational emissions of criteria pollutants to remain significant and unavoidable (Table 4.6-4). However, the operational emission of NOx, CO, PM2.5, and PM10 would be substantially lower than those evaluated in the land use planning scenario for the approved General Plan 2040 (Table 4.6-4). Significant and unavoidable impacts of the operational phase of the project necessitate a statement of overriding consideration (see Section X, CEQA Guidelines Section 15093 Findings: Statement of Overriding Consideration). Page 99 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IV-6 IV.2 Transportation Impact 3.8-1 Would the project conflict with or be inconsistent with CEQA Guidelines Section §15064.3, subdivision (b)? Impact: Significant and Unavoidable. Finding: The analysis in the Final SIR determined that Alternative 3 would result in significant and unavoidable impacts to transportation in relation to conflicting with or being inconsistent with CEQA Guidelines Section 15064.3, Subdivision (b). Rationale: The Certified General Plan EIR determined that impacts would be significant and unavoidable in relation to conflicting with or being inconsistent with CEQA Guidelines Section 15064.3, Subdivision (b), as implementation of the Diamond Bar General Plan 2040 would increase both resident and employee VMT per capita on a citywide basis, even with the City’s goals and policies to reduce potential impacts. No mitigation was identified in the Certified General Plan EIR. Alternative 3 would not include a road diet. TDM measures (Mitigation Measure MM-TRANS-1) would be implemented with Alternative 3. Nonetheless, VMT would likely increase with Alternative 3, compared to the Certified General Plan EIR, because there would be no road diet to slow vehicle speeds, reduce traffic volume, and improve safety for all road users. Therefore, compared to the Certified General Plan EIR, Alternative 3 would similarly result in significant and unavoidable VMT impacts, but impacts would be greater than under the Certified General Plan EIR because there would be no road diet. The following Mitigation Measure has been identified in the SIR to reduce this impact: MM-TRANS-1: TDM Program. The Alternative 3 shall incorporate design features and transportation demand management (TDM) measures known to reduce baseline and cumulative project-generated VMT as much as feasible. These features and measures, originally described in the Transportation Study for the Diamond Bar Town Center Specific Plan project, comprise the project’s TDM Program. The TDM Program conforms to VMT mitigation guidelines found in City of Diamond Bar Transportation Study Guidelines for Vehicle Miles Traveled and Level of Service Assessment (September 2020). Some components of the TDM Program consist of physical features of Alternative 3’s design which shall be implemented over the duration of buildout of Alternative 3. Others which have an operational component will be implemented as early as feasible based on the land use mix and infrastructure as the project is built over time. The City shall designate a TDM Coordinator to oversee implementation and ensure continued operation of the VMT reduction strategies. The TDM Coordinator shall also produce annual monitoring reports describing the TDM strategies implemented under the TDM Program and the effectiveness of the program. The reports shall be submitted to the City for review to ensure that the mitigation obligations described in the TDM Program Plan are fulfilled. The TDM Coordinator position — which may be part-time or full-time Page 100 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IV-7 as deemed necessary — shall eventually be funded through fees paid by the developers for common area maintenance and management. Each feature and measure is described in detail below, along with its implementation schedule, measure of effectiveness, and monitoring and reporting requirement:  Increased Bicycle Access: Through the City’s Complete Streets Project (being undertaken separately from Alternative 3), Alternative 3 shall incorporate Class IV protected bicycle lanes on Diamond Bar Boulevard, Grand Avenue Golden Springs Drive, and Prospectors Road and a Class III bicycle lane on Sunset Crossing Roads. This improvement from unprotected to protected bicycle lanes reduces stress for bicyclists and, therefore, encourages bicycles as a mode choice. These bicycle lanes would be implemented as part of the Alternative 3, which would dictate its timing. Aside from ensuring it is included in the Alternative 3, there is no further monitoring or reporting requirement for this measure.  Bike Facilities: The TDM Program shall include secure bicycle parking for residents and employees per City requirements. Each application for development under the Diamond Bar Town Center Specific Plan will be required to demonstrate that it provides bicycle parking in accordance with City requirements. The annual monitoring report would summarize how many bicycle parking spaces have been installed within the Planning Area.  First-Mile / Last-Mile Space: The TDM Program shall dedicate space in a central location for first mile / last-mile solutions such as bike share, scooter share, or a future mode to serve medium-distance trips to larger transit hubs, such as the City of Industry Metrolink Station, located approximately 3.3 miles away. This space, which may be located in a parking structure, a building, or outside, will be set aside and constructed prior to receiving certificate of occupancy for 50% of allowed development (measured in square feet) under the Diamond Bar Town Center Specific Plan. Further, the TDM Coordinator will work with one or more service providers to populate the space with first-mile / last-mile solutions made available to the public. Prior to construction of this space, the annual monitoring report will track the amount of development that has occurred under the Diamond Bar Town Center Specific Plan to ensure the space is provided on schedule. Following its construction, the annual monitoring report will identify the services provided, pricing, and the level of utilization on a monthly basis over the prior year. Based on the Transportation Study, there is no target level of utilization for these services. However, the TDM Coordinator should periodically review the costs and benefits of the program compared with the level of utilization and, if necessary, identify alternative types of services that may be provided within this space to more effectively reduce VMT.  Improved Pedestrian Network: This TDM Program includes the development of new connections within the Planning Area and connecting to other areas. The refined project would improve pedestrian connectivity within the Planning Area such as between the portion of the site fronting Golden Springs Drive and the portion of the site fronting Diamond Bar Boulevard, which is currently blocked by buildings, landscaping, and a grade differential. It would improve pedestrian connectivity to the surrounding areas, including by providing a connection to Prospectors Road and the residential neighborhood it serves. These features enhance walkability and accessibility. These pedestrian network connections are fundamental to the design guidelines incorporated into the Diamond Bar Town Center Specific Plan and will be implemented gradually throughout the duration of buildout. There is no further monitoring or reporting requirement for this measure.  Car Sharing Program or Rideshare Subsidies: The TDM Program shall either provide parking spaces and subsidies for car sharing services such as ZipCar, Car2Go, GetAround, etc. or the TDM Coordinator may develop agreements with one or more rideshare Page 101 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IV-8 companies (e.g., Uber or Lyft) to provide subsidized rides for eligible residents and employees to or from the Planning Area. Such programs allow residents to forego car ownership but still have a vehicle available for certain types of trips where walking, bicycling, carpooling, or transit are not reasonable options. If the car sharing service option is selected, spaces shall be set aside upon construction of any parking structure in the Planning Area and the TDM Coordinator will work with a service provider to provide a car sharing solution with at least two vehicles. The efficacy of the program shall be measured by the number of uses per month per vehicle. If the vehicles are used an average of two or more times per day, the TDM Coordinator should consider adding to the fleet. If the vehicles are used fewer than one time per day on average, the TDM Coordinator should consider additional marketing or reducing the fleet. If a rideshare agreement is made in lieu of a car sharing service, it shall be implemented prior to receiving a certificate of occupancy for 30% of allowed development under the Diamond Bar Town Center Specific Plan and would be open to all residents and employees within the Planning Area. The program should target participation on a monthly basis by at least 5% of households and 1% of employees. If participation is below these levels, the TDM Coordinator should consider additional marketing or increasing subsidies. The annual monitoring report will include a summary of the services offered and prices (or subsidy amounts) and a summary of utilization on a monthly basis, including the number of unique users.  Commute Trip Reduction Marketing & Education: The TDM Program shall implement a marketing campaign for project employees and visitors encouraging the use of transit, shared rides, and active modes to reduce VMT. The TDM Program would target this campaign at employees, residents, and visitors to the Planning Area. This campaign would be implemented following certificate of occupancy for 30% of allowed development under the Diamond Bar Town Center Specific Plan. The annual monitoring reports shall include a copy of all marketing and educational materials and a summary of any outreach efforts from the prior year.  Employee Parking Cash-out: The TDM Program shall charge employers for employee parking and employers will be required to reimburse employees for the cost of parking if they don’t park a car at work. This provides a direct monetary benefit to the employee for choosing alternative travel modes and has been shown to reduce VMT. Paid employee parking cannot begin until parking areas are converted to controlled access which will not occur until one or more parking structures are completed. Therefore, employee parking cash-out shall begin upon commencement of paid employee parking. The efficacy of the employee parking cash-out program should be measured as the ratio of the number of employees taking advantage of the cash-out program to the number of leased spaces by employers. The program should target a 2% participation rate in accordance with the level of employee VMT reduction estimated in the Transportation Study. The annual monitoring report shall include the numbers used to calculate the participation rate as well as information on parking pricing. If the target participation rate is not met, corrective measures should be implemented by the TDM Coordinator, such as enhanced marketing of the program or raising the price of parking.  Unbundled Residential Parking: The TDM Program shall require parking to be leased to residents separately from their residential unit leases. This makes the cost of automobile storage transparent to residents, provides a direct monetary benefit to living without owning a vehicle, and reduces VMT by encouraging alternate modes of transportation. To ensure effectiveness, the TDM Program shall require pairing with the implementation of a residential parking permit program in nearby residential neighborhoods to avoid shifting project resident parking into those neighborhoods. Unbundled residential parking will be incorporated into any and all residential development under the Diamond Bar Town Center Specific Plan. The efficacy of the unbundled residential parking program should be Page 102 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IV-9 measured as the ratio of the number of leased residential spaces compared to the parking requirement associated with the residential units, as calculated based on the City Code of Ordinances, Section 22.30.040 accounting for the specific unit mix. The target ratio should be 95% or lower (i.e., 5% lower lease rate than required parking ratio) in accordance with the level of residential VMT reduction estimated in the Transportation Study. The annual monitoring report shall include the numbers used to calculate the residential parking ratio as well as information on parking pricing. If the target ratio is not met, residential parking pricing should be increased and marketing and education efforts to residents regarding alternative modes of transportation should be increased. The ultimate goal of the TDM Program is to reduce VMT in the most effective manner possible, which may require periodic re-evaluation of the measures described above. The TDM Coordinator shall use the information compiled in the annual reports to evaluate the effectiveness of the operational measures and assess when a change is warranted. Any change to the TDM Program must be reviewed and approved by City staff through a determination that it will provide equivalent or greater VMT reduction than the measure(s) being replaced. With the implementation of MM-TRANS-1, impacts would remain significant and unavoidable in relation to baseline and cumulative project-generated VMT under Alternative 3. Significant and unavoidable impacts of the operational phase of the project necessitate a statement of overriding consideration (see Section X, CEQA Guidelines Section 15093 Findings: Statement of Overriding Consideration). Page 103 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-1 V FINDINGS REGARDING RECOMMENDED PROJECT AND ALTERNATIVES NOT RECOMMENDED FOR ADOPTION In April 2021, the Urban Land Institute-Los Angeles (ULI-LA) convened a Technical Assistance Panel (TAP) to prepare the Technical Assistance Panel Report: Diamond Bar Town Center (TAP Report).1 The focus of the TAP Report was the consideration of market possibilities, implementation strategies, and design frameworks for implementing the Town Center defined in the General Plan. A Town Center Specific Plan was recommended to provide detailed development standards, infrastructure requirements and implementation measures for the Town Center. As part of the TAP’s Town Center Specific Plan analysis, the real estate economics firm RCLCO Real Estate Consulting prepared a market feasibility study for the Town Center, which concluded that (1) market demand exists for over 2,000 housing units (an average of 44 units per acre), including more than 1,500 rental units of varying product types, based on market conditions, demographics and locational advantages in Diamond Bar; (2) a strong opportunity is presented for redevelopment and repositioning of existing retail space, which would benefit from synergies created by new housing; and (3) there is low demand for office development in the area.2 The market feasibility study also mentioned the commitment to the Complete Streets Project and the importance of future roadway improvements.3 “California passed the California Complete Streets Act (Complete Streets) in 2008, requiring circulation elements to include a complete streets approach that balances the needs of all users of the street.”4 Complete Streets policies and framework have been required to be part of a City General Plan Circulation Element since January 30, 2011. Complete Streets are streets that are designed, constructed, operated, maintained, and are compatible with adjacent land uses as a balanced, multi-modal transportation network enabling safe comfortable, and attractive access to all users regardless of their transportation mode, ability, or age.5 The Complete Streets approach was incorporated and adopted into the City’s General Plan in 2019.6 Under the Complete Streets approach, the City’s roadways are characterized based on “through movement” and “level of access,” both of which are requirements for complying with this approach towards mobility. In November 21, 2023, the City Council authorized funds to incorporate improvements that are elements of the Diamond Bar Complete Streets Project, for Diamond Boulevard, between Golden Springs Drive and Palomino Drive, including elements that enhance multi-modal transportation, 1 Urban Land Institute-Los Angeles. April 2021. Technical Assistance Panel Report: Diamond Bar Town Center. https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-April2021?bidId= (accessed March 13, 2023). 2 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the Cit of Diamond Bar, California. September 6, 2022. 3 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the Cit of Diamond Bar, California. September 6, 2022. 4 City of Diamond Bar. 2019. City of Diamond Bar General Plan 2040. https://www.diamondbarca.gov/DocumentCenter/View/7072/Diamond-Bar-General-Plan-2040?bidId= 5 City of Diamond Bar. 2019. City of Diamond Bar General Plan 2040. https://www.diamondbarca.gov/DocumentCenter/View/7072/Diamond-Bar-General-Plan-2040?bidId= 6 City of Diamond Bar. 2019. City of Diamond Bar General Plan 2040: Circulation Element. https://www.diamondbarca.gov/DocumentCenter/View/7072/Diamond-Bar-General-Plan-2040?bidId= Page 104 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-2 stormwater treatment, and decorative street amenities.7 The City successfully secured funding for Diamond Bar Complete Streets Project elements between Golden Springs Drive and Palomino Drive from multiple sources, including Los Angeles County Metropolitan Transportation Authority (LACMTA) Regional Measure Multi-year Subregional Program; California Transportation Commission Active Transportation Planning Organization Cycle 6; and LACMTA-administered Caltrans-Managed Federal Surface Transportation Program-Local. (subsequently replaced with Proposition C funds). On December 17, 2024, the City adopted a categorical exemption for the Complete Streets project.8 On September 23, 2025, the City advertised for construction bids for the Diamond Bar Boulevard Complete Streets project elements. The recommended contractor was presented to the City Council for approval on November 4, 2025. The City Council approved the project and Construction Agreement via Resolution No. 2025-34. Construction of the Complete Streets Project is scheduled to be initiated in February 2026.9 V.1 Range of Reasonable Alternatives Section 15126.6 of the State CEQA Guidelines requires the evaluation of a range of reasonable alternatives to the project, or to the location of the project that would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant project effects. The analysis of alternatives is limited to those that the City determines could feasibly attain most of the basic objectives of the project. Section 15126.6(f) of the State CEQA Guidelines describes feasibility as being dependent on several factors, including site suitability, economic viability, availability of infrastructure, specific plan consistency, consistency with other plans or regulatory limitations, jurisdictional boundaries, and the ability of the project proponent to gain access to or acquire an alternative site. In light of the TAP Report’s findings,10 the market feasibility study prepared by RCLCO Real Estate Consulting11 to support the TAP Report, and the City’s Complete Streets Project, the City identified the High Density, Maximum Buildout with Road Diet version of the Specific Plan, evaluated in the SIR as the “refined project,” as it refined the land use scenario for the Planning Area that was adopted in General Plan 2040, as amended by 2021-2029 Housing Element) as the proposed project for evaluation in the SIR. Consistent with the requirements of Section 15126.9(e)(2) of the CEQA Guidelines, a No-Project Alternative was analyzed representing what would be reasonably expected to occur in the foreseeable future if the project or action alternative is not adopted and implementation of the Town Center is undertaken consistently with the 2021-2029 Housing 7 City of Diamond Bar. November 21, 2023. First Amendment to the Professional Services Agreement with MNS Engineers, Inc. for the Design of Diamond Bar Complete Street Project (CIP# PW17400). City Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council. 8 City of Diamond Bar. December 17, 2024. Adopt Resolution Authorizing Execution of Funding Agreements for State and Federal Funding, Approve WVWD Utility Agreement, Approve LACFCD Trash Excluder Agreement and Adopt a Class 1 CEQA Exemption for the Diamond Bar Boulevard Complete Streets Project. City Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council. 9 City of Diamond Bar. November 4, 2025. Award of Construction Agreement for the Diamond Bar Boulevard Complete Streets Project - CIP No. SI256 (Gentry Brothers, Inc.) and Approval of Amendment 2 to a Professional Services Agreement for Construction Management and Inspection Services (Local Agency Engineering Associates, Inc.). City Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council. 10 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. 11 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the Cit of Diamond Bar, California. September 6, 2022. Page 105 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-3 Element Update. The No-Project Alternative was not analyzed as keeping the property in the existing conditions (as of 2023) would be inconsistent with Diamond Bar Town Center planning objectives. As required by Section 15126.6 of the CEQA Guidelines, three additional alternatives, representing a reasonable range of alternatives, that are responsive to the TAP Report and supporting market feasibility study were defined: Alternative 1 (Medium Density with Road Diet), Alternative 2 (Low Density with Road Diet), and Alternative 3 (High Density, No Road Diet). Alternatives 1 and 2 reduced the density of dwelling units, reduced the number of hotel rooms, and reduced the maximum allowable retail/commercial area, while retaining the open space, road diet and bicycle lanes that were elements of the refined project. Alternative 3 retained the dwelling units, hotel room, retail/commercial area, open space, and bicycle lanes evaluated for the refined project and deleted the road diet evaluated for the refined project, leaving Diamond Bar in a comparable configuration within the Planning Area. Alternative 3 provides a balance of land uses that would achieve the highest number of housing units and hotel rooms, square footage of retail/commercial space, and square footage of open space within the Planning Area; retains Diamond Bar Boulevard in a comparable condition to its existing condition; retains sidewalks adjacent to Diamond Bar Boulevard; and adds Class IV and Class III bicycle lanes. In addition, Alternative 3 is able to accommodate the bicycle lane improvements contemplated by the City's Complete Streets Project. As a result of the analysis contained in the SIR regarding the environmental, health, and social characteristics of the project and alternatives, the City Community Development Director recommended Alternative 3: High Density, No Road Diet, rather than the refined project, as the land use planning and development scenario that best meets the needs of the City. V.2 Comparative Analysis of Alternatives This section of the Findings of Fact provides a comparative analysis of recommended Alternative 3 and the four alternatives evaluated in the SIR in relation to three factors:  Attainment of the development goals resulting from the TAP Report,12 and supporting marketing feasibility study,13 City adopted Complete Streets Project (Table V.2-1, Comparison of Specific Plan Elements for Recommended Project and Alternatives ) 1. Market demand exists for over 2,000 housing units; 2. Redevelopment and repositioning of existing retail space, which would benefit from synergies created by new housing; and 3. Low demand for office development in the area  Ability to meet Diamond Bar Town Center Specific Plan Objectives (Table V.2-2, Ability of Recommended Project and Alternatives to Meet the Diamond Bar Town Center Specific Plan Objectives)  Environmental impacts (Table V.2-3, Comparative Analysis of Impacts for Recommended Alternative 3 and Alternative Considered) 12 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. 13 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the Cit of Diamond Bar, California. September 6, 2022. Page 106 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-4 TABLE V.2-1 COMPARISON OF SPECIFIC PLAN ELEMENTS FOR RECOMMENDED AND ALTERNATIVES Specific Plan Elements Recommended Alternative 3 (High Density, No Road Diet) No-Project Alternative (Housing Element Update) Refined Project (High Density with Road Diet) Alternative 1 (Medium Density with Road Diet) Alternative 2 (Low Density with Road Diet) Housing Units Single-Family Multi-Family 2,055 0 2,055 1,350 0 1,350 2,055 0 2,055 1,677 0 1,677 1,350 0 1,350 Non-Residential Hotel Retail/Commercial Open Space Road Diet 200 roomsb 446,000 sf 40,000 sf Retains 6 lanes for Diamond Bar Blvd. 97 rooms 510,000 sfa 0 sf No 200 roomsb 446,000 sf 40,000 sf Reduces Diamond Bar Blvd. from 6 lanes to 4 lanes 175 roomsb 426,000 sf 40,000 sf Reduces Diamond Bar Blvd. from 6 lanes to 4 lanes 150 roomsb 411,000 sf 40,000 sf Reduces Diamond Bar Blvd. from 6 lanes to 4 lanes Compatibility with City Complete Streets Project Yes Yes No No No Compared to No-Project Alternative  705 more housing units allowed  103 more hotel rooms  64,000 sf less retail/commercial  Added 40,000 sf open space  No road diet  Same (no project)  705 more housing units allowed  103 more hotel rooms  64,000 sf less retail/commercial  Added 40,000 sf open space  Added road diet  327 more housing units allowed  78 more hotel rooms  84,000 sf less retail/commercial  Added 40,000 sf open space  Added road diet  Same housing units allowed  53 more hotel rooms  99,000 sf less retail/commercial  Added 40,000 sf open space  Added road diet Compared to Recommended Project  Same (recommended project)  705 fewer housing units allowed  103 fewer hotel rooms  64,000 sf more retail/commercial  40,000 sf less open space  No road diet  Same housing units allowed  Same hotel rooms allowed  Same retail/commercial sf  Same open space sf  Added road diet, reduces Diamond Bar Blvd. from 6 lanes to 4 lanes  378 fewer housing units allowed  25 fewer hotel rooms  20,000 sf less retail/commercial  Same open space sf  Added road diet, reduces Diamond Bar Blvd. from 6 lanes to 4 lanes  705 fewer housing units allowed  50 fewer hotel rooms  35,000 sf less retail/commercial  Same open space sf  Added road diet, reduces Diamond Bar Blvd. from 6 lanes to 4 lanes Note: a Includes approximately 475,500 square feet (sf) of retail/restaurant/service space plus multiple gas stations and a childcare center. b Includes 97 existing hotel rooms. Page 107 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-5 TABLE V.2-2 ABILITY OF RECOMMENDED ALTERNATIVE 3 AND ALTERNATIVES TO MEET DIAMOND BAR TOWN CENTER SPECIFIC PLAN OBJECTIVES Project Objectives Does the Alternative (Alt.) Accomplish the Project Objectives? Recommended Alt. 3 No-Project Alt. Refined Project Alt. 1 Alt. 2 1. Implement the community vision, goals, and policies of the General Plan, which established the Town Center Mixed Use land use designation to “foster the development of a vibrant, pedestrian-oriented Town Center in Diamond Bar that serves as a place for Diamond Bar’s residents to shop, dine, and gather.” Yes Yes Yes Yes Yes 2. Make the Town Center a complete neighborhood with a sense of place, that takes advantage of its location, to provide residents and visitors a unique experience. Yes No Yes Yes Yes 3. Ensure that the physical design and programming of the Town Center supports health, wellbeing, and environmental sustainability, the latter so as to make progress toward meeting the greenhouse gas reduction targets of the Diamond Bar Climate Action Plan by supporting compact, infill, mixed-use development. Yes No Yes Yes Yes 4. Allow for car-lite / car-optional living allowing those who choose not to use their car on a daily basis or who choose not to own a car at all to be easily accommodated, thus furthering progress to the City’s climate action goals Yes No Yes Yes Yes 5. Provide great public spaces, and small parks with regenerative landscapes to support the goal of environmental sustainability Yes No Yes Yes Yes 6. Include a mix of uses and urban housing types at a range of affordability levels, so as to implement the 6th Cycle Housing Element (Chapter 9 of the General Plan) and to fulfill Diamond Bar’s commitment to provide affordable housing opportunities by rezoning the Town Center Specific Plan project area to facilitate the development of a portion of Diamond Bar’s Regional Housing Needs Assessment (RHNA) allocation, including the production of housing that will be affordable to lower- income households. Yes Yes Yes Yes Yes 7. Provide flexibility for the future—particularly for retail and commercial space—so as to adapt to changes in lifestyle and market conditions that are likely to occur throughout the lifespan of the plan Yes Yes Yes Yes Yes 8. Facilitate the development of the Town Center in phases or increments so as to recognize the multiple owners in the Plan Area and the expectation that these owners will likely have different time frames for redevelopment Yes Yes Yes Yes Yes Page 108 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-6 TABLE V.2-3 COMPARATIVE ANALYSIS OF IMPACTS FOR RECOMMENDED ALTERNATIVE 3 AND ALTERNATIVES CONSIDERED Impact Level of Impact Comparison Recommended Alternative 3 (High Density, No Road Diet) No-Project Alternative (Housing Element Update) Refined Project (High Density with Road Diet) Alternative 1 (Medium Density with Road Diet) Alternative 2 (Low Density with Road Diet) Aesthetics Light and Glare LTS LTS (Similar) LTS (Similar) LTS (Lesser) LTS (Lesser) Air Quality Air Quality Plan Air Quality Standards Sensitive Receptors Odors LTS SU SU LTS LTS (Similar) SU (Similar) SU (Similar) LTS (Similar) LTS (Similar) SU (Lesser) SU (Similar) LTS (Similar) LTS (Similar) SU (Lesser) SU (Lesser) LTS (Similar) LTS (Similar) SU (Lesser) SU (Lesser) LTS (Similar) Greenhouse Gas Emissions Greenhouse Gas Emissions LTS LTS (Greater) LTS (Lesser) LTS (Lesser) LTS (Lesser) Hydrology and Water Quality Groundwater LTS LTS (Greater) LTS (Similar) LTS (Similar) LTS (Similar) Noise Ambient Noise Groundborne Vibration LTS LTS LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) Public Services Park Facilities Other Public Facilities LTS LTS LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) Recreation Deterioration of Facilities Construction of Facilities LTS LTS LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) Transportation Vehicle Miles Traveled SU SU (Greater) SU (Similar) SU (Similar) SU (Similar) Utilities and Service Systems Water or Wastewater Facilities Water Supply Wastewater Capacity LTS LTS LTS LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) LTS (Similar) Note: NI = No Impact; LTS = Less than Significant; LTSM = Less than Significant with Mitigation; SU = Significant and Unavoidable. Less = Impacts are less than those that would occur with the Alternative 3; Similar = Impacts are similar to those that would occur with the Alternative 3; Greater = Impacts are greater than those that would occur with the Alternative 3. V.2.1 Recommended Alternative 3: High Density, No Road Diet Specific Plan Elements: Recommended Alternative 3 was designed to implement General Plan 2040 by supporting its vision and development policies which guide the physical growth of the Town Center Planning Area, taking into consideration the recommended Specific Plan elements resulting from the TAP Report,14 and supporting market feasibility study.15 In addition, 14 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. 15 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the Cit of Diamond Bar, California. September 6, 2022. Page 109 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-7 Recommended Alternative 3 does not include a road diet, and as such is compatible with the City’s Complete Streets Project. Alternative 3 achieves the highest number of housing units and hotel rooms, square footage of retail/commercial space, and square footage of open space within the Planning Area; retains Diamond Bar Boulevard in a comparable condition to the existing condition; retains sidewalks adjacent to Diamond Bar Boulevard; and adds Class IV and Class III bicycle lanes (Table V.2- 1), as indicated below:  Up to 2,055 multi-family housing units  200 hotel rooms,  446,000 square feet (sf) of commercial leasable space  40,000 sf of open space  Six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area, with 11- foot-wide lane widths, and 10-foot-wide turn pockets  Does not accommodate parking on Diamond Bar Boulevard  Existing 8- to 15-foot-wide sidewalks adjacent to Diamond Bar Blvd are retained  Class IV Bicycle Lanes on Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue, and Prospectors Road, and Class III on Sunset Crossing Road Recommended Alternative 3 achieves and exceeds the 2,000 dwelling units recommended by the TAP Report,16 adds 103 hotel room, adds 40,000 sf of open space, and retains 446,000 sf of retail/commercial space. Recommended Alternative 3 also preserves six lanes on Diamond Bar Boulevard within the Specific Plan area and, as such, is compatible with the City’s Complete Streets Project. Effectiveness in Meeting Project Objectives: Recommended Alternative 3, meets the eight objectives established for the Diamond Bar Town Center Specific Plan (see Table V.2-2). Alternative 3 Environmental Impacts: Recommended Alternative 3 results in less than significant impacts to light and glare, consistency with air quality plans, construction emissions, odors, greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne vibration, park facilities, other public facilities, deterioration of existing recreation facilities, or the need to construct new recreation facilities, water or wastewater facilities, water supply or wastewater capacity (Table V.2-3). Recommended Alternative 3 results in significant and unavoidable impacts related to emissions of criteria pollutants, ROG and PM2.5, during operation and exposure of sensitive receptors to criteria air pollutants. Although Traffic Demand Management measures would be employed with Recommended Alternative 3, per capita vehicle miles travelled would be expected to increase in the Specific Plan area due to the addition of 2,055 dwelling units and 200 hotel rooms over the existing condition, and 705 more dwelling units than General Plan 2040, as updated by the 2021-2029 Housing Element Update (Table V.2-3). Recommended Alternative 3 requires implementation of seven Air Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ- 6, and MM-AQ-7. In addition, Recommended Alternative 3 requires implementation of MM- TRANS-1. Alternative 3 is the recommended alternative because it provides a balance of land 16 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. Page 110 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-8 uses that would achieve the highest number of housing units and hotel rooms, square footage of retail/commercial space, and square footage of open space within the Planning Area; retains Diamond Bar Boulevard in a comparable condition to the existing condition; retains sidewalks adjacent to Diamond Bar Boulevard; and adds Class IV and Class III bicycle lanes . Alternative 3 is able to accommodate the bicycle lane improvements contemplated by the Complete Streets Project. In addition, turn lane width and turn pocket width are based on the width with the Complete Streets Project in place for the approved General Plan 2040 and proposed Alternative 3. V.2.2 No-Project Alternative (Housing Element Update) Specific Plan Elements: Under the No-Project Alternative, the Specific Plan Area would be subject to the General Plan 2040, as updated by the 2021-2029 Housing Element and Land Use Planning Element policies, regulations, development standards, and land use designations that apply to the Town Center Mixed Use, land use designation. Under the No-Project Alternative (Housing Element Update), the maximum FAR would be 1.5 for the entire Town Center. The No-Project Alternative would allow for development in the Town Center Focus Area consistent with the approved Town Center development density from the Housing Element Update:  Up to 1,350 multi-family dwelling units  97 hotel rooms  510.000 sf of commercial leasable space  0 sf of open space  Six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area, with 11- to 14.5-foot-wide lane widths, and 8.5- to 15-foot-wide turn pockets  Does not accommodate parking on Diamond Bar Boulevard  Existing 8- to 15-foot-wide sidewalks adjacent to Diamond Bar Blvd are retained  Class IV Bicycle Lanes on Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue, and Prospectors Road and Class III on Sunset Crossing Road When compared to Recommended Alternative 3, the No-Project Alternative results in 705 fewer dwelling units, 103 fewer hotel rooms, no open space, and 64,000 more sf of retail/commercial space, thus falling far short of the recommendations of the TAP Report.17 It provides no open space. As with Recommended Alternative 3, the No-Project Alternative preserves six lanes on Diamond Bar Boulevard within the Specific Plan area and, as such, is compatible with the City’s Complete Streets Project. Effectiveness in Meeting Project Objectives: Under the No-Project Alternative, four of the eight objectives—Objectives 1, 6, 7, and 8—would be met (see Table V.2-2). Although the No-Project Alternative meets Objective 1 by providing 1,350 dwelling units, this is only 68 percent of the market demand for 2,000 dwelling units identified by the TAP Report.18 The No-Project Alternative fails to meet Objectives 2, 3, 4, and 5, because it does not include components that would create a sense of place, such as open space, and would not further the City’s progress toward its climate 17 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. 18 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. Page 111 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-9 action goals (Table V.2-2). In addition, the No-Project Alternative would not meet the market demand of over 2,000 housing units determined by the market feasibility study19 (Table V.2-2). Comparative Impacts of the No-Project Alternative: As with Recommended Alternative 3, the No-Project Alternative results in less than significant impacts to light and glare, consistency with air quality plans, odors, greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne vibration, park facilities, other public facilities, deterioration of existing recreation facilities, or the need to construct new recreation facilities, water or wastewater facilities, water supply or wastewater capacity (Table V.2-3). The No-Project Alternative results in significant and unavoidable impacts related to emissions of criteria pollutants, NO x, PM2.5, and PM10, during construction and exposure of sensitive receptors to criteria air pollutants due to the proximity and intensity of construction activities. The No-Project Alternative results in significant and unavoidable impacts related to exposure of sensitive receptors to criteria air pollutants due to the proximity and intensity of construction activities. In addition, like Recommended Alternative 3, the No-Project Alternative would result in significant and unavoidable impacts due to the 1,350 additional dwelling units, 97 hotels rooms, and retention of 510,000 sf of retail/commercial space. Without increasing local housing, the No-Project Alternative would exacerbate the per capita VMT by focusing on destination trips from housing and office space beyond the limits of the Specific Plan Area. Unlike Recommended Alternative 3, the No-Project Alternative does not require Traffic Demand Management measures that would be employed with Recommended Alternative 3, thus further contributing to increase per capita VMT (Table V.2-3). The No-Project Alternative does not resolve the significant and unavoidable impacts that would occur with the recommended Alternative 3. As with Recommended Alternative 3, the No-Project Alternative requires implementation of seven Air Quality Measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ- 3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. MM-TRANS-1 was not included in the Certified General Plan EIR. The No-Project Alternative is, thus, deemed to be infeasible and is not recommended as it would only meet four of the eight project objectives and would not avoid significant environmental impacts. In addition, the No-Project Alternative would exacerbate the per capita VMT and would not provide a balance of land uses that would achieve the highest number of housing units and square footage of open space within the Planning Area. V.2.3 Refined Project, High Density with Road Diet Specific Plan Elements: As with Recommended Alternative 3, the Refined Project was designed to implement General Plan 2040 by supporting its vision and development policies which guide the physical growth of the Town Center Planning Area, taking into consideration the recommended Specific Plan elements resulting from the TAP Report,20 and supporting market 19 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the Cit of Diamond Bar, California. September 6, 2022. 20 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. Page 112 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-10 feasibility study.21,22 Unlike Recommended Alternative 3, the refined project includes a road diet and, as such, is incompatible with the City’s Complete Streets Project. As with Recommended Alternative 3, the refined project achieves the highest number of housing units and hotel rooms, square footage of retail/commercial space, and the same square footage of open space within the Planning Area and adds bicycle lanes (Table V.2-1):  Up to 2,055 multi-family housing units  200 hotel rooms  446,000 sf of commercial leasable space  40,000 sf of open space  Four of six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area, with 11-14.5-feet-wide lane widths, and 5- to 15-feet-wide turn pockets  Accommodates parking on Diamond Bar Boulevard  Existing 8-feet wide sidewalks adjacent to Diamond Bar Boulevard are retained  Class IV Bicycle Lanes on Diamond Bar Bolulevard, Golden Springs Drive, Grand Avenue, and Prospectors Road and Class III bicycle lane on Sunset Crossing Road The proposed refinements to Diamond Bar Boulevard within the Specific Plan Area are incompatible with the City’s Complete Streets Project. Effectiveness in Meeting Project Objectives: As with Recommended Alternative 3, the refined project meets the eight objectives established for the Diamond Bar Town Center Specific Plan (see Table V.2-1). Comparative Impacts of the Refined Project Alternative: As with Recommended Alternative 3, the refined project results in less than significant impacts to light and glare, consistency with air quality plans, odors, greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne vibration, park facilities, other public facilities, deterioration of existing recreation facilities, or the need to construct new recreation facilities, water or wastewater facilities, water supply or wastewater capacity (Table V.2-3). As with Recommended Alternative 3, the refined project results in significant and unavoidable impacts related to emissions of criteria pollutants, ROG, and PM2.5, during operation and exposure of sensitive receptors to criteria air pollutants (Table V.2-3). As with Recommended Alternative 3, the refined project requires Traffic Demand Management measures to be applied; however, per capita VMT would be expected to increase in the Specific Plan area due to the addition of 2,055 dwelling units and 200 hotel rooms over the existing conditions, and 705 more dwelling units than General Plan 2040, as updated by the 2021- 2029 Housing Element Update (Table V.2-3). The refined project does not resolve the significant and unavoidable impacts that would occur with the recommended Alternative 3. As with Recommended Alternative 3, the refined project requires implementation of seven Air Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3, 21 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. 22 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the Cit of Diamond Bar, California. September 6, 2022. Page 113 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-11 MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. In addition, as with Recommended Alternative 3, the refined project requires implementation of MM-TRANS-1. The refined project is, thus, deemed to be infeasible and is not recommended as it would be incompatible with the Complete Streets Project (see Table V.2-1). The incompatibility of the road diet element of the refined project with the adopted Complete Streets Project was determined by the Director of Community Development to not be in the best interest of the City. V.2.4 Alternative 1 (Medium Density with Road Diet) Specific Plan Elements: As with Recommended Alternative 3, Alternative 1 was designed to implement General Plan 2040 by supporting its vision and development policies which guide the physical growth of the Planning Area, taking into consideration the recommended Specific Plan elements resulting from the TAP Report,23 and supporting market feasibility study.24 Unlike Recommended Alternative 3, Alternative 1 includes a road diet and, as such, is incompatible with the City’s Complete Streets Project. As with Recommended Alternative 3, Alternative 1 provides dwelling units and hotel rooms, retail/commercial space, and open space within the Diamond Bar Specific Plan Area and adds bicycle lanes (Table V.2-1):  Up to 1,677 multi-family housing units  175 hotel rooms  426,000 sf of commercial leasable space  40,000 sf of open space  Four of six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area, with 11- to 14.5-foot-wide lane widths, and 5- to 15-foot-wide turn pockets  Accommodates parking on Diamond Bar Boulevard  Existing 8-foot-wide sidewalks adjacent to Diamond Bar Boulevard are retained  Class IV Bicycle Lanes on Diamond Bar Blvd, Golden Springs Drive, Grand Avenue, and Prospectors Road and Class III bicycle lane on Sunset Crossing Road Alternative 1 calls for less development than Recommended Alternative 3. Specifically, there would be 378 fewer dwelling units, 25 fewer hotel rooms, and 20,000 sf less retail/commercial space. As with Recommended Alternative 3, Alternative 1 calls for the development of 40,000 sf of open space. Unlike Recommended Alternative 3, Alternative 1 includes a road diet reducing Diamond Bar Boulevard from six lanes within the Planning Area to four lanes. The proposed refinements to Diamond Bar Boulevard (reduction from six lanes to four lanes) within the Specific Plan Area are incompatible with the City’s Complete Streets Project. Effectiveness in Meeting Project Objectives: As with Recommended Alternative 3, Alternative 1 meets the eight objectives established for the Diamond Bar Town Center Specific Plan; however, Objectives 6 and 7 would only be partially met due to the reductions in dwelling units and 23 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. 24 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the Cit of Diamond Bar, California. September 6, 2022. Page 114 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-12 retail/commercial space (see Table V.2-1). Although Alternative 1 meets Objective 1 by providing 1,677 dwelling units, this is only 84 percent of the market demand for 2,000 dwelling units identified by the TAP Report.25 Comparative Impacts of Alternative 1: As with Recommended Alternative 3, Alternative 1 results in less than significant impacts to light and glare, consistency with air quality plans, odors, greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne vibration, park facilities, other public facilities, deterioration of existing recreation facilities, or the need to construct new recreation facilities, water or wastewater facilities, water supply or wastewater capacity (Table V.2-3). As with Recommended Alternative 3, Alternative 1 results in significant and unavoidable impacts related to emissions of criteria pollutants, ROG and PM2.5, during operation and exposure of sensitive receptors to criteria air pollutants (Table V.2-3). As with Recommended Alternative 3, Alternative 1 requires Traffic Demand Management Measures to be applied; however, per capita VMT would be expected to increase in the Specific Plan area due to the addition of 1,677 dwelling units and 175 hotel rooms over the existing condition, and 327 more dwelling units than General Plan 2040, as updated by the 2021-2029 Housing Element Update (Table V.2-3). Alternative 1 does not resolve the significant and unavoidable impacts that would occur with the recommended Alternative 3. As with Recommended Alternative 3, Alternative 1 requires the implementation of seven Air Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. In addition, as with Recommended Alternative 3, Alternative 1 requires implementation of MM-TRANS-1. Alternative 1 is, thus, deemed to be infeasible and is not recommended as it would not meet all of the project objectives as fully as Alternative 3, would not avoid the significant impacts that would occur under Alternative 3, and would be incompatible with the Complete Streets Project (see Table V.2-1). The incompatibility of the road diet element of Alternative 1 with the adopted Complete Streets Project was determined by the Director of Community Development to not be in the best interest of the City. In addition, Alternative 1 would not fully provide a balance of land uses that would achieve the highest number of housing units and commercial space within the Planning Area as it would provide fewer housing units and commercial space than Alternative 3. V.2.5 Alternative 2: Low Density with Road Diet Specific Plan Elements: As with Recommended Alternative 3, Alternative 2 was designed to implement General Plan 2040 by supporting its vision and development policies which guide the physical growth of the Town Center Planning Area, taking into consideration the recommended Specific Plan elements resulting from the TAP Report,26 and supporting market 25 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. 26 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. Page 115 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-13 feasibility study.27 Unlike Recommended Alternative 3, Alternative 2 includes a road diet and, as such, is incompatible with the City’s Complete Streets Project. As with Recommended Alternative 3, Alternative 2 provides dwelling units and hotel rooms, retail/commercial space, and open space within the Planning Area and adds bicycle lanes (Table V.2-1):  Up to 1,350 multi-family housing units  150 hotel rooms  411,000 sf of commercial leasable space  40,000 sf of open space  Four of six lanes of Diamond Bar Boulevard are retained within the Planning Area, with 11- to 14.5-foot-wide lane widths, and 5- to 15-foot-wide turn pockets  Accommodates parking on Diamond Bar Boulevard  Existing 8-foot-wide sidewalks adjacent to Diamond Bar Boulevard are retained  Class IV Bicycle Lanes on Diamond Bar Blvd, Golden Springs Drive, Grand Avenue, and Prospectors Road and Class III bicycle lane on Sunset Crossing Road Alternative 2 calls for even less development than recommended Alternative 3. Specifically, there would be 705 fewer housing units, 50 fewer hotel rooms, and 35,000 sf less retail/commercial space. As with Recommended Alternative 3, Alternative 2 calls for development of 40,000 sf of open space. Unlike Recommended Alternative 3, Alternative 1 includes a road diet reducing Diamond Bar Boulevard from six lanes within the Planning Area to four lanes. The proposed refinements to Diamond Bar Boulevard (reduction from six lanes to four lanes) within the Specific Plan Area are incompatible with the City’s Complete Streets Project. Effectiveness in Meeting Project Objectives: As with Recommended Alternative 3, Alternative 2 meets the eight objectives established for the Diamond Bar Town Center Specific Plan; (however, Objectives 6 and 7 would only be partially met due to the reductions in dwelling units and retail/commercial space) (see Table V.2-1). Although Alternative 2 meets Objective 1 by providing 1,350 dwelling units, this is only 68 percent of the market demand for 2,000 dwelling units identified by the TAP Report.28 Comparative Impacts of Alternative 2: As with Recommended Alternative 3, Alternative 2 results in less than significant impacts to light and glare, consistency with air quality plans, odors, greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne vibration, park facilities, other public facilities, deterioration of existing recreation facilities, or the need to construct new recreation facilities, water or wastewater facilities, water supply or wastewater capacity (Table V.2-3). As with Recommended Alternative 3, Alternative 2 results in significant and unavoidable impacts related to emissions of criteria pollutants, ROG and PM2.5, during operation and exposure of sensitive receptors to criteria air pollutants (Table V.2-3). As with Recommended Alternative 3, Alternative 2 requires Traffic Demand Management Measures to be applied; 27 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the Cit of Diamond Bar, California. September 6, 2022. 28 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. Page 116 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-14 however, per capita VMT would be expected to increase in the Specific Plan area due to the addition of 1,350 dwelling units and 150 hotel rooms over the existing conditions (Table V.2-3). Dwelling units would be the same as General Plan 2040, as updated by the 2021-2029 Housing Element Update (Table V.2-3). As with Recommended Alternative 3, Alternative 2 requires the implementation of seven Air Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. In addition, as with Recommended Alternative 3, Alternative 2 requires implementation of MM-TRANS-1. The SIR identified Alternative 2, with its lesser impacts under four impact categories, and reduced development scenario and construction footprint, as the Environmentally Superior Alternative. However, Alternative 2 was found to be inconsistent with the City’s goals and policies because it would not fully meet the eight objectives established for the Diamond Bar Town Center Specific Plan due to the reduced development scenario. As such, the Environmentally Superior Alternative was deemed infeasible and not recommended to the Planning Commission or City Council for adoption (see Section V.3, Environmentally Superior Alternative). V.3 Environmentally Superior Alternative Section 15126.6 of the CEQA Guidelines requires the identification of an environmentally superior alternative among the alternatives analyzed. Section 15126.6(e) of the CEQA Guidelines requires the evaluation of a “No-Project Alternative” and its potential environmental impacts. Where the proposed project is a land use or regulatory plan, the “No-Project Alternative” is a continuation of the existing plan or policy into the future (CEQA Guidelines Section 15126.6(b)(3)(A)). As a result, “the projected impacts of the proposed plan … would be compared to the impacts that would occur under the existing plan” (Section 15126.6(b)(3)(A) of the CEQA Guidelines). The “environmentally superior alternative” in CEQA refers to the alternative that would result in the fewest or least severe environmental impacts among all alternatives evaluated in an EIR. If the alternative with the least environmental impact is the No- Project Alternative, then the EIR must also identify the next most environmentally superior alternative (CEQA Guidelines Section 15126.6(e)(2)). As shown in Table V.2-3, above, Alternatives 1 (Medium Density with Road Diet) and 2 (Low Density with Road Diet) would have impacts to four issue areas that are less than those of Recommended Alternative 3 (High Density, No Road Diet) (aesthetics/light and glare, air quality standards, and GHG emissions). The refined project would have impacts to two issue areas that are less than those of Recommended Alternative 3 (air quality standards and GHG emissions). By comparison, the No-Project Alternative would result in similar or greater impacts for all impact areas compared to Recommended Alternative 3. Both Alternatives 1 and 2 would result in lesser impacts to light and glare as compared to Recommended Alternative 3. However, by virtue of Alternative 2’s reduced development scenario and construction footprint (705 less housing units, 53 less hotel rooms, and 55,000 sf less of retail/commercial development), Alternative 2 would result in a lower level of sources of light and glare. Both Alternatives 1 and 2 would result in lesser impacts to emissions of criteria pollutants and the exposure of sensitive receptors to the emissions of criteria pollutants when compared to Recommended Alternative 3; however, by virtue of the Alternative 2 reduced development scenario and construction footprint, it would result in lower level of sources of Page 117 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page V-15 emissions of criteria pollutants. Both Alternatives 1 and 2 would result in lesser impacts to GHG emissions when compared to Recommended Alternative 3. Alternative 2, with its lesser impacts under the four impact categories, and reduced development scenario and construction footprint, is the Environmentally Superior Alternative. However, Alternative 2 was found to be inconsistent with City’s goals and policies as they relate to a reduction of dwelling units to 68 percent of the market demand established in the TAP Report,29 and the corresponding reduction in consumers to support retail/commercial development. Similarly, the incompatibility of the Road Diet element of Alternative 2 with the adopted Complete Streets Project was found to be inconsistent with the City’s goals and policies. While Alternative 2 would meet the eight objectives established for the Diamond Bar Town Center Specific Plan, Objectives 6 and 7 would only be partially met due to the reduced development scenario. And while lowering emissions during construction, Alternative 2 shares the same significant and unavoidable impacts that would result from Recommended Alternative 3. Further, although Alternative 2 meets Objective 1 by providing 1,350 dwelling units, this reduced development scenario is only 68 percent of the market demand for 2,000 dwelling units identified by the TAP Report and would be economically infeasible to meet the City’s requirements. Therefore, while Alternative 2, with its lesser impacts with respect to the four impact categories and reduced development scenario and construction footprint, is the Environmentally Superior Alternative, it was thus rejected as infeasible. 29 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report. Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report- April2021?bidId= . Accessed January 13, 2026. Page 118 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page VI-1 VI FINDINGS REGARDING MITIGATION MONITORING AND REPORTING PROGRAM According to Section 21081.6 of the Public Resources Code, and pursuant to Sections 15091 and 15097 of the State CEQA Guidelines, CEQA requires that when a public agency is making the findings required by Section 21081 and Section 15091, the public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted to mitigate or avoid significant effects on the environment. The City of Diamond Bar hereby finds that the Mitigation Monitoring and Reporting Program for the Recommended Alternative 3 meets the requirements of Section 21081.6 of the Public Resources Code and Sections 15091 and 15097 of the State CEQA Guidelines by providing a monitoring program designed to ensure compliance during project implementation with mitigation measures adopted by the City. Page 119 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page VII-1 VII FINDINGS REGARDING LOCATION AND CUSTODIAN OF DOCUMENTS Section 15091(e) of the State CEQA Guidelines requires a public agency specify the location and custodian of the documents or other materials that constitute the record of proceedings upon which the decision is based. The documents and other materials that constitute the Record of Proceedings on which the City of Diamond Bar’s Findings of Fact are based are located at: City of Diamond Bar Community Development Department/Planning Division 21810 Copley Dr. Diamond Bar, CA 91765 Phone: (909) 839-7030 Email: glee@diamondbarca.gov The Record of Proceedings, including copies of the SIR and all documents incorporated by reference in the SIR, are available for review between the hours of 7:30 a.m. and 5:30 p.m. Monday through Thursday, and 7:30 a.m. to 4:30 p.m. on Friday. The custodian of these documents is the City of Diamond Bar. This information is provided in compliance with Public Resources Code Section 21081.6(a)(2). For purposes of CEQA and these Findings, the Record of Proceedings for the Project consists of the following documents and other evidence, at a minimum:  The NOP, NOA, and all other public notices issued by the City of Diamond Bar in conjunction with the Project;  The Final SIR;  The Draft SIR;  All written comments submitted by agencies or members of the public during the public review comment period on the Draft SIR;  All responses to written comments submitted by agencies or members of the public during the public review comment period on the Draft SIR;  All written and verbal public testimony presented during a noticed public hearing for the project;  The reports and technical memoranda included or referenced in the Response to Comments;  All documents, studies, or other materials incorporated by reference in the Draft SIR and Final SIR;  The Resolutions adopted by the City of Diamond Bar in connection with the project, and all documents incorporated by reference therein, including comments received after the close of the comment period and responses thereto;  Matters of common knowledge to the City of Diamond Bar, including but not limited to federal, state, and local laws and regulations;  Any documents expressly cited in these Findings; and,  Any other relevant materials required to be in the record of proceedings by Public Resources Code Section 21167.6(e). Page 120 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page VIII-1 VIII CERTIFICATION REGARDING INDEPENDENT JUDGMENT The City of Diamond Bar reviewed the Draft SIR, its supporting technical appendices, and required changes to those documents prior to their circulation for public review. The Draft SIR circulated for public review reflected the independent judgment of the City of Diamond Bar. The Final SIR similarly has been subject to review and revision by the City of Diamond Bar City Council, Planning Commission, and Community Development Department. Pursuant to Section 21082.1(c) of the Public Resources Code and Section 15090(a)of the State CEQA Guidelines, the City of Diamond Bar certifies that the Final SIR was presented to the City Council and that the City Council has independently reviewed and analyzed the Final SIR prior to making a decision on the project. The Final SIR reflects the City Council’s independent judgment and analysis. Page 121 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IX-1 IX STATE CEQA GUIDELINES SECTIONS 15091, 15092, AND 15093 FINDINGS The City has prepared a Final SIR. The Final SIR includes all comments received during the public comment period and responses to public comments. A copy of the response to comments was provided to the party making the comment prior to the consideration of the Final SIR for certification and prior to consideration of the Diamond Bar Town Center Specific Plan for certification. The City made the Final SIR available for review by the public for a period 10 days prior to consideration for certification, and provided the public with the opportunity to comment at the Public Hearing held by the Planning Commission and a Public Hearing held by the City Council to consider certification of the Final SIR and consider approval of the Diamond Bar Town Center Specific Plan as described in Alternative 3 (High Density, No Road Diet). Based on the whole record, the Community Development Director has recommended Alternative 3 (High Density, No Road Diet) to the Planning Commission and City Council for approval. This section includes documentation of compliance with the required FOF/SOC to support the consideration of the Final SIR for approval and consideration of Recommended Alternative 3 (High Density, No Road Diet) by the City Council. IX.1 State CEQA Guidelines Section 15091 Findings The City has made the required findings with respect to the significant impacts on the environment resulting from the City of Diamond Bar Town Center Specific Plan Recommended Alternative 3 (High Density, No Road Diet) pursuant to Section 15091 of the State CEQA Guidelines. (a) Required Findings for Significant Environmental Effects Supported by Substantial Evidence (1) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final SIR. The Final SIR and FOF/SOC document the analysis that was undertaken with respect to each environmental issue area carried forward for detailed evaluation in the Final SIR: a. Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to a Level of Insignificance (SIR Section 4.6, Impact Analysis of Alternatives, and FOF/SOC Section IV, Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to Below the Level of Significance). (2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. a. The City has determined that the changes or alterations to the land use development scenario adopted in the Diamond Bar General Plan 2040 (General Plan 2040),1 as updated by the 2021-2029 Housing Element Update and Land Use Planning Update that are embodied in Recommended Alternative 3 (High Density, No Road Diet) are solely in 1 City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan- 2040 Page 122 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page IX-2 the responsibility of the City. The City has identified the California Department of Transportation (Caltrans) District 7, Regional Water Quality Control Board – Los Angeles Region, South Coast Air Quality Management District, and Southern California Association of Governments as other decision-making bodies that may rely on the Final SIR in the consideration and issuance of subsequent projects undertaken pursuant to the Final SIR (“Intended Uses of This SIR” in Section 2.2, Purpose and Objective of the Refined Project, of the Final SIR). The City provided the Draft SIR to Caltrans District 7, Regional Water Quality Control Board – Los Angeles Region, South Coast Air Quality Management District, and Southern California Association of Governments for review and comment. (3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final SIR. a. The City has carried forward the seven applicable mitigation measures from the certified Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft Environmental Impact Report2 and added one additional mitigation measure for transportation (FOF/SOC Section IV, Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to Below the Level of Significance). IX.2 State CEQA Guidelines Section 15092 Findings The Community Development Director has determined that based on the whole of the record, the City Planning Commission and City Council have concurred that the City has: (a) Eliminated or substantially lessened all significant effects on the environment where feasible as shown in the Section 15091 Findings, and (b) Determined any remaining significant effects on the environment found to be unavoidable under Section 15091 are acceptable due to findings under Section 15093 (FOC/SOC, Section X, Section 15093 Findings: Statement of Overriding Considerations ). 2 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2 Page 123 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page X-1 X STATEMENT OF OVERRIDING CONSIDERATIONS CEQA and its implementing regulations permit a public agency to approve a project notwithstanding the existence of significant and unavoidable environmental effects, provided that the agency makes a written statement identifying the specific benefits of the project that the agency has determined outweigh those unavoidable effects, and that this determination is supported by substantial evidence in the record. Specifically, CEQA Guidelines Section 15093 provides as follows: (a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits, including region- wide or statewide environmental benefits, of a proposal project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.” (b) When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. (c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15091. The SIR concluded that the implementation of Alternative 3 (the “Project”) would result in significant and unavoidable air quality and transportation impacts. Specifically, after imposition of mitigation measures MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM- AQ-7, the SIR concluded that operation of Alternative 3 would result in significant and unavoidable impacts based on a cumulatively considerable net increase of ROGs and PM2.5, and with respect to exposure of sensitive receptors to substantial pollutant concentrations of ROGs and PM2.5. Further, after imposition of mitigation measure MM-TRANS-1, the SIR concluded that the Project would result in a significant and unavoidable impact based on project-generated VMT per-service population. The Project, however, provides the following benefits: A. The Specific Plan Would Further Implement the City’s Housing Element Commitments to Meet Regional Housing Needs The City is required to accommodate its share of regional housing needs as determined by the Regional Housing Needs Assessment (“RHNA”). On March 4, 2021, the Southern California Association of Governments (“SCAG”) adopted the 6th Cycle RHNA, 2021-2029, which assigned 2,521 dwelling units to the City. That allocation is further broken down across income categories as follows: 844 extremely low and very low, 434 low, 437 moderate, and 806 above-moderate Page 124 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page X-2 units. In order to plan for this number of units, the City’s Housing Element commits the City to rezone three mixed use focus areas at a density of up to 30 units per acre, including the Town Center. The City adopted a Housing Element Site Overlay to achieve this minimum density within the Town Center. The Specific Plan would further implement the Housing Element’s commitments and help the City to achieve its RHNA allocation by providing development incentives that may exceed those otherwise available under the City’s Development Code (Section 22.18.010) or the State Density Bonus Law (Government Code Sections 65915–65918) for the production of housing units within the Town Center. The Specific Plan includes an Inclusionary Incentive Program that would increase the base density for each “Inclusionary Point” earned by a developer. These points would be earned by providing, among other things, affordable housing units. (Specific Plan, § 5.3, Table 5-2, Table 5-3.) The goal of this program is to encourage the production of affordable housing in the Town Center to help the City accommodate its affordable housing RHNA allocation, and, ultimately, to expand rental and homeownership opportunities for young households, residents who wish to downsize and remain in Diamond Bar, and members of the workforce for whom housing costs in Diamond Bar are out of reach. B. The Specific Plan Is Projected to Generate a Positive Fiscal Impact to the City’s General Fund In 2022, RCLCO prepared a fiscal impact analysis to evaluate potential development scenarios for the Town Center. (RCLCO Fiscal Impact Analysis Diamond Bar Town Center, November 18, 2022.) The fiscal impact analysis projected that a development program of approximately 2,055 residential units and approximately 446,000 square feet of commercial space would generate a stabilized positive annual net fiscal impact of approximately $1.96 million to the City’s General Fund. (p. 5.) The existing use of the site, at the time that the fiscal impact analysis was prepared, was approximately $1.05 million in annual net fiscal impact. (p. 5.) The existing Town Center area, which comprises primarily aging automobile-oriented retail (approximately 456,000 square feet) and a 97-room motel, currently generates limited property tax revenue (approximately $142,100 annually) and sales tax revenue (approximately $672,800 annually) to the City. (p. 6.) The Specific Plan would transform this underutilized commercial area into a vibrant mixed-use development. The Specific Plan, which would allow for up to 2,055 residential units and approximately 446,000 square feet of commercial space, closely matches the residential and commercial components analyzed in the fiscal study. (pp. 4, 6.) And, as a result, according to the fiscal impact analysis, the Specific Plan could generate approximately $900,000 more annually as compared to the existing use. (p. 5.) The increased fiscal benefits would result primarily from new property tax revenues (projected at approximately $1.24 million annually) and sales tax revenues (projected at approximately $1.11 million annually), as well as transient occupancy tax (projected at approximately $520,500 annually for 97 hotel rooms. (p. 6.) The Specific Plan, however, allows for up to 200 hotel rooms compared to the 97 hotel rooms analyzed in the fiscal study, which would generate additional transient occupancy tax revenues beyond those projected in the analysis. (pp. 4, 16.) While the Specific Plan would result in increased demand for City services due to the additional residential population and commercial activity, the incremental General Fund expenditures required to serve the new development are projected to be substantially lower than the revenues generated, resulting in a strong positive net fiscal impact. (pp. 6-7.) Page 125 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page X-3 These recurring revenues would provide a stable, long-term funding source to support essential municipal services including public safety, parks and recreation, public works, and community development programs that benefit all City residents. Without the Specific Plan, the Town Center would remain subject to the City's Housing Element Site Overlay, which establishes a maximum density of 30 units per acre but does not provide the enhanced development incentives included in the Specific Plan's Inclusionary Incentive Program. The Specific Plan's incentive structure is what makes the scale of mixed-use development analyzed in the fiscal impact study— approximately 2,055 residential units and 446,000 square feet of commercial space—financially achievable, and therefore what makes the projected fiscal benefits to the General Fund realistically attainable. C. The Specific Plan Represents a Guiding Framework for Future Development Based on Extensive Public Engagement The Specific Plan would implement the City’s 2040 General Plan, adopted by the City Council in December 2019 following a three-year process of public outreach, engagement, and participation. Throughout the General Plan update process, Diamond Bar residents consistently expressed their desire for more local access to dining, entertainment, and retail establishments, as well as for pedestrian-oriented, mixed-use activity centers. (Urban Land Institute Technical Assistance Panel Report, p. 5.) As a result, the 2040 General Plan established a new vision for a pedestrian- oriented “Town Center,” where residents can enjoy activated spaces, urban housing opportunities, food-oriented retail, restaurants, and entertainment. The Specific Plan is the result of further public input from residents and local stakeholders. (Specific Plan, § 1.10.) Through public workshops, periodic meetings, and a public website, the public was encouraged to share their thoughts on the proposed Specific Plan. (Specific Plan §§ 1.10.1-1.10.3.) Public comments and questions were noted and factored into the final plan. (Specific Plan § 1.10.3.) The Specific Plan translates this community vision into implementable development standards and design guidelines for the Town Center Mixed Use Area. The Specific plan is “crafted to reflect the aspiration of the City’s residents for a pedestrian friendly Town Center.” (Specific Plan § 2.3). To that end, the Specific Plan calls for (among other things): a “New Town Square”, a public green visible from Diamond Boulevard with a civic building; a “New Main Street,” a north-south street with 18’ wide sidewalks and views of the San Gabriel Mountains; a “New Street Grid” that would improve street intersection density, which is in turn associated with increased walkability and decreased per capita air pollution from vehicle emissions (the existing condition is 65 intersections/square mile, the minimum density to achieve a walkable environment is 150 intersections/square mile, and the Specific Plan calls for 284 intersections/square mile); a “New Torito Lane” that would extend the existing Torito Lane around a new neighborhood green crossing and through the new public plaza; and a “New Neighborhood Adjacent to Golden Springs Drive” that integrates elevated parcels into the larger Town Center through a public, accessible grand staircase inspired by the Spanish Steps in Rome. (Specific Plan §§ 2.3.) Without the Specific Plan, the existing zoning for the Town Center area would not implement the 2040 General Plan's vision or fulfill the community’s expressed desire for a pedestrian-oriented, mixed-use Town Center with activated public spaces, diverse housing options, and walkable streets. Page 126 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page X-4 D. The Specific Plan Reflects Best Practices and Expert Recommendations for Town Center Development Following adoption of the Vision 2040 General Plan, the City sought guidance from the Urban Land Institute Los Angeles (ULI-LA) to better understand market possibilities, implementation strategies, and design frameworks for the Diamond Bar Town Center. (Urban Land Institute Technical Assistance Panel Report (“TAP Report”), Diamond Bar Town Center, April 2021, p. 5.) In April 2021, ULI-LA convened a Technical Assistance Panel (“Panel”) of experts in land use, real estate development, architecture, urban design, city planning, economic analysis, and development financing to provide pro bono planning assistance. (TAP Report at p. 2.) Over a week-long process, the panel toured the site, interviewed city officials, property owners, and community members, analyzed the area, and presented findings to a joint session of the City Council and Planning Commission. (TAP Report at pp. 8-9.) The Panel identified comparable successful projects including The Village at Totem Lake (26 acres, 850 units, 400,000 SF retail), Santana Row (42 acres, 1,200 units, 680,000 SF retail), and Santa Clara Square (92 acres, 1,300 units, 120,000 SF retail), demonstrating that mixed-use town centers of similar or larger scale have been successfully developed in other California communities. (TAP Report at pp. 20-21.) The Panel emphasized that "[a]ll over the country and world, successful town centers are surrounded by, and integrated with, denser residential densities" and concluded its vision "includes higher residential densities than currently allowed in the Vision 2040 General Plan" because "[t]hese higher residential densities would provide the benefit of creating new housing options affordable at a mix of income levels" and "[t]he resulting residential population would also drive demand for new restaurants, retail, walkability, and open and gathering spaces in the Town Center." (TAP Report at pp. 7, 13.) The Panel recommended that the City develop a Specific Plan "that provides both the certainty to incentivize investment and the flexibility to ensure the financial feasibility of future development" and use "an urban framework to guide the cohesive redevelopment of the Town Center, with urban-sized blocks, residential density, and a priority on pedestrian movement." (TAP Report at p. 7.) The Specific Plan incorporates these expert recommendations through its urban street grid (284 intersections per square mile compared to the existing 65), pedestrian features including the grand staircase and 18-foot wide sidewalks, mix of uses, minimum residential density of 30 units per acre, and Inclusionary Incentive Program. By following guidance from experienced professionals who evaluated comparable successful projects, the Specific Plan increases the likelihood of achieving the community's vision and delivering anticipated benefits. E. The Specific Plan Leverages Unique Site Characteristics and Regional Connectivity The Town Center site possesses exceptional characteristics that the Specific Plan would leverage to create a unique community asset. The ULI Technical Assistance Panel identified the site's sloped topography as creating opportunities for design elements that take advantage of the natural topography while optimizing the location of parking and creating space for pedestrian plazas and paseos. (TAP Report at p. 7.) The Panel noted that “[w]ith dramatic vistas to the San Gabriel Mountains to the north, these pedestrian spaces would be lined by creative and authentic food uses—the kinds of uses that activate the atmosphere of a village, with people shopping, eating, and celebrating.” (TAP Report at p. 7.) The Specific Plan leverages these exceptional site characteristics through deliberate design strategies and development standards. The sloped topography identified by the TAP is utilized Page 127 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page X-5 through the grand staircase connecting Golden Springs Drive to New Main Street to the north— a public amenity that not only provides pedestrian connectivity between upper and lower portions of the site but is envisioned as “a place in and of itself,” offering dramatic views to the San Gabriel Mountains while serving as a community gathering space. (Specific Plan § 2.3.5.) The Specific Plan’s street grid and block structure optimize parking locations by integrating structured and subgrade parking that takes advantage of the site’s grade changes, reducing surface parking from the current 2,086 spaces that dominate the site and freeing land for the pedestrian plazas, paseos, and activated street frontages recommended by the TAP. The site’s strategic location adjacent to the SR-57 and SR-60 interchange—where approximately 350,000 vehicles traverse during a typical weekday—provides exceptional regional visibility and accessibility. (TAP Report at p. 11.) This strategic location positions the site to capture demand from a broader market area than a typical neighborhood-serving commercial center. The site is also proximate to the Gateway Corporate Center, which houses the South Coast Air Quality Management District, City Hall, and several Fortune 500 companies, supplying a high concentration of well-paying jobs and a large daytime workforce population that can support Town Center retail and dining establishments. (TAP Report at p. 10.) The Panel noted that ongoing phased improvements to the 57-60 interchange are “intended to significantly reduce congestion and collisions while also preventing overflow traffic onto the surface streets of Diamond Bar,” which would make the area more accommodating to pedestrian activity and support the Specific Plan's vision for a walkable, mixed-use Town Center. (TAP Report at p. 11.) The Specific Plan’s mix of uses, including up to 2,055 residential units and approximately 446,000 square feet of commercial space, is specifically scaled to take advantage of the site's strategic location adjacent to major regional transportation corridors and proximity to the Gateway Corporate Center’s daytime workforce population, creating the critical mass of residents and daytime workers needed to support viable retail and dining establishments. F. The Specific Plan Responds to Strong Market Demand The Specific Plan responds to documented market demand for housing and retail uses in Diamond Bar that has been unmet for decades. Market analysis prepared by RCLCO in September 2022 found that “[d]evelopment of new housing in Diamond Bar has been limited over the past two decades” with no new apartment communities delivered in the city since 1989 and building permits decreasing precipitously between 1980 and 2000. (RCLCO Existing Conditions & Market Demand Analysis “Demand Analysis”, Diamond Bar Town Center, September 6, 2022, p. 6.) This limited inventory has resulted in historically low apartment vacancy rates of just 0.8%, and tight vacancies combined with strong rent growth averaging 5.3% between 2017 and 2021 indicate strong demand for new multifamily housing. (Demand Analysis, p. 6 .) RCLCO concluded that “the market has been underdeveloped for several decades and harbors inherent unmet demand” and that “[t]he aging population of Diamond Bar is resultant of a lack of new housing” such that “the introduction of a highly stratified and master-planned housing program should induce the latent demand within the region that has been building.” (Demand Analysis, p. 6.) The Specific Plan would address this unmet demand by implementing a targeted maximum of 2,055 residential units in diversified housing types serving residents at multiple income levels and life stages — the kind of “highly stratified and master-planned housing program” that RCLCO identified as necessary to induce the region's latent demand. While the City's Housing Element Site Overlay establishes the entitlement framework for residential development in the Town Center, it alone does not provide the master-planned structure, diversified product mix, or development incentives needed to capture this demand at meaningful scale. Given the City’s Page 128 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page X-6 current lack of a central retail corridor or true town center, the Diamond Bar Town Center has the opportunity to capture a broad demand pool for retail, dining, hospitality, and multifamily housing with limited competition. (Demand Analysis, p. 6.) By providing new housing options in a cohesive mixed-use environment—options that have been unavailable in Diamond Bar for over three decades—the Specific Plan would allow younger households to move into the community, enable existing residents to downsize while remaining in Diamond Bar, and accommodate essential workers and the daytime workforce serving the Gateway Corporate Center and other Diamond Bar employers who currently cannot afford to live in the City. Conclusion The City of Diamond Bar has balanced the Project’s benefits against the Project’s significant unavoidable impacts. The City Council finds that the proposed Project’s benefits outweigh the Project’s significant unavoidable impacts, and these impacts, therefore, are considered acceptable in light of the Project’s benefits. The City Council finds that each of the benefits described above is an overriding consideration, independent of the other benefits, which warrants approval of the Project notwithstanding the Project’s significant unavoidable impacts. Page 129 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page XI-1 XI REFERENCES California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf California Building Standards Commission. 2023. Revision Record for the State of California. 2022 Title 24, Part 9, California Fire Code. https://www.iccsafe.org/wp- content/uploads/errata_central/2022-California-Fire-Code-Part-9-Errata-eff.-January- 2023-5590S221.pdf City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2 City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-2040 City of Diamond Bar. 2019. Diamond Bar General Plan 2040: Community Character & Placemaking. https://www.diamondbarca.gov/DocumentCenter/View/7090/3- Community-Characterr?bidId= City of Diamond Bar. 2022. Diamond Bar General Plan 2040 Housing Element Update 2021- 2029. https://www.diamondbarca.gov/963/Housing-Element-Update City of Diamond Bar. 2023. City of Diamond Bar General Plan Update Existing Conditions Report – Volume III. https://www.diamondbarca.gov/DocumentCenter/View/7518/General-Plan-Existing- Conditions-Report---Volume-III_011017?bidId= City of Diamond Bar. November 21, 2023. First Amendment to the Professional Services Agreement with MNS Engineers, Inc. for the Design of Diamond Bar Complete Street Project (CIP# PW17400). City Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council. https://diamondbarca.iqm2.com/Citizens/Detail_LegiFile.aspx?Frame=&MeetingID=1962 &MediaPosition=&ID=3375&CssClass= (accessed January 13, 2026). City of Diamond Bar. December 17, 2024. Adopt Resolution Authorizing Execution of Funding Agreements for State and Federal Funding, Approve WVWD Utility Agreement, Approve LACFCD Trash Excluder Agreement and Adopt a Class 1 CEQA Exemption for the Diamond Bar Boulevard Complete Streets Project. City Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council. https://diamondbarca.iqm2.com/Citizens/Detail_LegiFile.aspx?Frame=&MeetingID=2052 &MediaPosition=&ID=3615&CssClass= (accessed January 13, 2026). City of Diamond Bar. November 4, 2025. Award of Construction Agreement for the Diamond Bar Boulevard Complete Streets Project - CIP No. SI256 (Gentry Brothers, Inc.) and Approval of Amendment 2 to a Professional Services Agreement for Construction Management and Inspection Services (Local Agency Engineering Associates, Inc.). City Page 130 of 170 Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations February 25, 2026 Page XI-2 Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council. City of Diamond Bar. January 2026. Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program. City of Diamond Bar. N.d. Code of Ordinances, Title 22 – Development Code, Chapter 22.10 – Commercial/Industrial Zoning Districts. County of Los Angeles Chief Executive Office. July 2011. Forty-Year Lease and Memorandum of Understanding with the City of Diamond Bar: The Diamond Bar Library, 2180 Copley Drive, Diamond Bar. LA County Library. 2024. Where Community Happens. Strategic Plan 2024-2028. https://lacountylibrary.org/wp- content/uploads/2024/03/LACountyLibrary_Strategic_Plan_2024-28.pdf (accessed December 2, 2024). RCLCO Real Estate Consulting. 2022. Existing Conditions & Marketing Demand Analysis: Diamond Bar Town Center, Diamond Bar, California. Prepared for Torti Gallas + Partners. Pomona Unified School District. 2015. Promise of Excellence: PUSD Strategic Plan 2015-2020. https://4.files.edl.io/ca53/07/05/18/172730-f37a1a36-3e3f-434d-b959-ee1a9053eb45.pdf South Coast Air Quality Management District. 1993. CEQA Air Quality Handbook. http://www.aqmd.gov/home/rules-compliance/ceqa/air-quality-analysis-handbook/ceqa- air-quality-handbook-(1993) South Coast Air Quality Management District. June 2008. Appendix C, LST Mass Look-up Tables. Final Localized Significance Thresholds Methodology. http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance- thresholds/appendix-c-mass-rate-lst-look-up-tables.pdf?sfvrsn=2 Southern California Association of Governments. May 2020. MMRP for the Connect SoCal Final PEIR. https://scag.ca.gov/sites/main/files/file-attachments/exhibit- a_connectsocal_peir.pdf#:~:text=It%20is%20the%20intent%20of%20this%20program% 20to%3A,and%20%287%29%20utilize%20existing%20review%20processes%20wherev er%20feasible. Southern California Association of Governments. September 2020. Connect SoCal. https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal- plan_0.pdf?1606001176 2022 California Building Code, Title 24. https://codes.iccsafe.org/content/CABC2022P1 Urban Land Institute-Los Angeles. April 2021. Technical Assistance Panel Report: Diamond Bar Town Center. https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar- Town-Center-Report-April2021?bidId= (accessed October 29, 2024). Page 131 of 170 5 RESOLUTION NO. 2026-06 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR, CALIFORNIA, ADOPTING AMENDMENTS TO THE GENERAL PLAN 2040 LAND USE AND ECONOMIC DEVELOPMENT ELEMENT IN CONNECTION WITH ADOPTION OF THE TOWN CENTER SPECIFIC PLAN. WHEREAS, on December 17, 2019, the City Council adopted the Diamond Bar General Plan 2040 and the Climate Action Plan 2040 to create a vision and blueprint for development through 2040. The Diamond Bar General Plan 2040 establishes the Town Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use, and Community Core Overlay focus areas and corresponding land use designations, estimates that up to 3,750 new housing units could be built in the city by 2040, and anticipates that much of this growth will occur within these four focus areas; and WHEREAS, the Town Center Mixed-Use focus area and land use designation encompasses those properties within an approximately 45-acre area along Diamond Bar Boulevard, between Golden Springs Drive and the SR-60 Freeway; and WHEREAS, on August 11, 2022, the City Council adopted the City’s 2021-2029 General Plan Housing Element (“2021-2029 Housing Element”), which was subsequently found by the California Department of Housing and Community Development (HCD) to be in full compliance with State Housing Element Law (Article 10.6 of the Government Code) on October 5, 2022. The 2021-2029 Housing Element identifies sites to accommodate the City’s Regional Housing Needs Allocation (RHNA) of 2,516 residential units, including through rezoning of underutilized sites in the Town Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use focus areas. The 2021-2029 Housing Element expressly contemplates the implementation of a specific plan for mixed- use development in the Town Center Focus Area and encourages incentives to encourage and facilitate redevelopment in the Town Center Focus Area; and WHEREAS, on January 27, 2025, the City Council adopted Resolution No. 2025- 04 approving an amendment to the Land Use Element of the General Plan to establish a minimum residential density of 20 dwelling units per acre and a maximum residential density of 30 dwelling units per acre on sites within the Town Center Mixed-Use and Neighborhood Mixed-Use Land Use Designations, as required under Program H-8 of the; and WHEREAS, to implement the Land Use and Economic Development and Housing Elements of the General Plan, the City of Diamond Bar initiated preparation of the Town Center Specific Plan (“TCSP”) pursuant to Government Code sections 65450 through 65457 and corresponding amendments to the General Plan Land Use and Economic Development Element, Development Code, and Official Zoning Map to establish the TCSP as the regulatory document governing the Town Center Mixed-Use land use designation and to revise the General Plan criteria and the zoning designation applicable Page 132 of 170 Resolution No. 2026-06 2 to the Planning Area covered by the Specific Plan as necessary to ensure consistency with, and implementation of, the Specific Plan’s framework, including maximum residential density and permitted uses; and WHEREAS, the proposed TCSP would establish a regulatory framework to guide the transformation of the Town Center from the existing suburban-style retail shopping centers into a pedestrian-oriented downtown, providing housing opportunities, retail, restaurants, and entertainment uses within the City of Diamond Bar. Implementation of the TCSP is anticipated to result in the development of up to 2,055 housing units (an increase of 705 units); 200 hotel rooms (an increase of 103 rooms); 40,000 square feet of public open space (an increase of 40,000 square feet); and 446,000 square feet of commercial space (a net decrease of 64,000 square feet), including retail, dining, and entertainment uses, as compared to development anticipated for the area under the General Plan, as amended by the 2021-2029 Housing Element. Supporting infrastructure and development standards will be implemented through the TCSP and associated entitlements; and WHEREAS, the proposed General Plan Amendment would amend the Land Use and Economic Development Element to ensure consistency between it and the TCSP by specifying that the Town Center Mixed Use Land Use designation is implemented by the TCSP and project density may be increased over the maximum base residential density of 30.0 dwelling units per acre in certain circumstances only through application of either the State Density Bonus Law or the TCSP Inclusionary Incentive Program Standards described in the TCSP, or through density transfers as permitted in the TCSP; and WHEREAS, the proposed General Plan Amendment, Town Center Specific Plan, Development Code Amendment, and Zoning Map Amendment are collectively referred to herein as the “Project”; and WHEREAS, the City determined that the appropriate environmental document for the Project would be a Supplemental Environmental Impact Report (“SIR”) to the Diamond Bar General Plan 2040 (“General Plan”) and Climate Action Plan Program EIR, State Clearinghouse Number 2018051066, certified on December 18, 2019, as addended on August 11, 2022 with adoption of the 2021-2029 Housing Element Update, and an SIR has been prepared for the Project in compliance with the California Environmental Quality Act (“CEQA”); and WHEREAS, on February 10, 2026, the City of Diamond Bar Planning Commission held a duly noticed public hearing regarding the Project and adopted Resolution No. 2026-02 making specified findings and recommending that the City Council adopt the proposed Town Center Specific Plan and corresponding General Plan, Development Code, and Zoning Map amendments. The City Council hereby adopts the facts and reasons stated in Planning Commission Resolution No. 2026-02, 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; and Page 133 of 170 Resolution No. 2026-06 3 WHEREAS, on February 20, 2026, notification of the City Council public hearing for the Project was published in the San Gabriel Valley Tribune. Public hearing notices were mailed to property owners within a 1000-foot radius of the Planning Area, inclusive of the Planning Area, and notices were posted at the City’s designated community posting sites; and WHEREAS, on March 3, 2026, the City Council held a duly noticed public hearing regarding the proposed Project; and WHEREAS, concurrently with the adoption of this Resolution, the City Council (1) introduced an Ordinance adopting the Town Center Specific Plan and (2) adopted Resolution No. 2026-05 certifying the Final SIR for the Project, finding the Final SIR was prepared in compliance with CEQA; finding that the Final SIR reflects the independent judgment and analysis of the City Council; finding the Final SIR was presented to, and reviewed and considered by, the City Council; adopting a Statement of Overriding Considerations; and adopting a Mitigation Monitoring and Reporting Program; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Diamond Bar as follows: Section 1. The City Council hereby specifically finds that all of the facts set forth in the Recitals of this Resolution are true and accurate. Section 2. Based on the findings and conclusions set forth above, the City Council hereby adopts the amendments to the General Plan 2040 Land Use and Economic Development Element attached hereto as Exhibit 1 and incorporated herein by reference. Section 3. This Resolution shall take effect from and after the effective date of the TCSP. PASSED, APPROVED, AND ADOPTED this 3rd day of March, 2026. CITY OF DIAMOND BAR __________________________ Steve Tye, Mayor Page 134 of 170 Resolution No. 2026-06 4 ATTEST: I, Kristina Santana, City Clerk of the City of Diamond Bar, California, do hereby certify that the foregoing Resolution was duly and regularly passed, approved and adopted by the City Council of the City of Diamond Bar, California at its regular meeting held on the 3rd day of March 2026, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAINED: COUNCIL MEMBERS: __________________________ Kristina Santana, City Clerk Page 135 of 170 5 Exhibit 1 AMENDMENTS TO THE GENERAL PLAN 2040 LAND USE AND ECONOMIC DEVELOPMENT ELEMENT Revisions to the following passages of the General Plan 2040 Land Use and Economic Development Element are highlighted with strikethrough text to show deletions, and double underline text to show additions. 1. The description of the Town Center Mixed Use on Page 2-12 of the section entitled Land Use Classifications is revised as follows: Town Center Mixed Use Allows and encourages a mix of uses with an emphasis on community-serving and destination retail, dining, and entertainment uses. Offices and professional services, and residential uses are also permitted. The Town Center Mixed Use Land Use designation is implemented by the Town Center Specific Plan (“TCSP”). Maximum FAR for non-residential uses is 1.5 and a residential density of 20.0 to 30.0 dwelling units per acre (20.0 - 30.0 du/ac) is permitted. Project density may be increased over the maximum base residential density of 30.0 dwelling units per acre in certain circumstances only through application of either the State Density Bonus Law or the TCSP Inclusionary Incentive Program Standards described in the TCSP, or through density transfers as permitted in the TCSP. 2. Page 2-16, Table 2-2 is revised as follows Table 2-2: Land Use Density/Intensity Standards Summary Table Land Use Density (du/ac) Intensity (FAR) Acreage % of Planning Area CITY OF DIAMOND BAR … Mixed Use Town Center Mixed Use Min. 20.0/Max 30.0 Up to 1.5 45 <1 Neighborhood Mixed Use Min. 20.0/Max 30.0 Up to 1.25 38 <1 Transit-Oriented Mixed Use Min. 20.0/Max 30.0 Up to 1.5 33 <1 … Note: In the Town Center Mixed Use land use designation, project density may be increased over the maximum base residential density of 30.0 dwelling units per acre in certain circumstances only through application of ether the State Density Bonus Law or the TCSP Inclusionary Incentive Program Standards described in the TCSP, or through density transfers as permitted in the TCSP. Page 136 of 170 ORDINANCE NO. 03 (2026) AN ORDINANCE OF THE CITY OF DIAMOND BAR ADOPTING THE TOWN CENTER SPECIFIC PLAN, AMENDING TITLE 22 (DEVELOPMENT CODE) OF THE DIAMOND BAR CITY CODE TO ADD NEW CHAPTER 22.11 (MIXED USE DISTRICTS) AND TO ESTABLISH THE TOWN CENTER SPECIFIC PLAN (TCSP) ZONING DISTRICT, AND AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF DIAMOND BAR TO REZONE ALL PROPERTIES WITHIN THE TOWN CENTER MIXED USE GENERAL PLAN LAND USE DESIGNATION TO THE TOWN CENTER SPECIFIC PLAN (TCSP) DISTRICT. WHEREAS, On November 3, 1998, the City of Diamond Bar adopted a Development Code (Title 22 of the Diamond Bar City Code); and WHEREAS, on December 17, 2019, the City Council adopted the Diamond Bar General Plan 2040 and the Climate Action Plan 2040 to create a vision and blueprint for development through 2040. The Diamond Bar General Plan 2040 establishes the Town Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use, and Community Core Overlay focus areas and corresponding land use designations, estimates that up to 3,750 new housing units could be built in the city by 2040, and anticipates that much of this growth will occur within these four focus areas; and WHEREAS, the Town Center Mixed-Use focus area and land use designation encompasses those properties within an approximately 45-acre area along Diamond Bar Boulevard, between Golden Springs Drive and the SR-60 Freeway; and WHEREAS, on August 11, 2022, the City Council adopted the City’s 2021-2029 General Plan Housing Element (“2021-2029 Housing Element”), which was subsequently found by the California Department of Housing and Community Development (HCD) to be in full compliance with State Housing Element Law (Article 10.6 of the Government Code) on October 5, 2022. The 2021-2029 Housing Element identifies sites to accommodate the City’s Regional Housing Needs Allocation (RHNA) of 2,516 residential units, including through rezoning of underutilized sites in the Town Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use focus areas. The 2021-2029 Housing Element expressly contemplates the implementation of a specific plan for mixed- use development in the Town Center Focus Area and encourages incentives to encourage and facilitate redevelopment in the Town Center Focus Area; and WHEREAS, on January 27, 2025, the City Council adopted Resolution No. 2025- 04 approving an amendment to the Land Use Element of the General Plan to establish a minimum residential density of 20 dwelling units per acre and a maximum residential density of 30 dwelling units per acre on sites within the Town Center Mixed-Use and Neighborhood Mixed-Use Land Use Designations, as required under Program H-8 of the; and WHEREAS, on February 4, 2025, the City Council adopted Ordinance No. 01 (2025), establishing the housing element site (H) overlay district to provide development Page 137 of 170 Ordinance No. 03 (2026) 2 and land use regulations for the development of multifamily dwellings on specified sites identified in the City of Diamond Bar 2021-2029 Housing Element to accommodate the City’s RHNA requirements. The Zoning Map was concurrently amended to apply the H overlay district designation to those parcels with a General Plan land use designation of Town Center Mixed-Use, Neighborhood Mixed-Use, and Transit-Oriented Mixed-Use. The H overlay district establishes a maximum residential density of 30 dwelling units per acre; and WHEREAS, to implement the Land Use and Economic Development and Housing Elements of the General Plan, the City of Diamond Bar initiated preparation of the Town Center Specific Plan (“TCSP”) pursuant to Government Code sections 65450 through 65457 and corresponding amendments to the General Plan Land Use and Economic Development Element, Development Code, and Official Zoning Map to establish the TCSP as the regulatory document governing the Town Center Mixed-Use land use designation and to revise the General Plan criteria and the zoning designation applicable to the Planning Area covered by the Specific Plan as necessary to ensure consistency with, and implementation of, the Specific Plan’s framework, including maximum residential density and permitted uses; and WHEREAS, the proposed TCSP would establish a regulatory framework to guide the transformation of the Town Center from the existing suburban-style retail shopping centers into a pedestrian-oriented downtown, providing housing opportunities, retail, restaurants, and entertainment uses within the City of Diamond Bar. Implementation of the TCSP is anticipated to result in the development of up to 2,055 housing units (an increase of 705 units); 200 hotel rooms (an increase of 103 rooms); 40,000 square feet of public open space (an increase of 40,000 square feet); and 446,000 square feet of commercial space (a net decrease of 64,000 square feet), including retail, dining, and entertainment uses, as compared to development anticipated for the area under the General Plan, as amended by the 2021-2029 Housing Element. Supporting infrastructure and development standards will be implemented through the TCSP and associated entitlements; and WHEREAS, the proposed General Plan Amendment would amend the Land Use and Economic Development Element to ensure consistency between it and the TCSP by specifying that the Town Center Mixed Use Land Use designation is implemented by the TCSP and project density may be increased over the maximum base residential density of 30.0 dwelling units per acre in certain circumstances only through application of either the State Density Bonus Law or the TCSP Inclusionary Incentive Program Standards described in the TCSP, or through density transfers as permitted in the TCSP; and WHEREAS, the proposed Development Code Amendment would establish a new Town Center Specific Plan zoning district that implements the TCSP and would incorporate the TCSP into the Development Code by reference. These provisions are proposed to be set forth in a new chapter 22.11 of the Development Code entitled “Mixed Use Zoning Districts,” which will provide a framework for the incorporation of future specific plans implementing General Plan goals and policies for the the Neighborhood Mixed-Use and Transit Oriented Mixed-Use land use designations; and Page 138 of 170 Ordinance No. 03 (2026) 3 WHEREAS, the proposed Zoning Map Amendment would rezone all properties within the Town Center Mixed Use General Plan land use designation to the new Town Center Specific Plan (TCSP) District; and WHEREAS, the proposed General Plan Amendment, Town Center Specific Plan, Development Code Amendment, and Zoning Map Amendment are collectively referred to herein as the “Project”; and WHEREAS, on February 10, 2026, the City of Diamond Bar Planning Commission held a duly noticed public hearing regarding the Project and adopted Resolution No. 2026-02 making specified findings and recommending that the City Council adopt the proposed Town Center Specific Plan and corresponding General Plan, Development Code, and Zoning Map amendments; and WHEREAS, on February 20, 2026, notification of the City Council public hearing for the Project was published in the San Gabriel Valley Tribune. Public hearing notices were mailed to property owners within a 1000-foot radius of the TCSP Planning Area, inclusive of the Planning Area, and notices were posted at the City’s designated community posting sites; and WHEREAS, on March 3, 2026, the City Council held a duly noticed public hearing regarding the proposed Project; and WHEREAS, following the public hearing held on March 3, 2026, the City Council (1) adopted Resolution No. 2026-05 certifying the Final SIR for the Project, finding that the Final SIR was completed in compliance with the California Environmental Quality Act (“CEQA”) ; finding that the Final SIR reflects the independent judgment and analysis of the City Council; finding that the Final SIR was presented to, and revised and considered by the, City Council; adopting a Statement of Overriding Considerations; and adopting a Mitigation Monitoring and Reporting Program; and (2) adopted Resolution No. 2026-06 approving a text amendment to the General Plan Land Use and Economic Development Element to ensure consistency between it and the TCSP by specifying that the Town Center Mixed Use Land Use designation is implemented by the TCSP and project density may be increased over the maximum base residential density of 30.0 dwelling units per acre in certain circumstances only through application of either the State Density Bonus Law or the TCSP Inclusionary Incentive Program Standards described in the TCSP, or through density transfers as permitted in the TCSP; and WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred. NOW, THEREFORE, the City Council of the City of Diamond Bar does hereby find, determine and ordains as follows: SECTION 1. Incorporation of Recitals The foregoing recitals set forth above are true and correct and are incorporated herein by reference. Page 139 of 170 Ordinance No. 03 (2026) 4 SECTION 2. Findings The City Council hereby finds and determines as follows: A. The City Council of the City of Diamond Bar has considered the proposed Town Center Specific Plan (“TCSP”), prepared pursuant to Government Code Sections 65450–65457. B. The TCSP is being adopted by ordinance in accordance with Government Code Section 65453, following a recommendation from the Planning Commission and after a duly noticed public hearing. C. The TCSP is consistent with the General Plan, as amended pursuant to City Council Resolution No. 2026-06, as required by Government Code Section 65454, in that it implements the General Plan’s goals, policies, and land use framework applicable to the Town Center Mixed-Use land use designation, and provides regulatory standards and development guidance that further the General Plan’s vision for orderly, compatible, and well-planned development. D. The TCSP complies with Government Code Section 65451 by including a statement of land uses, circulation and infrastructure provisions, development standards, and implementation measures necessary to carry out the General Plan within the Specific Plan area. E. The proposed Development Code and Zoning Map Amendments are internally consistent with the General Plan, the TCSP, and other adopted goals and policies of the City. F. The City Council hereby adopts the facts and reasons stated in Planning Commission Resolution No. 2026-02 recommending City Council approval of the Project, 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. SECTION 3. CEQA Compliance The City determined that the appropriate environmental document for the Project would be a Supplemental Environmental Impact Report (“SIR”) to the Diamond Bar General Plan 2040 (“General Plan”) and Climate Action Plan Program EIR, State Clearinghouse Number 2018051066, certified on December 18, 2019, as addended on August 11, 2022 with adoption of the 2021-2029 Housing Element Update, and an SIR has been prepared for the Project in compliance with the California Environmental Quality Act and the State CEQA Guidelines. On March 3, 2026, the City Council adopted Resolution No. 2026-05 certifying the Final SIR for the Project, finding the Final SIR was completed in compliance with CEQA; finding that the Final SIR reflects the independent judgment and analysis of the City Council; finding that the Final SIR was presented to, and reviewed and considered by, the City Council; adopting a Statement of Overriding Considerations; and adopting a Mitigation Monitoring and Reporting Program. Page 140 of 170 Ordinance No. 03 (2026) 5 SECTION 4. Adoption of Specific Plan The Town Center Specific Plan, a copy of which is attached hereto and incorporated herein by reference as Exhibit 1, is hereby adopted. SECTION 5. Development Code Amendment Title 22 of the Diamond Bar City Code is hereby amended to add new Chapter 22.11, entitled “Mixed Use Districts,” to read in its entirety as follows: “CHAPTER 22.11 – MIXED-USE ZONING DISTRICTS Sec. 22.11.010. – Purpose of chapter. This chapter provides regulations for development and new land uses in the mixed-use zoning districts established by section 22.11.020. Sec. 22.11.020. – Purpose of mixed-use zoning districts. The purposes of the individual mixed-use zoning districts and the manner in which they are applied are as follows: (1) TCSP (town center specific plan) district. The TCSP district implements the “Town Center Specific Plan” and is consistent with the town center mixed use land use category of the general plan. Sec. 22.11.030. – Mixed-use zoning district land uses, permit requirements, and development standards. (1) TCSP (town center specific plan) district. All development within the town center specific plan district shall be subject to the Town Center Specific Plan, as it may be amended from time to time. The Town Center Specific Plan is on file with the City Clerk and is incorporated herein by reference. Sec. 22.11.040. – Special provisions applicable to lower-income sites within mixed-use zoning districts. (1) TCSP (town center specific plan) district. In accordance with subdivision (h) of Government Code Section 65583.2, the following additional regulations shall apply to each site within the town center specific plan district identified in Table B-3 of Appendix B to the City of Diamond Bar 2021-2029 General Plan Housing Element to accommodate the City’s low- or very low-income housing needs: (a) at least sixteen (16) dwelling units may be developed on the site; (b) 100% of the uses on the site may be residential; (c) residential uses shall occupy at least 50 percent of the total gross floor area of any new development on the site; (c) for developments in which 20 percent or more of the units are affordable to lower income households, multifamily dwellings shall be considered a use by right and Page 141 of 170 Ordinance No. 03 (2026) 6 shall be reviewed ministerially pursuant to section 22.18.040(f).” SECTION 6. Zoning Map Amendment The Zoning Map of the City of Diamond Bar is hereby amended as shown in Exhibit 2 to this Ordinance to rezone all properties within the Town Center Mixed Use General Plan Land Use designation to the Town Center Specific Plan (TCSP) District and to denote the Town Center Specific Plan (TCSP) District for the applicable properties. SECTION 7. Effective Date This Ordinance shall be effective 30 days after adoption pursuant to Government Code Section 36937, provided, however, that the effectiveness of this Ordinance shall be contingent upon the adoption and effectiveness of City Council Resolution No. 2026-06 approving and adopting the associated General Plan Amendment. Should Resolution No. 2026-06 not be adopted or take effect, this Ordinance shall automatically be deemed null and void. SECTION 8. Severability Clause 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 9. Certification and Posting of Ordinance 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. APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Diamond Bar on the ____ day of ____, 2026. CITY OF DIAMOND BAR Steve Tye, Mayor Page 142 of 170 Ordinance No. 03 (2026) 7 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 ____ day of _____, 2026, and was finally passed at a regular meeting of the City Council of the City of Diamond Bar held on the ____ day of ______, 2026, by the following vote: AYES: Councilmembers: NOES: Councilmembers: ABSENT: Councilmembers: ABSTAIN: Councilmembers: __________________________ Kristina Santana, City Clerk Page 143 of 170 8 Exhibit 1 Town Center Specific Plan Bound separately due to document size. The full document has been provided to the City Council. Also available at www.downtown4db.com Page 144 of 170 9 Exhibit 2 Amended Zoning Map Page 145 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 PLANNING COMMISSION AGENDA REPORT TOWN CENTER SPECIFIC PLAN SUMMARY: The proposed Diamond Bar Town Center Specific Plan (“TCSP” or "Project") establishes a comprehensive regulatory framework to guide the 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 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. RECOMMENDATION: Page 146 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 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. BACKGROUND: From a planning and policy perspective, the Specific Plan represents a deliberate shift toward a more compact, mixed-use development pattern in a location identified for long-term transformation. Key considerations include housing and mixed-use development, economic viability, neighborhood compatibility, and environmental review. General Plan The vision to create a Diamond Bar Town Center was conceived with the adoption of the Diamond Bar General Plan 2040 (“General Plan”) in December 2019. Early in the General Plan Update process, Diamond Bar residents expressed a desire to establish a downtown, or “Town Center” in Diamond Bar: a walkable “place” with entertainment, retail, restaurants, community gathering spaces and urban housing opportunities. Participants in the General Plan Update process cited various examples of thriving historic, revitalized and newly created downtowns in nearby communities that they patronize regularly, including Brea, Chino Hills, Claremont, Fullerton and Monrovia. Several sites within the City were initially identified and discussed as potential locations for the Town Center. Ultimately, the 45-acre commercial district along Diamond Bar Boulevard, between Golden Springs Drive and the SR-60 Freeway would be designated as the Town Center Mixed-Use Focus Area in the General Plan. • Vision 2040 The following passage from the General Plan summarizes the community vision (“Vision 2040”) for the Town Center: Throughout the General Plan update process, residents of Diamond Bar have expressed a desire for greater access to dining, entertainment, and retail establishments within the city. More specifically, community input indicated a desire for the concentration of these new establishments within a walkable area resembling a more traditional downtown. While Diamond Bar has numerous centers of activity, including the Diamond Bar Center, the City Hall and Library complex, high schools and various suburban-style commercial centers, the city lacks a clear community focal point – a role commonly played by a vibrant downtown. • Guiding Principles The General Plan established seven Guiding Principles to further expand, reinforce and support the community vision. Guiding Principle 3 describes the Town Center’s role as follows: “Foster the development of a vibrant, pedestrian-oriented Town Center in Diamond Bar that serves as a place for Diamond Bar’s residents to shop, dine and gather.” • Goals and Policies Page 147 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 To support the community vision and Guiding Principle 3, the General Plan Land Use and Economic Development Element sets forth the following Goals for the Town Center: LU-G-22 -Promote and support the commercial area on both sides of Diamond Bar Boulevard from Golden Springs Drive to SR-60 as a vibrant, pedestrian-oriented Town Center that serves as Diamond Bar’s primary specialty retail and dining destination and is accessible to all Diamond Bar residents. LU-G-23 - Ensure an inviting and comfortable public realm to encourage pedestrian activity in the Town Center area. These Goals are further refined into a series of actionable Policies to implement the community vision for a future Town Center. Urban Land Institute Technical Assistance Panel In the fall of 2020, The City engaged the Urban Land Institute – Los Angeles (ULI-LA) to assemble a Technical Assistance Panel (TAP) to gain a better understanding of the market possibilities, implementation strategies, and design framework to consider as an initial step to implement the policies of the General Plan for the Town Center Focus Area. The TAP convened between April 12 - 16, 2021, where panelists were able to visit, analyze and present some initial recommendations about the opportunities for the project area. The TAP presented its findings and recommendations at a Special Joint Planning Commission/City Council meeting on April 16, 2021 which was open to the public. Key recommendations from the TAP included the following: • An increase in the residential densities over that currently allowed by the General Plan 2040 is needed to encourage new housing options affordable at a mix of income levels, and help drive demand for new restaurants, retail, walkability, and open and gathering spaces in the Town Center. • An urban framework with urban-sized blocks, residential density with a priority on pedestrian movement in and around the focus area is envisioned to create a successful Town Center environment. • Deliberate design choices can take advantage of the natural topography of the site by creating pedestrian-only plazas and paseos lined with retail and restaurants to activate the space offering dramatic views of the San Gabriel mountains. • Adoption of a Specific Plan would provide the certainty to incentivize investment and create flexibility to ensure financial feasibility for future development. In the summer of 2021, ULI-LA published the Diamond Bar Town Center Technical Assistance Panel Report, which documented the TAP’s land use, design, programming and implementations recommendations for the Town Center, including the items above. TCSP Planning Process In July 2022, the City initiated the Town Center Specific Plan (“TCSP”) to implement the vision, goals and policies set forth in the General Plan, as well as the recommended land use strategies published ULI-LA TAP Report. A fiscal impact analysis was prepared among the various technical reports and studies prepared following the kick-off of the TCSP, which recommended a residential buildout of 2,055 dwellings units in the Page 148 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 Town Center. Public engagement played a significant role in developing the vision, guiding principles and regulatory framework for the TCSP. More than 600 individuals subscribed to the dedicated TCSP website (www.downtown4db.com). Between July 2022 and June 2023, the City hosted two well-attended community workshops, a weeklong design charrette, interviews with most of the property owners within the TCSP Planning Area, and two joint City Council/Planning Commission study sessions. Setting and Location As stated, the Town Center Planning Area is located along the segment of Diamond Bar Boulevard between Golden Springs Drive and the 60 Freeway. The Planning Area encompasses approximately 45 acres, and is currently developed with automobile-oriented retail and commercial uses. Surrounding land uses include single-family residential neighborhoods, commercial development, and public facilities. The Planning Area is served by major arterial roadways and is identified in the General Plan as a key opportunity area for reinvestment and intensification. Town Center Planning Area PROJECT DESCRIPTION: Overview The TCSP establishes land use regulations, development standards, and implementation policies intended to facilitate long-term redevelopment of the Planning Area into a cohesive, walkable Town Center. The Specific Plan regulates permitted uses, development intensity, building form, height, and site design, and is implemented through associated General Plan and zoning amendments. Land Use and Buildout Targets Page 149 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 The TCSP allows a mix of residential, commercial, hotel, entertainment, and public open space uses. At buildout, the Specific Plan envisions the following land use and buildout profile: • Up to 2,055 residential units; • Up to 200 hotel rooms; • Approximately 446,000 square feet of commercial space; and • Approximately 40,000 square feet of public open space. Inclusionary Point System Purpose and Policy Context The Town Center Specific Plan includes a voluntary, incentive-based Inclusionary Point System designed to implement the City’s housing, economic development, and placemaking objectives while responding to constraints imposed by recent State housing laws. The system is intended to encourage affordable housing production, activate ground-floor commercial uses, and promote cohesive, master-planned development within the Town Center, while providing predictability and transparency to project applicants. Rather than relying on negotiated development standards or State Density Bonus Law as the primary mechanism for achieving higher residential densities, the Inclusionary Point System establishes a clear, formula- based framework under which additional residential density may be earned in exchange for the provision of identified community benefits. The TCSP’s Inclusionary Point (IP) System is provided as an alternative to State Density Bonus Law: a developer may design their project utilizing either the IP System or State Density Bonus Law, but not both. Base Density and Incentive Structure The Specific Plan establishes a base residential density of 30 dwelling units per acre (du/ac) for all parcels within the Town Center. Residential density above this base level is not automatic and may only be achieved by either applying State Density Bonus Law, or by earning Inclusionary Points pursuant to Chapter 5 of the Specific Plan. Each Inclusionary Point (“IP”) earned increases the allowable residential density by 10% (i.e., 3 dwelling units per acre). The “Inclusionary Density” (ID) is calculated as follows: ID = 30 + 3(IP) As an example, a mixed-use project could earn Inclusionary Points by providing a combination of affordable housing units, ground-floor commercial space, and consolidating parcels to create a two-acre site area. If these elements result in the project being eligible for 5 Inclusionary Points, the above formula would yield an Inclusionary Density of 45 du/ac. Eligibility and Point-Earning Criteria Inclusionary Points may be earned through the voluntary provision of one or more of the following community Page 150 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 priorities, as specified in Chapter 5 of the Specific Plan: • Affordable Housing – Provision of very low-, low-, or moderate-income units in excess of baseline requirements, with points awarded based on affordability level and percentage of units provided. • Commercial and Mixed-Use Activation – Inclusion of ground-floor commercial square footage intended to support a walkable, mixed-use Town Center environment. • Site Assembly and Project Scale – Development on parcels meeting minimum acreage thresholds or involving parcel consolidation to encourage larger, coordinated projects. • Hotel Uses (Location-Specific) – Provision of hotel uses in designated subareas where such uses advance the Town Center vision. The Specific Plan varies IP opportunities by subarea to reflect differing land use objectives, desired development character, and locational priorities within the Town Center. Relationship to State Density Bonus Law The Inclusionary Point System is structured to provide a locally tailored alternative to the State Density Bonus Law by offering predictable, by-right density increases that may exceed what would otherwise be achievable through State law alone. The intent is to provide a locally tailored incentive framework that aligns with the Town Center vision, while preserving an applicant’s ability to utilize State Density Bonus Law where applicable. Participation in the Inclusionary Point System is voluntary, and applicants may elect to pursue density increases under State law where applicable; however, the Specific Plan is designed to make the local incentive framework the more attractive and integrated option for achieving higher density. Planning Considerations From a planning and policy perspective, the Inclusionary Point System allows the City to shape the form, scale, and mix of development in the Town Center through objective standards and incentives rather than mandates. The system is intended to balance housing production with commercial vitality and public amenities, while providing certainty to applicants and a clear nexus between increased development capacity and community benefits. Treatment of Existing Service Stations The Specific Plan classifies legally established, existing service stations within the Planning Area as conforming uses. The Plan allows these uses to continue operating and to reinvest in their sites over time. Existing service stations may expand, modernize, and introduce ancillary uses, including automated car washes through approval of a Conditional Use Permit. This regulatory approach reflects a deliberate land use policy choice recognizing the ongoing economic viability of existing service stations and their role as contributors to the City’s tax base. Allowing existing service stations to remain conforming and to adapt over time avoids premature obsolescence while maintaining regulatory oversight through the Specific Plan and applicable discretionary review processes. Form-Based Development Standards and Residential Transitions Page 151 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 In addition to regulating land use and development intensity, the Specific Plan incorporates form-based development standards set forth in Chapter 6. These standards regulate building height, massing, and site design based on location and context, rather than solely on land use classification. The Specific Plan includes specific provisions addressing transitions between Town Center development and existing residential neighborhoods. These provisions include graduated height limits, massing controls, step- back requirements, and design standards intended to reduce perceived bulk and potential privacy impacts where buildings abut or face residential uses. Together, these form-based standards provide an objective and enforceable framework to ensure appropriate transitions at residential interfaces while allowing flexibility for redevelopment within the Town Center. Road Diet One of the key planning considerations of the TCSP was to establish a “Road Diet” along the segment of Diamond Bar Boulevard that traverses the Planning Area. The Road Diet would reduce the number of travel lanes along Diamond Bar Boulevard from three lanes in each direction to two. The intent of the Road Diet would be to slow traffic and shorten pedestrian crossing distances to enhance the overall walkability of the Town Center. The transportation analysis prepared for the Draft Supplemental Environmental Impact Report found the proposed Road Diet configuration to have no reduction in traffic flow, primarily due to the incorporation of right-turn lanes to relieve the flow of through-traffic. However, public input reflected limited support for incorporating the Road Diet, so staff is recommending that the TCSP be adopted without the Road Diet as a required component of the Specific Plan. ANALYSIS: Consistency with Adopted Plans and Policies o General Plan The TCSP is consistent with the Diamond Bar General Plan 2040 (“General Plan”), as amended, which identifies the Planning Area as a key opportunity site for reinvestment, intensification, and long-term transformation. The General Plan anticipates a transition from auto-oriented commercial development to a more compact, mixed-use pattern that supports housing production, economic vitality, and multimodal circulation. The Specific Plan implements these objectives by establishing a comprehensive regulatory framework that allows increased residential density, a diversified mix of land uses, and form-based development standards that shape building scale, massing, and transitions. Concurrent General Plan and zoning amendments are proposed to ensure consistency between the General Plan land use designations, zoning regulations, and the Specific Plan. o 2021-2029 Housing Element Update The Specific Plan is consistent with the City’s certified 2021–2029 Housing Element. The Planning Area was identified in the Housing Element as a key site capable of accommodating higher-density residential development to support the City’s Regional Housing Needs Allocation (RHNA). By allowing up to 2,055 residential units and establishing an objective Inclusionary Point System to incentivize affordable housing and mixed-use development, the Specific Plan directly supports Housing Element policies related to housing supply, housing choice, and long-term housing feasibility. Page 152 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 o ULI-LA Recommendations The Town Center Specific Plan is consistent with the policy recommendations and major conclusions of the Urban Land Institute – Los Angeles (ULI-LA) Technical Assistance Panel (TAP) report, published in 2021, which recommended increased residential density and a coordinated, mixed-use approach to redevelopment in order to create a viable Town Center environment. NOTICE OF PUBLIC HEARING: On January 21, 2026, notification of the Planning Commission public hearing for the TCSP, including all related legislative actions, was published in the San Gabriel Valley Tribune. Public hearing notices were mailed to property owners within a 1000-foot radius of the TCSP Planning Area, inclusive of the Planning Area, and notices were posted at the City’s designated community posting sites. PUBLIC COMMENTS RECEIVED: Following distribution of the public hearing notice, the City received written correspondence from a nearby resident expressing concern regarding building height, massing, and potential privacy impacts where new Town Center development interfaces with existing single-family neighborhoods. The comment requests careful consideration of building transitions, including step-backs, landscaping, placement of balconies and windows, lighting, and service areas adjacent to residential uses. The concern raised regarding building height, massing, and potential privacy impacts at residential interfaces is a valid planning consideration. As discussed earlier in this report, the Specific Plan anticipates these issues and addresses them through objective, form-based development standards contained in Chapter 6. Because these provisions are embedded within the adopted regulatory framework of the Specific Plan and are applied at the project level, the issues raised in the public comment are addressed through the Plan’s form-based standards and do not require additional discretionary modifications or amendments. 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 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 Page 153 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 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, 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 Page 154 of 170 Agenda Item #: 6.1 Meeting Date: February 10, 2026 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 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. PREPARED BY: Greg Gubman, Director, Community Development ATTACHMENTS: Page 155 of 170 MINUTES 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, City Attorney. 2. PUBLIC COMMENTS: None. 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 (“TCSP” or "Project") establishes a comprehensive regulatory framework to guide the 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 Page 156 of 170 February 10, 2026 PAGE 2 PLANNING COMMISSION 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 Page 157 of 170 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, Page 158 of 170 February 10, 2026 PAGE 4 PLANNING COMMISSION 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 Page 159 of 170 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. CDD/Gubman presented the staff report. Page 160 of 170 February 10, 2026 PAGE 6 PLANNING COMMISSION 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. The foregoing minutes are hereby approved this 10th day of February, 2026. Page 161 of 170 February 10, 2026 PAGE 7 PLANNING COMMISSION Attest: Respectfully Submitted, _______________________________________ Greg Gubman, Community Development Director ____________________________ Ruben Torres, Acting Chairperson Page 162 of 170 Agenda Item #: 10.1 Meeting Date: March 3, 2026 CITY COUNCIL AGENDA REPORT TO: Honorable Mayor and Members of the City Council FROM: Daniel Fox, City Manager SUBJECT: FY 2025/26 Mid-Year Budget Update. STRATEGIC GOAL: Responsible Stewardship of Public Resources RECOMMENDATION: Approve Resolution No. 2026-07 amending the FY 2025/26 Operating Budget. FINANCIAL IMPACT: The Fiscal Year (FY) 2025/26 Mid-Year budget review proposes a total increase in estimated resources of $630,177 and a total increase in expenditures of $512,050 for all funds (see table below). The impact for the General Fund is an estimated one-time increase to the General Fund’s fund balance in the amount of $94,313. Proposed revisions to resources and appropriations, including estimated fund balances at the end of the current FY 2025/26 are included in the attached Exhibit A (Attachment 2), and are discussed throughout the report as summarized below: FY 2025/26 Summary of Recommended Mid-Year Adjustments Page 163 of 170 Agenda Item #: 10.1 Meeting Date: March 3, 2026 BACKGROUND: The City Council adopted Resolution No. 2025-16 in June 2025, approving the FY 2025/26 Adopted Budget. The City Council has since approved additional appropriations as they have occurred throughout the year, as well as carry-over requests from FY 2024/25. It is City policy for staff and the City Council to periodically review the annual budget and make any additional adjustments as deemed necessary. Staff has conducted the mid- year review of the FY 2025/26 Adopted Budget, evaluated current revenue and expenditure trends, and confirmed the status of capital improvement projects. Based on this review, a Resolution amending the FY 2025/26 Adopted Budget is proposed for City Council consideration (Attachment 1). ANALYSIS: The City’s current Revised General Fund Budget for FY 2025/26 estimates anticipated resources to be $32.3 million. It is recommended that these resource estimates be increased by $604,363 to $32.9 million. The current Revised General Fund Budget for FY 2025/26 includes appropriations for expenditures totaling $34.2 million (Adopted Budget plus City Council amendments and carryovers). It is recommended that this budget be increased by $510,050 to $34.7 million. As a result of these actions, the General Fund’s fund balance reserves will increase by $94.3 thousand. If approved, year-to-date changes to the appropriated resources and uses are expected to leave the General Fund with an available fund balance of $22.5 million at the end of the fiscal year (excludes 25% Contingency Reserve), which reflects a net decrease of $1.74 million in fund balance from the prior year ending June 30, 2025 (this utilization of fund balance will fund one-time carryover appropriations for ongoing initiatives and projects from the prior year, including the transfer-out of funds to the CIP Fund for approved capital projects). Proposed adjustments to one-time General Fund revenues, net of corresponding one-time General Fund expenditure adjustments, result in a positive balance of $357 thousand. More importantly, proposed adjustments to recurring General Fund revenues, net of recurring General Fund expenditure adjustments, result in a negative balance of $263 thousand. This ongoing shortfall—the result of a decrease in anticipated Sales Tax revenues compared to the Adopted Budget—indicates that recurring expenditures continue to exceed recurring revenues and further underscores the City’s structural budget deficit. While one-time resources may provide temporary budgetary relief in the current fiscal year, they do not address the underlying imbalance between recurring revenues and expenditures. Absent corrective actions to realign recurring revenues and expenditures, the structural deficit is expected to persist and place continued pressure on future General Fund budgets and service levels. General Fund Revenues: In preparation for the mid-year budget review, staff examined the City’s revenue sources to ensure valid revenue estimates based on current trends and activities. The below table includes a summary of proposed changes to the General Fund revenue estimates. Included within the revised estimates is a decrease in Sales Tax revenues consistent with current trends, bringing the revised year-over-year increase to 0.9%, compared to the originally anticipated 4.8% increase in the Adopted Budget. Outside of the adjustments listed below, revenue sources are currently trending as anticipated in the Adopted Budget. Page 164 of 170 Agenda Item #: 10.1 Meeting Date: March 3, 2026 FY 2025/26 Recommended Mid-Year General Fund Revenue Adjustments General Fund Expenditures Proposed adjustments to General Fund expenditures are listed in the table below. FY 2025/26 Recommended Mid-Year General Fund Expenditure Adjustments Page 165 of 170 Agenda Item #: 10.1 Meeting Date: March 3, 2026 Other Governmental Funds: The following table summarizes the proposed changes in revenue and expenditures for other Governmental Funds. FY 2025/26 Recommended Mid-Year Adjustments for Governmental Funds PREPARED BY: Jason Jacobsen, Finance Director ATTACHMENTS: 1. Resolution No. 2026-07 Amending FY 2025-26 Budget 2. Exhibit A - FY 2025-26 Mid-Year Resources & Uses Page 166 of 170 RESOLUTION NO. 2026-07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR AMENDING THE FISCAL YEAR 2025/26 MUNICIPAL BUDGET. WHEREAS, the City Council adopted Resolution No. 2025-16 approving and adopting a budget for the City of Diamond Bar for the Fiscal Year commencing July 1, 2025 and ending June 30, 2026, including maintenance and operations, special funds and capital improvements and appropriating expenditures for all funds, departments, divisions, objects and purposes therein set forth (herein referred to as the "Budget"); and WHEREAS, the City Council may choose to amend the Budget from time to time throughout the fiscal year; and WHEREAS, an Amendment to the Budget has been presented to the City Council for consideration at the City Council meeting; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Diamond Bar as follows: Section 1. The City Council hereby approves amendments to the Fiscal Year 2025/26 Adopted Budget as set forth in the attached Exhibit A. Section 2. There are hereby appropriated for obligations and expenditures by the City Manager the amounts shown on the attached Exhibit A. All obligations and expenditures shall be incurred and made in the manner provided by the provisions of State law and City ordinances and resolutions applicable to purchasing and contracting. Section 3. The City Clerk shall attest and certify to the passage and adoption of this Resolution and enter it into the book of original resolutions, and it shall become effective immediately upon its approval. PASSED, APPROVED AND ADOPTED this 3rd day of March, 2026. CITY OF DIAMOND BAR _________________________ Steve Tye, Mayor Page 167 of 170 Resolution No. 2026-07 2 ATTEST: I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the foregoing Resolution was passed, adopted and approved at a regular meeting of the City Council of the City of Diamond Bar held on the 3rd day of March, 2026, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAINED: COUNCIL MEMBERS: __________________________ Kristina Santana, City Clerk Page 168 of 170 Fund #Fund Title Estimated FB Reserves @ 07/01/25 Revenues Transfers-In Carryovers Amendments Mid-Year Request Total Resources Appropriations Transfers-Out Carryovers Amendments Mid-Year Request Total Uses Estimated FB Reserves @ 06/30/26 Addition/(Use) of Fund Balance Fund Balance Notes 100 General Fund (+ 25% Contingency)32,266,964$ 30,687,651$ 1,647,500$ -$ -$ 604,363$ 32,939,514$ $30,690,776 $1,595,375 $1,516,720 $371,500 510,050$ 34,684,421$ 30,522,057$ (1,744,907)$ - - 101 Com Organization Support Fund 2,062 - 20,000 - - - 20,000 20,000 - - - - 20,000 2,062 - 102 Law Enforcement Reserve Fund 1,355,922 - - - - - - - 50,000 32,268 - - 82,268 1,273,654 (82,268) 103 General Plan Update Fund 325,213 - - - - - - 12,000 - 114,482 - 2,000 128,482 196,731 (128,482) 104 Technology Reserve Fund 172,225 74,000 100,000 - - - 174,000 - 250,000 - - - 250,000 96,225 (76,000) 105 OPEB Reserve Fund 259,360 - 44,000 - - - 44,000 22,000 88,000 - - - 110,000 193,360 (66,000) 106 Covid-19 Recovery Fund (106,000) - - - - 106,000 106,000 - - - - - - - 106,000 107 Homelessness Response Fund 77,065 - 50,000 - - - 50,000 50,000 - - - - 50,000 77,065 - 201 Measure W 1,904,646 838,000 - - - - 838,000 595,556 - 921,292 444,000 - 1,960,848 781,798 (1,122,848) 202 Road Maint. & Rehab (RMRA)2,509,135 1,501,268 - - - - 1,501,268 1,500,000 - 1,220,874 - - 2,720,874 1,289,529 (1,219,606) 203 Measure M Fund 1,469,016 980,122 - - - - 980,122 1,363,566 - 974,780 (380,000) - 1,958,346 490,792 (978,224) 204 Measure R Fund 1,361,955 862,784 - - - - 862,784 1,020,566 - 1,074,820 (500,000) - 1,595,386 629,353 (732,602) 205 Gas Tax Fund 681,022 1,566,903 - - - - 1,566,903 66,000 1,435,000 - - - 1,501,000 746,925 65,903 206 Prop A - Transit Fund 2,734,167 1,658,345 - - - - 1,658,345 1,327,001 - 600,000 2,073,333 - 4,000,334 392,178 (2,341,989) 207 Prop C - Transit Fund 1,374,024 1,153,879 - - - - 1,153,879 1,218,595 - 626,955 150,000 - 1,995,550 532,353 (841,671) 208 MAP-21 Fund 1,072 - - - - - - - - - - - 1,072 - 209 SB821 Trails (TDA)659 - - - - - - - - 105,080 - - 105,080 (104,421) (105,080) Pending Grant Reimb. 210 MTA Grants Fund - - - - - - - - - - - - - - - 224 PLHA Fund (120,920) 390,664 - - - - 390,664 390,664 - - - - 390,664 (120,920) - Pending Grant Reimb. 225 Community Dev Block Grant Fd (7,265) 387,192 - - - - 387,192 387,192 - 81,146 - - 468,338 (88,411) (81,146) Pending Grant Reimb. 226 CASP (SB1186) Fund 65,005 8,200 - - - - 8,200 60,000 - - - - 60,000 13,205 (51,800) 238 Landscape Maint Dist - 38 (308,476) 276,780 217,326 308,477 - - 802,583 493,992 - - - - 493,992 115 308,591 239 Landscape Maint Dist - 39 858,998 687,833 45,535 - - - 733,368 1,087,817 - - - - 1,087,817 504,549 (354,449) 241 Landscape Maint Dist - 41 288,508 320,686 12,314 - - - 333,000 520,873 - - - - 520,873 100,635 (187,873) 245 Street Beautification 374,653 2,400 - - - - 2,400 - - - - - - 377,053 2,400 246 Traffic Mitigation Fund 8,791,949 150,000 - - - - 150,000 - - - - - - 8,941,949 150,000 247 Sewer Mitigation Fund 63,641 400 - - - - 400 - - - - - - 64,041 400 248 Tres Hermanos 6,923 - 80,000 - - - 80,000 80,000 - - - - 80,000 6,923 - 250 Integrated Waste Mgt Fund 2,608,339 825,670 - - - (80,186) 745,484 888,774 10,000 61,529 - - 960,303 2,393,520 (214,819) 251 Air Quality Improvement Fd 209,326 75,100 - - - - 75,100 74,000 - - - - 74,000 210,426 1,100 252 Waste Hauler Fund 272,098 174,450 - - - - 174,450 195,000 - 250,000 - - 445,000 1,548 (270,550) 253 Used Oil Grant 29,645 8,033 - - - - 8,033 7,833 - - - - 7,833 29,845 200 CITY OF DIAMOND BAR Resources & Uses Fiscal Year 2025/26 Budget PROPOSED RESOURCES PROPOSED USES EXHIBIT "A" Page 169 of 170 Fund #Fund Title Estimated FB Reserves @ 07/01/25 Revenues Transfers-In Carryovers Amendments Mid-Year Request Total Resources Appropriations Transfers-Out Carryovers Amendments Mid-Year Request Total Uses Estimated FB Reserves @ 06/30/26 Addition/(Use) of Fund Balance Fund Balance Notes CITY OF DIAMOND BAR Resources & Uses Fiscal Year 2025/26 Budget PROPOSED RESOURCES PROPOSED USES 254 Beverage Recycling Grant 130,584 14,800 - - - - 14,800 97,314 - - - - 97,314 48,070 (82,514) 255 LRSP Grant Fund (92) - - - - - - - - - - - - (92) - 256 Hazard Mitigation Grant Fund 5,815 - - - - - - - - - - - - 5,815 - 260 Park Fees (Quimby) Fd 140,082 500 - - - - 500 - - - - - - 140,582 500 261 Measure A Neigh. Parks Act - - - - - - - - - - - - - - - 262 Park & Facility Development Fd 2,594,022 7,300 - - 1,000,000 - 1,007,300 35,000 - 509,646 901,425 - 1,446,071 2,155,251 (438,771) 263 Prop A - Safe Neigh. Pks Fd - - - - - - - - - - - - - - - 270 PEG Fees Fund 492,986 103,800 - - - - 103,800 100,000 - - 40,000 - 140,000 456,786 (36,200) 280 Citizens Option for Public Sfty Fd 473,676 188,200 - - - - 188,200 10,000 152,500 - - - 162,500 499,376 25,700 301 Capital Improvement Project Fd (1,774,510) - - 10,118,338 1,000 - 10,119,338 - - 10,005,461 (1,165,000) - 8,840,461 (495,633) 1,278,877 Pending Grant Reimb. 401 Debt Service Fund - - 729,700 - - - 729,700 729,700 - - - - 729,700 - - 501 Self Insurance Fund 1,056,223 10,000 - - - - 10,000 650,744 100,000 - - - 750,744 315,479 (740,744) 502 Vehicle Maint & Replacement Fd 725,393 6,000 296,500 - - - 302,500 261,500 - - - - 261,500 766,393 41,000 503 Comp. Equipment Maint & Repl Fd 2,925,120 8,000 250,000 - - - 258,000 332,000 - 886,482 - - 1,218,482 1,964,638 (960,482) 504 Building Facility & Maint Fund 2,611,270 10,800 100,000 - - - 110,800 89,000 - - 119,500 - 208,500 2,513,570 (97,700) 601 OPEB Trust Fund 945,947 26,600 88,000 - - - 114,600 - - - - - - 1,060,547 114,600 Grand Totals 69,847,446$ 43,006,360$ 3,680,875$ 10,426,815$ 1,001,000$ 630,177$ 58,745,227$ 44,377,463$ 3,680,875$ 18,981,535$ 2,054,758$ 512,050$ 69,606,681$ 58,985,992$ (10,861,454)$ Page 170 of 170 i/OLUNTAMT REQUEST TO ADDRESS THE CITY COUNCIL TO: CITY CLERK v / / i I �� FROM: DATE: �_�/►'1'� DL ADDRESS: PHONE: (Optional) (Optional) ORGANIZATION: OIYN�D� ,C3�r `braiwa:::� AGENDA#/SUBJECT: I expect to address the Council on the subject agenda/subject item. Please have the Council Minutes reflect my name as written above. Signature This document is a public record subject to disclosure under the Public Records Act. i/OLUNTARY REQUEST TO ADDRESS THE CITY C®UNCIL TO: FROM: ADDRESS: ORGANIZATION: AGENDA#/SUBJECT: CITY CLERK (Optional) DATE: Ja 2" PHONE: (Optional) I expect to address the Council on the subject agenda/subject item. Please have the Council Minutes reflect my name as written above. � d Signature This document is a public record subject to disclosure under the Public Records Act. VOLUNTARY REQUEST TO ADDRESS THE CITY COUNCIL TO: FROM: ADDRESS: 1� ORGANIZATION: AGENDA#/SUBJECT: CITY CLERK I expect to address the Council on the subject agenda/su reflect my name as written above. Lp em item. PI viy��a�uic (Optional) ehave t e Council inutes This document is a public record subject to disclosure under the Public Records Act. From:Mimi Chan To:Kristina Santana Subject:For Public Comments Date:Tuesday, March 3, 2026 3:27:35 PM **EXTERNAL EMAIL. Verify sender validity. 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Exercise caution when opening attachments or clicking links, especially from unknown senders. Dear City Council, Some of the people in District 39 is having a concern with the recent letter we received from County of LA Fire Dept indicating that we are in STA FHSZ or LRA. We do understand of city budget and would like to give some suggestions for the city to consider. 1. We need the state to reevaluate and changing the fire code risk as the areas are already being both cities on the common ground area by the borderline of Chino Hills and Diamond Bar . Tres Hermanos Conservation needs to evaluate and share the cost due to increasing costs and their land is larger than us. 2. Replace high irrigation maintenance costs on slopes and trees by replacing with low irrigation plants, etc. Evaluate the cost savings and issue bonds to fund for the project if it is feasible and proof of future cost savings and years to recoup the cost . 3. Empty land owns by LLC or corporation should pay a higher tax rate. District 39 Residents on Deerfield Place Sent from my iPhone