HomeMy WebLinkAbout07/28/2026________________________________________________________________________________________________________________________
City of Diamond Bar
Planning Commission
Agenda
Brian Worthington, Chair
Lee Mao, Vice Chair
Surendra Mehta, Commissioner
William Rawlings, Commissioner
Ruben Torres, Commissioner
Meeting Date: Tuesday, July 28, 2026
Regular Meeting 6:30 p.m.
Diamond Bar City Hall – Windmill Community Room
21810 Copley Drive, Diamond Bar CA 91765
WELCOME TO A MEETING OF THE DIAMOND BAR PLANNING COMMISSION
Meetings are open to the public, and you are invited to attend and participate.
Agendas for regular Planning Commission meetings are available 72 hours prior to the meeting and
are posted in the City’s regular posting locations and on the City’s website. The Planning Commission
may take action on any item listed on the agenda.
RESOURCES
Copies of agendas and agenda packets are on file and available for public inspection in the
Planning Division of the Community Development Department at 21810 Copley Drive, Diamond Bar,
CA 91765 or online at www.diamondbarca.gov/agendas. For more information about the agendas
or rules of the Planning Commission, please email the Community Development Department
(commdev@diamondbarca.gov) or call 909-839-7030.
AMERICANS WITH DISABILITY ACT ACCOMMODATION
In compliance with the Americans with Disabilities Act, if you need special assistance, a disability-
related modification or accommodation, agenda materials in an alternative format, or auxiliary aids
to participate in this meeting, please email the Community Development Department
(commdev@diamondbarca.gov) or call 909-839-7030 as soon as possible. Providing at least 72 hours’
notice will help ensure that reasonable arrangements can be made.
PUBLIC INPUT
The public may provide public comment by attending the meeting in person or by sending an email.
Please email the Community Development Department (commdev@diamondbarca.gov)by 4:00
p.m. on the day of the meeting and indicate in the Subject Line “FOR PUBLIC COMMENT.” Written
comments will be distributed to the Planning Commission Members and noted for the record at the
meeting.
Speakers are limited to five (5) minutes per agenda item, unless the Chairperson determines
otherwise. The Chairperson may adjust this time limit depending on the number of people wishing to
speak, the complexity of the matter, the length of the agenda, the hour and any other relevant
consideration. Speakers may address the Planning Commission only once on an agenda item,
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Diamond Bar Planning Commission Agenda July 28, 2026
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except during public hearings, when the applicant/appellant may be afforded a rebuttal. Any
material to be submitted to the Planning Commission at the meeting should be submitted through
the Administrative Coordinator.
Public comments must be directed to the Planning Commission. A person who disrupts the orderly
conduct of the meeting after being warned by the Chairperson or the Chairperson’s designee that
their behavior is disrupting the meeting may result in the person being removed from the meeting.
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Diamond Bar Planning Commission Agenda July 28, 2026
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1. CALL TO ORDER: 6:30 p.m., Windmill Room
PLEDGE OF ALLEGIANCE:
ROLL CALL: Commissioners Mehta, Rawlings, Torres, Vice Chair Mao, Chair Worthington
APPROVAL OF AGENDA: Chair
2. PUBLIC COMMENTS:
“Public Comments” is the time reserved on each regular meeting agenda to provide an
opportunity for members of the public to directly address the Planning Commission on Consent
Calendar items or other matters of interest not on the agenda that are within the subject matter
jurisdiction of the Planning Commission. Although the Planning Commission values your
comments, pursuant to the Brown Act, members of the Planning Commission may briefly
respond to public comments if necessary, but no extended discussion and no action on such
matters may take place. There is a five-minute maximum time limit when addressing the
Planning Commission.
3. CONSENT CALENDAR:
All items listed on the Consent Calendar are considered by the Planning Commission to be
routine and will be acted on by a single motion unless a Planning Commission Member or
member of the public request otherwise, in which case, the item will be removed for separate
consideration.
3.1 May 26, 2026, Planning Commission Meeting Minutes
Recommended Action:
Staff recommends the Planning Commission approve the May 26, 2026, Planning
Commission meeting minutes as received.
4. PUBLIC HEARINGS:
4.1 Case No. PL2025-77: The property owner, Rita Huang, and applicant, Daphne Shen, are
requesting approval of a Vesting Tentative Tract Map (VTTM) and Development Review
(DR) for the construction of a new four-story, 36-unit residential condominium development
with a gym, clubhouse, open courtyard, and a community rooftop garden on a 0.99-acre
undeveloped parcel located between the westerly terminus of Gentle Springs Lane and
South Prospectors Road. The Project site is identified in the City’s Housing Element as a site
suitable for the development of affordable housing. The applicant proposes designating 3
of the 36 units for sale to low-income households, and the proposed project is designed to
incorporate a twenty percent (20%) density bonus, one incentive/concession, three
waivers and reductions of development standards, and reduced parking ratios pursuant to
the State Density Bonus Law (SDBL). This project will be the first development within the
newly adopted Town Center Specific Plan area and implements the Specific Plan’s land
use and housing objectives. The applicant has invoked the new Assembly Bill 130 (AB 130)
CEQA exemption for infill housing developments, and the proposed project is therefore
subject to an expedited review and decision by the Planning Commission and City
Council.
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The project was originally noticed for a public hearing before the Planning Commission on
July 14, 2026, but the public hearing was rescheduled to July 28, 2026, at the applicant’s
request.
Environmental Assessment:
This Project has been reviewed for compliance with the California Environmental Quality
Act (CEQA). Based on that assessment, Staff recommends that the Planning Commission
recommend that the City Council determine that the proposed project is exempt from
CEQA pursuant to AB 130. (Codified as Public Resources Code § 21080.66.)
AB 130 created a new statutory CEQA exemption for infill housing development projects
meeting specified criteria and which have undergone a consultation process with
California Native American tribes that are traditionally and culturally affiliated with the
project site. (Codified as Public Resources Code § 21080.66.) Among other requirements,
the exemption applies to housing development projects that are located within an
urbanized area and on a site that is less than 20 acres in size and consistent with the
applicable General Plan and zoning designation. The project must also achieve a
minimum density of 15 dwelling units per acre and comply with objective development
standards and applicable State housing laws, including density bonus provisions where
applicable. In addition, the site cannot be located within environmentally sensitive or
hazardous areas identified by State law, such as wetlands, designated conservation lands,
very high fire hazard severity zones (in certain circumstances), hazardous waste sites, or
other historic or otherwise protected resource areas listed in the statute.
Based on City staff’s review and the AB 130 CEQA Checklist provided by the applicant on
June 23, 2026 (included as Attachment 4), the proposed 36-unit residential condominium
development is located within a developed urban area, is consistent with the site’s land
use designation and zoning regulations, and complies with applicable objective
development standards. The project site is not located within any of the environmentally
sensitive or hazardous areas identified in the statute, and no historic resources have been
identified on the property. Accordingly, City staff has determined that the Project satisfies
the applicable requirements of Assembly Bill 130 and is therefore recommending that the
proposed project be found to be exempt from further environmental review under CEQA.
Freeway Proximity Requirements
For projects located within 500 feet of a freeway, AB 130 requires that buildings have a
centralized HVAC systems with air intakes facing away from the freeway, provide specified
air filtration media that must be replaced at the manufacturer’s designated interval, and
not have any balconies facing the freeway. The proposed project is located within 500
feet of the 60 Freeway, but meets (or will be conditioned to meet) all of these
requirements.
Tribal Cultural Resources
While AB 130 provides a statutory exemption from further environmental review for
qualifying housing development projects, the legislation established its own tribal
consultation requirements to ensure that potential impacts to tribal cultural resources are
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identified and addressed.
As required by AB 130, the City initiated and concluded AB 130 tribal consultation with
each tribe that is traditionally and culturally affiliated with the project site and that
requested such consultation. Based on tribal consultation, measures have been
incorporated into the project’s conditions of approval that are designed to avoid
significant impacts to tribal cultural resources.
A summary of AB 130 Tribal Consultation for the Tranquil Garden project is included as
Attachment 5.
Recommended Action:
Conduct a public hearing and adopt the attached Resolution (Attachment 1)
recommending that the City Council approve the Tranquil Garden 36-unit residential
condominium project (Case No. PL2025-77), consisting of a State Density Bonus Law
Application, Vesting Tentative Tract Map No. 83259, and Development Review, subject to
conditions, making necessary findings pursuant to provisions of Government Code Section
65915, Government Code Section 65863, and Diamond Bar City Code (DBCC) Chapters
22.18, 21.20, and 22.48, and find that the Project is exempt from the California
Environmental Quality Act pursuant to Public Resources Code Section 21080.66.
5. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
6. STAFF COMMENTS/INFORMATIONAL ITEMS:
6.1 Project Status Report
Recommended Action:
Staff recommends the Planning Commission receive and file the Project Status Report
dated July 28, 2026.
7. SCHEDULE OF FUTURE EVENTS:
7.1 City Council Meeting - August 4, 2026 - 6:30 p.m., SCAQMD Main Auditorium, 21865 Copley
Dr.
7.2 Planning Commission Meeting - August 11, 2026 - 6:30 p.m., City Hall Windmill Room, 21810
Copley Dr.
7.3 City Council Meeting - August 18, 2026 - 6:30 p.m., SCAQMD Main Auditorium, 21865
Copley Dr.
7.4 Planning Commission Meeting - August 25, 2026 - 6:30 p.m., City Hall Windmill Room, 21810
Copley Dr.
8. ADJOURNMENT:
CERTIFICATION
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I, Arlene Laviera, Administrative Coordinator, City of Diamond Bar, hereby certify, under penalty of perjury under the laws of
the State of California that the foregoing notice was posted pursuant to Government Code Section 54950 Et. Seq., not less
than 72 hours prior to the meeting, at the following locations: Diamond Bar City Hall Kiosk, Diamond Bar City Hall Bulletin
Board, City website: www.diamondbarca.gov, and Diamond Bar Library.
Arlene Laviera
Administrative Coordinator
Date Posted: July 24, 2026
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Agenda Item #: 3.1
Meeting Date: July 28, 2026
PLANNING COMMISSION AGENDA
REPORT
TO: Chair and Members of the Planning Commission
FROM: Greg Gubman, Community Development Director
SUBJECT: May 26, 2026, Planning Commission Meeting Minutes
RECOMMENDATION:
Staff recommends the Planning Commission approve the May 26, 2026, Planning Commission meeting minutes
as received.
BACKGROUND/DISCUSSION:
Minutes have been prepared and are being presented for approval.
PREPARED BY:
Arlene Laviera, Administrative Coordinator, Community Development
ATTACHMENTS:
1. 05-26-26 Minutes
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C/Worthington called the meeting to order at 6:30 p.m. in the Windmill Community Room,
21810 Copley Drive, Diamond Bar, CA 91765.
Rawlings
Mehta, Rawlings, C/Worthington
Torres, V/C Mao
Greg Gubman, Community Development Director, Rudy
Lopez, Assistant Planner, Arlene Laviera, Administrative
Coordinator; Hal Ghafari, Public Works Manager, Dan
Cruz, Assistant City Attorney.
Chair approved.
None.
3.1 MINUTES OF THE PLANNING COMMISSION REGULAR MEETING – March
24, 2026.
Rawlings moved, and Mehta seconded to approve consent calendar. Motion carried 3-
0-0-2 by the following Roll Call vote:
AYES: 3 COMMISSIONERS: Mehta, Rawlings, C/Worthington
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Mao, Torres
4.1 Review of Fiscal Year 2026-2027 Capital Improvement Program (CIP) for
Conformity with the General Plan.
Adopt a Resolution finding the proposed FY2026-2027 CIP to be in conformance with
the City’s General Plan.
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CDD/Gubman provided background information on the Capital Improvement Program
to the commission.
Hal Ghafari, Public Works Manager, gave a brief overview of the Fiscal Year 2026-
2027 Capital Improvement Program.
Rawlings moved, and Mehta seconded to adopt Resolution No. 2026-07 finding the
proposed FY2026-2027 CIP to be in conformance with the City’s General Plan. Motion
carried 3-0-0-2 by the following Roll Call vote:
AYES: 3 COMMISSIONERS: Mehta, Rawlings, C/Worthington
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Mao, Torres
5. PUBLIC HEARING:
5.1 Development Review Planning Case No. PL2025-47: The applicant is requesting
Development Review (DR) approval to remodel the exterior and construct a 1,647
square-foot first-floor addition, a 119 square-foot front entry porch, and an interior
remodel to an existing 2,248 square-foot single-story single-family residence on a
42,689 gross square-foot (0.98 gross acre) developed lot. The applicant is concurrently
proposing the construction of a 798 square-foot, attached Accessory Dwelling Unit
(ADU). Although it is depicted on the project plans, the attached ADU is permitted by
right, and is not subject to Planning Commission review.
Environmental Assessment:
This project has been reviewed for compliance with the California Environmental
Quality Act (CEQA). Based on that assessment, the City has determined the project
to be Categorically Exempt from the provisions of CEQA pursuant to the provisions of
Article 19 Section 15301(e) (additions to existing structures) of the CEQA Guidelines.
No further environmental review is required.
Recommended Action:
Adopt the attached Resolution (Attachment A) approving Development Review
Planning Case No. PL2025-47, based on the findings of Diamond Bar City Code
(DBCC) Sections 22.48, subject to conditions.
AP/ Rudy Lopez presented the staff report.
C/Worthington opened it up for the commissioners to ask questions of staff.
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VC/Worthington opened the public hearing.
Resolution No. 2026-08 approving
Development Review PL2025-47, subject to the standard conditions. Motion carried 3-0-0-
2 by the following Roll Call vote:
7. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
8. STAFF COMMENTS/INFORMATIONAL ITEMS:
9. SCHEDULE OF FUTURE EVENTS:
10. ADJOURNMENT: With no further business before the Planning Commission,
C/Worthington adjourned the Regular Planning Commission meeting at 7:01 p.m.
th day of July, 2026.
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
PLANNING COMMISSION AGENDA
REPORT
CASE/FILE NUMBER: Case No. PL2025-77
PROJECT LOCATION: Westerly terminus of Gentle Springs Lane between 259 Gentle
Springs Lane (Best Western Hotel) and Prospectors Road
APN: 8717-008-189
GENERAL PLAN DESIGNATION: Town Center Mixed Use (MU-TC)
ZONING DISTRICT: Town Center Specific Plan (TCSP)
PROPERTY OWNER: Rita Huang
Tranquil Garden LLC
16007 Richvale Drive
Whittier, CA 90604
APPLICANT: Eric Chen
CDA+PDG, Inc
150 El Camino Real #112
Tustin, CA 92780
SUMMARY:
The property owner, Rita Huang, and applicant, Daphne Shen, are requesting approval of a Vesting Tentative
Tract Map (VTTM) and Development Review (DR) for the construction of a new four-story, 36-unit residential
condominium development with a gym, clubhouse, open courtyard, and a community rooftop garden on a
0.99-acre undeveloped parcel located between the westerly terminus of Gentle Springs Lane and South
Prospectors Road. The Project site is identified in the City’s Housing Element as a site suitable for the
development of affordable housing. The applicant proposes designating 3 of the 36 units for sale to low-
income households, and the proposed project is designed to incorporate a twenty percent (20%) density
bonus, one incentive/concession, three waivers and reductions of development standards, and reduced
parking ratios pursuant to the State Density Bonus Law (SDBL). This project will be the first development within
the newly adopted Town Center Specific Plan area and implements the Specific Plan’s land use and housing
objectives. The applicant has invoked the new Assembly Bill 130 (AB 130) CEQA exemption for infill housing
developments, and the proposed project is therefore subject to an expedited review and decision by the
Planning Commission and City Council.
The project was originally noticed for public hearing before the Planning Commission on July 14, 2026, but the
public hearing was rescheduled to July 28, 2026 at the applicant’s request.
RECOMMENDATION:
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
Conduct a public hearing and adopt the attached Resolution (Attachment 1) recommending that the City
Council approve the Tranquil Garden 36-unit residential condominium project (Case No. PL2025-77), consisting
of a State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development Review,
subject to conditions, making necessary findings pursuant to provisions of Government Code Section 65915,
Government Code Section 65863, and Diamond Bar City Code (DBCC) Chapters 22.18, 21.20, and 22.48, and
find that the Project is exempt from the California Environmental Quality Act pursuant to Public Resources
Code Section 21080.66.
BACKGROUND:
The applicant is proposing the construction of a 36-unit, four-story residential condominium development
("Tranquil Garden") with a gym, clubhouse, open courtyard, and a community rooftop garden. The Project site
is identified in the City’s Housing Element as a site suitable for the development of affordable housing. The
applicant proposes designating three (3) of the 36 units for low-income households, thereby qualifying the
project for a density bonus, incentives and concessions, waivers or reductions of development standards, and
reduced parking ratios under the State Density Bonus Law (SDBL).
The project application was deemed complete on March 12, 2026, thereby vesting the proposed project to
the applicable ordinances, policies, standards, and fees in effect as of this date. As a result, although the
subject property is currently designated in the Town Center Specific Plan (TCSP), the proposed project remains
subject to the Regional Commercial - Housing Element Overlay (C-3-H) development standards since the TCSP
was not adopted until April 16, 2026.
The applicant has invoked the new Assembly Bill 130 (AB 130) CEQA exemption for infill housing developments.
(Codified as Public Resources Code § 21080.66.) AB 130 is a new statutory CEQA exemption for infill housing
development projects that meet specified criteria and which have undergone a consultation process with
California Native American tribes traditionally and culturally affiliated with the project site. Projects that satisfy
AB 130’s requirements are exempt from CEQA and subject to an expedited review and approval timeline.
Because the proposed project satisfies AB 130 requirements, the project is exempt from CEQA, and the City
Council is required to take final action approving or disapproving the proposed project by August 18, 2026.
Site Characteristics
The project site is a relatively flat, undeveloped lot, east of South Prospectors Road and at the end of the cul-
de-sac on Gentle Springs Lane. The Best Western Diamond Bar hotel is located north of the project site and the
Fall Creek gated residential condominiums are located south of the project site. Much of the site is covered
with annual grasses, brush, and mature trees. There are no protected trees on-site.
The project site is legally described as Lot 3 of Parcel Map No. 22987, and the Assessor’s Parcel Number (APN) is
8717-008-189.
Site and Surrounding General Plan, Zoning and Land Uses
The image on the following page highlights the subject property:
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
Site (Plan View) Aerial
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
View Of Project Site From South Prospectors Road
The following table summarizes the land use status of the subject property and its surroundings:
General Plan Designation Zoning District Land Use
Site Town Center Mixed Use TCSP Undeveloped
North Town Center Mixed Use TCSP Best Western Diamond Bar Hotel,
State Route 60
South High Density Residential RMH Residential Condominiums (Fall
Creek Gated Community)
East Town Center Mixed Use TCSP Diamond Bar Ranch Shopping
Center
West Light Industrial I Self-Storage Facility
Applicable General Plan and Zoning Standards
The project site has a General Plan Land Use Designation of Town Center Mixed Use and is identified in the
General Plan Housing Element site inventory as a site appropriate for the development of housing within the
current Housing Element cycle (2021–2029).
To implement Program H-8 of the City’s Sixth Cycle Housing Element (2021–2029), in early 2025, the City Council
adopted an amendment to the Land Use Element of the General Plan to allow a maximum residential density
of 30 dwelling units per acre within the Town Center Mixed Use designation area. Concurrently, the City
Council amended Title 22 (Development Code) of the Diamond Bar City Code and Official Zoning Map to
establish the Housing Element Site (H) Overlay zoning designation and associated development standards for
properties within the three mixed-use areas designated in the General Plan (including the project site). This
zoning designation generally applies the site planning and development standards applicable to the
development of property within the RH-30 (high density residential-30 dwelling units per acre) zoning district to
developments within the (H) overlay district containing multifamily dwellings. In April 2026, the City Council
adopted the Town Center Specific Plan, which replaced the zoning and development standards applicable
to properties within the Town Center area.
On October 20, 2025, the applicant submitted a Vesting Tentative Tract Map and Development Review
application for the proposed residential condominium project. The applicant also submitted a SDBL
application, seeking a twenty percent (20%) density bonus (6 units), one incentive/concession (relief from
undergrounding utilities), the waiver or reduction of certain otherwise applicable development standards
(maximum building height, minimum landscaping percentage, and minimum parking dimensions, and
reduced parking ratios. Staff determined the initial application was incomplete, and after multiple resubmittals,
ultimately determined the application to be complete on March 12, 2026.
Senate Bill 330 (SB 330), codified in Government Code Section 66300 et seq. and commonly referred to as the
Housing Crisis Act of 2019, made changes to land use and zoning law to remove barriers and impediments to
building new housing in urban areas of the state. To increase certainty in the development application
process, SB 330 allows an applicant to vest a proposed project to the applicable ordinances, policies,
standards, and fees in effect on the date the applicant submits either a “preliminary application” or a
complete formal development application. In this case, the applicant did not submit a preliminary
application, and its formal development application was deemed complete on March 12, 2026, thereby
vesting the proposed project to the applicable ordinances, policies, standards, and fees in effect as of this
date. Since the TCSP had yet been adopted as of the project’s vesting date, the proposed project is subject to
the Regional Commercial - Housing Element Overlay (C-3-H) development standards that were in place as of
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
March 12, 2026.
Staff has reviewed the project application and submitted plans against the applicable site and development
standards and has determined that, with the exception of the identified waivers or reductions of development
standards authorized pursuant to the SDBL, the proposed project satisfies, or can be conditioned to satisfy, all
applicable City development standards and requirements.
PROJECT DESCRIPTION:
Site Plan
The subject property has a gross lot area of 43,130 square feet and contains the following easements:
• A 10-foot-wide County of Los Angeles sanitary sewer easement that affects approximately 1,345 square
feet of the site.
• A 10-foot-wide Walnut Valley Water District water pipe easement that affects approximately 4,915
square feet of the site.
• A 10-foot-wide County of Los Angeles flood control easement that affects approximately 4,949 square
feet of the site.
• A portion of the abandoned Old Brea Canyon Road is reserved as a blanket easement for Southern
California Edison, affecting approximately 6,965 square feet of the site.
• A 30-foot-wide reciprocal drainage easement that affects approximately 506 square feet of the site.
• A private driveway and fire lane easement that affects approximately 12,040 square feet of the site.
• A flood hazard area that affects approximately 460 square feet of the site.
The applicant is proposing the construction of a 36-unit, four-story residential condominium development with
a gym, clubhouse, open courtyard, and a community rooftop garden. Access to the site is provided via
Gentle Springs Lane. The South Prospectors Road entrance will be gated for emergency access only, while the
existing gate at Gentle Springs Lane will be removed as part of the project. Therefore, primary access to the
site will be provided from Gentle Springs Lane via an unsignalized right turn in and left turn out driveway. While
majority of the parking for the future residents will be provided by the first-floor parking garage, 13 existing
uncovered parking spaces will be relocated along the northeast and southeast side of the building.
The proposed building footprint encroaches into the existing 10-foot-wide County of Los Angeles sanitary sewer
easement. The applicant will be required to obtain written authorization from the County of Los Angeles for
any proposed encroachment into the easement, including any required easement modification, relocation, or
vacation, which has been added as a condition of project approval.
Grading Plan
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Meeting Date: July 28, 2026
Proposed grading activities will include approximately 600 cubic yards of cut and 186 cubic yards of fill for a
total of approximately 786 cubic yards of earthwork. Standard dump truck capacities range from 10 to 15
cubic yards, so the proposed amount of import and export would require between 53 to 79 hauls to
accommodate the proposed building pad, parking areas, driveway access, and associated site
improvements, while also ensuring proper drainage across the site. The proposed grading will be relatively
minor.
Subdivision
The proposed project will include the subdivision of air space for 36 residential condominium units.
Floor Plans
The four-story building will have 33,823 square feet of living area and 2,648 square feet of private balcony area
allocated between the second, third, and fourth floors. There are a total of eight (8) different floor plan types
that will make up the thirty-six (36) residential condominium units, each with its own private balcony as follows:
1. Floor Plan Type B1 is 940 square feet with two bedrooms and two bathrooms.
2. Floor Plan Type B2 is 947 square feet with two bedrooms and two bathrooms.
3. Floor Plan Type B2-B is 947 square feet with two bedrooms and two bathrooms.
4. Floor Plan Type B3 is 968 square feet with two bedrooms and two bathrooms.
5. Floor Plan Type B4 is 786 square feet with two bedrooms and one bathroom.
6. Floor Plan Type B5 is 717 square feet with two bedrooms and one bathroom.
7. Floor Plan Type C1 is 1,172 square feet with three bedrooms and two bathrooms.
8. Floor Plan Type C2 is 1,259 square feet with three bedrooms and two bathrooms.
The height of the building is 60’-6”, measured from the finished grade to the top of the elevator tower, and 50
feet measured from the finished grade to the top of the residences/main building.
Access and Internal Circulation
As previously discussed, primary vehicular access to the proposed project site will be provided from Gentle
Springs Lane, while secondary emergency access will be provided from South Prospectors Road. A 28-foot-
wide, L-shaped private driveway will extend from the terminus of Gentle Springs Lane to South Prospectors
Road and will provide access to the first-floor parking garage. The garage entrance will be located at the
northeast side of the building adjacent to the main residential lobby and entry area.
The project site is also subject to a Reciprocal Access and Parking Agreement with the properties located at
259 and 245 Gentle Springs Lane, which provides for shared vehicular access and parking between the three
properties. Existing access from 259 Gentle Springs Lane will remain unchanged, and the project approval will
be conditioned to require the applicant to obtain the other property owners’ approval of an amended
Agreement reflecting the proposed changes to circulation and parking.
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
Aerial View of Project Site, 259 and 245 Gentle Springs Lane
Architecture
The proposed building incorporates a contemporary interpretation of Mediterranean architecture that blends
traditional Mediterranean design elements with modern multifamily residential building forms. The architectural
style is characterized by smooth stucco wall surfaces, a light-colored exterior palette, decorative parapet
features, recessed balconies, and vertically oriented architectural accents that provide visual depth and
articulation.
Several architectural features have been incorporated to reduce the perceived scale and mass of the four-
story structure. Most notably, the elevations are articulated through a series of vertically oriented architectural
projections that extend from the second floor to the roofline. These projections divide the building into smaller
visual components, creating a consistent rhythm along the primary façade plane and preventing the
appearance of long, uninterrupted wall planes. Prominent tower elements located at key corners of the
building extend above the primary roofline and serve as vertical focal points that frame the structure which
provides additional visual interest along the South Prospectors Road and Best Western Plaza frontages.
The base of the building is visually distinct from the upper levels through subtle changes in color, helping to
ground the structure while establishing a clear separation between the parking and residential areas. The
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
upper floors incorporate a combination of projecting and recessed wall planes that enhance visual interest
and create articulation across the façades. Cantilevered balconies placed three feet from the primary
façade plane and recessed windows and doors introduce depth and shadow to provide additional
articulation to the building envelope.
The roofline incorporates varying parapet heights, tower elements, and trellis features that create an
articulated skyline and avoid the appearance of a large flat-roofed structure. The exterior color palette
combines light neutral tones with darker accent materials to create contrast, define distinct building
components, and emphasize the vertical architectural elements. Collectively, the vertical projections, tower
features, recessed balconies, contrasting base treatment, and varied roofline reduce the perceived scale of
the building, enhance visual interest, and create a cohesive architectural composition on all elevations.
Although the project is vested to the Regional Commercial - Housing Element Overlay (C-3-H) development
standards and is not subject to the Town Center Specific Plan (TCSP), the building's architectural design is
nonetheless consistent with the TCSP's design objectives for high-quality multifamily development through its
articulated façades, varied massing, pedestrian-oriented design features, roof-wall connection, enhanced
corner treatments, durable building materials, and integrated architectural detailing that collectively
contribute to an attractive and visually engaging streetscape.
Northeast Elevation (view from Best Western Plaza)
Southwest Elevation (view from South Prospectors Road)
Landscape Plan
There are 14 existing mature trees within the site, none of which are native or protected. According to the
existing site plan, 8 of those trees will be removed and 6 will remain. A total of 68 new trees will be planted.
The proposed conceptual landscape plan presents a diverse and well-integrated palette of trees, shrubs, and
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groundcover designed to create visual interest through variations in color, scale, and texture. The landscape
design employs a layered planting strategy that combines canopy trees, accent trees, ornamental species,
shrubs, and groundcover to soften the bulk of the building, enhance the pedestrian experience, and establish
a cohesive visual identity throughout the site. Landscaping is distributed across the ground level, second-floor
courtyard, upper-level residential terraces, and rooftop amenity areas, creating a comprehensive vertical
landscape program that integrates vegetation into all levels of the proposed development. The design
emphasizes perimeter screening, streetscape enhancement, resident amenities, and visual connectivity
between the building and surrounding neighborhood while utilizing predominantly low-water-use plant
materials consistent the City’s Water Efficient Landscaping Ordinance.
The first-floor features prominent accent trees at the lobby entrance, including two 48-inch box Marina
strawberry trees, which establish a welcoming focal point and help define the primary pedestrian entry.
Complementing these focal elements, the eastern and western building frontages are lined with a mix of
seven 24-inch box Wilson’s fruitless olive trees, three 24-inch box pineapple guava trees, and two 36-inch box
African sumac trees, establishing a structured and visually balanced streetscape edge. Along South
Prospectors Road, the landscape plan introduces a continuous planting corridor consisting of canopy trees,
accent plantings, shrubs, and groundcover that reinforces the street frontage, enhances screening of surface
parking areas, and contributes to an attractive pedestrian environment. Along the western property line, five
15-gallon Nagami kumquat trees are introduced to reinforce the landscape edge and provide continuity with
the larger canopy trees.
The second-floor courtyard serves as a central shared open space and incorporates a combination of vertical
and ornamental plantings, including three 12-foot brown trunk height King palms, nine 15-gallon Tom Knudsen
camellias, and two 15-gallon Marina strawberry trees. These landscape elements are integrated with seating
areas, walkways, and outdoor gathering spaces to create an inviting and usable amenity area for residents.
Additional planter beds distributed throughout the courtyard provide seasonal color, textural variation, and
shade while helping to visually soften adjacent building elevations.
On the third floor, eight 15-gallon Nagami kumquat trees are arranged along the southern walkway within
integrated planter areas that provide greenery adjacent to residential units and common circulation areas.
The fourth floor introduces three 15-gallon Bloodgood Japanese maple trees in similar locations, adding
seasonal color and architectural character to the upper-level landscape design. These elevated planting
areas contribute to the project's vertical greening strategy by extending landscape amenities beyond the
ground plane and enhancing views from both within and outside the development.
At the rooftop level, a 3,678-square-foot community garden and rooftop amenity deck provide a distinctive
resident gathering space. The rooftop landscape includes six 15-gallon dwarf lime trees, six 15-gallon dwarf
navel orange trees, and eleven 15-gallon dwarf lemon trees arranged throughout raised planters and garden
areas. The rooftop design combines edible landscaping, seating areas, circulation pathways, and decorative
planting beds to create an active recreational space while contributing to urban greening, visual interest, and
resident wellness.
In addition to on-site improvements, the project includes enhancements to the existing parkway landscaping
along South Prospectors Road adjacent at the western property line. Existing Crape Myrtle trees will be
preserved and incorporated into the overall landscape composition, while surrounding planter areas will be
revitalized with new shrubs and groundcover to improve the appearance of the public streetscape.
Collectively, the proposed landscape improvements establish a cohesive design that strengthens the project's
visual character, enhances resident amenities, improves the pedestrian environment, and contributes to the
overall quality of the surrounding neighborhood. The majority of the plant palette consists of low-water-use
species and is required to comply with applicable water-efficient landscape requirements, which will be
verified during landscape plan check review.
ANALYSIS:
Review Authority
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Before the City Council approves a Vesting Tentative Tract Map in conjunction with a proposed project, the
Planning Commission must first conduct a public hearing to consider the proposed project, and then transmit
its recommendations by resolution to the Council. The proposed project requires Planning Commission review
and recommendation of the State Density Bonus Law (SDBL) Application, Vesting Tentative Tract Map (VTTM),
and Development Review (DR). Applicable provisions of state law that apply to multiple-family housing
development projects, which impact the Planning Commission’s and City’s review of the proposed project,
are described below.
Housing Accountability Act
Pursuant to DBCC Section 22.18.040(c)(2) and the Housing Accountability Act (Government Code Section
65589.5), the findings set forth in DBCC Section 22.48.040 are not required to be made as a prerequisite to
approval of a Development Review application or other entitlements for a housing development project.
Rather, except as otherwise permitted or required by state law, the final City review authority must approve or
conditionally approve an application for a housing development project unless it makes written findings for
disapproval in accordance with the Housing Accountability Act. Subdivision (j)(1) of Government Code
Section 65589.5 states:
“(j)(1) When a proposed housing development project complies with applicable, objective general
plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the
time that the application was deemed complete, but the local agency proposes to disapprove the
project or to impose a condition that the project be developed at a lower density, the local agency
shall base its decision regarding the proposed housing development project upon written findings
supported by a preponderance of the evidence on the record that both of the following conditions
exist:
(A) The housing development project would have a specific, adverse impact upon the public health or
safety unless the project is disapproved or approved upon the condition that the project be developed
at a lower density. As used in this paragraph, a “specific, adverse impact” means a significant,
quantifiable, direct, and unavoidable impact, based on objective, identified written public health or
safety standards, policies, or conditions as they existed on the date the application was deemed
complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant
to paragraph (1), other than the disapproval of the housing development project or the approval of the
project upon the condition that it be developed at a lower density.”
No Net Loss
In addition, when a proposed development project is located on a “housing element parcel” and proposes
fewer residential units in any income category than were projected in the Housing Element sites inventory to
be accommodated on the parcel, the final City review authority must also make “No Net Loss” findings
pursuant to Government Code Section 65863 and DBCC Section 22.18.050(d)(2).
AB 130 / Permit Streamlining Act
The applicant contends the project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Assembly Bill (AB) 130. On June 30, 2025, the State Legislature adopted, and the Governor signed, AB 130,
and it took effect immediately. AB 130 made substantial changes to the CEQA review and the Permit
Streamlining Act procedures that apply to multiple-family housing development projects. Relevant here, AB
130 created a new statutory CEQA exemption for infill housing development projects meeting specified criteria
and which have undergone a consultation process with California Native American tribes that are traditionally
and culturally affiliated with the project site. (Codified as Public Resources Code § 21080.66.)
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AB 130 also amended certain provisions in the Permit Streamlining Act to require expedited review of housing
development projects to which the new CEQA infill exemption applies. Importantly, Government Code Section
65950 was amended to require a lead agency for a development project (in this case the City) to either
approve or disapprove a project that is exempt from CEQA under Public Resources Code Section 21080.66
within 30 days of completion of the tribal consultation required by AB 130, unless this time period is extended by
mutual agreement of the applicant and the City. Tribal consultation concluded on June 15, 2026, and the 30-
day time period for the City to act would therefore have ended on July 15, 2026. On July 7, 2026, the applicant
and City mutually agreed in writing to extend the date by which the City Council must take final action to
approve or disapprove the proposed project until and through the end of the August 18, 2026 regular City
Council meeting.
The following analysis sets forth the foundation for the Findings of Fact contained in the attached Resolution.
Together, the analysis and findings provide the basis for staff’s recommendation that the Planning Commission
recommend approval of the project and all of its components, subject to the conditions set forth in the
proposed Resolution.
State Density Bonus Law (Government Code Section 65915 and DBCC Section 22.18.010)
The proposed project is subject to the provisions of the State Density Bonus Law (SDBL), as codified in
Government Code Sections 65915-65918 and implemented by DBCC Section 22.18.010. The SDBL is intended to
encourage the production of housing, including affordable housing, by providing qualifying residential
developments with increased development potential and regulatory relief. The law requires local jurisdictions
to grant density bonuses, incentives, concessions, waivers and reductions in development standards, and
reduced parking ratios to housing developments that provide a specified percentage of affordable units and
meet the applicable eligibility requirements.
Density Bonus: The applicant is requesting a density bonus of six (6) additional units, or 20 percent (20%). The
maximum allowable residential density (or “base density”) for the Project site pursuant to the MU-TC General
Plan Land Use Designation and C-3-H zoning is 30 dwelling units per acre – or 30 units on the 0.99-acre project
site. The base project consists of 30 residential condominium units, with the applicant proposing to deed restrict
three units for sale to low-income households. By reserving three units for sale to low-income households,
representing 10 percent of the base units, the project automatically qualifies for a twenty percent (20%)
density bonus pursuant to SDBL, equating to a total of six additional units (30 multiplied by 0.20 equals 6).
Therefore, the maximum number of units permitted under the SDBL is 36.
Concessions/Incentives: In addition to a density bonus, SDBL allows developers to request “concessions” or
“incentives” in order to facilitate the construction of the development including the density bonus units. (See
Gov’t Code §65915(b)). A concession or incentive may include a reduction in site development standards,
modification of zoning code requirements or architectural design requirements, a reduction in required parking
spaces, approval of mixed-use zoning (where it does not already exist), or other regulatory incentives or
concessions that result in identifiable and actual cost reductions to provide for affordable housing costs. The
number of allowed incentives or concessions varies based on the number and affordability level of the
affordable units provided and whether they are rental or for-sale units.
The granting of a concession or incentive does not require, in and of itself, a general plan amendment, zone
change, study, or other discretionary approval. Rather, the City is required to grant a requested concession or
incentive unless it makes a written finding, based upon substantial evidence, that the requested concession or
incentive: (1) does not result in identifiable and actual cost savings to the project to provide for the affordable
housing costs; (2) would be contrary to state or federal law; or (3) would have a specific adverse impact on
public health, safety or on property which is listed on the state Register of Historical Resources and there is no
feasible method to satisfactorily mitigate the specific adverse impact without making the project unaffordable
to the affordable households [for purposes of this finding, a “specific adverse impact” means “a significant,
quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety
standards, policies, or conditions as they existed on the date the application was deemed complete”].
In this case, the SDBL entitles the applicant to one concession or incentive in exchange for reserving 3 of
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condominium units (or 10% of the base density) for sale to low-income households. For its one
concession/incentive, the applicant is requesting relief from the requirement that would otherwise be imposed
pursuant to DBCC Section 22.16.110 to underground on-site electric or communications facilities at the time of
development.
According to the applicant, relief from the utility undergrounding requirement is appropriate because it would
result in substantial cost savings, would not cause a public health or safety problem because the purpose of
the undergrounding requirement is to provide aesthetic benefits, would not result in environmental problems or
harm to historical property, and would not be contrary to state or federal law.
Waivers/Reductions: In addition to incentives and concessions, SDBL prohibits the City from applying any
development standard to a qualifying density bonus project that would have the effect of physically
precluding the construction of the proposed project with the density bonus units and/or the developer’s
requested concessions or incentives and allows developers entitled to a density bonus to also request an
unlimited number of waivers or reductions of such development standards. (See Gov’t Code §65915(e)). As a
result, qualifying projects may be permitted to exceed local development standards when necessary to
accommodate the density bonus and associated incentives authorized by State law.
In order to deny a requested waiver or reduction of a particular development standard, the City must make a
written finding, based upon substantial evidence, that application of the development standard would not
physically preclude the proposed project or that the requested waiver or reduction of the development
standard would either (1) be contrary to state or federal law; or (2) have a specific adverse impact on public
health, safety or on property which is listed on the state Register of Historical Resources and there is no feasible
method to satisfactorily mitigate the specific adverse impact without making the project unaffordable to the
affordable households [for purposes of this finding, a “specific adverse impact” means “a significant,
quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety
standards, policies, or conditions as they existed on the date the application was deemed complete”).
The applicant is requesting the following three waivers and reductions of otherwise applicable development
standards pursuant to SDBL: (1) a waiver of the maximum building height permitted under the C-3-H Zone,
proposing a height of 60 feet 6 inches (where 35 feet is the maximum allowed); (2) a reduction in the minimum
garage parking stall dimensions to 19 feet by 8 feet (where 20 feet by 10 feet is required) and 18 feet by 9 feet
for uncovered parking stalls (where 19 feet by 9 feet is required); and (3) a reduction in the minimum
landscaping requirement for high-density residential development from 15 percent to 10 percent.
According to the applicant, strict application of these development standards would physically preclude
construction of the proposed project at the permitted density of 36 units, and waiving or modifying them
would not be contrary to state or federal law and would not cause any environmental or public health or
safety problems or harm historically designated property.
Reduced Parking Ratios: If requested by a developer, SDBL prohibits the City from requiring a parking ratio of
more than 1.5 onsite parking spaces per bedroom for 2- or 3-bedroom units in a qualifying density bonus
project. The applicant has requested application of this SDBL parking ratio for the project. All 36 units in the
proposed project are either two- or three-bedroom units; therefore, the total number of required parking
spaces per the SDBL is 54. The applicant is proposing a first-floor parking garage with 41 spaces and relocating
13 existing uncovered parking stalls along the northeast and southeast side of the building. There is no
applicable requirement governing the type of parking spaces to be provided (garage versus uncovered).
Therefore, the applicant will comply with the required parking for the project.
Parking Requirement
Use Units Parking Ratio Parking
Required*
Parking
Provided
Proposed 36-Unit Residential Condominium Building
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36-Unit Residential
Condominium Building
36 1.5 spaces per unit for
units that are two to
three bedrooms
54 54
Total 54 54
*Number of required parking spaces is reduced pursuant to SDBL and DBCC Section 22.18.010(g)(3)(a).
SDBL provides the substantive entitlement mechanism that authorizes the increase in density from 30 to 36 units
and permits the requested concessions/incentives, development standard waivers/reductions, and reduced
parking ratios in exchange for the provision of affordable housing. This statute ensures that the project’s density
is both preserved and implementable under State law, thereby facilitating the delivery of housing consistent
with legislative intent.
The project approval is conditioned to require the applicant to enter into a regulatory agreement with the City
prior to final map approval to ensure the initial and continued affordability of the three low income-restricted
dwelling units.
Vesting Tentative Tract Map (DBCC Chapter 21.20.080)
Pursuant to Section 66424 of the Subdivision Map Act, a Tentative Tract Map is required for the subdivision of
any units/parcels of improved land for the purpose of sale, lease, or financing. Therefore, a Tentative Tract
Map is requested to subdivide the four-story, residential condominium building into airspace for 36 residential
condominium units to allow each unit to be sold off and separately owned.
A Vesting Tentative Tract Map provides the Applicant with a vested right to proceed with development in
substantial compliance with the ordinances, policies, and standards in effect at the time the vesting map
application is approved by City Council. Upon approval of the Vesting Tentative Tract Map and satisfaction of
applicable conditions of approval, the Applicant is entitled to rely on those development standards during the
subsequent processing of the final map and building permits, subject to limitations established by the
Subdivision Map Act and applicable state law.
Several necessary and required conditions of approval for the Vesting Tentative Tract Map are included in the
proposed Resolution, including the recordation of City-approved Covenants, Conditions, and Restrictions
(CC&Rs) that govern the condominium units prior to final map approval. The applicant will need to satisfy
these conditions before a final map may be approved and recorded and/or the proposed project may be
developed. Subject to these conditions of approval, Staff believes all prerequisites and findings required for
approval of the proposed Vesting Tentative Tract Map pursuant to DBCC Section 21.20.080 and the Subdivision
Map Act can be satisfied and made, and these findings have been included in the proposed Resolution.
In-Lieu Park Fee
State law (the “Quimby Act”) and Diamond Bar’s Subdivision Ordinance require the dedication of land or
payment of fees for park or recreational purposes as a condition of approval for a tentative map. Because the
proposed subdivision contains fewer than 50 dwelling units, the City may only require the payment of an in-lieu
fee. Such fees are to be used only for the purpose of developing new or rehabilitating existing park or
recreational facilities to serve the proposed subdivision.
DBCC Title 21(Subdivision Ordinance) Section 21.32.040 provides that the amount of the in-lieu fee paid by the
applicant is based upon the number and type of dwelling units expected to be developed within the
proposed subdivision, and the per-acre fair market value of the land as determined by City staff and
approved by the Planning Commission or City Council at the time of approval of the Tentative Tract Map. An
applicant may choose to provide an appraisal establishing the fair market value of the property, at its own
expense, which the City may accept if found reasonable. To calculate the amount of the in-lieu fee, the per-
acre fair market value of the property is multiplied by the amount of required park acreage established by the
following formula:
X = .005(UP)
Where:
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• X = Required parkland (acres)
• U = Number of dwelling units
• P = 2.1 for multifamily developments containing five (5) or more dwelling units
During negotiations for another residential condominium development currently under consideration by the
City ("Montefino"), the applicant and City staff have mutually agreed to utilize a fair market land value of $2.8
million per acre for purposes of calculating that project's Quimby obligation. Staff believes that the agreed-
upon valuation provides a reasonable benchmark for comparable land within Diamond Bar. Applying that
valuation to the Tranquil Garden proposal would thus yield a Quimby fee of approximately $1.06 million.
The applicant for Tranquil Garden submitted an appraisal prepared by a licensed real estate appraiser
concluding that the project site's fair market value is approximately $1.47 million per acre. Thereafter, by letter
dated July 16, 2026 (“Elevated Entitlements letter,” Attachment 2), the applicant requested that the City
reduce the project's Quimby in-lieu park fee by accepting the appraisal's lower valuation and considering the
project's unique circumstances. The applicant's request is based upon three principal arguments: (1) that the
property's fair market value is substantially lower than the City's estimate because of physical site constraints;
(2) that the project experienced extraordinary cost increases after the applicant voluntarily delayed
processing while the City completed the Town Center Specific Plan; and (3) that the project includes deed-
restricted affordable housing units.
Staff has carefully considered both the applicant's appraisal and the July 16, 2026 Elevated Entitlements letter.
Staff does not recommend granting the applicant's request to reduce the Quimby in-lieu fee calculated
pursuant to the City's recommended fair market valuation. Specifically, staff does not find that the appraisal or
other information submitted by the applicant supports replacing the City's recommended fair market value or
reducing the calculated Quimby fee to the extent requested by the applicant.
With respect to valuation, staff does not recommend relying upon the applicant’s appraisal to establish the
property's fair market value. While the Elevated Entitlements letter identifies several characteristics of the
property—including its irregular configuration, freeway adjacency, easements, constrained access, and
limited street visibility—staff does not believe these factors support the substantial reduction in value reflected
in the appraisal. Staff is also concerned that the appraisal relies upon comparable sales from jurisdictions with
materially different market conditions than those existing in Diamond Bar and that the appraisal methodology
does not adequately support the resulting significant downward adjustment in value. Montefino’s appraisal, on
the other hand, relied entirely on comparable land sales within Diamond Bar, which staff found to be a
reasonable reflection of local prevailing market conditions.
Recommended Discretionary Adjustment
Applying the formula prescribed by Subdivision Ordinance Section 21.32.040, a fair market value of $2.8 million
per acre results in a calculated in-lieu park fee of $1,058,400.
Notwithstanding staff's recommendation regarding the property's fair market value, staff believes the
applicant has identified several unique project-specific circumstances that warrant separate consideration as
a discretionary adjustment to the calculated in-lieu park fee. Unlike the issue with comparable land sales listed
in the appraisal, these circumstances do not affect the property's fair market value, but rather support a
limited equitable reduction in the amount of the fee imposed.
First, the applicant voluntarily delayed formal processing of the project while the City completed preparation
and adoption of the C-3-H/RH-30 zoning designation to meet a Housing Element implementation deadline
while the Town Center Specific Plan process was still underway. Although the applicant could have
independently pursued a zone change application, the applicant instead agreed to postpone formal
processing so that the project could proceed with its broader rezoning effort. During the intervening years,
land values, construction costs, financing costs, insurance costs, and other development expenses increased
substantially. Staff believes it is appropriate for the City to recognize that the applicant's cooperation
advanced an important City planning initiative while exposing the project to significantly greater development
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costs than would likely have been incurred had the project proceeded several years earlier.
Second, the proposed project will provide three deed-restricted low-income ownership units while
implementing the City's Housing Element. Although the provision of affordable housing alone would not justify
modifying the Quimby fee methodology, staff believes it is an appropriate factor for the City Council to
consider in evaluating whether a limited discretionary adjustment is warranted.
Third, although the project contains fewer than fifty dwelling units and therefore does not qualify for a
mandatory recreational credit pursuant to Subdivision Ordinance Section 21.32.040(e)(6), it nevertheless
provides approximately 9,353 square feet of private recreational amenities, including a fitness room,
clubhouse, open courtyard, and rooftop community garden. These amenities will provide meaningful
recreational opportunities for future residents while reducing, to some degree, the demand placed upon City
park facilities.
Staff emphasizes that these considerations do not support modifying the property's fair market value or the
methodology prescribed by the Subdivision Ordinance for calculating the Quimby fee. Rather, staff believes
they support a limited discretionary adjustment to the fee that would otherwise be imposed.
Staff has also considered the potential application of Labor Code section 1720(c)(2)(B)(i) and the potential
applicability of California’s prevailing wage laws. That section provides that a private development project
receiving public subsidies (in this case, a reduction in Quimby fees) exceeding $600,000 may constitute a
"public work" subject to California's prevailing wage requirements. While the applicability of that provision
depends upon the particular facts and circumstances of a project, staff believes it is prudent to recommend
an adjustment that remains below that statutory threshold in order to avoid creating uncertainty regarding the
potential application of the prevailing wage laws.
Accordingly, staff recommends that the City Council calculate the Quimby fee using a fair market value of
approximately $2.8 million per acre, but reduce the calculated fee by $450,000, which recognizes the project's
unique equitable circumstances while remaining below the monetary threshold identified in the Labor Code.
This recommendation is based upon the unique combination of circumstances presented by this project. Those
circumstances include: (1) the applicant's voluntary delay in processing the project while the City completed
the C-3-H/RH-30 rezoning; (2) the project's role as the first residential implementation project within the Specific
Plan area; (3) the substantial increase in development costs incurred during that delay; (4) the provision of
three deed-restricted affordable ownership units; and (5) the provision of approximately 9,353 square feet of
private recreational amenities that will reduce, to some degree, the recreational demand otherwise placed
upon City park facilities.
The recommended discretionary adjustment in the project’s Quimby fee is summarized in the following table:
Fair Market Value $2,800,000
Unadjusted Quimby Fee (X = .005UP) $1,058,400
Recommended Discretionary Adjustment ($ 450,000)
Adjusted Quimby Fee $ 608,400
The recommended adjustment is based upon the totality of these unique facts and should not be construed
as modifying the City's methodology for determining fair market value under Subdivision Ordinance Section
21.32.040 or as establishing a generally applicable policy or precedent for future residential subdivisions. These
circumstances are collectively unique to this project and are not expected to recur as future Town Center
development proceeds under the adopted planning framework and future development impact fee
methodology.
Development Review (DBCC Chapter 22.48)
Pursuant to Chapter 22.48 of the DBCC, approval of an application for Development Review (DR) is required
for proposed development of new multiple-family dwellings to ensure that development projects comply with
all applicable design guidelines and standards, and minimize adverse effects on surrounding properties and
the environment. However, pursuant to DBCC Section 22.18.040(c)(2) and the Housing Accountability Act
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(Government Code Section 65589.5), the subjective findings set forth in DBCC Section 22.48.040 are not
required to be made as a prerequisite to approval of a Development Review application for a housing
development project, and the City must apply applicable, objective General Plan and zoning standards and
criteria, including design review standards, in effect at the time that the application for the proposed project
was deemed complete.
At the time the application was deemed complete, the City had not adopted objective design standards
applicable to the project. Although the Town Center Specific Plan (TCSP) subsequently established objective
design standards for future development within the Specific Plan area, those standards were adopted after
the project application was deemed complete and therefore cannot be applied to the Project. Accordingly,
the City’s review is limited to the objective standards in effect at the time of application completeness,
including applicable State Density Bonus Law requirements, all of which the Project satisfies.
Development Standards: The following table compares the proposed project with the proposed City’s
development standards for residential development in the Regional Commercial - Housing Element Overlay
zone:
Development Feature Development
Standards
Proposed Meets
Requirements
Residential Density 20 units per acre
(minimum), 30 units per
acre (maximum)
36 units per acre No*
Front Setback None 53’-4” Yes
Side Setback None 47’-8” northeast side,
10 feet south side
Yes
Rear Setback None 5’-1” Yes
Lot Coverage 60% 44% Yes
Building Height Limit 35 feet 60’-6” No**
Min. Percent of Site
Area Required to be
Landscaped
15% 10% No**
Parking 54 spaces 54 spaces Yes
*The base density proposed without SDBL is 30 units per acre. Since the applicant is allocating 10% of the 30 units to be restricted
for low income, SDBL grants a 20% density increase. Therefore, 20% of 30 is six additional units, or 36 units per acre.
**Waiver of maximum height requirements and reduction of landscaping requirements are granted pursuant to SDBL and DBCC
Section 22.18, as aforementioned.
Except for those development standards the applicant has requested to be waived or reduced pursuant to
the SDBL, the proposed project complies with all objective development and design standards applicable to
development subject to the Regional Commercial – Housing Element Overlay zoning.
Town Center Specific Plan Objective Design Standards:Although the project is not required to comply with the
Town Center Specific Plan Objective Design standards, as stated previously, the applicant has designed the
proposed condominium building to be consistent with the Disciplined Modern objective standards intended to
guide future development within the Town Center, as set forth in Section 6.16.5 of the Town Center Specific
Plan. The project demonstrates consistency with the following TCSP objective design standards:
• Massing: The proposed building is composed of multiple articulated vertical volumes that break
down the overall length and scale of the structure. Projecting tower elements, recessed wall
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planes, balconies, and changes in building height create a layered façade that provides visual
depth and avoids long uninterrupted elevations. The building incorporates distinct vertical bays
that establish a repetitive architectural rhythm while emphasizing primary building entrances and
architectural focal points. The varying parapet heights and rooftop elements further reduce the
perceived building mass.
• Base: The ground floor is visually differentiated from the upper residential floors through the use of a
distinct architectural base. The base incorporates a different material palette and color, including
concrete-like finishes, and provides a strong horizontal transition between the podium level and
residential stories above.
• Primary Walls of Upper Floors: The upper residential stories establish clearly defined primary façade
planes that comprise the majority of each elevation. Recessed windows, balconies, projecting
architectural frames, and accent materials create secondary façade planes that provide
additional depth and articulation while maintaining the predominance of the primary wall plane.
The use of contrasting exterior finishes, including smooth stucco and darker accent panels, further
emphasizes the building's layered architectural composition.
• Roof-Wall Connections: The building incorporates articulated parapets and varying roof heights
that terminate each building volume in a cohesive manner. Decorative cornices, parapet caps,
and rooftop architectural elements provide a continuous architectural edge that visually
integrates the roofline with the building façades rather than creating an abrupt termination.
• Roof: The project utilizes a primarily flat roof form consistent with contemporary mixed-use and
multifamily development envisioned by the TCSP. Rooftop architectural elements, including
parapets and trellis features, provide visual interest while screening rooftop equipment from public
view.
• Drainage: Building elevations do not show exposed gutters along the primary façades. Roof
drainage systems are integrated into the building design to maintain clean architectural lines
consistent with the intent of the TCSP standards.
• Door and Window Openings: The proposed elevations incorporate recessed windows and doors
throughout the residential façades, providing shadow lines and architectural depth. Window
openings are organized into a consistent and proportional pattern that reinforces the building's
repetitive bay system. The regular spacing and alignment of windows contribute to a cohesive
architectural composition while avoiding large uninterrupted wall surfaces.
Attached Elements: The project incorporates numerous attached architectural elements, including recessed
balconies, projecting balcony frames, awnings, trellises, and architectural surrounds over window and door
openings. These elements create additional façade articulation and reinforce the vertical bay composition.
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
Northeast 3-D Rendering (view from Best Western Hotel)
No Net Loss (Government Code Section 65863 and DBCC Section 22.18.050)
A component of preparing the City’s Housing Element is the identification of vacant and underutilized sites
suitable for residential development, and an evaluation of the housing development potential of these sites in
fulfilling the City’s RHNA. Pursuant to Government Code Section 65863, the City must ensure its Housing Element
sites inventory continues to have capacity at all times to accommodate the RHNA by income group
throughout the planning period. If a jurisdiction approves a development on a parcel identified in its Housing
Element sites inventory with fewer units in an income category than shown in the Housing Element, the City
must either make findings that the Housing Element’s remaining sites have sufficient capacity to
accommodate the remaining unmet RHNA by each income level, or identify and make available additional
adequate sites to accommodate the remaining unmet RHNA for each income category. A jurisdiction may
not disapprove a housing development project on the basis that it does not propose as many affordable units
as projected for the project site in the Housing Element of if approval of the development would trigger the
identification or zoning of additional adequate sites to accommodate the remaining RHNA.
The undeveloped project site (APN 8717-008-189) was identified in the 6th Cycle Housing Element as a Town
Center Mixed Use Site to be rezoned from its then existing commercial use and listed the project site as having
a realistic capacity to accommodate 7 very low income units, 5 low income units, 5 moderate income units,
and 7 above moderate-income units. The proposed project would provide 33 above moderate-income units
and 3 low-income units, resulting fewer very low, low, and moderate income units than projected for the site in
the Housing Element.
Approval of the proposed project will not prompt the City to identify and make available any additional sites,
as the remaining sites identified in the Housing Element are adequate to meet the requirements of Section
65583.2 and to accommodate the City’s remaining share of the unmet RHNA for the planning period.
However, because the proposed project will result in the development of fewer very low, low, and moderate
income units than projected for the site in the Housing Element, Government Code section 65863 and DBCC
Section 22.18.050 require the final review authority to make a written finding supported by substantial evidence
that the remaining sites identified in the Housing Element are adequate to meet the requirements of
Government Code Section 65583.2 and to accommodate the City's share of the regional housing need
pursuant to Government Code Section 65584. This finding must include a quantification of the remaining
unmet need for the City’s RHNA at each income level and the remaining capacity of sites identified in the
Housing Element to accommodate that need by income level.
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
At the time the 6th Cycle Housing Element was prepared and adopted, the City’s RHNA was calculated to be
2,521 units, divided into the following categories: 844 very low-income units, 434 lower-income units, 437
moderate-income units, and 806 above moderate-income units. The sites identified in the certified Housing
Element were determined adequate to accommodate a total of 2,665 units, including 39 more units than the
City’s unmet RHNA in the very low income category, 36 more units than the City’s unmet RHNA in the lower
income category, 3 more units than the City’s unmet RHNA for the moderate-income category, and 64 more
units than the City’s unmet RHNA for the above-moderate income category. Overall, the sites inventory in the
adopted Housing Element reflected a total capacity surplus of 144 units.
Since the beginning of the 6th RHNA cycle, the City has approved or entitled 230 housing units, including 86
very low income units, 103 low income units, 12 moderate income units, and 29 above moderate income units.
After accounting for permitted and entitled units since the beginning of the 6th RHNA cycle, and the 3 low
income units and 33 above moderate income units in the proposed project, the City’s total remaining
capacity surplus for each income category in excess of its RHNA would be 118 very low income units, 137 low
income units, 10 moderate income units, and 119 above moderate income units. Therefore, although the
proposed project will result in 7 fewer very low-income, 2 fewer low-income, and 5 fewer moderate-income
units than were assumed for the project site in the Housing Element, the remaining sites identified in the Housing
Element will still be sufficient to accommodate the City’s total remaining unmet RHNA if the proposed project is
approved. The required No Net Loss findings can be made and are included in the proposed Resolution.
Additional Review
The L.A. County Public Works, L.A. County Sanitation District, Spectrum Cable Company, Public Works
Department, and Building and Safety Division have reviewed this project, and their comments are included in
the attached resolution as conditions of approval.
NOTICE OF PUBLIC HEARING:
On July 2, 2026, and July 17, 2026, public hearing notices were mailed to property owners within a 500-foot
radius of the project site. The notice was also published in the San Gabriel Valley Tribune newspaper on July 2,
2026, and July 17, 2026. A notice display board was posted at the site, and a copy of the notice was posted at
the City's designated community posting sites.
PUBLIC COMMENTS RECEIVED:
As of the date of publication of this staff report, staff has received two written public comments regarding the
proposed project. One comment was provided by Gonzalez on July 14, 2026, and another comment was
provided by Camacho on July 21, 2026. Copies of the comments are included as attachments to this report.
ENVIRONMENTAL ASSESSMENT:
This Project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on
that assessment, Staff recommends that the Planning Commission recommend that the City Council determine
that the proposed project is exempt from CEQA pursuant to AB 130. (Codified as Public Resources Code §
21080.66.)
AB 130 created a new statutory CEQA exemption for infill housing development projects meeting specified
criteria and which have undergone a consultation process with California Native American tribes that are
traditionally and culturally affiliated with the project site. (Codified as Public Resources Code § 21080.66.)
Among other requirements, the exemption applies to housing development projects that are located within an
urbanized area and on a site that is less than 20 acres in size and consistent with the applicable General Plan
and zoning designation. The project must also achieve a minimum density of 15 dwelling units per acre and
comply with objective development standards and applicable State housing laws, including density bonus
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Agenda Item #: 4.1
Meeting Date: July 28, 2026
provisions where applicable. In addition, the site cannot be located within environmentally sensitive or
hazardous areas identified by State law, such as wetlands, designated conservation lands, very high fire
hazard severity zones (in certain circumstances), hazardous waste sites, or other historic or otherwise protected
resource areas listed in the statute.
Based on City staff’s review and the AB 130 CEQA Checklist provided by the applicant on June 23, 2026
(included as Attachment 4), the proposed 36-unit residential condominium development is located within a
developed urban area, is consistent with the site’s land use designation and zoning regulations, and complies
with applicable objective development standards. The project site is not located within any of the
environmentally sensitive or hazardous areas identified in the statute, and no historic resources have been
identified on the property. Accordingly, City staff has determined that the Project satisfies the applicable
requirements of Assembly Bill 130 and is therefore recommending that the proposed project be found to be
exempt from further environmental review under CEQA.
Freeway Proximity Requirements
For projects located within 500 feet of a freeway, AB 130 requires that buildings have a centralized HVAC
systems with air intakes facing away from the freeway, provide specified air filtration media that must be
replaced at the manufacturer’s designated interval, and not have any balconies facing the freeway. The
proposed project is located within 500 feet of the 60 Freeway, but meets (or will be conditioned to meet) all of
these requirements.
Tribal Cultural Resources
While AB 130 provides a statutory exemption from further environmental review for qualifying housing
development projects, the legislation established its own tribal consultation requirements to ensure that
potential impacts to tribal cultural resources are identified and addressed.
As required by AB 130, the City initiated and concluded AB 130 tribal consultation with each tribe that is
traditionally and culturally affiliated with the project site and that requested such consultation. Based on tribal
consultation, measures have been incorporated into the project’s conditions of approval that are designed to
avoid significant impacts to tribal cultural resources.
A summary of AB 130 Tribal Consultation for the Tranquil Garden project is included as Attachment 5.
PREPARED BY:
Rudy Lopez, Assistant Planner, Planning
ATTACHMENTS:
1. Draft Resolution No. 2026-09 (Recommending City Council Approval of SDBL, VTTM, and DR) and
Conditions of Approval
2. Elevated Entitlements Letter
3. Appraisal Submitted by Applicant for Calculation of In-lieu Park Fee
4. AB 130 CEQA Checklist and Technical Studies
5. Summary of AB 130 Tribal Consultation
6. Comment Received from Gonzalez on July 14, 2026
7. Comment Received from Camacho on July 21, 2026
8. Vesting Tentative Tract Map, Architectual, Grading, and Landscape Plans
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PLANNING COMMISSION
1. The property owner, Rita Huang, and applicant, Daphne Shen, are requesting
approval of a Vesting Tentative Tract Map (VTTM) and Development Review
(DR) for the construction of a new four-story, 36-unit residential condominium
development, including three units reserved for sale to low income households,
with a gym, clubhouse, open courtyard, and a community rooftop garden, on a
0.99-acre undeveloped parcel located at the westerly terminus of Gentle Springs
Lane between 259 Gentle Springs Lane and Prospectors Road, in the City of
Diamond Bar (hereinafter referred to as the “Project”).
2. The subject property consists of one parcel totaling 0.99 acres, located in the
Town Center Specific Plan (TCSP) zone with an underlying General Plan land
use designation of Town Center Mixed Use (MU-TC), and is identified in the
General Plan Housing Element site inventory as a site appropriate for the
development of housing within the current Housing Element cycle (2021–2029).
3. The legal description of the subject property is Lot 3 of Parcel Map No. 22987.
The Assessor’s Parcel Number (APN) is 8717-008-189.
4. The applicant proposes designating 3 of the 36 units for sale to low income
households, and the proposed project is designed to incorporate a twenty percent
(20%) density bonus, one incentive/concession (relief from undergrounding
utilities), three waivers and reductions of development standards that would
physically preclude development of the proposed Project (maximum building
height, minimum landscaping percentage, and minimum parking dimensions),
and reduced parking ratios pursuant to the State Density Bonus Law (SDBL)
[Government Code Section 65915-65918 and DBCC Section 22.18.010].
5. Pursuant to Senate Bill (SB) 330, the Project is subject to the applicable
ordinances, policies, standards, and fees in effect on the date the application was
deemed complete. The City deemed the Project application complete on March
12, 2026. Therefore, although the subject property is currently designated in the
Town Center Specific Plan (TCSP), the proposed project remains subject to the
Regional Commercial - Housing Element Overlay (C-3-H) development
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standards applicable to multiple-family developments, since the subject property
was not rezoned to the TCSP until April 16, 2026.
6. On June 30, 2025, the Legislature adopted, and the Governor signed, Assembly
Bill (“AB”) 130, which added Section 21080.66 to the Public Resources Code,
providing that infill housing development projects meeting specified criteria are
statutorily exempt from review under the California Environmental Quality Act
(“CEQA”). On October 20, 2025, the applicant notified the City that the proposed
Project is exempt from CEQA as an infill housing development project pursuant
to AB 130 (Public Resources Code Section 21080.66).
7. Subdivision (b) of new Section 21080.66 of the Public Resources Code provides
for local governments to offer and to engage in a process to consult with each
California Native American tribe that is traditionally and culturally affiliated with
the project site in order to identify whether a tribal cultural resource could be
affected by the proposed project and to find measures that would avoid significant
impacts to tribal cultural resources. The City consulted with those California
Native American tribes that the Native American Heritage Commission (NAHC)
identified as traditionally and culturally affiliated with the proposed Project site for
the purposes of identifying measures to avoid significant impacts to tribal cultural
resources that could potentially be affected by the proposed Project which
consultations concluded on or about June 15, 2026;
8. Notification of the public hearing for this project was published in the San Gabriel
Valley Tribune newspaper on July 17, 2026. Public hearing notices were mailed
to property owners within a 500-foot radius of the project site on July 17, 2026.
In addition to the published and mailed notices, the project site was posted with
a display board and public notices were posted at the City’s designated
community posting sites.
9. On July 28, 2026, the Planning Commission of the City of Diamond Bar
conducted a duly noticed public hearing, solicited testimony from all interested
individuals, and concluded said hearing on that date.
10. The documents and materials constituting the administrative record of the
proceedings upon which the City’s decision is based are located at the City of
Diamond Bar, Community Development Department, Planning Division,
21810 Copley Drive, Diamond Bar, CA 91765.
B. RESOLUTION
NOW, THEREFORE, it is found, determined and resolved by the Planning Commission
of the City of Diamond Bar as follows:
1. This Planning Commission hereby specifically finds that all of the facts set forth
in the Recitals, Part A, of this Resolution are true and correct;
2. The Planning Commission hereby finds that the Project identified above in this
Resolution complies with the criteria set forth in Public Resources Code Section
21080.66 and, accordingly, hereby recommends that the City Council determine
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the Project to be statutorily exempt from the provisions of the California
Environmental Quality Act and that, therefore, no further environmental review is
required.
C. FINDINGS OF FACT
Based on the findings and conclusions set forth herein and as prescribed under
Government Code Section 65915, Government Code Section 65863, and Diamond Bar
City Code (DBCC) Chapters 22.18, 21.20, and 22.48, this Planning Commission hereby
recommends that the City Council make the following findings:
Tentative Map Findings (DBCC Section 21.20.080)
1. The proposed subdivision, together with the provisions for its design and
improvement, is consistent with the general plan and any other specific plan.
The Project is a new 36-unit residential condominium building consisting of three
units set aside for low income households. The proposed subdivision, consisting
solely of an airspace subdivision for condominium purposes, together with the
provisions for its design and improvement, is consistent with the goals, policies,
and land use designations of the City of Diamond Bar General Plan and any
applicable specific plans.
The Project site has a General Plan Land Use Designation of Town Center Mixed
Use and is identified in the General Plan Housing Element as a site suitable for
the development of housing. A maximum density of 30 dwelling units per acre is
permitted in the Town Center Mixed Use Land Use Designation, subject to
increases in accordance with the State Density Bonus Law. The applicant has
offered to reserve three (3) units for sale to low income households, qualifying
the Project for a 20% density bonus, or six (6) additional units.
The Project is consistent with General Plan Goal H-G-3 (“Provide adequate sites
through appropriate land use and zoning designations to accommodate future
housing growth”) in that the proposed Project will be located on a site identified
as one of the General Plan’s focus areas (Town Center Mixed Use focus area).
The Project will utilize a vacant site recently rezoned to accommodate residential
and mixed-use development to propose the development of a 36-unit residential
condominium building. The Project site is currently surrounded by existing
commercial and residential uses, therefore, the City is improving an undeveloped
area and adding to the housing stock without displacing existing land uses.
The Project is consistent with General Plan Goal H-G-4 (“Mitigate potential
governmental constraints which may hinder or discourage housing development
in Diamond Bar”) in that the proposed Project is subject to the provisions of the
Senate Bill 330, SDBL and DBCC Section 22.18. The Project is eligible for
streamlined review under applicable State housing laws, which are intended to
reduce discretionary barriers and facilitate the development of needed housing.
The proposed residential development utilizes the SDBL to provide six additional
housing units (20% density increase), including three affordable units (10% of the
initial 30 units), while requesting only those waivers, concessions, and incentives
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necessary to accommodate the Project’s design, cost, and site constraints
associated with affordable housing development. The City’s review is limited to
compliance with applicable objective development standards and the findings
required for the requested entitlements, thereby minimizing unnecessary
governmental constraints and supporting the timely delivery of housing
opportunities consistent with the City’s Housing Element and General Plan
policies.
The Project site is not subject to the provisions of any specific plan. Although the
Project site is located within the Town Center Specific Plan, the Project is not
subject to any development standards or design requirements adopted after the
application was deemed complete on March 12, 2026 (the TCSP was adopted
on April 16, 2026). Pursuant to Senate Bill 330, the Project is subject to the
applicable land use regulations, policies, and standards in effect at the time the
application was deemed complete – which are those applicable to multiple-family
housing developments pursuant to the Regional Commercial - Housing Element
Overlay (C-3-H). However, the applicant designed the proposed Project to be
consistent with the Disciplined Modern objective standards intended to guide
future development within the Town Center, as set forth in Section 6.16.5 of the
Town Center Specific Plan. The project demonstrates consistency with the
following TCSP objective design standards:
➢ Massing: The proposed building is composed of multiple articulated vertical
volumes that break down the overall length and scale of the structure.
Projecting tower elements, recessed wall planes, balconies, and changes in
building height create a layered façade that provides visual depth and avoids
long uninterrupted elevations. The building incorporates distinct vertical bays
that establish a repetitive architectural rhythm while emphasizing primary
building entrances and architectural focal points. The varying parapet heights
and rooftop elements further reduce the perceived building mass.
➢ Base: The ground floor is visually differentiated from the upper residential
floors through the use of a distinct architectural base. The base incorporates
a different material palette and color, including concrete-like finishes, and
provides a strong horizontal transition between the podium level and
residential stories above.
➢ Primary Walls of Upper Floors: The upper residential stories establish
clearly defined primary façade planes that comprise the majority of each
elevation. Recessed windows, balconies, projecting architectural frames, and
accent materials create secondary façade planes that provide additional
depth and articulation while maintaining the predominance of the primary wall
plane. The use of contrasting exterior finishes, including smooth stucco and
darker accent panels, further emphasizes the building's layered architectural
composition.
➢ Roof-Wall Connections: The building incorporates articulated parapets and
varying roof heights that terminate each building volume in a cohesive
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manner. Decorative cornices, parapet caps, and rooftop architectural
elements provide a continuous architectural edge that visually integrates the
roofline with the building façades rather than creating an abrupt termination.
➢ Roof: The project utilizes a primarily flat roof form consistent with
contemporary mixed-use and multifamily development envisioned by the
TCSP. Rooftop architectural elements, including parapets and trellis features,
provide visual interest while screening rooftop equipment from public view.
➢ Drainage: Building elevations do not show exposed gutters along the primary
façades. Roof drainage systems are integrated into the building design to
maintain clean architectural lines consistent with the intent of the TCSP
standards.
➢ Door and Window Openings: The proposed elevations incorporate
recessed windows and doors throughout the residential façades, providing
shadow lines and architectural depth. Window openings are organized into a
consistent and proportional pattern that reinforces the building's repetitive bay
system. The regular spacing and alignment of windows contribute to a
cohesive architectural composition while avoiding large uninterrupted wall
surfaces.
➢ Attached Elements: The project incorporates numerous attached
architectural elements, including recessed balconies, projecting balcony
frames, awnings, trellises, and architectural surrounds over window and door
openings. These elements create additional façade articulation and reinforce
the vertical bay composition.
2. The site is physically suitable for the type and proposed density of development.
The Project will be consistent with the General Plan land use designation of Town
Center Mixed Use and the underlying zoning designation of Regional Commercial
– Housing Element Site Overlay, which allows for the development of multi-family
residential up to a maximum of 30 dwelling units per acre. The Project site is
located within an urbanized area adequately served by existing roadways and
infrastructure. The Project will not cause any intersections or street segments in
the vicinity to operate at unacceptable levels of service. The site’s size,
configuration, and existing access are sufficient to accommodate the proposed
residential development, including the requested density bonus, concessions or
incentives, and waivers or reductions, while maintaining compliance with
applicable objective development standards. Therefore, the site is physically able
to accommodate the Project.
3. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or injure fish or wildlife or their habitat.
The design of the subdivision, consisting of an airspace subdivision for
condominium purposes, and the proposed improvements will not cause
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substantial environmental damage or substantially and avoidably injure fish,
wildlife, or their habitat. The subdivision does not authorize additional grading,
building area, or site disturbance beyond the approved residential development,
but instead establishes separate airspace ownership interests within the Project.
The Project site is located within an urbanized area of the City and is not identified
as containing sensitive biological resources, protected habitat, or significant
wildlife corridors. All site improvements, including grading, landscaping,
drainage, and utility connections, are designed in compliance with all applicable
standards and environmental regulations. The proposed Project is also statutorily
exempt from the California Environmental Quality Act pursuant to Public
Resources Code Section 21080.66.
4. The design of the subdivision or type of improvements will not cause serious
public health or safety problems.
The design of the subdivision, consisting of an airspace subdivision for
condominium purposes, and the type of improvements will not cause serious
public health or safety problems. The Project includes access for residents,
guests, emergency vehicles, and service providers, as well as compliant
circulation, parking, drainage, utility infrastructure, and fire protection measures
in accordance with applicable standards and Building and Fire Codes. The site is
located within an urbanized area of the City served by existing public services
and infrastructure.
5. The design of the subdivision or type of improvement will not conflict with
easements, acquired by the public at large for access through or use of, property
within the proposed subdivision.
The Project will not impede or interfere with the existing private driveway and fire
lane easement, which will continue to provide adequate vehicular access,
emergency access, and circulation throughout the site. The proposed building’s
footprint does encroach into the existing 10-foot-wide County of Los Angeles
sanitary sewer easement. The applicant will be required to obtain written
authorization from the County of Los Angeles for any proposed encroachment
into the easement, including any required easement modification, relocation, or
vacation, which has been added as a condition of project approval (Vesting
Tentative Tract Map Condition #14). In addition, pursuant to Vesting Tentative
Tract Map Condition #15, prior to either approval of the final map or issuance of
a grading permit, the applicant shall submit non-interference letters for all
interfering on-site easements from the affected property owner(s), easement
holder(s), and/or utility company, as applicable, shall demonstrate that the
proposed development will not interfere with, obstruct, impair, or otherwise
adversely affect the use, maintenance, repair, replacement, or operation of the
any existing easement(s) located on or affecting the project site, and, if any
portion of the approved development encroaches into, conflicts with, or otherwise
impacts the existing easement(s), shall obtain all necessary approvals,
agreements, easement modifications, relocations, abandonments, or non-
interference determinations from the easement holder and record any required
documents.
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A sewer analysis has been prepared to evaluate the impacts of the Project on the
existing sewer system and its surrounding tributary area. The analysis concludes
that sewer generation from the proposed site, when combined with existing
developments, is within 101 percent to 150 percent of available sewer capacity,
and that, unless records show abnormal conditions, no mitigation measures are
necessary. This analysis has been reviewed by the City’s Public Works
Department, which has confirmed its adequacy for purposes of evaluating sewer
capacity and system impacts. Based on this evaluation, the existing sewer
infrastructure is anticipated to adequately serve the Project.
A geotechnical engineering investigation report has been prepared to evaluate
the soil and geological conditions of the site. Based on the submitted preliminary
geotechnical evaluation, including subsurface exploration and laboratory testing,
the Project site is not subject to significant geologic hazards such as landslides,
excessive settlement, or slope instability. The report concludes that the proposed
structure will be safe against hazards from landslide, settlement, or slippage, and
that construction is not expected to adversely affect the geologic stability of
adjacent properties. While the report notes that soil conditions may vary across
the site and that recommendations may need to be adjusted if differing conditions
are encountered during construction, no adverse soil or geologic conditions have
been identified that would preclude development. This analysis has been
reviewed by the City’s Public Works Department, which has confirmed its
adequacy for purposes of evaluating the soil or geological conditions of the site.
Based on this evaluation, the existing soil is anticipated to be adequate for
construction of the Project. Moreover, the Conditions of Approval require the
applicant to submit and obtain City approval of a final geotechnical report prior to
issuance of a grading permit and to adhere to all recommendations in the
approved report.
Conformity with the applicable provisions of the Subdivision Map Act, Subdivision
Code, and Development Code was verified by the City during the technical review
of the Project. Any inconsistencies during the review process were corrected prior
to the City deeming the Project complete and placing the matter on the Planning
Commission public hearing agenda. Moreover, the Project will also be required
to comply with all applicable conditions of approval and to resolve any remaining
outstanding items to the satisfaction of the City prior to final map approval and/or
recordation, as applicable.
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9. The property is not subject to a Williamson Act contract, an open space
easement, a conservation easement, or an agricultural conservation easement.
The Project site is an approximately 0.99-acre vacant parcel located within the
urbanized area of the City of Diamond Bar and designated for residential
development. The property is not subject to a Williamson Act contract, an open
space easement, a conservation easement, or an agricultural conservation
easement.
10. The design of the subdivision provides, to the extent feasible, for future passive
or natural heating or cooling in the subdivision.
The Project has been designed to maximize the site's development potential
while accommodating existing site constraints, including its irregular shape,
access configuration, and topography. The proposed building orientation,
landscaping, open space areas, and architectural design incorporate
opportunities for natural light and ventilation where feasible. Additionally, the
Project will be required to comply with the California Building Standards Code
(Title 24), including current energy conservation requirements intended to
promote passive heating and cooling techniques. Therefore, the Project provides,
to the extent feasible, for future passive and natural heating and cooling.
11. The design, density, and configuration of the subdivision strikes a balance
between the effect of the subdivision on the housing needs of the region and of
public service needs.
The Project subdivides the property into one common-interest development
consisting of 36 residential condominium units, including three affordable units,
consistent with State Density Bonus Law. The Project contributes to meeting the
City's Regional Housing Needs Allocation (RHNA) obligations by increasing the
supply of housing, including affordable housing opportunities. Public services and
infrastructure necessary to serve the Project, including water, sewer, drainage,
police, fire, and roadway improvements, are available or will be provided as
conditions of approval. The Project has been reviewed by the applicable service
providers, and all required improvements and mitigation measures will be
completed prior to occupancy. Therefore, the design, density, and configuration
of the subdivision appropriately balances regional housing needs with public
service demands.
12. The property is not located within a state responsibility area or a very high fire
hazard severity zone.
The Project site is located within the incorporated limits of the City of Diamond
Bar and is not located within a State Responsibility Area (SRA) or a Very High
Fire Hazard Severity Zone, as identified by the California Department of Forestry
and Fire Protection (CAL FIRE) (The Project is located in the Non-Wildland Fire
Zone). Therefore, the proposed subdivision satisfies this finding.
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Development Review (DBCC Sections 22.18.040 and 22.48.040)
Pursuant to DBCC Section 22.18.040(c)(2) and the Housing Accountability Act
(Government Code Section 65589.5), the findings set forth in DBCC Section
22.48.040 are not required to be made as a prerequisite to approval of a
Development Review application. Rather, except as otherwise permitted or
required by state law, the final City review authority must approve or conditionally
approve an application for a housing development project unless it makes written
findings for disapproval in accordance with the Housing Accountability Act.
Subdivision (j)(1) of Government Code Section 65589.5 states:
“(j)(1) When a proposed housing development project complies with
applicable, objective general plan, zoning, and subdivision standards and
criteria, including design review standards, in effect at the time that the
application was deemed complete, but the local agency proposes to
disapprove the project or to impose a condition that the project be
developed at a lower density, the local agency shall base its decision
regarding the proposed housing development project upon written findings
supported by a preponderance of the evidence on the record that both of
the following conditions exist:
(A) The housing development project would have a specific, adverse
impact upon the public health or safety unless the project is disapproved
or approved upon the condition that the project be developed at a lower
density. As used in this paragraph, a “specific, adverse impact” means a
significant, quantifiable, direct, and unavoidable impact, based on
objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed
complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the
adverse impact identified pursuant to paragraph (1), other than the
disapproval of the housing development project or the approval of the
project upon the condition that it be developed at a lower density.”
The Project complies with applicable, objective general plan, zoning, and
subdivision standards and criteria, including design review standards, in effect at
the time that the application was deemed complete. The Project is a new 36-unit
residential condominium building consisting of three units set aside for low
income households. The Project site has a General Plan Land Use Designation
of Town Center Mixed Use and is identified in the General Plan Housing Element
as a site suitable for the development of housing. A maximum density of 30
dwelling units per acre is permitted in the Town Center Mixed Use Land Use
Designation, subject to increases in accordance with the State Density Bonus
Law. The applicant has offered to reserve three (3) units for sale to low income
households, qualifying the Project for a 20% density bonus, or 36 total units. The
Project is also consistent with multiple General Plan Goals, including: General
Plan Goal LU-G-7 (“Promote a variety of housing and neighborhood types that
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respond to a range of income, household sizes, and accessibility levels”) and
General Plan Goal L-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”).
The Project site is also located within the Town Center Specific Plan area;
however, because the Project application was deemed complete (on March 12,
2026) before the TCSP was adopted (on April 16, 2026), pursuant to Senate Bill
330, the Project is subject to the applicable land use regulations, policies, and
standards applicable to multiple-family housing developments pursuant to the
Regional Commercial - Housing Element Overlay (C-3-H). With the exception of
deviations authorized by the SDBL, the Project complies with, or is conditioned
to comply with, applicable Development Code and subdivision requirements and
satisfies applicable objective development standards, including required
setbacks, lot coverage, and other applicable site development regulations
applicable to multiple-family residential developments subject to the C-3-H
standards. Notwithstanding that the Project is not subject to the TCSP provisions,
it has been designed to be consistent with the Disciplined Modern objective
standards intended to guide future development within the Town Center, as set
forth in Section 6.16.5 of the Town Center Specific Plan.
Substantial evidence has not been presented that the Project, if approved, would
have a specific, adverse impact upon the public health or safety, as defined in
the Housing Accountability Act.
2. The proposed project has been reviewed in compliance with the provisions of the
California Environmental Quality Act (CEQA).
The Project is Statutorily Exempt from the provisions of the California
Environmental Quality Action pursuant to the Assembly Bill (AB) 130 CEQA
Housing Infill Exemption set forth in Public Resources Code Section 21080.66.
Therefore, no further environmental review is required.
3. For projects utilizing the affordable housing density bonus provisions in DBCC
Section 22.18.010, the proposed project meets the requirements of DBCC
Section 22.18.010.
The Project incorporates a twenty percent (20%) density bonus consisting of six
additional units; one concession/incentive (relief from undergrounding utilities);
three waivers or reductions of development standards (maximum building height)
(minimum landscaping percentage and minimum parking dimensions); and
reduced parking ratios pursuant to Government Code Section 65915 and DBCC
Section 22.18.010 (collectively, the SDBL), and the applicant has offered to
reserve 3 units, or ten percent of the base units, for sale to low income
households. The City has reviewed the application and determined that the
Project is entitled to the requested density bonus and associated relief because
it satisfies all applicable requirements of SDBL and DBCC Section 22.18.010.
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No Net Loss Findings (DBCC Section 22.18.050)
1. The project site is identified in the City’s certified Housing Element as having a
realistic capacity to accommodate 7 very low income units, 5 low income units, 5
moderate income units, and 7 above moderate-income units. The proposed
Project would provide 33 above moderate income units and 3 low income units.
Nonetheless, there is an adequate surplus of very low, low, and moderate income
units on sites identified in the Housing Element to accommodate the City’s
remaining very low income, low income, and moderate income RHNA.
2. At the time the Housing Element was prepared and adopted, the City’s RHNA
was calculated to be 2,521 units divided into the following categories: 844 very
low-income units, 434 lower-income units, 437 moderate-income units, and 806
above moderate-income units. The sites identified in the certified Housing
Element were determined adequate to accommodate a total of 2,665 units,
including 39 more units than the City’s unmet RHNA in the very low income
category, 36 more units than the City’s unmet RHNA in the low income category,
3 more units than the City’s unmet RHNA for the moderate-income category, and
64 more units than the City’s unmet RHNA for the above-moderate income
category. Overall, the sites inventory in the adopted Housing Element reflected a
total capacity surplus of 144 units.
3. Since the beginning of the 6th RHNA cycle, the City has approved or entitled 230
housing units, including 86 very low income units, 103 low income units, 12
moderate income units, and 29 above moderate income units.
4. After accounting for permitted and entitled units since the beginning of the 6th
RHNA cycle, and the 3 low income units and 33 above moderate income units in
the proposed Project, the City’s total remaining capacity surplus for each income
category in excess of its RHNA would be 118 very low income units, 137 low
income units, 10 moderate income units, and 119 above moderate income units.
Due to this surplus, the overall residential capacity on sites identified in the
Housing Element would still be sufficient to accommodate the City’s total
remaining unmet RHNA if the proposed project is approved.
5. This finding demonstrates the remaining sites in the inventory are adequate to
meet the requirements of Government Code Section 65583.2 and to
accommodate the remaining share of the regional housing need pursuant to
Section 65584. This finding includes a quantification of the remaining unmet need
for the City’s share of the regional housing need at each income level and the
remaining capacity of sites identified in the housing element to accommodate that
need by income level.
Based on the findings and conclusions set forth herein and as prescribed under
Government Code Section 65915, Government Code Section 65863, and DBCC
Chapters 22.18, 21.20.080, and 22.48, the Planning Commission hereby finds and
recommends that the City Council approve the Tranquil Garden 36-unit residential
condominium Project (Planning Case No. PL2025-77), consisting of a State Density
Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development
Review subject to the following conditions, and the attached Standard Conditions of
Approval:
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A. GENERAL
1. The Project shall comply with the Conditions of Approval attached hereto
and referenced herein. The following Conditions of Approval, including the
Standard Conditions of Approval attached hereto, shall be binding on and
enforceable against, and, whenever used herein, the terms “applicant”,
"owner", and/or "applicant/owner" shall mean and refer to, each of the
following: the project applicant, the owner(s) and tenants(s) of the
property, and each of their respective successors and assigns.
2. The proposed subdivision of the Project site shall comply with the
Conditions of Approval attached hereto and referenced herein.
3. This approval shall not be effective for any purpose until the
applicant/owner of the property involved has filed, within twenty-one (21)
days of the City Council’s approval of this State Density Bonus Law
Application, Vesting Tentative Tract Map No. 83259, and Development
Review Planning Case No PL2025-77, at the City of Diamond Bar
Community Development Department, an affidavit stating that the
applicant/owner is aware and agrees to accept all the conditions of this
approval. Further, this approval shall not be effective until the applicant
pays the remaining City processing fees.
4. All existing landscaping and public improvements damaged during
construction shall be repaired or replaced upon project completion.
5. The applicant shall comply with Diamond Bar City Code (DBCC) Section
22.34.050. A permanent landscape maintenance program shall be
implemented ensuring regular irrigation, fertilization, and weed removal.
All landscaping shall be maintained in a healthy, neat and orderly
condition, free of weeds and debris and with operating irrigation at all
times. Provisions for ongoing maintenance of all areas of the Subject
Property under the jurisdiction of a future homeowners’ association (HOA)
shall be set forth in the association CC&R’s, which shall be subject to
review and approval by the City prior to final map recordation.
6. The applicant shall submit evidence it has obtained all necessary
approvals required by applicable outside agencies, prior to issuance of a
building permit. Outside agencies include, without limitation: Los Angeles
County Public Works, Los Angeles County Sanitation District, and
Spectrum Cable Company.
7. At the applicant’s request, pursuant to Government Code Section 65915
and DBCC Section 22.18.010, applicant has been granted a twenty
percent (20%) density bonus, reduced parking ratios, one (1)
concession/incentive, and three (3) waivers / reductions of development
standards. To comply with the provisions of Government Code Section
65915 and DBCC Section 22.18.010, the applicant has offered to, and
shall, reserve at least three (3) residential condominium units in the project
for sale to low income households (collectively, the “affordable units”)
commencing with the issuance of the certificate of occupancy for the
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project. Prior to final map approval, the property owner(s) shall enter into
a regulatory agreement with the City pursuant to DBCC Sections
22.18.010(f) and 22.18.030, which satisfies the applicable criteria set forth
in DBCC Section 22.18.030 and subdivision (c) of Government Code
Section 65915. Unless otherwise provided by State law, the regulatory
agreement will include the provisions identified in DBCC Section
22.18.030(d), including, but not limited to the following:
i. The size, bedroom count, plan type, affordability level, and location
of each affordable unit (Unit #204, #304, and #412) shall be identified
in the regulatory agreement.
ii. The regulatory agreement shall require that that the affordable units be
constructed concurrently with the market rate units.
iii. The regulatory agreement shall contain uniform provisions satisfying
the criteria set forth in paragraph (2) of subdivision (c) of Government
Code Section 65915 and subsection (d)(3) of DBCC Chapter
21.18.030 and which require the owner to either: (i) ensure that each
affordable unit is offered at an affordable housing cost and is initially
sold to and occupied by a household that meets the applicable
income and eligibility requirements established for the affordable unit,
or (ii) sell the affordable unit(s) to a qualified nonprofit housing
corporation pursuant to applicable legal requirements and terms
acceptable to the City. The regulatory agreement shall also require
the initial purchaser and, if applicable, each subsequent purchaser,
of an affordable unit, to execute and/or record one or more
agreements and/or restrictive covenants benefiting and enforceable
by the City, which address, among other things, the purchaser's
obligations pertaining to certification of income, financing or
refinancing of the unit, occupancy of the unit, property maintenance,
insurance, periodic certification of compliance with applicable
agreement terms, and re-sale of the unit (collectively, “homebuyer
documents”). Homebuyer documents may include, without limitation
promissory notes, deeds of trust, reimbursement agreements, option
agreements, equity sharing agreements, and/or other covenants and
regulatory documents necessary to ensure continued compliance
with pertinent provisions of applicable law, conditions of approval,
and the regulatory agreement for the required affordability period.
iv. The regulatory agreement shall contain uniform provisions requiring
the owner to maintain affordable unit sales documents, income
certifications, and other books, documents, and records related to the
sale of the affordable units and operation of the project for a period of
not less than five years after creation of each such record; to allow the
City to inspect any such books, documents, or records and to conduct
an independent audit or inspection of such records at a location that is
reasonably acceptable to the City Manager upon prior written notice;
and to permit the City and its authorized agents and representatives to
access the property and examine the housing units and to interview
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owners, occupants, tenants and employees for the purpose of verifying
compliance with the regulatory agreement.
v. The regulatory agreement shall contain uniform provisions addressing
how eligible buyers of the affordable units will be solicited, identified,
and selected, which may include City approval of a marketing program
that includes, without limitation: (i) a plan for and detailed description
of how the owner will solicit and identify potential qualified purchasers
for the affordable units; (ii) a description of the process the owner will
implement to evaluate and select qualified purchasers for the
affordable units, (iii) the form of the purchase and sale agreement the
owner proposes to enter into with qualified purchasers; (iv) copies of
forms, disclosures, and other documents owner intends to provide to
qualified purchasers; and (v) such other information reasonable
requested or required by the City.
vi. The regulatory agreement shall contain uniform provisions for
establishing the initial sales price of each affordable unit. Unless
otherwise provided by law and approved by the City Manager, the
maximum initial sales price of each affordable unit shall be calculated
in compliance with the provisions California Health & Safety Code
Section 50052.5 and determined by the City based on (i) the number
of bedrooms in the affordable unit, (ii) the area median income adjusted
for family size appropriate for the unit, based on the most recent figures
published by the California Department of Housing and Community
Development, and (iii) the average estimated monthly housing cost
associated with similar units in Los Angeles County for the next twelve
(12) months, as reasonably determined by the City Manager or
designee, and assuming a seven and one-half percent (7.5%)
purchase price down payment and a maximum mortgage amount for a
buyer using a thirty (30) year fixed rate mortgage with an interest rate
based on the first day of each calendar quarter as published online by
Freddie Mac as of the date City establishes the maximum initial sales
price.
vii. The regulatory agreement shall contain uniform provisions establishing
procedures for applicant/owner to verify, and City to review and
confirm, the income and eligibility of prospective buyers of the
affordable units prior to sale. The following individuals, by virtue of their
position or relationship, shall be ineligible to purchase an affordable
unit:
1. The immediate relatives of applicant/owner, its officers, and
employees, including spouses, children, parents, grandparents,
brothers, sisters, fathers-in-law, mothers-in-law, sons-in-law,
daughters-in-law, aunts, uncles, nieces, nephews, sisters-in-
law, and brothers-in-law.
2. All employees and officials of the City or its agencies,
authorities, or commissions who have, by virtue of their position,
policy-making authority or influence over the implementation of
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the regulatory agreement or City regulations pertaining to the
regulatory agreement, as well as the immediate relatives of such
employees or officials, including spouses, children, parents,
grandparents, brothers, sisters, fathers-in-law, mothers-in-law,
sons-in-law, daughters-in-law, aunts, uncles, nieces, nephews,
sisters-in-law, and brothers-in-law.
viii. The regulatory agreement shall contain a provision requiring the owner
to reimburse the City for the estimated reasonable costs incurred or
anticipated to be incurred by the City: (i) to monitor the owner's
compliance with, and to otherwise administer, the regulatory
agreement, prior to the initial sale of each affordable unit, and (ii) to
monitor each subsequent purchaser's compliance with, and to
administer, the homebuyer documents following the initial sale of each
affordable unit. Said reimbursement shall be paid by owner to the City
through escrow upon the sale of each affordable unit in an amount not
exceeding one and one quarter percent (1.25%) of the maximum sales
price established for the unit.
ix. The regulatory agreement shall require the owner, at its expense, to
defend (with counsel acceptable to City and subject to approval by
owner), indemnify, and hold harmless City, and its officers, agents,
employees and representatives from any and all losses, liabilities,
claims, lawsuits, causes of action, judgments, settlements, court costs,
attorneys’ fees, expert witness fees, and other legal expenses, costs
of evidence of title, costs of evidence of value, and other damages of
whatsoever nature arising out of or in connection with owner’s failure
to perform its obligations under the agreement, the owner’s ownership
or operation of the site, or the development of the project, except for
such liability arising from the gross negligence or willful misconduct of
City.
8. The regulatory agreement shall remain a senior, non-subordinate
covenant and as an encumbrance running with the land for the full term
thereof. In no event shall the regulatory agreement be made junior or
subordinate to any deed of trust or other documents providing financing
for the construction or operation of the project, or any other lien or
encumbrance whatsoever for the entire term of the required covenants.
The regulatory agreement shall be recorded prior to the final tract map for
the project as senior, non-subordinate covenants and as an encumbrance
running with the land until termination of the agreement pursuant to its
terms. In no event shall the regulatory agreement be made junior or
subordinate to any deed of trust or other documents providing financing
for the construction or operation of the project, or any other lien or
encumbrance whatsoever for the entire term of the agreement. Prior to
execution of the regulatory agreement, upon request by the City,
applicant/owner shall provide City with a current preliminary title report
identifying all deeds of trust and other liens against the site, and unless
waived in writing by City, prior to recordation of the regulatory agreement,
the applicant/owner shall provide City with evidence satisfactory to the City
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that all deeds of trust, liens, encumbrances, or other documents recorded
against the site, if any, have been or will be subordinated to the regulatory
agreement, at the applicant/owner’s sole cost and expense.
9. Pursuant to DBCC Section 22.18.030, the regulatory agreement shall be
prepared by the City at the applicant/owner’s expense, and the applicant
and/or owner shall reimburse the City for the actual fees and costs
charged for the services of attorneys and/or other professional third-party
consultants engaged by the City to provide consultation, advice, analysis,
and/or review and/or preparation of documents in connection with, but not
limited to, the regulatory agreement; the marketing plan; the homebuyer
documents; required subordination agreements; the determination of the
maximum permitted initial sales price of each affordable unit; review and
confirmation of income eligibility of each proposed initial purchaser of an
affordable unit; and necessary escrow instructions and/or closing
documents pertaining to the initial sale of each affordable unit. Prior to
the City commencing preparation of a regulatory agreement, the applicant
and/or owner shall execute a reimbursement agreement with the City, in a
form approved by the City Attorney, and provide a deposit in the amount
of $20,000 to the City, which is the total amount of professional fees and
costs currently estimated to be incurred by the City for the services of
attorneys and/or other professional third-party consultants engaged by the
City to provide consultation, advice, analysis, and/or review and/or
preparation of documents in connection with the regulatory agreement and
related items identified in the previous sentence.
10. When the building is adjacent to the property line, those areas shall be
either setback as required per CBC Table 705.8 or appropriately fire rated.
The setback or fire protected portion of the building on the Best Western
and south side in accordance with CBC Table 705.8 and CBC 705.2.1.
11. An exiting plan is required to be submitted. The occupant load for the
gym/classroom/clubhouse combination area, dead end corridor at the
southeast end near units #05 and #04, and the rooftop occupant load shall
be resolved to provide the required exits. The exit analysis shall include
occupant load for each space, exit width, exit signs, etc.
12. The plans shall clearly identify to what extent the roof area is to be used
for occupants or access to conventional roof maintenance. Most of roof
appears readily accessible from the roof deck. When the roof is designed,
it will need to be designed for the appropriate live load, foot traffic, and
exiting/occupant load.
13. Prior to the issuance of a building permit, the applicant shall verify in writing
to the City that the flooring designation near the elevator to the eastern
units are not steps but is a flooring pattern, and shall verify that it is
accessible.
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B. PROTECTION OF TRIBAL CULTURAL RESOURCES
1. The project shall be subject to the following conditions as to the Juaneño
Band of Mission Indians Acjachemen Nation 84A pursuant to AB 130:
i. Retention of Qualified Archaeologist and Working Training. Prior to the
issuance of a grading permit by the City of Diamond Bar, evidence shall
be provided to the City that a qualified archaeologist meeting the
Secretary of the Interior's Standards for professional archaeology (U.S.
Secretary of the Interior 2008) has been retained by the Applicant to
conduct any required training, evaluation, or treatment of
archaeological resources that might be encountered during
implementation of the project. As part of this, prior to the start of
grading, the qualified archaeologist shall conduct cultural resources
sensitivity training for all construction personnel. Construction
personnel must be informed of the types of archaeological resources
that may be encountered (both prehistoric and historical), and of the
proper procedures to be enacted in the event of an inadvertent
discovery of archaeological resources or human remains. The
Applicant must ensure that construction personnel are made available
for and attend the training and retain documentation demonstrating
attendance. This documentation shall be made available to the City
upon request
ii. Native American Monitoring. A Native American monitor from the tribe
or tribes identified as a consulting party for the project AB 130 shall be
present during all earth-moving construction activities. The Native
American monitor shall be given the opportunity to participate in the
cultural resource sensitivity training described in the preceding
condition of approval. At least 30 days prior to issuance of grading
permits by the City for the project site and any off-site improvements,
a Native American Monitoring Agreement (Monitoring Agreement)
shall be developed between the Applicant and the consulting party.
The Monitoring Agreement shall pertain to prehistoric archaeological
resources and Tribal Cultural Resources, respectively, and shall
identify any monitoring requirements and treatment of cultural
resources to meet the requirements of the Tribal representative. The
Monitoring Agreement shall also address communication protocols in
the event of an unanticipated discovery of cultural materials, and the
roles, responsibilities, and authorities of the Native American Monitor.
The Monitoring Agreement shall also detail the protocols for treatment
and final disposition of any Native American cultural resources, sacred
sites, and human remains discovered on the site that they shall
implement in consultation and coordination with the Native American
Most Likely Descendant, as identified by the NAHC. In accordance with
the condition of approval below, discovery and treatment of human
remains shall comply with State Health and Safety Code Section
7050.5 and Public Resources Code (PRC) Section 5097.98.
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iii. Archaeological Resource and/or Tribal Cultural Resource Discovery
and Treatment. In the event of the unanticipated discovery of
archaeological or other cultural resources, whether discovered through
Native American monitoring or not, all work activities in the area (within
approximately 100 feet of the discovery) shall be halted or redirected
until the discovery can be evaluated by a qualified archaeologist.
Construction shall not resume until a qualified archaeologist has
conferred with the City and, in the case of prehistoric archaeological
resources and tribal cultural resources, the Native American monitor,
on the significance of the resource. If it is determined that the
discovered archaeological resource and/or tribal cultural resource is
significant, avoidance and preservation in place shall be the preferred
manner of mitigation, pursuant to PRC Section 21083.2(b) and Section
21084.3. Preservation in place may be accomplished by, but is not
limited to, avoidance, incorporating the resource into open space,
capping, or deeding the site into a permanent conservation easement.
In the event that preservation in place is demonstrated to be infeasible
and data recovery through excavation is the only feasible mitigation
available, a Treatment Plan shall be prepared and implemented by a
qualified archaeologist, in consultation with the City, that provides for
the adequate recovery of the scientifically consequential information
contained in the archaeological resource or cultural information in the
event of a tribal cultural resource. The City and Applicant shall also
consult with appropriate Native American representatives in
determining treatment for prehistoric or Native American resources to
ensure cultural values ascribed to the resources, beyond those that are
scientifically important, are considered. Any evaluation and treatment
shall be supervised by an individual or individuals that meet the
Secretary of the Interior's Professional Qualification Standards.
iv. Treatment of Human Remains. In accordance with California Health
and Safety Code Section 7050.5, if human remains are found, the Los
Angeles County Sheriff's Coroner shall be immediately notified of the
discovery. No further excavation or disturbance of the site or any
nearby area reasonably suspected to overlie adjacent remains (100
feet or as determined by the project archaeologist) shall occur until the
procedures set forth in this measure have been implemented. If the
County Coroner determines that the remains are, or are believed to be,
Native American, the Coroner shall notify the Native American Heritage
Commission (NAHC) within 24 hours. In accordance with California
PRC Section 5097.98, the NAHC must immediately notify those
persons it believes to be the Most Likely Descendant (MLD) from the
deceased Native American. The MLD shall complete their inspection
within 48 hours of being granted access to the site. The designated
Native American representative would then determine, in consultation
with the property owner, the disposition of the human remains.
v. The project applicant shall retain a Native American Monitor from or
approved by the Juaneño Band of Mission Indians – Acjachemen
Nation Tribal Council. The monitor shall be retained prior to the
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commencement of any "ground-disturbing activity" for the subject
project at all project locations (i.e., both on-site and any off-site
locations that are included in the project description/definition and/or
required in connection with the project, such as public improvement
work). "Ground-disturbing activity" shall include, but is not limited to,
demolition, pavement removal, potholing, auguring, grubbing, tree
removal, boring, grading, excavation, drilling, and trenching. A copy of
the executed monitoring agreement shall be submitted to the lead
agency prior to the earlier of the commencement of any ground-
disturbing activity, or the issuance of any permit necessary to
commence a ground-disturbing activity.
vi. Construction coordination meeting shall be conducted prior to start of
ground disturbing work (grading, trenching, or excavation) with
Qualified Archaeologist, Construction Contractor, Juaneño Band of
Mission Indians Acjachemen Nation (JBMIAN) Tribal Representative.
vii. Tribal Cultural Resource Monitoring shall be conducted during all initial
ground-disturbing activities until a grading inspection is conducted and
passed by the lead agency. During construction, if cultural materials or
features are discovered, Construction Contractor, Archaeologist,
JBMIAN Tribal Monitor and Lead Agency shall submit a discovery
report documenting find, treatment measures, and confirmation that
work did not resume until treatment was completed in consultation with
JBMIAN. If human remains are encountered during construction.
viii. Qualified Archaeologist and/or JBMIAN Tribal Representative shall
submit documentation of recovered materials, correspondence
confirming tribal disposition decision (e.g., reburial, return, or other
treatment) during and following construction, if artifacts are recovered.
ix. Qualified Archaeologist, JBMIAN Tribal Monitor, and/or Lead Agency
shall submit a Final Monitoring and Mitigation Summary Report; written
confirmation of JBMIAN review and acceptance; copies of
confidentiality compliance upon completion of ground-disturbing
activities.
x. Lead Agency, Construction Contractor and or JBMIAN Representative
shall submit records of coordination and confirmation that tribal
ceremonies or blessings were accommodated safely and respectfully
prior to and/or during construction, as requested by the Tribe.
xi. Responsibility for conditions:
a. Lead Agency shall ensure that all measures are implemented,
documented and verified prior to and during construction
activities.
b. Tribal participation by the Juaneño Band of Mission Indians,
Acjachemen Nation (JBMIAN) shall be as a consulting and
monitoring partner throughout all ground-disturbing activities.
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c. Compliance Verification shall include documentation of
implementation, including monitoring logs, consultation records,
and correspondence. Records shall be maintained in the project
file by the Lead Agency and made available upon request.
2. The project shall be subject to the following conditions as to the Gabrieleño
Band of Mission Indians – Kizh Nation pursuant to AB 130:
i. Retention of Tribal Monitor. The Gabrieleno Band of Mission Indians
– Kizh Nation (“Kizh”) shall designate a monitor. (“Kizh Monitor”).
ii. Site Access and Safety. The Kizh Monitor shall comply with the
Applicant’s site access and workplace safety requirements.
iii. Compensation. The Applicant shall compensate the Kizh Monitor at a
reasonable rate, determined in good faith, that aligns with customary
compensation for tribal cultural resource monitoring, taking into
account factors such as the scope and duration of the Project.
iv. Avoidance of Tribal Cultural Resources. The Applicant shall avoid tribal
cultural resources where feasible, consistent with Public Resources
Code (PRC) section 21084.3(a). Where feasible, the Applicant shall
provide deference to tribal preferences regarding access to spiritual,
ceremonial, and burial sites, and incorporate tribal traditional
knowledge in the protection and sustainable use of tribal cultural
resources and landscapes.
v. Treatment of Tribal Cultural Resources. All treatment and
documentation of tribal cultural resources shall be conducted in a
culturally appropriate manner consistent with PRC Section 21083.9.
vi. Records Search. A California Historical Resources Information System
archaeological records search and a tribal cultural records search shall
be completed for the Project site.
vii. Sacred Lands Inventory. A Sacred Lands Inventory request shall be
submitted by the Applicant to the Native American Heritage
Commission.
viii. The Applicant shall comply with Section 7050.5 of the Health and
Safety Code and Section 5097.98, including immediate work stoppage
upon discovery of human remains or burial grounds, and treatment in
accordance with applicable law and in consultation with the affected
California Native American tribe.
ix. The Applicant shall apply tribal ecological knowledge into habitat
restoration efforts undertaken by the project as applicable to the
specific, environmental context and conditions of the project.
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C. HAZARDOUS SUBSTANCES
1. The Applicant and Project shall be subject to the he following required
Conditions pursuant to subdivision (c)(1) of Section 21080.66 of the Public
Resources Code:
i. The Applicant shall complete a phase I environmental assessment, as
defined in Section 78090 of the Health and Safety Code.
ii. If a recognized environmental condition is found, the Applicant shall
complete a preliminary endangerment assessment, as defined in Health &
Safety Code Section 78095, prepared by a qualified environmental
assessor to determine the existing of any release of a hazardous
substance on the site and to determine if the potential for exposure of
future occupants to significant health hazards from any nearby property or
activity.
iii. If a release of a hazardous substance is found to exist on the Project site,
no Certificate of Use and Occupancy shall be issued until the Applicant
provides satisfactory evidence to the City that the release has been
removed or any effects of the release have been mitigated to levels
required by current federal and state statutory and regulatory standards.
iv. If a potential for exposure to significant hazards from surrounding
properties or activities is found to exist, no Certificate of Use and
Occupancy shall be issued until the Applicant provides satisfactory
evidence to the City that the effects of the potential exposure have been
mitigated to levels required by current federal and state statutory and
regulatory standards.
D. FREEWAY PROXIMITY MEASURES
1. The Project is located within 500 feet of a freeway; therefore, the Applicant
and Project shall be subject to the following required Conditions pursuant to
subdivision (c)(2) of Section 21080.66 of the Public Resources Code:
i. The building shall have a centralized heating, ventilation, and air-
conditioning system.
ii. The outdoor air intakes for the heating, ventilation, and air-conditioning
system shall face away from the freeway.
iii. The building shall provide air filtration media for outside and return air that
provides a minimum efficiency reporting value of 16.
iv. The air filtration media shall be replaced at the manufacturer’s designated
interval.
v. The building shall not have any balconies facing the freeway
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E. VESTING TENTATIVE TRACT MAP
1. Prior to the recordation of the final map, the development shall comply with
the specific requirements of Chapter 21.30 (Subdivision Design and
Improvement Requirements) and Chapter 21.34 (Improvement Plans and
Agreements) of the DBCC, as applicable. Final map approval will not be
granted unless the map is in substantial compliance with Vesting Tentative
Tract Map No. 83259 including all conditions, and the applicant has
entered into a subdivision improvement agreement to the satisfaction of
the City Attorney.
2. The approval of Vesting Tentative Tract Map No. 83259 expires within
three years from the date of approval if the recordation of the map has not
been exercised as defined per DBCC Section 21.20.140. The applicant
may request a time extension if such request submitted to the City in
writing is no less than 30 days prior to the approval’s expiration date,
subject to DBCC Section 21.20.150, for City Council approval.
3. In accordance with DBCC Section 21.32.040, at the time of submittal of
the final tract map, the applicant shall deposit with the City a parkland
dedication in-lieu fee for park and recreational purposes in the amount of
$608,400. The amount of this fee was derived by multiplying the parkland
obligation derived from the formula in DBCC Section 21.32.040(c) by a fair
market land value of $2,800,000 per acre, which was determined by the
City to be the current average per-acre market value of the land, minus a
discretionary adjustment of $450,000 to account for unique circumstances
applicable to the Project. The City has determined that the amount of the
equitable reduction constitutes less than two percent of the overall
estimated Project development cost and is de minimis in the context of the
overall project.
4. Prior to the issuance of building permits, the applicant shall prepare
Covenants, Conditions, and Restrictions (CC&Rs) and Articles of
Incorporation of the HOA for the approval of the Planning Division, Public
Works Department, and the City Attorney. The approved CC&Rs shall be
recorded concurrently with the Final Map, and a recorded copy shall be
provided to the Community Development Department. Without limiting the
City’s approval rights, the CC&Rs shall, at a minimum, comply with the
following requirements:
i. The CC&Rs shall require the HOA to submit to the Planning Division,
a list of the name and address of their officers on or before January 1
of each and every year and whenever said information changes.
ii. The Conditions of Approval for Planning Case No. PL2025-77 shall be
incorporated into the CC&Rs, and provisions corresponding to any
applicable Conditions of Approval shall be included in the CC&Rs. The
CC&Rs shall require that all portions of the project be used, improved,
repaired and maintained in strict compliance with all applicable
provisions of the Conditions of Approval and the DBCC.
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iii. The CC&Rs shall include a provision acceptable to the City requiring
the HOA and the property owners to maintain the project in compliance
with all applicable water quality laws, regulations, and standards of the
State, City, or any other applicable governmental agency, to
implement, and fund implementation of, the approved Operation and
Maintenance (“O&M”) Plan for the property, and to operate and
maintain the Best Management Practices (“BMPs”) described in the
O&M Plan.
iv. The CC&Rs shall include a provision acceptable to the City requiring
the HOA and the property owners to maintain the project and individual
units in compliance with all applicable property maintenance standards
set forth in Chapter 22.34 of the DBCC. The HOA shall be responsible
for implementing a permanent maintenance program to ensure regular
irrigation, fertilization, and weed removal and that all landscaping is
maintained in a healthy, neat and orderly condition, free of weeds and
debris and with operating irrigation at all times.
v. The CC&Rs shall include provisions acceptable the City necessary to
implement any applicable provisions of the affordable housing
regulatory agreement between the property owner and the City and to
ensure that the owners and occupants of three (3) affordable units
reserved pursuant to the State Density Bonus Law have the same
access to all project amenities as the owners and occupants of the
market-rate units in the project.
vi. The CC&Rs shall include provisions acceptable to the City requiring
the implementation of best management practices to prevent and
abate graffiti vandalism within the premises throughout the life of the
project, including, but not limited to, timely removal of all graffiti, the
use of graffiti resistant coatings and surfaces, the installation of
vegetation screening of frequent graffiti sites, and the installation of
signage, lighting, and/or security cameras, an necessary, and
providing for the recovery of costs incurred by the City in the event the
City is required to abate or remove graffiti on any portion of the project
or other improvements for which the property owners and/or HOA are
responsible for maintaining.
vii. The CC&Rs shall include provisions to ensure continued compliance
with the provisions of subdivision (c)(2) of California Public Resources
Code section 21080.66 pertaining to requirements that apply to
multiple-family housing buildings on sites located within 500 feet of the
freeway, including the following:
1. A centralized heating, ventilation, and air-conditioning (HVAC)
system shall be installed and maintained by HOA for the life of
the project.
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2. The outdoor air intakes for the HVAC system shall continue to
face away from the freeway for the life of the project, including
any modifications to or replacements of the air intakes for the
HVAC systems.
3. The HOA shall provide air filtration media for outside and return
air that provides a minimum efficiency reporting value of 16.
4. The HOA shall replace all air filtration media at the
manufacturer’s designated interval.
5. No balconies facing the freeway may be constructed on the
building.
viii. The CC&Rs shall identify the City as an express third-party beneficiary
for purposes of enforcing the CC&Rs and these Conditions of Approval
and shall give the City the right, but not the obligation, to enforce the
provisions of the CC&Rs and the Conditions of Approval by any legal
or equitable means, or by any method available to the HOA, against
the Declarant, HOA, property owners, their successors and assigns, or
other persons in possession of the Project. In the enforcement of the
CC&Rs, the City shall not be limited to the procedures or processes
applicable to the HOA and may use any remedy provided under law or
equity, including the City’s Municipal Code. Any Alternative Dispute
Resolution procedures set forth in the CC&Rs shall not apply to or bind
the City.
ix. The CC&Rs may not be terminated or substantially amended without
prior written approval of the City.
5. Prior to the final map recordation or issuance of building permit, whichever
comes first, the applicant shall provide the City with a “Buyer’s Awareness
Package” for the City’s review and approval. The Buyer’s Awareness
Package shall include, but is not limited to, information pertaining to the
affordable housing regulatory agreement, and similar related matters. The
applicant shall give each buyer a copy of the Buyer’s Awareness Package
and shall document their receipt of the same in the escrow instructions of
each lot and document their receipt to the City.
6. Prior to the final map recordation or issuance of building permit, whichever
comes first, the property owner shall obtain the written consent of the
owners of Lots 1, 2, and 3 of Parcel Map No. 22987, as applicable, and
shall modify all recorded covenants, conditions, restrictions, easements,
reciprocal access agreements, parking agreements, drainage
agreements, and any other recorded instruments affecting the subject
property to ensure consistency with the approved project. Such
amendments shall include, but not be limited to, the Declaration
Establishing Conditions, Covenants and Restrictions for Lots 1, 2 and 3 of
Parcel Map No. 22987 and the Declaration of Restrictions Concerning
Reciprocal Access, Parking and Drainage Agreement for Lots 1, 2 and 3
of Parcel Map No. 22987. The applicant shall provide City a copy of the
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amended documents once executed and recorded with the Los Angeles
County Recorder’s Office. The approved project shall not conflict with or
violate any recorded covenant, restriction, easement, reciprocal access,
parking, or drainage obligation affecting the subject site.
7. This project will require the preparation of a Low Impact Development
(LID) Plan. These mitigation measures shall be included with the
submitted grading plans and implemented during construction. Upon
approval of these plans, the developer/owner must submit an electronic
copy of the approved files, including site drawings, prior to the issuance of
a grading permit. The Applicant must record with LA County Record’s
Office a Master Covenant and Agreement as part of the LID Plan and as
required by the MS4 Permit.
8. The CC&Rs shall outline LID BMP ownership and maintenance
responsibilities in accordance with the Approved LID Operation and
Maintenance Plan.
9. All plan check fees adopted by the City Council Resolution shall be paid
prior to engineering plan review. The fees shall be based on the current
adopted fee schedule in effect at the time of plan check submittal
consistent with the Resolution.
10. The Applicant is responsible for ascertaining and paying all City
development fees.
11. Any details or notes which may be inconsistent with requirement or
ordinances, general conditions of approval, or City policies shall be
specifically approved in other conditions or ordinance requirements are
modified to those shown on the tentative map upon approval by the
Advisory agency.
12. Applicant shall provide digitized information in a format defined by the City
for all related plans, at no cost to the City.
13. Approval shall be obtained for all off-site improvements from the affected
property owners and the City as required by the City Engineer.
14. The Applicant/property owner shall work with the County of Los Angeles
Department of Public Works to obtain the vacation, release, or removal of
the existing 10-foot-wide County of Los Angeles sanitary sewer easement
that currently encroaches into the proposed building footprint. The
applicant/owner shall obtain, record, and provide to City all necessary
approvals, agreements, easement modifications, releases, vacations, or
any other determinations from the County of Los Angeles necessary to
remove of the existing 10-foot-wide sanitary easement prior to final map
approval.
15. Prior to either approval of the final map or issuance of a grading permit,
the Applicant shall submit non-interference letters for all interfering on-site
easements from the affected property owner(s), easement holder(s),
and/or utility company, as applicable. In addition, the Applicant shall
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demonstrate that the proposed development will not interfere with,
obstruct, impair, or otherwise adversely affect the use, maintenance,
repair, replacement, or operation of the any existing easement(s) located
on or affecting the project site. If any portion of the approved development
encroaches into, conflicts with, or otherwise impacts the existing
easement(s), the Applicant shall obtain all necessary approvals,
agreements, easement modifications, relocations, abandonments, or non-
interference determinations from the easement holder and record any
required documents prior to either approval of the final map or issuance of
a grading permit. Nothing in this approval shall be construed as authorizing
interference with any existing easement rights.
16. Prior to the issuance of any permits, the Applicant shall obtain and provide
to the satisfaction of the City Engineer, written evidence of legal
agreements granting access rights over Gentle Springs Lane. Such
documentation shall include written authorization and recorded access
easements from the owners of the private street, Gentle Springs Lane,
expressly permitting future owners, residents, guests, and service
providers of the proposed development to ingress and egress over said
private street, from South Diamond Bar Boulevard to the proposed
development. All agreements shall be recorded with the County and shall
be in a form approved by the City. Proof of recordation shall be submitted
prior to any permit issuance.
17. All storm drain facilities within or serving the development must
accommodate a 50-year storm. If existing storm drain facilities are
deficient, they must be upgraded as necessary. All storm drain facilities
must be designed and constructed to Los Angeles County Department of
Public Works standards and specifications and to the satisfaction of the
City Engineer.
18. Residential access to the project site from Prospector Road shall be
prohibited. A designated access route should be provided for emergency
vehicles.
19. Prior to issuance of a grading permit, access rights, main and secondary
driveways, striping plans, traffic signal modification plan should be
prepared by a Traffic Engineer registered in the State of California to the
satisfaction of the City Engineer.
20. The Applicant, at its sole cost and expense, shall construct the sewer
connection in compliance with all applicable City and Los Angeles County
Public Works standards. Sewer plan should be submitted to the City and
Los Angeles County Public Works for review and approval.
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F. DEVELOPMENT REVIEW
1. This approval is for the site plan, elevations, exterior materials, and
conceptual landscape plans for a new 36-unit residential condominium
development to be constructed on an undeveloped lot at the westerly
terminus of Gentle Springs Lane between 259 Gentle Springs Lane (Best
Western Hotel) and Prospectors Road, as described in the staff report and
depicted on the approved plans on file with the Planning Division, subject
to the conditions in this Resolution.
The Planning Commission Secretary shall:
(a) Certify to the adoption of this Resolution; and
(b) Forthwith transmit a certified copy of this Resolution to the City Council of
the City of Diamond Bar.
APPROVED AND ADOPTED THIS 28TH DAY OF JULY 2026, BY THE PLANNING
COMMISSION OF THE CITY OF DIAMOND BAR.
BY: __________________________________________
Brian Worthington, Chairperson
I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing
Resolution was duly introduced, passed, and adopted by the Planning Commission of the City
of Diamond Bar, at a regular meeting of the Planning Commission held on the 28th day of
July 2026, by the following vote:
AYES: Commissioners:
NOES: Commissioners:
ABSTAIN: Commissioners:
ABSENT: Commissioners:
ATTEST: _____________________________________
Greg Gubman, Secretary
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COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
USE PERMITS, COMMERCIAL AND RESIDENTIAL
NEW AND REMODELED STRUCTURES
PROJECT #: State Density Bonus Law Application, Vesting Tentative
Tract Map No. 83259, and Development Review Planning
Case No. PL2025-77
SUBJECT: To construct a new 36-unit residential condominium
building and associated infrastructure on a 0.99-acre
undeveloped site.
PROPERTY Rita Huang, Tranquil Garden LLC, 16007 Richvale Drive,
OWNER: Whittier, CA 90604
APPLICANT: Daphne Shen, CDA+PDG, Inc, 150 El Camino Real #112,
Tustin, CA 92780
LOCATION: Between Gentle Springs Lane and South Prospectors
Road, Diamond Bar, CA 91765 (Los Angeles County
Assessor’s Parcel Number 8717-008-189)
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL REQUIREMENTS
1. In accordance with Government Code Section 66474.9(b) (1), the Applicant shall
defend, indemnify, and hold harmless the City, and its officers, agents and
employees, from any claim, action, or proceeding to attack, set-aside, void or
annul the approval of State Density Bonus Law Application, Vesting Tentative
Tract Map No. 83259, and Development Review Planning Case No. PL 2025-77
brought within the time period provided by Government Code Section 66499.37.
In the event the City and/or its officers, agents and employees are made a party
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of any such action:
(a) Applicant shall provide a defense to the City defendants or at the City's
option reimburse the City its costs of defense, including reasonable
attorney’s fees, incurred in defense of such claims.
(b) Applicant shall promptly pay any final judgment rendered against the City
defendants.
(c) The City shall promptly notify the applicant of any claim, action of
proceeding, and shall cooperate fully in the defense thereof.
2. This approval shall not be effective for any purpose until the applicant and owner
of the property involved have filed, within twenty-one (21) days of approval of this
State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259,
and Development Review Planning Case No. PL 2025-77 at the City of Diamond
Bar Community Development Department, their affidavit stating that they are
aware of and agree to accept all the conditions of this approval. Further, this
approval shall not be effective until the applicants pay remaining City processing
fees, school fees and fees for the review of submitted reports.
3. All designers, architects, engineers, and contractors associated with this project
shall obtain a Diamond Bar Business License, and zoning approval for those
businesses located in Diamond Bar.
4. Signed copies of City Council Resolution No. 2026-09, Project-specific
Conditions, and Standard Conditions shall be included on the plans (full size).
The sheet(s) are for information only to all partied involved in the
construction/grading activities and are not required to be wet sealed/stamped by
a licensed Engineer/Architect.
5. The development shall comply with all applicable Conditions of Approval imposed
by the applicable City review authority. These Conditions of Approval shall be
binding on and enforceable against, and, whenever used herein, the terms
“applicant”, "owner", and/or "applicant/owner" shall mean and refer to, each of
the following: the project applicant, the owner(s) and tenants(s) of the property,
and each of their respective successors and assigns.
6. The construction documents submitted for plan check shall be in substantial
compliance with the architectural plans approved by the City, as modified
pursuant to the Conditions of Approval. If the plan check submittal is not in
substantial compliance with the approved submittal, the plans may require further
staff review, which may delay the project and entail additional fees [DBCC
Section 22.66.060].
7. Prior to the plan check, revised site plans and building elevations incorporating
all Conditions of Approval shall be submitted for Planning Division review and
approval.
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8. Except for those conditions pertaining to ongoing operation of the Project, all
applicable requirements set forth in the Conditions of Approval shall be
completed prior to the commencement of any use of the project site.
9. The project site shall be maintained and operated in full compliance with the
conditions of approval and all laws, or other applicable Federal, State, or City
regulations.
10. All site, grading, landscape/irrigation, roof, and elevation plans shall be
coordinated for consistency prior to issuance of City permits (such as grading,
tree removal, encroachment permit, etc.,) or approved use has commenced,
whichever comes first.
11. The project site shall be maintained and operated in full compliance with the
conditions of approval and all laws, or other applicable Federal, State, or City
regulations.
12. City’s approval of the proposed project shall not waive the applicant’s obligation
to comply with all applicable sections of the Development Code, all other
applicable City Ordinances, and any applicable Specific Plan.
13. The applicant shall comply with all applicable requirements of City Planning,
Building and Safety Divisions, and Public Works Department.
14. Property owner/applicant shall remove the public hearing notice board within
three (3) days of this project's approval.
15. The applicant shall comply with DBCC Section 22.34.040 (Property Maintenance
Standards). A permanent maintenance program shall be implemented ensuring
regular irrigation, fertilization, and weed removal. All landscaping shall be
maintained in a healthy, neat and orderly condition, free of weeds and debris and
with operating irrigation at all times.
16. All structures shall be maintained in a structurally sound, safe manner with a
clean, orderly appearance. Any physical damage or deterioration (e.g., broken
windows/doors, leaking roof, etc.) peeling paint, graffiti or other types of damage
or deterioration shall be repaired as soon as possible. When re-roofing a
structure, the entire roof shall be completed. All re-roofing shall be uniform in
material and color or match existing except as approved by the Director in cases
of emergency. Graffiti shall be removed within 72 hours by the owner of the
structure [DBCC Section 22.34.040 (d)].
17. Pursuant to Government Code Section 66020, the 90-day period in which the
applicant may protest the fees, dedications, reservation or other exactions
imposed in conjunction with the project approval shall begin on the day the City
notifies the applicant of the project approval.
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18. No occupancy permit will be granted until all improvements shown on the plans
approved by the City and/or required by the Conditions of Approval have been
properly constructed, inspected, and approved.
19. If any aspect of construction requires the use of an easement on a third party’s
property or the use of an easement granted to a third party on the applicant’s
property, the applicant must provide the City with copies of the recorded
document(s) granting such easement before any building permits will be issued.
B. FEES/DEPOSITS
1. Applicant shall pay development fees (including but not limited to Planning,
Building and Safety Divisions, and Public Works Department) at the established
rates, prior to issuance of building permits, as required by the City. In addition,
the applicant shall pay all remaining prorated City project review and processing
fees prior to issuance of grading or building permit, whichever comes first.
2. Prior to any plan check, all deposit accounts for the processing of this project
shall have no deficits.
C. TIME LIMITS
1. The approval of State Density Bonus Law Application, Vesting Tentative Tract
Map No. 83259, and Development Review shall expire within three (3) years from
the date of approval if the use has not been exercised as defined per DBCC
Section 21.20.140 and 22.66.050(b)(1). In accordance with DBCC
Section 22.66.050(c), the applicant may request, in writing, a one-year time
extension for Planning Commission consideration. Such a request must be
submitted to the Planning Division prior to the expiration date and be
accompanied by the review fee in accordance with the fee schedule in effect at
the time of submittal.
D. SITE DEVELOPMENT
1. The project site shall be developed and maintained in substantial conformance
with the approved plans submitted to, approved, and amended herein by the
Planning Commission, on file with the Planning Division: site plans, architectural
elevations, and isometric drawings in the Planning Division, the conditions
contained herein, Development Code regulations.
2. All ground-mounted utility appurtenances such as transformers, air conditioning
condensers, etc., shall be located out of public view and adequately screened
through the use of a combination of concrete or masonry walls, berms, and/or
landscaping to the satisfaction of the Planning Division.
3. All roof-mounted equipment shall be screened from public view.
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fire flow capacity of the proposed water mains and fire hydrants and proposed
access improvements to ensure compliance with applicable Fire Code
requirements; and (2) building plans. The project’s water system shall be
designed in response to final fire flow requirements identified by the LACFD.
13. Prior to the commencement of grading or grubbing activities, the applicant shall
prepare and submit a fire protection program and workplace standards for fire
safety outlining those activities to be undertaken by the applicant during the
construction period to the LACFD for review and approval. The applicant shall
abide by specific project-level permit conditions identified by the LACFD.
14. Additional plant materials may be required by the Community Development
Director and shall be planted prior to final occupancy in order to screen utility
connections, valves, backflow devices, and all above ground appurtenances,
etc., to the satisfaction of the Community Development Director. This
determination shall be made in the field after all screen utility connections, valves,
backflow devices, and all above ground appurtenances, etc. have been installed
and inspected.
15. Prior to the issuance of a grading permit, the applicant shall submit to the Building
Official for review and approval a temporary fencing and signage plan designed
to discourage access to any active construction areas by children and other
unauthorized parties as required per CBC 3306.
16. Prior to placement of any construction trailers, the applicant shall submit a site
plan showing placement of the construction trailers along with a temporary use
permit application to the Community Development Director, pursuant to DBCC
Section 22.50.030.
17. Grading shall be phased so that prompt revegetation or construction will control
erosion. Only those areas that will be built on, resurfaced, or landscaped shall
be disturbed. Topsoil shall be stockpiled during rough grading and used on cut
and fill slopes. Revegetation of cut and fill slopes shall occur within three months
of grading completion [DBCC Section 22.22.080 (b)(2)].
E. ARCHITECTURAL
1. All roof-mounted equipment shall be screened from public view [DBCC
Section 22.16.080(2)].
2. Gutters and downspouts shall be concealed unless designed as an architectural
feature. Exposed gutters and downspouts not used as architectural features shall
be color coordinated with the surface to which they are attached. Roof vents shall
be colored to coordinate with roofing material [Residential Design Guidelines:
Equipment Screening Gutters, Downspouts and Vents (E)(2) of page 36].
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F. LANDSCAPING
1. Prior to building permit issuance, landscape and irrigation plans shall be
submitted for review and approval by the City’s Consulting Landscape Architect
for compliance with the City’s Water Conservation Landscaping Ordinance
pursuant to DBCC Chapters 8.14 and 22.26.
2. All landscaping shall be installed prior to final inspection. Contact the Planning
Division at least two weeks prior to final inspection to request a site inspection of
all exterior improvements including buildings, driveways, parking lots,
landscaping, irrigation, signs, lighting, walls, fences, and trash enclosures.
3. The applicant shall submit a Certificate of Substantial Completion to the Planning
Division after all landscaping is installed for the project [DBCC Section 22.26.040
(a)(5)].
1. All exterior lighting shall comply with DBCC Section 22.16.050. Prior to the
issuance of building permits, the applicant shall submit a detailed on-site lighting
plan, including a photometric diagram, to the Planning Division and Building and
Safety Division for review. Such plan shall indicate type, illumination, location,
height, and method of shielding so as not to adversely affect adjacent properties,
in compliance with DBCC Section 22.16.050.
1. The site shall be maintained in a condition, which is free of debris both during and
after the construction, addition, or implementation of the approved project. The
removal of all trash, debris, and refuse, whether during or subsequent to
construction shall be done only by the property owner, applicant or by a duly
permitted waste contractor, who has been authorized by the City to provide
collection, transportation, and disposal of solid waste from residential,
commercial, construction, and industrial areas within the City. It shall be the
applicant's obligation to ensure that the waste contractor used has obtained
permits from the City of Diamond Bar to provide such services [DBCC Section
8.16.720].
2. Mandatory solid waste disposal services shall be provided by the City franchised
waste hauler to all parcels/lots or uses affected by approval of this project.
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APPLICANT SHALL CONTACT THE PUBLIC WORKS/ENGINEERING DEPARTMENT,
(909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
1. Prior to issuance of a grading permit, the applicant shall submit an Erosion
Control Plan concurrently with the grading plan to the Public Works Department
for review and approval. The Erosion Control Plan shall clearly detail erosion
control measures that will be implemented during construction. The Erosion
Control Plan shall conform to National Pollutant Discharge Elimination System
(NPDES) standards and incorporate the appropriate Best Management Practices
(BMP’s) as specified in the Storm Water BMP Certification.
2. Grading and construction activities and the transportation of equipment and
materials and operation of heavy grading equipment shall be limited to between
the hours of 7:00 a.m. and 5:00 p.m., Monday through Saturday. Dust generated
by grading and construction activities shall be reduced by watering the soil prior
to and during the activities and in accordance with South Coast Air Quality
Management District Rule 402 and Rule 403. Reclaimed water shall be used
whenever possible. Additionally, all construction equipment shall be properly
muffled to reduce noise levels.
1. Prior to issuance of a grading permit, the applicant shall submit a geotechnical
report concurrently with the grading plan to the Public Works Department for
review and approval. The geotechnical report shall be prepared by a
Geotechnical Engineer, licensed by the State of California. The developer must
comply with any recommendation of the approved geotechnical report.
2. Prior to issuance of a grading permit, the applicant shall submit drainage and
grading plans to the Public Works Department for review and approval. Drainage
and grading plans shall be prepared by a Civil Engineer, licensed by the State of
California and in accordance with the City’s requirements. A list of requirements
for grading plan check is available from the Public Works Department. All grading
(cut and fill) calculations shall be submitted to the City concurrently with the
grading plan.
3. Finished slopes shall conform to Diamond Bar City Code Section 22.22.080-
Grading.
4. All easements and flood hazard areas shall be clearly identified on the grading
plan.
5. The grading plan shall show the location of any retaining walls and the elevations
of the top of wall/footing/retaining and the finished grade on both sides of the
retaining wall. Construction details for retaining walls shall be shown on the
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grading plan. Calculations and details of retaining walls shall be submitted to the
Building and Safety Division for review and approval.
6. All equipment staging areas shall be located on the project site. Staging area,
including material stockpile and equipment storage area, shall be enclosed within
a 6-foot-high chain link fence. All access points in the defense shall be locked
whenever the construction site is not supervised.
7. Grading of the subject property shall be in accordance with the California Building
Code, City Grading Ordinance, Hillside Management Ordinance and acceptable
grading practices.
8. The maximum grade of driveways serving building pad areas shall be 15 percent.
Driveways with a slope of 15 percent shall incorporate grooves for traction into
the construction as required by the City Engineer.
9. All slopes shall be seeded per landscape plan and/or fuel modification plan with
native grasses or planted with ground cover, shrubs, and trees for erosion control
upon completion of grading or some other alternative method of erosion control
shall be completed to the satisfaction of the City Engineer and a permanent
irrigation system shall be installed.
10. Prior to issuance of a grading permit, the applicant shall submit a stockpile plan
to the Public Works Department for review and approval. Stockpile plan shall
show the proposed location for stockpile for grading export materials, and the
route of transport.
11. Prior to commencement of grading operations, a pre-construction meeting shall
be held at the project site with the grading contractor, applicant, and city grading
inspector at least 48 hours prior to work commencing.
12. Prior to issuance of building permits for the foundation of the residential structure,
the applicant shall submit rough grade certifications by project soils and civil
engineers and the as-graded geotechnical report to the Public Works Department
for review and approval. Retaining wall permits may be issued without a rough
grade certificate.
13. Prior to issuance of any project final inspections/certificate of occupancy, the
applicant shall submit final grade certifications by project soils and civil engineers
to the Public Works Department.
14. Prior to the issuance of any permits, the Applicant shall provide written
permission to the satisfaction of the City from any property owners who will be
affected by onsite and offsite grading.
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C. DRAINAGE
1. Prior to issuance of a grading permit, the applicant shall submit a detailed
drainage system information of the lot with careful attention to any flood hazard
area to the Public Works Department. All drainage/runoff from the development
shall be conveyed from the site to the natural drainage course. No on-site
drainage shall be conveyed to adjacent parcels, unless that is the natural
drainage course.
2. Prior to the issuance of a grading permit, a complete hydrology and hydraulic
study shall be prepared by a Civil Engineer registered in the State of California
to the satisfaction of the City Engineer and Los Angeles County Public Works
Department.
1. The Applicant shall replace and record any centerline ties and monuments that
are removed as part of this construction with the Los Angeles County Public
Works Survey Division.
1. A means of entry, to be approved by the City-franchised trash disposal service,
shall be provided.
1. Prior to issuance of a grading permit, easements for public utility and public
service purposes shall be offered and shown on a detailed site plan for affected
utility company. Legal description, plat and plans shall be to the satisfaction the
City Engineer and the utility companies.
2. Prior to issuance of a grading permit, the applicant shall submit Will Serve Letters
to the Public Works Department, stating that adequate facilities are or will be
available to serve the proposed project from all utilities such as, but not limited
to, phone, gas, water, electric, and cable.
3. Underground utilities shall not be constructed within the drip line of any mature
tree except as approved by a registered arborist.
4. The Applicant shall obtain all necessary connection permits from the City and the
Los Angeles County Department of Public Works – Sewer Maintenance Division
prior to the issuance of building permit.
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APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
1. Plans and construction shall conform to current State and Local Building Code
(i.e. 2025 California Building Code series will apply) requirements and all other
applicable construction codes, ordinances and regulations in effect at the time of
permit issuance.
2. Implementation of the CAL Green Code shall be reflected on the plans, and
certification shall be by a third party as required by the Building Division. Specific
water, waste, low VOC, and related conservation measures shall be shown on
plans. Construction shall conform to the current CAL Green Code.
3. All units shall be ADA accessible per CBC 1102A.
4. The structural engineer shall design the foundation system for settlement as
required by the soils report page 10 of 11/10/20 QCI report.
5. Interior sound levels shall be designed to be at 45 dB maximum as per CBC
1206.4. An acoustic engineer may be required to justify this.
6. An allowable area analysis will be provided per CBC 506.
7. The minimum design load for wind in this area is 110 M.P.H. exposures “C” and
the site is within seismic zone D or E. The applicant shall submit drawings and
calculations prepared by a California State licensed Architect/Engineer with wet
stamp and signature.
8. Indoor air quality shall be provided consistent with ASHRAE 62.2 as required per
California Energy Code 150(o).
9. Public Works/Engineering Department is required to review and approve grading
plans that clearly show all finish elevations, drainage, and retaining wall(s)
locations. These plans shall be consistent with the site plan submitted to the
Building & Safety Division.
10. The following statement shall be included on the plans: “Separate permits are
required for carports, retaining walls, and other accessory structures.”
11. Number of plumbing fixtures shall be in compliance with CPC T-422.
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12. Provide at least one bathroom for each sex per CBC 412.3.
13. The specific type of housing shall be identified on plans. This will include publicly
funding, type of care facility, or other special use.
14. This project shall comply with the energy conservation requirements of the State
of California Energy Commission. All lighting shall be high efficacy or equivalent
per the current California Energy Code 140.6 to 140.9.
15. Rooftop solar installations shall be provided in accordance with CA Energy Code
140.10.
16. New gas appliances shall be designed to be electric ready per CA Energy Code
150.0(t) to (v).
17. Design for future energy storage system shall be provided including 225 busbar
rating of panel per CA Energy Code 150.0(s).
18. Indicate the proposed building on the plans. Submit code analysis and
justification showing the following:
a. Each building square footage
b. Each building height
c. Type of construction
d. Sprinkler system
e. Each group occupancy
f. Property line location in relation to each building (side yard)
g. Exit analysis for each building (occupant load/corridor rating/exit width/exit
signs, etc.)
h. Accessibility analysis for the entire site and for each building
i. Shaft rating/exterior wall construction/opening protection
19. All balconies shall be designed for 1.5 times the live load for the area served per
CBC Table 1607.1 and provide ventilation in the joist space per CBC 2304.12.2.6.
20. All easements shall be shown on the site plan.
21. Fire Department approval shall be required. Contact the LA County Fire
Department.
22. All retaining walls shall be separately submitted to the Building & Safety and
Public Works/Engineering Departments for review and approval.
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23. A soils report is required per CBC 1803 and all recommendations of the soils
report shall be adhered to.
24. Slope setbacks shall be consistent with California Building Code Figure 1805.3.1
and California Residential Code R403.1.7. Foundations shall provide a minimum
distance to daylight.
25. Light and ventilation shall comply with CBC 1203 and 1205.
26. Design for future electric vehicle charging shall be provided consistent with CAL
Green 4.106.4 or 5.106.5.3.
27. Bicycle parking shall be provided as per CAL Green 5.106.4.1.
C. PERMIT – ITEMS TO BE REQUIRED PRIOR TO BUILDING PERMIT ISSUANCE:
28. Solid waste management of construction material shall incorporate recycling
material collection per Diamond Bar City Code 8.16 of Title 8. The contractor
shall complete all required forms and pay applicable deposits prior to permit.
29. Prior to building permit issuance, all school district fees shall be paid. Please
obtain a form from the Building and Safety Division to take directly to the school
district.
30. Submit grading plans clearly showing all finish elevations, drainage, and retaining
wall locations. No building permits shall be issued prior to submitting a pad
certification.
31. Sewer connections require sewer connection fees and approval from the LA
County Sanitation District.
32. AQMD notification is required at least 10 days prior to any demolition. Proof of
notification is required at permit issuance.
33. All workers on the job shall be covered by workers’ compensation insurance
under a licensed general contractor. Any changes to the contractor shall be
updated on the building permit.
34. Where portions of retaining walls are used to create the building pad, the retaining
wall plans shall be submitted separately from the overall building plans and
require a separate permit. The building pad must be certified prior to issuance of
the permit for the residential structure.
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D. CONSTRUCTION – CONDITIONS REQUIRED DURING CONSTURCTION:
35. Fire sprinklers are required for new structures. Sprinklers shall be approved by
LA County Fire Department prior to installation and shall be inspected at framing
stage and finalization of construction.
36. Occupancy of the facilities shall not commence until all California Building Code
and State Fire Marshal regulations have been met. The buildings shall be
inspected for compliance prior to occupancy.
37. Every permit issued by the Building Official under the provisions of this Code shall
expire and become null and void unless the work authorized by such permit is
commenced within one year after permit issuance, and if a successful inspection
has not been obtained from the Building Official within one-hundred-eighty (180)
days from the date of permit issuance or the last successful inspection. A
successful inspection shall mean a documented passed inspection by the City
building inspector as outlined in Section 110.6.
38. All structures and property shall be maintained in a safe and clean manner during
construction. The property shall be free of debris, trash, and weeds.
39. All equipment staging areas shall be maintained in an orderly manner and
screened behind a minimum 6’ high fence.
40. A height and setback survey may be required at completion of framing and
foundations construction phases respectively.
41. The project shall be protected by a construction fence to the satisfaction of the
Building Official, and shall comply with the NPDES & BMP requirements (sand
bags, etc.). All fencing shall be view obstructing with opaque surfaces.
42. The applicant shall contact Dig Alert and have underground utility locations
marked by the utility companies prior to any excavation. Contact Dig Alert by
dialing 811 or their website at www.digalert.org.
43. The applicant shall first request and secure approval from the City for any
changes or deviations from approved plans prior to proceeding with any work in
accordance with such changes or deviations.
44. All glazing in hazardous locations shall be labeled as safety glass. The labeling
shall be visible for inspection.
45. Pursuant to California Residential Code (CRC) Section R315, carbon monoxide
detectors are required in halls leading to sleeping rooms.
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46. Drainage patterns shall match the approved grading/drainage plan from the
Public Works/Engineering Department. Surface water shall drain away from the
building at a 2% minimum slope. The final as-built conditions shall match the
grading/drainage plan or otherwise approved as-built grading/drainage plan.
47. Decks roofs, and other flat surfaces shall slope at least 1/4”/ft with approved and
listed water proofing material. Guardrails shall be provided for these surfaces at
least 42” minimum in height, 4” maximum spacing between rails, and capable of
resisting at least 20 pounds per lineal foot of lateral load.
48. Special inspections and structural observation will be required in conformance
with CBC 1704 to 1709.
END
Page 73 of 203
Elevated Entitlements
5716 Corsa Avenue Suite 201
Westlake Village, CA 91362
Date: July 16, 2026
Attention: Grace Lee
Planning Manager
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
(909) 839-7032
Reference: Request for Reconsideration of Quimby Fee for Tranquil Garden Project APN 8717-008-
189 – East Side of South Prospectors Road, South of Orange (SR 57) Freeway Overpass,
Diamond Bar, CA 91765
Dear Mrs. Lee,
On behalf of the property owner, Tranquil Garden LLC, we appreciate the City's continued efforts
in working with us on the above-referenced project. We respectfully request that the City reconsider
the assessed Quimby fee of approximately $1.06 million in light of the unique circumstances
surrounding this project.
Our request is based on the following considerations.
1. Independent Appraisal Supports a Lower Land Value
The current Quimby fee was calculated using the City's estimated land value of approximately $2.8
million. To ensure that the fee reflects the property's fair market value, the property owner retained
an independent licensed real estate appraiser (Silver Lake Appraisals) to prepare an appraisal of
the property.
There are several characteristics of the property that materially affect its market value, including:
A. Approximately 0.29 acres of the site is constrained by easements, resulting in a net
developable area of only about 0.70 acres.
B. The developable portion of the site is an irregular lot with a triangular configuration.
C. The property is immediately adjacent to the Orange (SR-57) Freeway.
D. Site access is limited to Gentle Springs Lane.
E. The property has virtually no street visibility.
Based on these and other market factors, the independent appraisal concludes that the property's
fair market value is substantially lower ($1.47M) than the value used by the City. We respectfully
Page 74 of 203
July 16, 2026
Elevated Entitlements
Page 2 of 2
Reference: Request for Reconsideration of Quimby Fee for Tranquil Garden Project APN 8717-008-189 – East Side of South Prospectors
Road, South of Orange (SR 57) Freeway Overpass, Diamond Bar, CA 9176
request that the City review the enclosed appraisal and recalculate the Quimby fee based on the
independently supported market value.
2. Extraordinary Project Timeline Has Significantly Increased Development Costs
The project was originally submitted to the City in 2020, and the Applicant completed an initial round
of plan review. As the Applicant was preparing to resubmit revised plans, the City advised that it
was undertaking the Town Center Specific Plan process and requested that further processing be
postponed while that effort was on going. The Applicant cooperated with the City's request, and
approximately six years have now elapsed since the project was originally submitted.
During this period, construction costs have increased substantially. Overall construction costs are
estimated to have increased by at least 30% since the project was first submitted. These
extraordinary cost increases have had a significant impact on the project's financial feasibility and
were outside the Applicant's control.
3. Affordable Housing Component
The project includes affordable housing units that contribute to the City's housing objectives. As with
many residential developments that incorporate affordable housing, the project is subject to
significant financial constraints. Rising construction costs, increased financing expenses, and the
additional requirements associated with providing affordable housing have substantially limited the
project's available resources.
Request
Taken together, the independent appraisal, the substantial increase in development costs resulting
from the extended project timeline, and the financial constraints associated with providing
affordable housing have materially affected the project's financial feasibility. Consequently,
development impact fees, including the Quimby fee, have a direct and meaningful impact on the
project's ability to move forward. Accordingly, we respectfully request that the City review the
enclosed appraisal and reconsider the assessed Quimby fee. In addition to any adjustment resulting
from the revised land valuation, we respectfully ask that the City consider an additional
discretionary reduction in light of the unique circumstances described above. We appreciate the
City's consideration of this request and would welcome the opportunity to meet with you and City
staff to discuss the appraisal, the project history, and any additional information that may assist in
reaching a fair and equitable resolution. We look forward to continuing to work collaboratively with
the City throughout this process.
Sincerely,
Kevin Kohan
Principal Planner
Phone: 805-232-4383
Kevin@elvted.com
Page 75 of 203
APPRAISAL REPORT
Of a
Vacant Lot
Located at
E. side of S. Prospectors Road, S. of Orange (State Highway 57) Freeway Overpass Diamond Bar, California, 91765
APN: 8717-008-189
As of
July 10, 2026
For
Ms. Rita Huang
16007 Richvale Drive
Whittier CA 90604
By
Silver Lake Appraisals
5020 El Verano Avenue Los Angeles, California 90041
(323) 702-4493
Page 76 of 203
Silver Lake Appraisals Real Estate Valuations and Consultation
5020 El Verano Ave., Los Angeles California 9004 (323) 702-4493
July 13, 2026
Ms. Rita Huang
16007 Richvale Drive
Whittier CA 90604
E. side of S. Prospectors Road S. of Orange (State Highway 57) Freeway Overpass
Diamond Bar, California 91765
Pursuant to your request, we submit the attached narrative appraisal report. The subject property consists of a vacant
interior lot containing approximately 30,630 net square feet. The interest appraised is the fee simple estate. The
development, analyses, and conclusions formed in the opinion of value are in conformance with the Standards of
Professional Appraisal Practice (USPAP). Environmental hazards may or may not be present on the subject property.
The appraiser is not qualified to make an investigation to determine the presence of hazardous substances. In the
development of the opinion of value, no consideration is given to such liability or its impact.
The effective date of value is July 10, 2026. The actual inspection was completed on that date. The intended user is
the client, Tranquill Gardens LLC. The intended use is to assist in determining the amount of a “Dedication-In-Lieu”
fee. The purpose is to estimate the market value as of the effective date of value. Considering the investigation and
analyses made, the market value of the property as of said date subject to the contingencies, limiting conditions,
assumptions, and certification stated herein was:
$1,470,000 “As Is”
Sincerely,
Kevin Lincoln, SRA
State Certification No. AG-006534
Expires June 4, 2027
Page 77 of 203
Silver Lake Appraisals Real Este Valuations and Consultation
5020 El Verano Ave., Los Angeles, California 90041 (323) 702-4493
TABLE OF CONTENTS
LETTER OF TRANSMITTAL
TABLE OF CONTENTS
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS 1
DEFINITIONS 2
CERTIFICATION 3
UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS 4-7
INTRODUCTION
Property Identification 8
Purpose of the Appraisal 8
Property Rights Appraised 8
Intended User of the Appraisal 8
Intended Use of the Appraisal 8
Scope of the Assignment 8
Ownership and Sales History 9
Extraordinary Assumptions 9
Hypothetical Conditions 9
SUBJECT PHOTOGRAPHS 10-12
GREATER LOS ANGELES OVERVIEW 13-15
City and Neighborhood Overview 16
San Gabriel Valley Multi-Family Submarket 17-18
Location Map 19
SUBJECT DATA
Site Analysis 20-21
Zoning Analysis 22
Assessments and Taxes 23
Exposure Time 23
Aerial Map 24
Plat Map 25-26
HIGHEST AND BEST USE 27-28
APPRAISAL METHODOLOGY 29
SALES COMPARISON (MARKET) APPROACH
Introduction 30
Summary of Land Sales 30
Analysis of Land Sales 31-43
FINAL RECONCILIATION (Land Value Conclusion) 44
ADDENDA
Qualifications of Appraiser(s)
Page 78 of 203
1
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS
Freeway
Panel Number: 06037C1725F
Map date: 9/26/2008
Page 79 of 203
2
DEFINITIONS
MARKET VALUE FEE SIMPLE ESTATE
bring in a competitive and open market under all
condition’s requisite to a fair sale, the buyer and
and assuming the price is not affected by undue
consummation of a sale as of a specified date and
the passing of title from seller t
imposed by the governmental powers of taxation,
eminent domain, police power, and escheat.
The Dictionary of Real Estate Appraisal, The American Institute of Real Estate
Appraisers
2. Both parties are well informed or well
advised, and acting in what they consider
their best interests.
3. A reasonable time is allowed for exposure
in the open market.
4. Payment is made in terms of cash in
United States dollars or in terms of
financial arrangements comparable
thereof.
5. The price represents the normal
consideration for the property sold
unaffected by special or creative financing
or sales concessions granted by anyone
associated with the sale.
Uniform Standards of Professional Appraisal Practice,
The Appraisal Foundation
LEASED FEE ESTATE
Landlord’s (lessor’s) interest in fee estate, bound
by a stated term and of the conditions of a lease or
leases conveying rights, usually use and
occupancy, to one or more tenants (lessees).
Uniform Standards of Professional Appraisal Practice,
The Appraisal Foundation
LEASEHOLD ESTATE
Tenant’s (lessee’s) property rights usually use and
occupancy, conveyed by a lease establishing a
stated term and other conditions.
Uniform Standards of Professional Appraisal Practice,
The Appraisal Foundation
AS IS MARKET VALUE MARKET RENT
observed upon inspection as it physically and legally
exists without hypothetical conditions, assumptions,
or qualifications as of the date of value.
probably command in the open market; indicated by
space as of the date of appraisal.
The Dictionary of Real Estate Appraisal, 3rd Edition
EXPOSURE TIME
being appraised would have been offered on the
market prior to the hypothetical consummation of a
sale at market value on the effective date of the
types of real estate and value ranges and under
STABILIZED VALUE
reached a certain occupancy, and achieves a net
operating income that can support debt service.
Page 80 of 203
3
CERTIFICATION
I Certify to the best of our knowledge and belief that,
That statements of fact contained in this report are true and correct
The reported analyses, opinions, and conclusions in this report are limited only by the reported assumptions
and limiting conditions stated, and are personal, unbiased, professional analyses, opinions, and conclusions.
I have no present or prospective interest in the property that is the subject of this report, and I have no
personal interest or bias with respect to the parties involved.
I have not performed valuation services regarding the property that is the subject of this report within the
three-year period immediately preceding acceptance of this assignment.
I have no bias with respect to the property that is the subject of this report or to the parties involved with this
assignment.
My engagement in this assignment was not contingent upon developing or reporting predetermined results.
My compensation for completing this assignment is not contingent upon the development or reporting of a
predetermined value or direction in value that favors the cause of the client, the amount of value opinion, the
attainment of a stipulated result, or the occurrence of a subsequent event related to the intended use of this
appraisal.
The analyses, opinions and conclusions developed in this report are prepared in conformity with the Uniform
Standards of Professional Appraisal Practice (USPAP).
To the best of my knowledge and belief, the reported analyses, opinions, and conclusions were developed
and prepared in conformity with the Code of Ethics of the Standards of Professional Appraisal Practice of the
Appraisal Institute.
Kevin Lincoln personally inspected the property. Moses Jordan, Jr. assisted in the inspection and data
collection.
______________________________
Kevin Lincoln, SRA
State Certification Number AG 006534
Expires June 4, 2027
Page 81 of 203
4
UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS
The acceptance or use of this appraisal, or reliance upon the analyses and conclusions herein, constitutes
acceptance of these Assumptions and Limiting Conditions.
1. The conclusions and opinions expressed in this report apply only to the date of value. The dollar
amount of any value opinion or conclusion rendered or expressed in this report is based upon the
purchasing power of the United States Dollar on the date of value.
2. The appraiser assumes no responsibility for economic, physical, or demographic factors that may
affect or alter the opinions in this report if said economic, physical, or demographic factors were not
present as of the date of the letter of transmittal accompanying this report. The appraiser is not
obligated to predict future political, economic, or social trends.
3. The Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute
and of the Uniform Standards of Professional Appraisal Practice (USPAP) govern confidentiality and
disclosure of the contents of this appraisal report.
4. In preparing this report, the appraiser was required to rely on information furnished by other individuals
or found in previously existing records and/or documents. Unless otherwise indicated, such
information is presumed to be reliable. However, no warranty, either expressed or implied, is given
by the appraiser for the accuracy of such information and the appraiser assumes no responsibility for
information relied upon later found to have been inaccurate. No responsibility is assumed for errors
or omissions, or for information not disclosed which might otherwise affect the value estimate. The
appraiser reserves the right to make such adjustments to the analyses, opinions and conclusions set
forth in this report as may be required by consideration of additional data or more reliable data that
may become available.
5. No opinion is rendered as to the title of the subject property. Data related to ownership and legal
description was obtained from public records and is reliable. Title is assumed to be marketable and
free and clear of all liens, encumbrances, easements, and restrictions, except those specifically
discussed in the report. The property is appraised assuming it to be under responsible ownership and
competent management, and available for its highest and best use.
6. The appraiser assumes no responsibility for hidden or unapparent conditions of the property, subsoil,
groundwater, structures, and/or substructures that render the subject property more or less valuable.
No responsibility is assumed for arranging for engineering, structural, geologic, mineralogical, or
environmental studies that may be required to discover such hidden or unapparent conditions.
Page 82 of 203
5
UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS
7. Unless otherwise stated in this report:
a. The appraiser has been provided with information regarding the presence of materials or
substance on or in portions of the subject property or improvements thereon, which material
or substance possesses or may possess toxic, hazardous, and/or other harmful and/or
dangerous characteristics. The appraiser is not qualified to investigate or test for the
presence of such materials or substances. The presence of such materials or substances
may adversely affect the value of the subject property. The value estimated in this report is
predicated on the assumption that no such material or substance was present on or in the
subject property or in such proximity thereto that it would have caused a loss in value as of
the effective date of value. The appraiser assumes no responsibility for the presence of any
such substance or material on or in the subject property, nor for any expertise or engineering
knowledge required to discover the presence of such substance or material. This report
assumes the subject property is in full compliance with all federal, state, and local
environmental laws, regulations, and rules.
b. The subject property is appraised assuming it to be in full compliance with all applicable zoning
and land use regulations and restrictions;
c. The property is appraised assuming that all required licenses, permits, certificates, consents or
other legislative and/or administrative authority from any local, state, or national government or
private entity or organization have been or can be obtained or renewed for any use upon which
the value estimate contained in this report is based.
d. The appraiser has personally inspected the interior and exterior of the subject property.
e. No soils or geological or hydrological studies or reports were made available to the appraiser. It
is assumed there are no soil conditions negatively affecting the subject property. As no
hydrology studies were available for review, it is assumed that any drainage sheet flow through
the subject property would be contained, and that the property would not be subject to inundation.
The appraiser reserves the right to reconsider analyses, opinions, and conclusions upon
receipt of information that significantly differs from these assumed conditions.
8. No opinion is expressed as to the value of subsurface oil, gas, or mineral rights or whether the property
is subject to surface entry for the exploration or removal of such materials, except as is expressly
stated.
Page 83 of 203
6
UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS
9. Maps, plats, and exhibits included in this report are for illustration only to serve as an aid in visualizing
matters discussed within the report. They should not be considered as surveys or relied upon for any
other purpose, nor should they be removed from, reproduced or used apart from the report.
10. No opinion is intended to be expressed for matters that require legal expertise or specialized
investigation or knowledge beyond that customarily employed by real estate appraisers.
11. The liability of the appraiser is limited to the client only and to the fee actually received. If any legal
action is brought against the appraiser, and the appraiser prevails, the party initiating such legal action
shall reimburse the appraiser for all costs, including legal and expert fees, incurred by the appraiser
in the action.
12. The distribution, if any, of the total valuation in this report between land and improvements applies
only under the stated program of utilization. The separate allocations for land and improvements must
not be used in conjunction with any other appraisal and are invalid if so used.
13. Possession of this report, or a copy of it, does not carry with it the right of publication. No person other
than the party to whom it is addressed may use this report for any purpose without the written consent
of the appraiser. In any event, this report may be used only with proper written qualification and only
in its entirety for its stated purpose. Neither all, nor any part, of the contents of this report (including
any conclusions as to value, the identity of the appraisers, or the firm with which they are connected,
or any reference to the Appraisal Institute, or the MAI designation) shall be disseminated to the public
through advertising media, public relations, news media, sales media, or any other public means of
communication without prior written consent and approval of the appraiser.
14. The property that is the subject of this appraisal is within a geographic area prone to earthquakes and
other seismic disturbances. Except as specifically indicated in the report, no seismic or geologic
studies have been provided to the appraiser concerning the geologic and/or seismic condition of the
subject property. The appraiser assumes no responsibility for the possible effect on the subject
property of seismic activity and/or earthquakes.
15. Testimony or attendance in court or at any other hearing is not required by reason or by rendering this
appraisal unless such arrangements are made at a reasonable time in advance of said hearing.
Further, unless otherwise indicated, separate arrangements shall be made concerning compensation
for the appraiser’s time to prepare for and attend any such hearing.
16. No consideration has been given in this appraisal as to the value of the property located on the
premises considered by the appraiser to be personal property, nor has the appraiser given
consideration to the cost of moving or relocating such personal property. Only the real property has
been considered in this appraisal. Additionally, the comparable data was of real property only, and
no personal property was considered with any market data.
17. Competitive institutional financing is assumed to be available.
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UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS
18. The appraiser made no engineering study. Except as specifically stated, data relative to size and area
of the subject property was taken from sources considered reliable and no encroachment of the
subject property is considered to exist.
19. Income, expense and cost data related to the subject property were provided by sources that are
believed to be reliable but are not guaranteed to be accurate.
20. The appraiser recognizes that, in recent years, electromagnetic fields have become a subject of
concern that may affect value. The appraiser has not been informed of, nor observed or discovered,
any electrical utility, facility, installation, structure, easement, or service that tends to create an
electromagnetic field in the vicinity of the subject property. For the purpose of this appraisal, it is
assumed that the subject property is not near any such potential electromagnetic field.
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INTRODUCTION
Property Identification
The subject property consists of a level, irregular shaped, interior site with a total land area of approximately
30,630 square feet net land area or 0.70 acre with two public street access points.
Purpose of the Appraisal
The purpose of the appraisal is to estimate the market value of the fee simple interest in the subject property
as of July 10, 2026 per the definition of value contained in the report.
Property Rights Appraised
The property rights appraised is the fee simple interest in the subject property.
Intended User of the Appraisal
The intended user of the appraisal report is the client, Tranquill Gardens LLC.
Intended Use of the Appraisal
The intended use of the appraisal is to assist in the determination of the amount of a Dedication In-Lieu Fee.
Scope of the Assignment
The scope of the work to complete this assignment includes the following steps:
1. Collect and analyze general data on the region, city, and neighborhood.
2. Inspect the subject property and immediate surrounding environment in order to determine the physical
condition and the utility of the land and improvements, as well as the state of economic and neighborhood
conditions as of the date of value.
3. Identify the likely candidates for highest and best use.
4. Collect, verify, and analyze specific data on comparable sales and the subject. Sources include public
records, Costar, LoopNet, the MLS, Realquest, buyers, sellers, and real estate professionals.
5. Estimate the highest and best use. Apply the appropriate approaches to value and then reconcile the
approaches into an estimate of final value. In this analysis only one approach to value is employed.
6. Prepare a written documented narrative report of the appraisal.
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INTRODUCTION
Ownership and Sales History
According to public records, the subject property is owned by Tranquill Gardens, LLC. It is believed title was
acquired from Gentle Springs Property LLC on 3/10/2020 at a reported price of $1,450,000. No subsequent
arm’s-length transfer of title has been uncovered.
Extraordinary Assumption
Extraordinary assumption is defined as an assumption, directly related to a specific assignment, which, if
found to be false could alter the appraiser’s opinions or conclusions. Extraordinary assumptions presume as
fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property;
or about conditions external to the property, such as market conditions or trends; or about the integrity of
data use in analysis.
The appraisers analyzed the subject property based on 30,630 square feet of net developable land area
derived from a gross land area of 43,130 square feet as presented in a Los Angeles County Assessor’s map.
A private driveway easement of 12,040 square feet and a 460-square-foot flood hazard area are deducted
to arrive at the net 30,630 square feet employed in our analysis. If the subject’s developable land area is
found to be substantially different, we reserve the right to alter our opinions and value conclusions.
Hypothetical Condition
A hypothetical condition is defined as that which is contrary to what exists but is supposed of the purpose of
analysis. Hypothetical conditions assume conditions contrary to known facts about physical, legal, or
economic characteristics of the subject property; or about conditions external to the property such as market
conditions or trends, or about the integrity of data used in an analysis.
None noted.
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SUBJECT PHOTOGRAPHS
Photos taken July 10, 2026
FRONT ELEVATION
STREET SCENE, FACING NORTHERLY ALONG S. PROSPECTORS RD.
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SUBJECT PHOTOGRAPHS
Photos taken July 10, 2026
STREET SCENE, FACING SOUTHERLY ALONG S. PROSPECTORS RD.
STREET SCENE, FACING NORTHERLY ALONG GENTLE SPRINGS LN
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SUBJECT PHOTOGRAPHS
Photo taken July 10, 2026
GENTLE SPRINGS LN ACCESS POINT, HOTEL ON LEFT, GATED RESIDENTIAL COMPLEX ON RIGHT
PRIVATE DRIVEWAY
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GREATER LOS ANGELES OVERVIEW
County Analysis
The subject property is located in Los Angeles County. Comprising 88 incorporated cities and 101
unincorporated areas within a total land area of 4,083 square miles, it is the most populous county in the
United States with 9,757,129 residents estimated in 2024, down from 10,014,009 in the 2020 census. The
county seat, Los Angeles, is the second most populous city in the United States with 3,878,704. The county
borders 70 miles of coast on the Pacific Ocean and encompasses mountain ranges, valleys, forests, islands,
lakes, and desert. It includes neighboring Orange, Riverside, San Bernardino, and Ventura Counties. Los
Angeles County is bordered on the north by Kern County, on the east by San Bernardino County, on the
southeast by Orange County, on the south by the Pacific Ocean, and on the west by Ventura County. The
County’s boundaries are illustrated below.
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GREATER LOS ANGELES OVERVIEW
Most of the county’s population resides in the south and southwest, with a major population center in the Los
Angeles basin, San Fernando Valley, and San Gabriel Valley. Other population centers are found in the
Santa Clarita Valley, Pomona Valley, Crescenta Valley, and Antelope Valley. The county is divided west to
east by the San Gabriel Mountains, which are part of the Transverse Ranges of Southern California, and
contained mostly in the Angeles National Forest. Most of the county’s highest peaks are in the San Gabriel
Mountains, including Mount San Antonio at 10,068 feet. Los Angeles County also includes San Clemente
and Santa Catalina Island, which are part of the Channel Island archipelago.
The economy of Los Angeles County is commonly associated with the entertainment and digital industries;
all five major film studios-Paramount Pictures, Sony Pictures, Warner Bros., Universal Pictures, and Walt
Disney Studios-are located within the county. Numerous other major industries also define the economy of
Los Angeles County, including international trade supported by the Port of Los Angeles and the Port of Long
Beach, music recording and production, aerospace and defense, fashion, and professional services such as
law, medicine, engineering, and design services, and financial services.
The State of California Employment Development Department (EDD) reports the Los Angeles County Civilian
labor force totaled 5,077,000 as of May 2026 with an unemployment rate at 5.5%, below the rate of 5.7% a
year ago. Leisure and hospitality (up 6,300) led all sectors that added employment over the month.
Accommodations and food services rose 3,700 with the increase in food services and drinking places, adding
3,000 jobs. Arts, entertainment, and recreation increased by 2,600, half in performing arts, spectator sports,
and related industries, (up 1,300).
The information sector added approximately 3,300 jobs during the month, with approximately 85 percent of
the increase occurring in the motion picture and sound recording industry.
Other gains registered were in construction (up 2,300), government (up 500), manufacturing (up 400),
financial activities (up 300) and trade, transportation, and utilities (up 200). Mining and logging had no
change.
Private education and health services had the greatest employment loss (down 1,700 jobs). Private
education and services logged a loss of 4,000 against an advancement in health care and social assistance
of 2,300 jobs. Private colleges, universities, and professional schools (down 4,100) accounted for the losses
in private educational services offset by small gains in other subsectors. Ambulatory health care services
(up 1,400) recorded the bulk of the uptick in health care and social assistance.
Professional and business services had a job reduction of 1,600. There was shrinkage in professional,
scientific, and technical services (down 1,900) and management of companies and enterprises (down 300).
Administrative support and waste management and remediation services increased by 600 jobs.
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GREATER LOS ANGELES OVERVIEW
Los Angeles is a major freight railroad transportation center, largely due to the huge volumes of freight moving
in and out of the county’s seaport facilities. The county’s two main seaports are the Port of Los Angeles and
the Port of Long Beach. Together they handle over a quarter of all container traffic entering the United States,
making the complex the largest and most important port in the country and the third -largest port in the world
by shipping. The ports are connected to the downtown rail yards and the main lines of Union Pacific and
Burlington Northern Santa Fe Railway (BNSF) railroads head east via a grade-separated freight rail corridor
known as the Alameda Corridor. Passenger rail service is provided in the county by Amtrak, Los Angeles
Metro Rail, and Metrolink. Light rail, subway, and long-distance bus service are all provided by the Los
Angeles County Metropolitan Transportation Authority. (Metro). Los Angeles International Airport, located in
the Westchester district of Los Angeles, is the primary commercial airport for commercial airlines in the county
and the Greater Los Angeles Area. LAX is operated by Los Angeles World Airports, an agency of the City of
Los Angeles. Other important commercial airports in Los Angeles County include Long Beach Municipal
Airport and Bob Hope Airport in Burbank. In conclusion, Los Angeles County remains one of the largest and
diverse economies in the world and is expected to continue to do so well into the future.
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CITY AND NEIGHBORHOOD OVERVIEW
The City of Diamond Bar is situated in the eastern edge of Los Angeles County at the confluence of the
Orange (State Highway 57) and Pomona (State Highway 60) Freeways. It is approximately 27 miles east of
Downtown Los Angeles. It has proximity to communities in both Orange and San Bernardino Counties.
Neighboring communities include Walnut, Rowland Heights, Pomona, Chino Hills, Brea, and La Habra. The
city had a US Census 2020 population estimate of 55,072 inhabitants, slightly down from the 2010 Census.
Both the 60 and 57 Freeways run through Diamond Bar with the San Bernardino (Interstate 10) Freeway just
north of the city. Major thoroughfares include Grand Avenue, Diamond Bar Boulevard, Pathfinder Road,
Golden Springs Drive, and Brea Canyon Road.
Diamond Bar was incorporated as a city in 1989. It was named after the Diamond Bar Ranch which goes
back to the 1800s. The entire ranch was acquired by Transamerica Corporation in the 1950s for the purpose
of developing a master-planned community. After the first development, the town grew quickly.
Transamerica oversaw all developments of the community throughout the 1960s, but in the 1970s and 1980s,
the company divested itself of all real estate ventures. The incorporation of Diamond Bar was driven by local
residents who wanted greater control over the development and services within their community. Since its
incorporation, the city has evolved into a well-planned residential community, maintaining a balance between
development and environment preservation. Today, Diamond Bar is considered an affluent, upper middle-
class suburb. It has a median household income north of $108,000 and median home values hovering
between $900,000 and $1,100,000 making many of its neighborhoods among the highest-income areas in
the United States. The city has highly rated schools and features a strong demographic of executives,
management, and professionals. Thirty-three percent of its residents have earned a bachelor’s degree or
higher. The labor force is reported at 27,665 of which 70% are white collar employees. The Diamond Bar
unemployment rate remains steady at 4.8%.
The subject immediate neighborhood may be characterized by its proximity to two major freeways, the
Pomona (State Highway 60) Freeway and the Orange (State Highway 57) Freeway. It may also be
characterized by its gently rolling topography with customized residences, some with panoramic views. There
are numerous open spaces including parks and a public golf course. Community services include local fire
and police protection along with a public high school and various other private learning institutions. Shopping
opportunities are available at several nearby neighborhood retail centers offering grocery stores, restaurants,
and specialty retail establishments. The neighborhood appears to be in the static stage of its life cycle with
many established properties with very few vacant lots.
Conclusion
The challenge facing both the state and the Los Angeles region is to create sufficient jobs to support this
growing population, or to provide an environment in which others may create these jobs. International trade
is one bright spot in regard to employment creation. It is the fastest growing sector in the Los Angeles
regional economy and accounts for one out of every ten jobs. The entertainment and services industries are
among strong components of the county’s economy. Although retail trade has been sluggish recently, this
economic sector has to grow to keep pace with the swelling population.
In summary, the Los Angeles region is a powerful economic entity that has almost fully recovered from a
prolonged recession. It may be experiencing fundamental structural changes, yet it manages to keep
approximately 94% of its workforce employed. How this economy must change to meet both short term and
long-term requirements is currently the subject of both private and public debate.
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SAN GABRIEL VALLEY MULTI-FAMILY SUBMARKET
The following information is derived from Costar’s San Gabriel Valley Multi-Family Submarket Report
The subject property is located in the San Gabriel Valley Multi-Family Submarket Report area as defined by Costar. It
is the largest multifamily submarket in Los Angeles in terms of asset value and inventory. It spans almost 200 square
miles from the eastern boundary of the City of Los Angeles to the Inland Empire. The area encompasses 31 cities as
well as multiple unincorporated communities. A brief overview of key indicators within the submarket are offered below:
Vacancy
With approximately 70,608 units, the submarket offers a relatively affordable option for renters seeking larger
units. Compared with the broader, greater Los Angeles multifamily market, the submarket has a higher share
of units with two or more bedrooms. It also remains less renter oriented than Los Angeles County overall
with fewer than 40% of all households occupied by renters versus 50% countywide. Vacancy in the
submarket is 5.2% in the third quarter, elevated compared to 4.3% four quarters ago. There is a slew of
move-outs amidst a large number of new units coming online which has pushed vacancies upward. Net
absorption for the past 12 months was 3 units, substantially less than the ten-year average of around 440
units typically absorbed in a year. Most move-outs are concentrated within 1- and 2-Star units, which
currently make up around two-thirds of total inventory. Four and Five Star units sit at 15.7%, above the metro
wide average for 4- and 5-Star vacancy rate of 9.8%. Looking forward, vacancy is projected to likely expand
further for the remainder of 2026 and early into 2027. However, given that construction diminished in 2025
and onward, vacancy could start to compress in the first half of 2027.
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SAN GABRIEL VALLEY MULTI-FAMILY SUBMARKET
Rent
Rents in San Gabriel Valley typically run lower compared to the rest of Los Angeles due to its location on the
outskirts of the market. Average asking rents in the submarket stand at $2,110 per month, approximately
12% lower than the market-wide average of $2,360/month. Average asking rent growth in the submarket
was minimal at 0.3% over the past year, outperforming the L. A. metro area’s 0.2% growth. Although
performance was stronger when compared to the wider market. The current rent growth of 0.3% is the lowest
observed since 2010. Historically, the submarket has achieved an average asking rent increase of 3.3%
over the past decade, surpassing the 2.2% growth recorded across the Greater Los Angeles apartment
market. San Gabriel Valley rent trends align with those in other affordable suburban submarkets within
Greater L.A., which generally exceeded the performance of more urban communities. Rents are generally
highest on the west side and decline farther east. Amid heavy competition from new supply, most new
properties are offering four to ten weeks’ free rent on 12 to 15 months leases. Market participants report that
leasing has been slow. The forecast expects rent growth to remain somewhat flat until mid-2027.
Construction
The submarket has seen elevated levels of construction over the past decade, in part due to transit-oriented
incentives that allow for densification around metro stops, including the recently extended A line (formerly
known as the Gold Line), which has multiple stops throughout San Gabriel Valley. Currently, there are 1,100
units under construction, which will expand inventory by 1.6% upon completion. The current pipeline of 1,100
units compares with the ten-year annual average of 1,200 units per year. Construction has already picked
up in 2026 following a slow 2025, when new starts totaled just 200 units, the lowest level since 2018. The
Residences at The Grove alone, a 289-unit project that broke ground in early 2026 by Cape Point
Development, exceeds the total number of units started in 2025.
Sales
Spurred by private investors, the year-to-date sales volume within the submarket has reported deals with a
total amount of $355.9 million compared to 130 deals completed in 2025 for a total sales volume of $694.8
million. Institutional transactions make up roughly 20% of all deals. Liquidity exists for projects close to
public transit stops. Esparanza at Duarte, a 344-unit complex at 1700 Fasana Road in Duarte, sold in
February for $141 million, or roughly $410,000 per unit. Holland Residential purchased the 2022-built
property from MBK Real Estate Companies. The complex is about a 6-minute walk from the Duarte “A” Line
light rail station. 3365 Washington in El Monte sold in May for $3.3 million or about $300,000 per unit. The
11-unit project traded between two private individuals and is about a 10-minute walk from the EL Monte SB
Line station. The San Gabriel Valley Multifamily Submarket overall average market cap rate is about 5.00%.
It is expected to remain stable in the near future.
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LOCATION MAP
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SUBJECT DATA
SITE ANALYSIS
The following chart summarizes the salient characteristics of the subject site.
SITE SUMMARY AND ANALYSIS
Physical Description
Net Site Area, SF 30,630 or 0.70 acre
Excess Land Area SF None
Surplus Land Area, SF None
Gross Site Area, SF 43,130 or 0.99 acre
Shape Irregular
Topography Level
Primary Traffic Counts (24 hrs.) Unknown
Zoning District Town Center Specific Plan
Flood Map Panel No. & Date 060741 - 06037C1725F 9/26/2008
Flood Zone Zone X
Adjacent Uses Commercial and residential
Earthquake Zone Not Alquist-Priolo Zone
Utilities Adequacy
Water Yes
Sewer Yes
Natural Gas Yes
Electricity Yes
Telephone Yes
Mass Transit No
Other Yes No Unknown
Detrimental Easements
Encroachments X
The subject site is an irregular, interior, vacant parcel situated along a winding, single lane, 64-foot-wide collector street.
According to the Los Angeles County Assessor, the gross land area is 43,130 square feet or 0.99 acre. The site is
subject to a 12,040 private driveway easement and a 460 square foot flood hazard area deduction. After deductions,
the net land area is 30,630 square feet or 0.70 acre. With a level topography it has approximately 308 feet frontage
along the subject street (S. Prospectors Rd) but according to the client, vehicular access to S. to Prospectors Road is
not allowed due to a Covenants, Conditions, and Restrictions impacting use of the site. Site improvements include
fencing and paving. Public street (vehicular) access is available from a collector street, Gentle Springs Lane. The site
is essentially triangular shaped with a 31-foot-wide access roadway which allows the access point at Gentle Springs
Lane. There are reciprocal driveway access and parking among the 2 neighbors to the north. It abuts a Best Western
Motel and a gated low-density housing complex. Directly across the street is the elevated Orange Freeway Overpass
and a self-storage facility. Neighborhood shopping is one block away along Diamond Bar Boulevard. Although the
site has an irregular shape, there is ample land area available for redevelopment. In conclusion, the site appears
available to support building and site improvements.
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SUBJECT DATA
Seismic Hazards (Earthquake)
All properties in California are subject to some degree of seismic risk. The Alquist-Priolo Special Studies
Zone Act of 1972 was enacted by the State of California to regulate development near active earthquake
faults. The Act requires the State Geologist to delineate “special studies zones” along known active faults in
California. Cities and Counties affected by the identified zones must limit certain development projects within
the zones unless geologic investigation demonstrates that the sites are not threatened by surface
displacement from future faulting.
According to “Fault-Rupture Hazard Zones in California” by the California Department of Conservation,
Department of Mines and Geology, the subject site is not within an area affected by the Alquist–Priolo Studies
Zone Act.
It is noted the appraiser is not qualified to detect the existence of potentially hazardous materials or surface
and sub surface soil or water contamination on the subject premises. For this appraisal the appraiser has
assumed there was no evidence of hazardous material or soil contamination affecting the subject property
as of July 10, 2026, the effective date of value.
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SUBJECT DATA
Zoning Analysis
According to the City of Diamond Bar Planning Department, the subject site is located within the newly
adopted (March 2026) Town Center Specific Plan (TCSP), a small area situated along the east side
of the Pomona Freeway at Diamond Bar Boulevard. The Plan area is divided into four sub area plans.
The sub area plans provide alternative incentives for property owners that satisfy certain land use
objectives to achieve higher residential densities that may exceed those that would otherwise be
permitted pursuant to the Development Code of the California Bonus Density Law.
The subject site is located in Sub Area 1. This area is zoned for the lowest intensity of development
along the subject street, S. Prospectors Road. Land Use standards vary according to use. Some
uses permitted within the Plan area include Specialty foods and specialty goods, retail, Personal
Services, excluding massages, civic and cultural facilities, Child Care facilities, Health and Exercise
Clubs, Bars and Nightclubs, Professional Offices, Bank Institutions, and residential uses including
townhouses, multifamily, student and senior housing. The maximum base residential density
throughout the Town Center Specific Plan area is 30 units per acre. A developer may increase a
project’s density through employing the California Density Law or by applying the Town Center
Specific Plan Inclusionary Incentive Program which is based on a point system. Points are earned by
providing affordable housing, consolidating parcels, and/or providing commercial square footage. The
Inclusionary Incentive Program and the Bonus Density Law standards are mutually exclusive. An
applicant may design their project using either one but not both. Plans are in place to construct a 4
story 36-unit condominium complex on the site which is not a subject of this analysis.
Although the subject site is located within the Town Center Specific Plan area, the planned 36-unit
condominium project is subject to the Regional Commercial, Housing Site Overlay Zone development
standards. The Town Center Specific Plan was adopted and established after the project vested its
developments standards.
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SUBJECT DATA
Assessments and Taxes
According to the Los Angeles County Assessor, the 2025 assessed values and estimated taxes of the subject
property are as follows:
According to the terms and conditions of Proposition 13, the property taxes are increased annually by a
maximum of 2%. If the property changes ownership it will be reassessed based upon the sale price or market
value. The property tax rates in this locale are similar to surrounding communities, which range from 1% to
2.5% of their assessed value.
Exposure Time
Reasonable exposure time is one of a series of conditions in most market value definitions. It is always
presumed to precede the effective date of the appraisal. It may be defined as:
The estimated length of time the property interest being appraised would have been on the market prior to
the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective
estimate based on analysis of past events assuming a competitive and open market. Statistical information
about days on the market is one source of information to obtain the estimate:
Based upon the marketing time of the similar vacant land, a review of marketing times (DOM) of the market
data and consideration of market conditions and interest rates at that time, the appraisers estimate a
marketing time of 9 to 12 months. A period of 9 to 12 months was determined to be the average time given
the market conditions. Therefore, the exposure time was estimated at 9 to 12 months.
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AERIAL VIEW
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PLAT MAP
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PLAT MAP
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HIGHEST AND BEST USE
Highest and Best Use is defined as follows:
The most profitable likely use to which a property can be put. The opinion may be based on the highest and
most profitable continuous use to which the property is adapted and needed, or likely to be in demand in the
near future. However, elements affecting value that depends upon future events or a combination of
occurrences which, while possible, are not shown to be profitable should be excluded from consideration.
Also, if the intended use is dependent upon an uncertain act of another, the intention cannot be considered.
That use of the land that may reasonably be expected to produce the greatest net return to the land over a
given period. That legal use that will yield to the land the highest present value sometimes called “optimum
use”.
The highest and best use of the land if vacant and available for development may be different from the highest and
best use of the improved property. This will be true when the improvements are not the appropriate uses and yet make
a contribution to total property value greater than site value. In estimating highest and best use there are essentially
four stages of analyses.
1. Legally Permissible Uses - what uses are permitted by zoning and deed restrictions on the site in
question?
2. Physically Possible Uses - to what uses is it physically possible to put on the site in question?
3. Feasible Uses - which possible and permissible uses will produce any net return to the owner of
the site?
4. Maximally Productive Use - among the feasible uses, which will produce the highest net return or
Present worth?
AS VACANT
Legally Permissible Uses
Zoning usually affects what land uses are legally permitted. The subject site is located within the Town Center Specific
Plan. It is recently adopted (March 2026) walkable plan area with proximity to the 57 and 60 Freeways along Diamond
Bar Blvd. The Plan area’s purpose to promote a compatible mixture of building type and uses. There is a private
driveway easement and a small flood hazard area impacting the subject site. Public land use restrictions of police
power (zoning), taxation, eminent domain, and escheat affect the subject site.
Physically Possible Uses
The physical characteristics of a site affects its possible uses. They include, location, street frontage, size, shape,
street access, availability of utilities, easements, soils, subsoil, and topography. The subject site has a nearly triangular
configuration. The total gross land area is 43,130 square feet or 0.99 acre, however, because of the private driveway
easement and the small flood zone area, the net developable area calculated to 30,630 square feet or 0.70 acre.
Although the shape is not ideal for development, there is enough land to develop the site. Soils and subsoil are believed
typical for the area and are not considered to adversely affect the development potential of the site. Ingress and egress
to the site is considered good with multiple access points. The subject neighborhood is adequately served by
supporting community facilities (support services) such as transportation networks, public/private schools, retail
shopping, churches, and social activities.
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HIGHEST AND BEST USE
Financially Feasible Uses
The feasible uses include the ones that have met the first two criteria. Future uses could be in the form of both
commercial and residential. Along the subject street there are both commercial and residential uses. With the ongoing
shortage of residential units in the Los Angeles area and waning demand for commercial retail or office uses in the
immediate area, residential uses are feasible for development of the subject site. Develop the site with multifamily
residential improvements.
Maximally Productive Use
Considering the zoning, the most productive use would be to develop the site with multifamily residential
improvements.. The strategic location of being close to major freeways along with the presence of high-quality
community services makes the subject site maximally productive as a multi-family residential use.
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APPRAISAL METHODOLOGY
The valuation of real estate is based upon the economic principle of substitution. This principle holds that a
prudent buyer would not pay more for one property than for another property, which is equally desirable.
Varying applications of this principle have resulted in the three approaches used to estimate the market value
of the subject property. These are the cost approach, the direct sales comparison (market) approach, and
the income approach.
COST APPROACH - The premise underlying the cost approach is that a prudent buyer would not pay more
for a property than it would cost to replace that property including the cost of delay during construction. In
this approach, the indication of value is the sum of the value of the land and the depreciated value of the
improvements. The value of the land is usually estimated by the direct sales comparison approach.
A two-step process determines the depreciated value of the improvements. In the first, an estimate is made
of the cost to replace the improvements of the subject property. Then an estimate is made of the depreciation
that has accrued from physical deterioration, functional obsolescence and external influences. The difference
between the replacement costs and accrued depreciation is the depreciated value of the improvements,
which when added to the estimate of land value, produces the indication of value by the cost approach.
SALES COMPARISON (MARKET) APPROACH - The premise underlying the market approach is that an
informed and prudent buyer would not pay more for one improved property than for another with equal
characteristics. This approach can be used to value the subject site as well as the subject property as a
whole.
In this approach the subject property is compared with similar properties that have been involved in recent
market transactions. The market approach develops units of comparison that are applied to the property
being valued. Price per square foot of net land area has been selected as the appropriate unit of comparison.
The units of comparison indicated by each of the market data properties are adjusted for differences between
that property and the subject. Then, the adjusted units of comparison are analyzed in order to determine the
appropriate values to be applied to the subject property. Ordinarily, the gross income multiplier (GIM) is also
used in the market approach.
INCOME APPROACH - In this approach, the market rental rate for the subject property is estimated by
analyses of rental rates of recently leased similar properties. The rental rate is used to determine the market
monthly rent and scheduled gross income. Deductions are made for vacancy allowance, operating expenses
and reserves in order to arrive at the net operating income. That income is then translated into an indication
of value through the use of a capitalization rate that is based on rates indicated by recent market transactions.
The Income Approach was considered but not developed because the subject is vacant land that is not
currently income producing, and sufficient market data were unavailable to support a reliable income analysis.
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SALES COMPARISON (MARKET) APPROACH
Introduction
A market search was conducted to find sales of vacant sites for direct comparison. Due to a lack of sales activity of
larger high-density residential urban parcels, the market search extended back in time and expanded beyond the
immediate market area. The search criteria involved finding comparable sales with the same industry segment. The
results uncovered four sales deemed relevant. Elements of comparison were property rights conveyed, financing
terms, conditions of sale, expenditures made immediately after purchase, conditions of market (time), location, physical
characteristics, economic characteristics, use, and non–realty components of value. The selected comparable sales
are summarized below. Data sheets for each sale, a discussion of adjustments, and a location map are provided along
with valuation analysis:
ADDRESS Sale Date Lot Area, SF Zone $/SF
City and Zip Code Price Doc. #Acres
APN (s)
1 2335 S. Diamond Bar Blvd $3,800,000 3/25/2022 67,082 RM $56.65
Diamond Bar 91765 342085 1.54
8292-009-139
2 1213 Willow Avenue $1,050,000 4/3/2026 32,582 R-1-6000 $32.23
La Puente (Valinda) 91746 231139 0.75
8464-028-026
3 10295 19th Street $1,450,000 12/13/2024 44,550 M, (medium density)$32.55
Rancho Cucamonga 91737 297185 1.02
1076-121-17-0000
4 5514 Holt Blvd.$980,000 7/29/2024 30,231 R2 $32.42
Montclair 91763 177849 0.69
1010-581-55
Subj.E. side Propsectors Rd./S. of Highway 57 30,630, net TCSP
Diamond Bar 91765 0.70
8717-008-189
SUMMARY OF COMPARABLE LAND SALES
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SALES COMPARISON (MARKET) APPROACH
Land Sale 1
Location:Diamond Bar Distance: 2.86 miles SW
Address: 2335 S. Diamond Bar Blvd
Diamond Bar 91765
Insert Plat Map
Transaction:
Document No.:342085 Grantee:Diamond Bar Unified Church of Christ
Date of Sale:March 25, 2022 Grantor:SCNC
Sale Price:$3,800,000 Market Conditions:Static
Price per SF:$56.65 Marketing Time:N/A
Sale Type:Investment APN:8292-009-139
Property Rights:Fee Simple Financing:47% TD, Conv.
Conditions of Sale:Arm's Length Data Source(s):MLS, Costar, Realquest
Site:
Land Area, Acres:1.54 Zoning RM
Land Area, SF:67,082 Improvements Older building Improvements
Topography:Level Traffic Exposure -Visibility:Average
Shape:Nearly rectangular Accessibility:Good
Site Utility:Average Utilities:All to site
Notes:
This sale represented the purchase of a nearly rectangular,level,67,082 net square foot,corner site located approximately
2.86 miles SW in the City of Diamond Bar.The net land area calculates to 1.54 aces as part of a subdivided lot.It is
improved with a older 7,540 square foot structure constructed circa 1965.With a zoning of RM (residential medium density),
it is being used for religious services.The maximum density is 12 units per acre.According to the MLS,it listed on
12/21/2020 at $3,998,000.It recorded as a sale on 3/25/2022 at $3,800,000 or $56.65/SF.The price equates to $2,467,532
per acre.It has average traffic exposure/visibility and average site utility.Accessibility is considered good with multiple
access points.The sale provides a useful market indicator because it represents a similarly sized vacant parcel acquired
for future residential development within the City of Diamond Bar.However,several significant physical and functional
differences distinguish it from the subject property and require careful consideration.The comparable consists of an
approximately 1.54-acre vacant parcel created through a recorded subdivision of a larger church property.According to the
MLS listing,the site was formerly utilized as a community garden and is situated adjacent to established condominium and
townhouse developments within the Walnut Valley Unified School District.The parcel benefits from a quiet residential setting
with convenient access to major transportation corridors,shopping,and neighborhood services.The subdivision process
had been completed prior to closing, allowing the parcel to be conveyed as a legally separate development site.
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SALES COMPARISON (MARKET) APPROACH – LAND SALE 1
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SALES COMPARISON (MARKET) APPROACH
Land Sale 2
Location:La Puente (Valinda)Distance: 9.23 miles W
Address: 1213 Willow Avenue
La Puente (Valinda) 91746
Transaction:
Document No.:231139 Grantee:La Puente 2026, LLC
Date of Sale:April 3, 2026 Grantor:Bishop Amat High School
Sale Price:$1,050,000 Market Conditions:Static
Price per SF:$32.23 Marketing Time:3 months, 22 days
Sale Type:Investment APN:8464-028-026
Property Rights:Fee Simple Financing:All Cash
Conditions of Sale:Arm's Length Data Source:Costar, Realquest, Developer
Site:
Land Area, Acres:0.75 Zoning:R-1-6000
Land Area, SF:32,582 Improvements Tear down bldgs.
Topography:Level Traffic Exposure -Visibility:Average
Shape:Nearly rectangular Accessibility:Good
Site Utility:Average Utilities:All to site
Notes:
This sale was the transfer of a nearly rectangular shaped,32,582 square feet corner site situated along a residential thru
street roughly 9.23 miles W in Unincorporated Valinda.It is improved with tear down structures previously used for
educational purposes.It is located across the street from an elementary school.The San Bernardino (Interstate 10)
Freeway is roughly a mile north.It is zoned for low density residential.A conversation with the developer at (949)929-5408
revealed plans to construct 6 detached single family residences with hopes of completion within 2 years.Based on the
zoning the maximum density is 7.26 units per acre or more likely 5.5 dwelling units per acre due to setbacks aand streets.It
recorded as a sale on 4/3/2026 at $1,050,000 or $32.23/SF which equals to $2,006,667 per acre.It has average site utility
and average traffic exposure/visibility. Accessibility is good with multiple access points.
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SALES COMPARISON (MARKET) APPROACH – LAND SALE 2
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SALES COMPARISON (MARKET) APPROACH
Land Sale 3
Location:Rancho Cucamonga Distance: 15.45 miles NE
Address: 10295 19th Street
Rancho Cucamonga 91737
Insert Plat Map
Transaction:
Document No.:297185 Grantee:Hamilton Land Development, Inc.
Date of Sale:December 13, 2024 Grantor:Greg Ramos
Sale Price:$1,450,000 Market Conditions:Static
Price per SF:$32.55 Marketing Time:N/A
Sale Type:Investment APN:1076-121-17-0000
Property Rights:Fee Simple Financing:80% TD to private party
Conditions of Sale:Arm's Length Data Source(s):MLS, Costar, Realquest, Developer
Site:
Land Area, Acres:1.02 Zoning M, (medium density)
Land Area, SF:44,550 Improvements Tear down bldgs.
Topography:Level Traffic Exposure -Visibility:Average
Shape:Nearly rectangular Accessibility:Good
Site Utility:Average Utilities:All to site
Notes:
This sale represented a 44,550 square foot,rectangular,interior street-to-street parcel situated approximately 15.45 miles
NE in Rancho Cucamonga.It has frontage along State Highway 30 and proximity to the Foothill (Interstate 210)Freeway.It
was improved with a tear down SFR.The owner/developer at (949)929-5408 plans on improving there site with 10 detached
homes with a completion date of 15 months.It appears project has already began site preparations.It is zoned medium
residential which allows 8 to 14 dwelling units per acre. According to the MLS, it listed on 8/8/2024 at $1,698,000. It recorded
as a sale on 12/13/2024 at $1,450,000 or 85.39%of the original listing price.The sale price calculated to $32.55/SF or
$1,421,569 per acre.It has average traffic exposure/visibility and average site utility.Accessibility is good with multiple
access points.
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SALES COMPARISON (MARKET) APPROACH – LAND SALE 3
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SALES COMPARISON (MARKET) APPROACH
Land Sale 4
Location:Montclair Distance: 7.98 miles NE
Address: 5514 Holt Blvd.
Montclair 91763
Transaction:
Document No.:177849 Grantee:Bear Valley Investment Group, LLC
Date of Sale:July 29, 2024 Grantor:Awada Investment Group, LLC
Sale Price:$980,000 Market Conditions:Static
Price per SF:$32.42 Marketing Time:N/A
Sale Type:Investment APN:1010-581-55
Property Rights:Fee Simple Financing:All cash
Conditions of Sale:Arm's Length Data Source:Costar, Realquest
Site:
Land Area, Acres:0.69 Zoning:R2
Land Area, SF:30,231 Improvements Tear down buildings
Topography:Level Traffic Exposure -Visibility:Average
Shape:Nearly rectangular Accessibility:Good
Site Utility:Average Utilities:All to site
Notes:
This sale involved the transfer of a 30,231 square foot,nearly rectangular,corner,signalized site located along a primary
commercial arterial approximately 7.98 miles NE in the City of Montclair.It was improved with tear down buildings with future
re-development plans unknown but the General Plan suggests future uses in the immediate neighborhood will incude
mixed-use developments.The zoning (R2)permits a maxumum density of 11.6 units per acre.The site is situated in the
southern edge of the city with proximity to the City of Ontario to the east and the Los Angeles County line to the west.It
recorded as a sale on 7/29/2024 at $980,000.The sale price calculates to $32.42/SF or $1,420,290 per acre.It has average
site utility and average traffic exposure/visibility. It has good accessibility with multiple access points.
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SALES COMPARISON (MARKET) APPROACH – LAND SALE 4
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39
SALES COMPARISON (MARKET) APPROACH
COMPARABLE LAND SALES LOCATION MAP
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SALES COMPARISON (MARKET) APPROACH
Units of Comparison
The primary unit of comparison selected depends on the appraisal problem and the nature of the property. The primary
unit of comparison in the market for land analysis, such as the subject, is price per square foot.
All the sales are analyzed, and adjustments are made for differences in the various elements of comparison. If the
comparable sale is considered superior to the subject, a negative adjustment is applied to the comparable. A positive
adjustment to the comparable is applied to the comparable if is considered inferior to the subject. A summary of the
elements of comparison are as follows:
Transaction Adjustments
The items are applied prior to the application of market conditions and property adjustments. Transaction adjustments
include:
1. Real Property Rights Conveyed
2. Financing Terms
3. Conditions of Sale
4. Market Conditions (time)
Real Property Rights Conveyed
In the case of the subject property the fee simple interest is being appraised. All four comparable land sales transferred
with fee simple interests. No adjustments were warranted for property rights differences.
Financing Terms
The transaction price of one property may differ from that of an identical property due to different financial
arrangements. Sales involving financing terms that are not at or near market terms may require adjustment for cash
equivalency to reflect typical market terms. A cash equivalency procedure discounts the atypical mortgage terms to
provide an indication of value at cash equivalent terms. All four land sales either involved typical financing or were all
cash transactions negating the necessity for adjustments.
Conditions of Sale
When the conditions of sale are atypical, the result may be a price that is higher or lower than that of a normal
transaction. Adjustments for conditions of sale usually reflect the motivations of either of a buyer or seller who is under
duress to complete the transaction. Another more typical condition of sale adjustment involves the downward
adjustment required to a comparable property’s for-sale listing price, which usually reflect the upper limit of value. All
our land sales were arm’s length transactions with no adjustments necessary.
Market Conditions (Time)
Market conditions change over time as a result of inflation deflation, fluctuations in supply and demand, and other
factors. Changes in market conditions create the need for adjustments to comparable sales that represent transactions
during periods of dissimilar market conditions. Values for similar properties within the subject and surrounding
submarkets have remained static within the past few months. Land Sale 1, the oldest transaction was adjusted upward
at an appreciation rate of 3% per year.
Physical Property Adjustments
The physical property adjustments are usually expressed quantitatively as percentages that reflect the increase or
decrease in value attributable to the various characteristics of the property. In some instances, however, qualitative
adjustments are used. These adjustments are based on locational and physical characteristics and are applied after
the application of transaction and market conditions adjustments.
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SALES COMPARISON (MARKET) APPROACH
Location
Locational adjustments may be required when locational characteristics of a comparable are different from those of the
subject. These characteristics can include general neighborhood characteristics, freeway accessibility, street
exposure, and corner versus interior lot allocation, neighboring properties, view amenities, and other factors. In the
case of the subject analysis, the quality of the location is deemed to be a significant consideration. The subject site is
scheduled to be developed as condos. The location adjustments are based on comparisons of the average sale prices
paid for condos in the competitive cities during the 12-month period prior to the date of value to average sale prices
paid for condos in the subject city. Comparable Land Sale 1 had similar average sale prices of condos. No adjustment
was made. Comparable Land Sales 2, 3 and 4 have smaller average sale prices paid for condos. They were adjusted
upward accordingly.
Lot Area, Size
The size adjustment identifies variances in the physical size of the comparable lots and the subject lot. Typically, the
larger a lot, the lower the sale price per unit. This inverse relationship is due in part to the principle of economies of
scale. The subject site has 30,630 net square feet. The comparable land sales range in size from 30,231 square feet
to 67,082 square feet, bracketing the subject. The size adjustment is based in part on a market derived differential of
1% for every 2,000 square foot variance. Comparable Land Sale 1 received the downward adjustment while Land
Sale 2 was not adjusted. Comparable Land Sale 3 received a modest downward adjustment while Comparable Land
Sale 4 was not adjusted.
Topography
Topography can influence site utility, what a site may physically support as to use and size. Topography can also
influence the location of improvements on a lot. The slope or levelness of a site can influence development costs. A
level site is considered desirable. The subject site is level. All four comparable land sales have similar level
topography. No adjustments were made for topography.
Zoning Density
Zoning density refers to the maximum number of units permitted within a given area of land as dictated by local
government ordinances. In this case, it is measured as dwelling units per acre. Usually, the higher the density permitted
the more valuable the site. The subject site has a maximum density of 30 unites/acre. The indicated Land Sale
Comparables maximum density requirements ranged from 7.2 to 14 units per acre. They were all adjusted upward.
Site Utility
Site utility can negatively influence a site and create development limitations of the position, shape and size of the
improvements if the site is impaired by irregular shape, slope, regulatory setbacks, etc. This can negatively impact
value. The subject site’s nearly triangular shape does not hinder development of numerus building sizes and types
due to a fairly large land area. However, when compared to more standard rectangular sites, it is less efficient. All four
comparable sales were rectangular shaped and adjusted downward for site utility.
Traffic Exposure - Visibility
Traffic exposure and visibility generally have less influence on residential land value than on commercial properties.
Because the subject is intended for multifamily residential development, traffic exposure was not considered a
significant element of comparison. Therefore, no adjustment was warranted.
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SALES COMPARISON (MARKET) APPROACH
Accessibility
Vehicle ingress and egress reflect how a property is accessed. Accessibility reflects the ease of vehicle ingress and
egress to the property. Multiple access points generally improve development utility and marketability. The subject has
limited accessibility with only one access point. All four Comparable Land Sales are superior with multiple access
points. They were adjusted upward accordingly.
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SALES COMPARISON (MARKET) APPROACH
Subject Land Comp 1 Land Comp 2 Land Comp 3 Land Comp 4
E. side Propsectors Rd./S. of Highw ay 57 2335 S. Diamond Bar Blvd 1213 Willow Avenue 10295 19th Street 5514 Holt Blvd.
Diamond Bar 91765 Diamond Bar 91765 La Puente (Valinda) 91746 Rancho Cucamonga 91737 Montclair 91763
Sales Price n/a $3,800,000 $1,050,000 $1,450,000 $980,000
Unadjusted $/SF n/a $56.65 $32.23 $32.55 $32.42
Sale Date n/a 3/25/22 4/3/26 12/13/24 7/29/24
Property Rights Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
Adjustment n/a 0%0%0%0%
Financing Terms n/a 47% TD, Conv.All Cash 80% TD to private party All cash
Adjustment n/a 0%0%0%0%
Conditions of Sale n/a Arm's Length Arm's Length Arm's Length Arm's Length
Adjustment n/a 0%0%0%0%
Market Condition n/a 0%0%0%0%
Adjustment n/a 12.00%0.00%0.00%0.00%
Total Adjustments n/a 12.00%0.00%0.00%0.00%
Adjusted $/SF n/a $63.44 $32.23 $32.55 $32.42
Location (Quality)Diamond Bar 91765 Diamond Bar 91765 La Puente (Valinda) 91746 Rancho Cucamonga 91737 Montclair 91763
Adjustment n/a 0%6%11%16%
Lot Size-SF 30,630 67,082 32,582 44,550 30,231
Adjustment n/a -18%0%-7%0%
Topography Level Level Level Level Level
Adjustment n/a 0%0%0%0%
Maximum Allowable Density 30 units/acre 12 units/acre 7.2 units/acre 14 units/acre 11 units/acre
Adjustment n/a 8%11%7%8%
Site Utility - Shape Highly Irregular Average Average Average Average
Adjustment n/a -2%-2%-2%-2%
Traffic Exposure/Visibility Average Average Average Average Average
Adjustment n/a 0%0%0%0%
Accessibility Average Good Good Good Good
Adjustment n/a -3%-3%-3%-3%
Net Adjustments n/a -15%12%6%19%
Adjusted $/SF n/a $53.93 $36.09 $34.50 $38.58
Sales Transaction Adjustments
Location and Physical Adjustments
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SALES COMPARISON (MARKET) APPROACH
Land Value Conclusion
The four comparable land sales presented provide an unadjusted Sales Price per Square Foot ranging from $32.23 to
$56.65, a spread of 75.8%. After applying the appropriate adjustments, the adjusted Sales Price per Square Foot
ranged from $34.50 to $53.93, a slightly smaller spread of 56.3%.
The Sales Comparison Approach provides a credible and well-supported indication of the market value of the subject
site. The analysis considered four sales of vacant development land acquired for residential redevelopment, each
verified through MLS, public records, and other reliable market sources. While all four transactions reflect market
activity for infill residential development sites, Comparable Land Sale 1 received the greatest weight in the reconciliation
because it is the only sale located within the City of Diamond Bar and represents the acquisition of a similarly intended
multifamily residential development site. Its location within the subject's competitive market area provides the strongest
indication of local buyer preferences and land values.
Comparable Land Sales 2, 3, and 4 provide meaningful secondary support. Sale 2, located in La Puente, involved a
site intended for detached residential development and reflects a somewhat different market with lower-density
development characteristics. Sale 3, located in Rancho Cucamonga, represents a larger parcel acquired for detached
residential subdivision development and is situated in a different regional market. Sale 4, located in Montclair, also
reflects a redevelopment opportunity but is influenced by its commercial arterial location and mixed-use development
potential. These transactions demonstrate a generally consistent range of land values but required greater
consideration for differences in location, zoning, development potential, and overall market appeal.
After considering the relative strengths and weaknesses of each comparable, together with the subject property's
physical characteristics—including its reduced net developable area resulting from the private driveway easement,
irregular configuration, restricted vehicular access, and adjacent commercial influences—a reconciled value of $48.00 per square foot is considered reasonable and well supported by the available market evidence. This unit value
appropriately reflects the subject's development potential while recognizing its physical and legal limitations relative to
the comparable sales.
Therefore, the estimated market value of the subject property as of July 10, 2026, was as follows:
Valuation Approach Market Value $
Sales Comparison SF $/SF Indicated Value
Market Value As-Is 30,630 $48.00 $1,470,240
Rounded To:$1,470,000
Therefore, the estimated market value “As Is” value of the subject land assumed vacant as of July 10, 2026, was as
follows:
$1,470,000 (One Million Four Hundred Seventy Thousand Dollars)
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ADDENDA
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Qualifications of Kevin Lincoln, SRA
QUALIFICATIONS OF KEVIN LINCOLN, SRA
Certified General Real Estate Appraiser – California License No. AG006534
Silver Lake Appraisals
5020 El Verano Avenue
Los Angeles, California 90041
(323) 702-4493 | silverlakeappraisals@gmail.com
Professional Summary
Certified General Real Estate Appraiser with over 35 years of experience in valuation,
consulting, and analysis of residential, multifamily, mixed-use, and commercial properties
throughout Southern California. Founder and principal of Silver Lake Appraisals, an
independent firm providing narrative appraisal reports, litigation support, and expert
testimony in accordance with USPAP, FIRREA, and Appraisal Institute standards.
Experience includes assignments related to litigation, taxation, insurance loss, estate
planning, eminent domain, and mortgage finance. Qualified as an expert witness in both
state and federal proceedings, providing credible, well-documented opinions of value
supported by recognized appraisal methodologies and verified market data.
Areas of Specialization
• Litigation support and expert testimony
• Estate and gift tax valuations (IRS Form 706, stepped-up basis, retrospective date-of-
death valuations)
• Casualty loss and insurance valuations (IRS Form 4684)
• Commercial, mixed-use, and multifamily investment properties
• Market rent studies and highest and best use analyses
• Retrospective and current market valuations for legal and financial purposes
Professional Experience
President | Silver Lake Appraisals (Silver Lake Appraisal Corporation)
Los Angeles, California | 2017–Present
Provides valuation and consulting services for complex property types throughout
Southern California. Responsible for narrative report preparation, expert analysis, and
testimony in compliance with USPAP and Appraisal Institute standards.
Chief Appraiser | Lincoln Valuations – Commercial & Residential Appraisals
Los Angeles, California | 1992–2017
Directed firm-wide appraisal operations for income-producing and owner-occupied
properties. Oversaw data analysis, report development, and client consultation for both
institutional and private clients.
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Founding Partner | CLT & Associates – Commercial & Residential Appraisals
Los Angeles, California | 1987–1992
Co-founded and managed a regional appraisal firm providing valuation services for
lending, estate, and eminent domain assignments.
Commercial Trainee | Union Bank – Los Angeles Headquarters
Los Angeles, California | 1984–1987
Performed valuation analyses for residential tract developments and small commercial
projects under senior supervision, developing foundational skills in market-supported
appraisal methodology.
Education
University of Southern California (USC)
Bachelor of Arts, Business Administration – 1984
Appraisal Institute
Senior Residential Appraiser (SRA) Designation
Completed advanced appraisal coursework and continuing education through the
Appraisal Institute and other accredited professional organizations.
Licenses & Professional Designations
• Certified General Real Estate Appraiser, State of California – License No. AG006534
• Senior Residential Appraiser (SRA) – Appraisal Institute
Expert Witness & Testimony Experience
Retained as a qualified appraisal expert in state court proceedings, as well as by law firms,
financial institutions, and public agencies. Assignments have included expert testimony,
declarations, and consulting in matters involving:
• Real property disputes
• Partition and marital dissolution cases
• Probate and estate tax matters
• Fire loss and casualty damage claims
• Bankruptcy matters
• Commercial rent disputes and valuation appeals
References and case summaries are available upon request.
Professional Competence Statement
Professional practice emphasizes accuracy, objectivity, and adherence to recognized
appraisal standards. Valuation conclusions are based on verified market data, accepted
methodologies, and full compliance with USPAP, FIRREA, and Appraisal Institute
requirements.
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Page 126 of 203
4921-6453-1359, v. 1
AB 130 CEQA INFILL HOUSING EXEMPTION APPLICANT CHECKLIST
(PUBLIC RESOURCES CODE SECTION 21080.66)
TO BE COMPLETED BY APPLICANT
Use Extra Sheets as Needed
Project Name:
Project Address (Street & APN(s)):
Applicant:_
INSTRUCTIONS:
This checklist is intended to assist the City to evaluate whether the proposed housing
development project (“Project”) qualifies for the CEQA Infill Housing Exemption as set forth in
Public Resources Code Section 21080.66. All criteria must be satisfied for this exemption to
apply.
Applicants intending to invoke the CEQA Infill Housing Exemption must check each box when
the criterion is met and provide supporting facts, reasonable assumptions based on facts, or
expert opinion supported by facts (“substantial evidence”) for each criterion in the spaces
provided.
CRITERION 1: HOUSING DEVELOPMENT PROJECT DEFINITION
The proposed Project qualifies as a "Housing Development Project."1 In order to qualify as a
“housing development project,” the proposed Project must consist of either of the following:
Residential units only 2
OR
A Mixed Use project meeting ONE of the following:
At least 2/3 of the square footage is residential;3
OR
At least 50% of the new or converted square footage is residential AND the
project includes at least 500 net new residential units;4
1 Public Resources Code Section 21080.66(a); Government Code Sections 65905.5(b) and 65589.5(h)(2).
2 Government Code Section 65589.5(h)(2)(A).
3 Government Code Section 65589.5(h)(2)(B)(i).
4 Government Code Section 65589.5(h)(2)(B)(ii).
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4921-6453-1359, v. 1
OR
At least 50% of the new or converted square footage is designated for
residential use AND the project includes at least 500 net new residential units
AND involves demolition or conversion of at least 100,000 square feet of
nonresidential use AND demolishes at least 50% of the existing non-residential
uses on the site;5
OR
Transitional housing or supportive housing;6
OR
Farmworker housing.7
Restriction: Mixed uses cannot include hotels, motels, bed and breakfast inns, or other transient
lodging except residential hotels.
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
5 Government Code Section 65589.5(h)(2)(B)(iii).
6 Government Code Section 65589.5(h)(2)(C)).
7 Government Code Section 65589.5(h)(2)(D); Health & Safety Code Section 50199.7(h)(2).
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4921-6453-1359, v. 1
CRITERION 2: SITE SIZE REQUIREMENTS
The proposed Project site is twenty (20) acres or less . If the proposed Project is a builder's
remedy project, the Project site or parcel size is not more than four (4) acres in size.8
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
CRITERION 3: CITY LOCATION (URBAN AREA)
All proposed Projects in the City meet this criterion.9
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
The City is an incorporated municipality. The proposed Project would be located within the
incorporated boundaries of the City.
8 Public Resources Code Section 21080.66(a)(1)(A), (B).
9 Public Resources Code Section 21080.66(a)(1)(A)(2).
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4921-6453-1359, v. 1
CRITERION 4: URBAN DEVELOPMENT
The proposed Project site meets any of the following urban development requirements:
The proposed Project site has been previously developed with an urban use;10
OR
At least 75% of the perimeter of the proposed Project site adjoins parcels that are
developed with urban uses;
OR
At least 75% of the area within a ¼ mile radius of the proposed Project site is
developed with urban uses;
OR
For proposed Project site with four-sides: at least 3 out of 4 sides are developed with
urban uses AND at least 2/3 of the perimeter of the Project site adjoins parcels developed
with urban uses.11
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
10 Per Public Resources Code Section 21080.66(g), “adjoins" includes parcels that are only separated from the site by
a street, pedestrian path, or bicycle path.
11 Public Resources Code Section 21080.66(a)(3). Per Public Resources Code Section 21080.66(g), "urban use" means
current or previous residential/commercial development, public institution, or public park surrounded by other urban
uses, parking lot/structure, transit or transportation facility, retail use, or any combination.
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4921-6453-1359, v. 1
CRITERION 5: GENERAL PLAN, ZONING, AND LOCAL COASTAL PROGRAM
CONSISTENCY
The proposed Project is consistent with the applicable general plan and zoning ordinance and
any applicable local coastal program.12
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
CRITERION 6: MINIMUM DENSITY REQUIREMENT
The density of the proposed Project will be at least fifteen (15) dwelling units per acre.13
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
12 Public Resources Code Section 21080.66(a)(4)(A)-(C). A housing development project shall be deemed consistent
with the applicable general plan and zoning ordinance, and any applicable local coastal program, if there is substantial
evidence that would allow a reasonable person to conclude that the housing development project is consistent. If the
zoning and general plan are inconsistent with each other, a project shall be deemed consistent with both if the Project
is consistent with one. The approval of a density bonus, incentives or concessions, waivers or reductions of
development standards, and reduced parking ratios shall not be grounds for determining that the project is inconsistent
with the applicable general plan, zoning ordinance, or local coastal program.
13 Public Resources Code Section 21080.66(a)(5); Government Code Section 65583.2(c)(3)(B).
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CRITERION 7: COASTAL ZONE RESTRICTION
All proposed Projects in the City meet this criterion, as no portion of the City is within a
designated Coastal Zone (current as of 4/2026).14
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts: The California Coastal Commission’s Coastal Zone Boundary Maps can be
found here: https://www.coastal.ca.gov/maps/czb/
CRITERION 8: AGRICULTURAL LAND RESTRICTION
For this criterion, the proposed Project must meet BOTH of the following:
The proposed Project site is not located on either prime farmland or farmland of statewide
importance, as defined pursuant to the United States Department of Agriculture land inventory
and monitoring criteria, as modified for California, and designated on the maps prepared by the
Farmland Mapping and Monitoring Program of the Department of Conservation;
AND
The proposed Project site is not located on land zoned or designated for agricultural
protection or preservation by a local ballot measure that was approved by the voters.15
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
14 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(A).
15 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(B).
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CRITERION 9: WETLANDS RESTRICTION
The proposed Project is NOT located on wetlands as defined by the U.S. Fish and Wildlife
Service Manual, Part 660 FW 2 (June 21, 1993).16
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
CRITERION 10: FIRE HAZARD ZONE RESTRICTION
The proposed Project is NOT located within a very high fire hazard severity zone, as
determined by the Department of Forestry and Fire Protection pursuant to Government Code
Section 51178, or within the state responsibility area, as defined in Public Resources Code
Section 4102.
OR
The proposed Project site has adopted fire hazard mitigation measures pursuant to existing
building standards or state fire mitigation measures applicable to the development, including, but
not limited to, standards established under all of the following or their successor provisions: (1)
Public Resources Code Section 4291 or Section 51182, as applicable; (2) Public Resources Code
Section 4290; (3) Chapter 7A of the California Building Code (Title 24 of the California Code of
Regulations).17
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
16 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(C).
17 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(D).
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CRITERION 11: HAZARDOUS WASTE SITE RESTRICTION
The proposed Project is NOT located on a hazardous waste site that is listed pursuant to
Government Code Section 65962.5 or a hazardous waste site designated by the Department of
Toxic Substances Control pursuant to Health & Safety Code Section 25356.
OR
The proposed Project IS located on such a site, but either of the following apply:
The proposed Project site is an underground storage tank site that received a uniform
closure letter issued pursuant to Health & Safety Code Section 25296.10(g) based on
closure criteria established by the State Water Resources Control Board for residential
use or residential mixed uses.
OR
The State Department of Public Health, State Water Resources Control Board,
Department of Toxic Substances Control, or a local agency has otherwise determined that
the Project site is suitable for residential use or residential mixed uses pursuant to Health
& Safety Code Section 25296.10(c).18
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
CRITERION 12: EARTHQUAKE FAULT ZONE RESTRICTION
The proposed Project is NOT located within delineated earthquake fault zone as determined
by the State Geologist in any official maps published by the State Geologist.
OR
The development complies with applicable seismic protection building code standards
adopted by the State Building Standards Commission under the California Building Standards
Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code),
18 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(E).
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and by any local building department under Chapter 12.2 (commencing with Section 8875) of
Division 1 of Title 2.19
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
CRITERION 13: FLOOD HAZARD RESTRICTION
The proposed Project site is NOT located within a special flood hazard area subject to
inundation by the 1% annual chance flood (100-year flood) as determined by the Federal
Emergency Management Agency (FEMA) in any official maps published by FEMA.
OR
The site has been subject to a Letter of Map Revision prepared by FEMA and issued to the
local jurisdiction.
OR
The site meets FEMA requirements necessary to meet minimum flood plain management
criteria of the National Flood Insurance Program pursuant to Part 59 (commencing with Section
59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of
the Code of Federal Regulations.20
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
19 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(F).
20 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(G).
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CRITERION 14: REGULATORY FLOODWAY
The proposed Project is NOT located within a regulatory floodway as determined by FEMA
in any official maps published by FEMA.
OR
The proposed Project has received a no-rise certification in accordance with Section
60.3(d)(3) of Title 44 of the Code of Federal Regulations.21
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
CRITERION 15: CONSERVATION PLAN RESTRICTION
The proposed Project is NOT located on a site on which there are lands identified for
conservation in an adopted natural community conservation plan pursuant to the Natural
Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of
Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal
Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource
protection plan. 22
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
21 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(H).
22 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(I).
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CRITERION 16: PROTECTED SPECIES HABITAT RESTRICTION
The proposed Project is NOT located on a site on which there is habitat for protected species
identified as candidate, sensitive, or species of special status by state or federal agencies, fully
protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C.
Section 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with
Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act
(Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).23
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
CRITERION 17: CONSERVATION EASEMENT RESTRICTION
The proposed Project is NOT located on a site that includes lands under conservation
easement.24
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
23 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(J).
24 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(K).
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CRITERION 18: HISTORIC STRUCTURE RESTRICTION
The proposed Project does NOT require the demolition of a historic structure that was placed
on a national, state, or local historic register before the date a preliminary application was
submitted for the Project pursuant to Government Code Section 65941.1.25
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
CRITERION 19: TRANSIENT LODGING RESTRICTION
No portion of the proposed Project is designated for use as a hotel, motel, bed and breakfast
inn, or other transient lodging.26
Note: “Transient lodging” does not include a residential hotel as defined by Health & Safety
Code Section 50519 or, after the issuance of a certificate of occupancy, a resident’s use or
marketing of a unit as short-term lodging per Business & Professions Code Section 17568.8 in a
manner consistent with local law.
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
25 Public Resources Code Section 21080.66(a)(7).
26 Public Resources Code Section 21080.66(a)(8).
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CRITERION 20: FREEWAY PROXIMITY REQUIREMENTS
The proposed Project does not include the construction of housing within 500 feet of a
freeway.
OR
If the Project proposes any housing located within 500 feet of a freeway, ALL of the
following requirements are satisfied:
The building has a centralized heating, ventilation, and air-conditioning (HVAC)
system;
Outdoor air intakes for HVAC system face away from the freeway;
The building provides air filtration media for outside and return air that provides a
minimum efficiency reporting value of 16;
The air filtration media shall be replaced at manufacturer's designated interval; and,
The building does not have any balconies facing the freeway.27
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
27 Public Resources Code Section 21080.66(c)(2).
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CRITERION 21: ADDITIONAL LABOR REQUIREMENTS FOR 100% AFFORDABLE
HOUSING PROJECTS AND PROJECTS THAT INCLUDE BUILDINGS OVER 85 FEET
IN HEIGHT (IF APPLICABLE)
The Project does not propose the construction of 100% affordable units that are dedicated
to lower income households OR a building that is over 85 feet in height.
OR
If the Project proposes the construction of 100% affordable units that are dedicated to
lower income households OR includes a building that is over 85 feet in height, the following
requirements will be satisfied:
For a proposed Project that consists of housing where 100 percent of the units are
dedicated to lower income households, as defined by Health & Safety Code Section
50079.5, all construction workers will be paid at least the general prevailing rate of per
diem wages for the type of work and geographic area, as determined by the Director of
Industrial Relations pursuant to the Labor Code Sections 1773 and 1773.9, except that
apprentices registered in programs approved by the Chief of the Division of
Apprenticeship Standards may be paid at least the applicable apprentice prevailing rate,
regardless of whether the housing development project is a public work.
For a proposed Project that includes buildings over 85 feet in height above grade,
the labor standards of Government Code Section 65913.4(a)(8) will be met.28
Explanation supported by facts, reasonable assumptions based on facts, expert opinion
supported by facts:
28 Public Resources Code Section 21080.66(d).
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ADDITIONAL REQUIREMENTS
Tribal Consultation
To qualify for the AB 130 CEQA Infill Housing Exemption, the City is required consult
with Native American tribes regarding the proposed Project. The aim of this tribal consultation
process is to identify measures to avoid potentially significant impacts to tribal cultural
resources.
The tribal consultation process begins with the City sending out a formal notification
letter to each California Native American tribe that is traditionally and culturally affiliated with
the geographic area of the proposed Project within 14 days of the application being deemed
complete.29 This formal notification must include detailed project information, site maps,
proposed project scope, and any known cultural resource studies.30 Tribes then have 60 days to
request consultation.31 If a tribe does not notify the City within 60 days, the consultation shall be
considered to have concluded.32 If a tribe requests consultation, the City must initiate
consultation within 14 days of the request, and the consultation shall conclude within 45 days of
initiation, with a possible one time 15-day extension upon the tribe’s request.33 The Project
proponent may participate in the consultation if the tribe agrees, the Project proponent agrees to
engage in good faith, and the Project proponent agrees to comply with applicable confidentiality
provisions.34
The City will ask the tribe whether the applicant will participate in the tribal consultation
process and will inform the applicant accordingly.
Phase I Environmental Assessment
Projects eligible for the AB 130 CEQA Infill Housing Exemption will be required to
complete a Phase 1 Environmental Assessment as a condition of approval for the Project.35 If a
recognized environmental condition is found, the applicant shall complete a preliminary
endangerment assessment, prepared by an environmental assessor to determine the existence of
any release of a hazardous substance on the site and to determine the potential for exposure of
future occupants to significant health hazards from any nearby property or activity.36
Further, if a release of a hazardous substance is found to exist on the Project site, the
release shall be removed or any effects of the release shall be mitigated to levels required by
current federal and state statutory and regulatory standards before the City issues a certificate of
29 Public Resources Code § 21080.66(b)(1)(A). Note that “deemed complete” is defined in Government Code Section
65589.5(h) to mean, “that the applicant has submitted a preliminary application pursuant to [Government Code]
Section 65941.1 or, if the applicant has not submitted a preliminary application, has submitted a complete application
pursuant to [Government Code] Section 65943.”
30 Public Resources Code § 21080.66(b)(1)(B).
31 Public Resources Code § 21080.66(b)(2)(A).
32 Public Resources Code § 21080.66(b)(2)(B).
33 Public Resources Code § 21080.66(b)(3).
34 Id.
35 Public Resources Code Section 21080.66(c)(1)(A).
36 Public Resources Code Section 21080.66(c)(1)(B).
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occupancy.37 If a potential for exposure to significant hazards from surrounding properties or
activities is found to exist, the effects of the potential exposure must be mitigated to levels
required by current federal and state statutory and regulatory standards before the City issues a
certificate of occupancy.38
37 Public Resources Code Section 21080.66(c)(1)(C).
38 Public Resources Code Section 21080.66(c)(1)(D).
Page 142 of 203
ATTACHMENT “A”
AB 130 CEQA Checklist
The proposed housing development project complies with all AB 130 eligibility requirements and is statutorily
exempt from the California Environmental Quality Act (“CEQA”) (Pub. Res. Code § 21000 et seq.), as demonstrated
below:
AB 130 CRITERIA PROJECT CONSISTENCY ANALYSIS
Size: The Project site is 20 acres or smaller,
or for “builder’s remedy projects”, five
acres or smaller7.
Consistent. The Project site is .99 of an acre.
Location: The Project is within an
incorporated municipality, or an urban
area as defined by the U.S. Census Bureau.
Consistent. The Project site is located in the City of Diamond Bar, a
general law city incorporated on April 18, 1989. The city has also been
designated as an urbanized area by the U.S. Census Bureau.
Urban Use: The Project is located on a site
that satisfies any of the following:
(A) Has been previously developed with an
urban use. 8
(B) At least 75 percent of its perimeter of
the site adjoins parcels that are developed
with urban uses.2
(C) At least 75 percent of the area within a
one-quarter mile radius of the site is
developed with urban uses.2
(D) For sites with four sides, at least three
out of four sides are developed with urban
uses and at least two-thirds of the
perimeter of the site adjoins parcels that
are developed with urban uses.2
Consistent. At least 75 percent of the perimeter around the Project
site is developed with urban uses. The site is an irregular triangular
shape within three sides with access to Gentle Springs Lane. To the
southeast, the site is adjacent to condominium housing, the Fall
Creek Private Community. Immediately to the northeast of the
Project site is a hotel, the Best Western Diamond Bar Hotel & Suites.
West of the site, across from S. Prospect Road is a personal storage
facility, CubeSmart. The site is fully surrounded and developed with
urban uses.
7 “Builders remedy project”, as defined in paragraph (11) of subdivision (h) of Section 65589.5 of the Government Code, or a
project that applied, pursuant to paragraph (5) of subdivision (d) of Section 65589.5 of the Government Code, as it read before
January 1, 2025.
8 “Urban uses” means any current or former residential, commercial, public institution, or public park that is surrounded by
other urban uses, parking lot or structure, transit or transportation passenger facility, or retail use, or any combination o f those
uses. Pub. Res. Code § 21080.66 (f)(3).
Page 143 of 203
Consistency: The Project is consistent with
the applicable general plan, zoning
ordinance, and local coastal
program.9,10,11,12
Consistent. The site has a General Plan Land Use Designation as Town
Center Mixed Use and is in the Commercial (“C-3”)Zoning District
according to the Diamond Bar City GIS Mapping System and is subject
to the Housing Element Site (H) Overlay District. The General Plan
Town Center Mixed Use designation “allows 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…[with] a maximum residential density of 20.0
dwelling units per gross acre (20.0 du/ac).” General Plan, Land Use
and Economic Development, p. 2-12.
The H Overlay District provides for the development of multifamily
dwellings and applies to all parcels designated on the City’s zoning
map. DBMC §22.14.050(a) & (b). Except as otherwise provided,
multifamily dwellings within the (H) Overlay District are subject to the
development standards for properties located within the RH-30
9 “Local coastal program” means a local government’s (a) land use plans, (b) zoning ordinances, (c) zoning district maps, and (d)
with sensitive coastal resources areas, other implementing actions, which when taken together, meet the requirements of, and
implement the provisions and policies of, this division at the local level. Pub. Res. Code § 30108.6.
10 A housing development project shall be deemed consistent if substantial evidence would allow a reasonable person to
conclude it is consistent. Pub. Res. Code § 21080.66(a)(4)(A).
11 If the zoning and general plan are not consistent with one another, a project shall be deemed consistent with both if the
project is consistent with one. Pub. Res. Code § 21080.66(a)(4)(B).
12 The approval of a density bonus, incentives, or concessions, waivers or reductions of development standards, and reduced
parking ratios pursuant to Density Bonus Law (Gov. Code § 65915 et seq.) shall not be grounds for determining that the project
is inconsistent with the applicable general plan, zoning ordinance, or local coastal program. Pub. Res. Code § 21080.66(a)(4)(C).
Page 144 of 203
Zoning District. DBMC § 22.14.050(d). RH-30 Zoning District
development standards require a minimum density of 20 dwelling
units per acre and limits the maximum density to 30 du/ac. The
Project proposes a total of 30 residential units, prior to the
application of any density bonus, consistent with the RH-30 Zoning
District’s requirements.
The Project site may yield up to 30 du prior to the application of a
twenty percent (20%) density bonus resulting in a total of 36 du.
Despite the inconsistent density limitations provided in the General
Plan and H Overlay Zone (20 du/ac vs 30 du/ac), Public Resources
Code Section 21080.66(a)(4)(B) states that if the zoning and general
plan are not consistent with one another, a project shall be deemed
consistent with both if the project is consistent with one. Nor shall
the approval of density bonus, incentives, or concessions, waivers or
reductions of development standards, and reduced parking ratios
pursuant to Density Bonus Law make a project inconsistent.13
Density: The Project will be at least 50
percent of the applicable density
specified:14
1) For an incorporated city within a
nonmetropolitan county and for a
nonmetropolitan county that has
a micropolitan area: sites allowing
at least 15 units per acre.
2) For unincorporated area in a
nonmetropolitan county not
included in No. 1: Sites allowing
at least 10 units per acre.
3) For suburban jurisdiction: sites
allowing at least 20 units per acre.
4) For a jurisdiction in a
metropolitan county: sites
allowing at least 30 units per acre.
Consistent. The General Plan designation of Town Center Mixed Use
allows a maximum residential density of 20.0 dwelling units per gross
acre. While the Project Site is in the C-3 Zoning District, it is subject to
the (H) Overlay District, which utilizes RH-30 development standards
for proposed multifamily dwellings. The RH-30 Zoning District
development standards permit multifamily dwelling uses of 20 du/ac
and a maximum of 30 du/ac. The Project site is .99 of an acre and
proposes a total of 36 units once a density bonus is applied. The
Project, therefore, meets and exceeds the minimum applicable
density requirements.
Site Conditions: The development is not
located on a site that is any of the
following:
(A) A coastal zone, as specified.15
Consistent.
(A) The Project is not located in a coastal zone.
13 Pub. Res. Code § 21080.66(a)(4)(C).
14 Gov. Code § 65583.2(c)(3)(B).
15 (i) Subject to Public Resources Code Section 30603(a)(1) or (2); (ii) an area of the coastal zone that is not subject to a certified
local coastal program or a certified land use plan; (iii) an area of the coastal zone that is vulnerable to five feet of sea level rise,
as determined by the National Oceanic and Atmospheric Administration, the Ocean Protection Council, the United States
Geological Survey, the University of California, or a local government’s coastal hazards vulnerability assessment; (iv) in a parcel
within the coastal zone that is not zoned for multifamily housing; (v) in a parcel in a coastal zone and located on either of th e
following: (I) On, or within a 100-foot radius of, a wetland, as defined in Public Resources Code Section 30121; or (II) on prime
agricultural land as defined in Public Resources Code Sections 30113 and 30241.
Page 145 of 203
(B) Either prime farmland or farmland of
statewide importance,16 and designated
on the maps prepared by the Farmland
Mapping and Monitoring Program of the
Department of Conservation, or land
zoned or designated for agricultural
protection or preservation by a local ballot
measure that was approved by the voters
of that jurisdiction.
(C) Wetlands.17
(D) Within a high or very high fire hazard
severity zone.18,19
(E) A hazardous waste site listed on the
Cortese List20 or a hazardous waste site
designated by the Department of Toxic
Substances Control,21 subject to certain
exceptions.22
(F) Within a state-delineated earthquake
fault zone,23 unless the Project complies
with applicable seismic protection building
code standards adopted by the California
Building Standards Commission,24 and by
any local building department.25
(G) Within a special flood hazard area
subject to inundation by the 1 percent
annual chance flood (100-year flood),26
unless the Project has been issued a Letter
(B) The Project is not located on prime farmland or farmland of
statewide importance. (Urban and Built-Up Land)
(C) The Project is not located in a site that is wetlands, as designated
by the United States Fish and Wildlife Department.
16 As defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for
California.
17 As defined in the United States Fish and Wildlife Service Manual, Part 660 FW (Jun. 21, 1993).
18 As determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within a
state area of responsibility, as defined in Public Resources Code Section 4102.
19 This requirement does not apply to sites that have adopted fire mitigation measures pursuant to existing building standards
or state fire mitigation measures applicable to development, including, but not limited to, standards established under all of the
following (or their successor provisions): (i) Public Resources Code Section 4291 or Government Code Section 51182, as
applicable; (ii) Public Resources Code Section 4290; (iii) California Code of Regulations, Title 24, Chapter 7A of the Califo rnia
Building Code.
20 Pursuant to Government Code Section 65962.5.
21 Pursuant to Health and Safety Code Section 25356.
22 The site (i) contains an underground storage tank that received a uniform closure letter pursuant to Health and Safety Code
Section 25296.10(c) based on closure criteria established by the State Water Resources Control Board for residential use or
residential mixed uses; or (ii) the State Department of Health, State Water Resources Control Board, Department of Toxic
Substances Control, or local agency making a determination pursuant to Health and Safety Code Section 25296.10 has
determine the site to be suitable for residential use or residential mixed uses.
23 As determined by the State Geologist in any official maps published by the State Geologist.
24 Under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and
Safety Code).
25 Under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.
26 As determined by maps promulgated by the Federal Emergency Management Agency.
Page 146 of 203
of Map Revision27 or flood plain
development permit.28
(H) Within a floodway,29 unless the Project
has received a no-rise certification.30,31
(I) Lands identified for conservation in an
adopted natural community conservation
plan,32 habitat conservation plan,33 or
other adopted natural resource protection
plan.
(J) Habitat for protected species identified
as candidate, sensitive, or species of
special status by state or federal agencies,
fully protected species, or species
protected by the Federal Endangered
Species Act,34 California Endangered
Species Act,35 or the Native Plant
Protection Act.36,37
(K) Lands under conservation easement.
(D) The Project is not located in a high or very high fire hazard
severity zone.
(E) The site is not on the Cortese List or hazardous waste site
designated by the Department of Toxic Substances Control.
(F) The site is not located within a state delineated earthquake fault
zone as designated by the State Geologist.
27 Letter of Map Revision Prepared by the Federal Emergency Management Agency and issued to the local jurisdiction.
28 Pursuant to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I
of Title 44 of the Code of Federal Regulations.
29 As determined by maps promulgated by the Federal Emergency Management Agency.
30 In accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations.
31 If an applicant is able to satisfy all applicable federal criteria in order to provide that the site satisfies this requireme nt and is
otherwise eligible for streamlined approval under this section, a local government shall not deny the application on the basis
that the development proponent did not comply with any additional permit requirement, standard, or action adopted by that
local government that is applicable to that site.
32 Pursuant to the Natural Community Conservation Planning Act (Fish and Game Code § 2800 et seq.).
33 Pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.).
34 Endangered Species Act of 1973(16. U.S.C § 1531 et seq.)
35 Fish and Game Code § 2050 et seq.
36 Fish and Game Code §1900 et seq.
37 The identification of habitat “may be based upon information identified in underlying environmental review documents for
the general plan, zoning ordinance, specific plan, or other planning documents associated with that parcel that require
environmental review pursuant to CEQA.
Page 147 of 203
G) The site is not located within a special flood hazard area, as
determined by FEMA. (See “Exhibit 1” attached herein.)
(H) The site is not located within a floodway. (See “Exhibit 1”
attached herein.)
(I) The site has not been identified for conservation in an adopted
natural community conservation plan, habitat conservation plan, or
other adopted natural resource protection plan.
(J) The site is not a habitat for protected species identified as
candidate, sensitive, or species of special status by state or federal
agencies, fully protected species, or species protected by the Federal
Endangered Species Act, California Endangered Species Act, or the
Native Plant Protection Act.
(K) The site is not subject to any recorded conservation easement.
Demolition of Historic Structures: The
Project is not located on a site where the
Project would require the demolition of a
historic structure that was placed on a
national, state, or local historic register
before the date a preliminary application
was submitted for the Project. 38
Consistent. The Project would not require the demolition of any
historic structures. The Project site is vacant and does not contain
any recognized historic structures.
Type of Lodging: For projects submitted
after January 1, 2025, the Project is not
used as a hotel, motel, or bed and
breakfast inn, or other transient lodging.39
Consistent. The Project is a 36-unit housing development project that
is fully comprised of 100% residential uses. No portion of the Project
is proposed as a hotel, motel, bed and breakfast inn, or other
transient lodging.
38 Preliminary application deemed to have been submitted pursuant to Gov. Code § 65941.1.
39 For purposes of AB 130 “other transient lodging” does not include: A) residential hotel, as defined in Health & Safety Code §
50519 B) after the issuance of a certificate of occupancy a residents use or marketing of a unit as short-term lodging, as defined
in Bus. & Prof. Code § 17568.8 in a manner consistent with local law.
Page 148 of 203
Exhibit 1 to ATTACHMENT “A”
Flood Designations
[Attached Behind this Page]
Page 149 of 203
National Flood Hazard Layer FIRMette
0 500 1,000 1,500 2,000250
Feet
Ü
SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
SPECIAL FLOOD
HAZARD AREAS
Without Base Flood Elevation (BFE)
Zone A, V, A99
With BFE or Depth Zone AE, AO, AH, VE, AR
Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone X
Future Conditions 1% Annual
Chance Flood Hazard Zone X
Area with Reduced Flood Risk due to
Levee. See Notes.Zone X
Area with Flood Risk due to Levee Zone D
NO SCREEN Area of Minimal Flood Hazard Zone X
Area of Undetermined Flood Hazard Zone D
Channel, Culvert, or Storm Sewer
Levee, Dike, or Floodwall
Cross Sections with 1% Annual Chance
17.5 Water Surface Elevation
Coastal Transect
Coastal Transect Baseline
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Limit of Study
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accuracy standards
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authoritative NFHL web services provided by FEMA. This map
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point selected by the user and does not represent
an authoritative property location.
1:6,000
117°49'8"W 34°1'27"N
117°48'30"W 34°0'57"N
Basemap Imagery Source: USGS National Map 2023 Page 150 of 203
4925-9084-1787, v. 1
Tranquil Garden: Assembly Bill 130 (AB 130) Tribal Consultation Summary
On June 30, 2025, the State Legislature adopted, and the Governor signed AB 130
and SB 131, which took effect immediately. These two bills made substantial changes to
the California Environmental Quality Act (“CEQA”) and the Permit Streamlining Act
procedures, which further significantly limit the ability of cities to evaluate and disapprove
higher density housing development projects.
AB 130 created a new statutory CEQA exemption for infill housing development
projects meeting specified criteria (Public Resources Code Section 21080.66) and which
have undergone a consultation process with culturally affiliated California Native
American tribes. Invocation of AB 130 generally requires a project to be consistent with
applicable general plan and zoning ordinances (or qualify for a density bonus and waivers
of development standards per the SDBL), achieve a density of at least 15 dwelling units
per acre, be located on a site that is no more than 20 acres in size, is outside specified
environmentally sensitive areas, and meets certain design criteria if located within 500
feet of a freeway.
The applicant invoked the new AB 130 CEQA exemption by way of their SB 330
preliminary application dated October 17, 2025, which was submitted concurrently with
the overall project application on October 20, 2025. The City deemed the project
application complete on March 12, 2026, thereby initiating the AB 130 tribal consultation
process. On March 24, 2026, the City provided each Native American tribe that was
traditionally and culturally affiliated with the project site with a formal invitation to consult
on the proposed project. The invitation, which was provided by certified mail and email,
notified each tribe that it had 60 days until May 23, 2026, to request consultation regarding
the proposed project.
To date, only two responses have been received by the City requesting to consult
on the project. Table 1 summarizes the results of the AB 130 tribal consultation process
for the proposed Tranquil Garden project.
Table 1: AB 130 Native American Tribal Consultation Summary
Christopher Granado, Juaneño
Band of Mission Indians -
Acjachemen Nation (Acjachemen
Nation)
March 26, 2026
Email from Christopher Granado, on behalf of
Acjachemen Nation, to the City acknowledging
receipt of the AB 130 invitation letter for the
project and requesting tribal consultation for the
project.
Page 151 of 203
4925-9084-1787, v. 1
April 8, 2026
Email from the City to Mr. Granado and Nathan
Banda initiating consultation with Acjachemen
Nation. In that email, the City provides the tribe
with options to meet and dates for when the
meeting shall take place. The email also notified
Acjachemen Nation that, pursuant to AB 130,
consultation would conclude on May 23, 2026, 45
days from the date consultation was initiated with
the tribe.
April 13, 2026
Email from Mr. Granado to the City scheduling a
virtual consultation meeting for May 11, 2026, at
10:00 a.m. Mr. Granado also allowed the applicant
to participate in the consultation.
May 11, 2026
Email from Mr. Granado to the City rescheduling
the consultation meeting to a later date. The City
acknowledged this request via a follow-up email
on the same day and reschedules the meeting to
May 19, 2026, at 10:00 a.m.
May 19, 2026
The City virtually meets with Mr. Granado, on
behalf of Acjachemen Nation, and the applicant to
discuss the proposed project’s mitigation
measures with a focus on ground disturbing
activities. Mr. Granado introduces himself,
Acjachemen Nation, and provides some
background into the area and the tribe’s ancestral
ties to the area. Mr. Granado informs the City that
Acjachemen Nation’s proposed mitigation
measures will be emailed on May 22, 2026.
May 22, 2026
Email from Mr. Granado with Acjachemen Nation’s
proposed mitigation measures to be included as
conditions of approval for the project.
June 5, 2026
Page 152 of 203
4925-9084-1787, v. 1
Email from the City to Ms. Shen, on behalf of the
applicant, asking for their review and approval of
Acjachemen Nation’s proposed mitigation
measures.
June 18, 2026
Email from Kevin Kohan, on behalf of the
applicant, requesting a modification to Condition 7
of Acjachemen Nation’s proposed mitigation
measures. The modification revises a sentence in
Condition 7 to ensure that tribal monitoring ends
once ground disturbing activities commence. Later
that same day, the City emailed Mr. Granado
requesting the tribe’s review of the applicant’s
proposed modification to their mitigation
measures.
June 19, 2026
Email from Mr. Granado to the City requesting a
brief call with the City to discuss the proposed
modification to Condition 7. The City subsequently
schedules a call with Mr. Granado for June 22,
2026, at 10:00 a.m.
June 22, 2026
The City discusses the modification with Mr.
Granado. Mr. Granado understands the change
and, in a follow-up email, approves the proposed
modification. This formally concludes the AB 130
tribal consultation process with the Juaneño Band
of Mission Indians Acjachemen Nation 84A.
of Mission Indians – Kizh Nation
(Kizh Nation)
April 3, 2026
Email from Brandy Salas, on behalf of the Kizh
Nation, to the City acknowledging receipt of the
AB 130 notification letter for the project and
requesting consultation.
April 16, 2026
Email from the City to Ms. Salas and Andrew
Salas, on behalf of the Kizh Nation, initiating
consultation with the tribe. In that email, the City
Page 153 of 203
4925-9084-1787, v. 1
dates for when the meeting shall take place. The
email also notified the Kizh Nation that, pursuant
to AB 130, consultation will conclude on May 31,
2026, 45 days from the date it was initiated with
the tribe.
May 11, 2026
Follow-up email from the City to Ms. Salas and
Mr. Salas asking for an update to the consultation
email sent on April 16, 2026.
May 21, 2026
Email from Ms. Salas requesting that tribal
consultation be conducted via email rather than
through a virtual or in-person meeting. Ms. Salas
also indicated that a virtual meeting had been
scheduled for May 26, 2026; however, the City
had no record of such a meeting on calendar. The
City subsequently sent a follow-up email to
confirm whether the May 26 meeting pertained to
the Tranquil Garden project or another project.
May 28, 2026
Email from Ms. Salas acknowledging that her
previous email regarding a May 26, 2026, meeting
had not been successfully sent. Ms. Salas
reiterated the Kizh Nation’s request to conduct
tribal consultation via email, and the City agreed
to proceed with consultation via email.
May 29, 2026
Email from Ms. Salas requesting clarification
regarding the proposed mitigation measures.
Because the City's primary points of contact were
out of the office that day, the City was unable to
provide an immediate response. Accordingly, the
City treated the May 29 correspondence from the
Kizh Nation as an implied request to extend the
tribal consultation period by 15 days pursuant to
AB 130, allowing the parties additional time to
finalize the proposed mitigation measures. In light
of the extension, consultation was set to conclude
Page 154 of 203
4925-9084-1787, v. 1
June 2, 2026
Email from Sophia Pina, on behalf of the Kizh
Nation, with the proposed mitigation measures to
be included as conditions of approval for the
project.
June 4, 2026
Email from the City to Ms. Salas and Ms. Pina
requesting the applicant’s participation in tribal
consultation and permission to review the tribe’s
mitigation measures. City also provides
information regarding the proposed mitigation
measures under AB 130 should Kizh Nation deny
applicant participation. The standard AB 130
mitigation measures are also listed out in the
email for the tribe to acknowledge.
June 8, 2026
Email from Ms. Pina to the City denying the City’s
request to allow the applicant to participate. Ms.
Pina also acknowledges the date of consultation
conclusion and when the mitigation measures
shall be agreed by.
June 9, 2026
Email from the City to Ms. Pina acknowledging the
email denying applicant participation in tribal
consultation. In that email, the City reiterated that,
pursuant to AB 130, the applicant must agree to
any proposed mitigation measures that deviate
from the standard AB 130 measures. Otherwise,
the standard AB 130 measures will be
incorporated.
June 15, 2026
No further correspondence was received by the
City from Ms. Salas or Ms. Pina on behalf of the
Kizh Nation regarding the applicant’s participation
in tribal consultation pursuant to AB 130.
Therefore, AB 130 tribal consultation formally
Page 155 of 203
4925-9084-1787, v. 1
AB 130 measures for the Gabrieleño Band of
Mission Indians – Kizh Nation.
Anthony Madrigal, Cahuilla Band
of Indians
No response from the tribe.
BobbyRay Esparza, Cahuilla
Band of Indians
No response from the tribe.
Erica Schenk, Cahuilla Band of
Indians
No response from the tribe.
Anthony Morales,
Gabrieleno/Tongva San Gabriel
Tongva Indians of California
Tongva Indians of California
Mission Indians Acjachemen
Page 156 of 203
1
Rudy Lopez
From:Arlene Laviera
Sent:Tuesday, July 14, 2026 12:39 PM
To:Grace Lee; Rudy Lopez
Subject:FW: FOR PUBLIC COMMENT – Tranquil Garden Residential Condominium Project
Hi Grace/Rudy,
Please see the comments below regarding the Tranquil Gardens proposal. Thank you.
From: Sandra Perez
Gonzalez
<perez.sandra@gmail.com>
Sent: Tuesday, July 14, 2026 12:21 PM
To: Arlene Laviera <ALaviera@DiamondBarCA.Gov>
Subject: FOR PUBLIC COMMENT – Tranquil Garden Residential Condominium Project
CAUTION: This email originated from outside your organization. Exercise caution when opening
attachments or clicking links, especially from unknown senders.
Dear Planning Commission Members,
I am a nearby resident living off Golden Springs Drive near the Gentle Springs/Palomino
and South Prospectors area, and I am writing regarding the proposed Tranquil Garden
Residential Condominium Project.
My husband and I moved to Diamond Bar in 2009 as a young family of three and were
fortunate to be able to buy a home here. Today, we are a family of five, and our children
have grown up in Diamond Bar schools and in this community that we love.
Because of that experience, I understand that many young families today are priced out of
Diamond Bar and may never have the opportunity we had. I support creating additional
homeownership opportunities and starter homes so that working people, especially
families with children, can have the same opportunity we had to build a life in Diamond
Bar, support our local businesses, and help refill our schools.
That said, I do not believe this proposal gets the balance quite right.
Arlene Laviera | Administrative Coordinator
City of Diamond Bar | Community Development
21810 Copley Drive, Diamond Bar, CA 91765
t 909.839.7030 | 909.839.7000 main | f 909.861.3117
ALaviera@DiamondBarCA.Gov | www.DiamondBarCA.gov
Connect with Us... Facebook|Twitter|YouTube|Instagram
Page 157 of 203
2
I support building housing at this location, but 36 units on less than one acre feels like too
much for this particular site. I believe a smaller project, perhaps closer to 26 units, would
still provide meaningful homeownership opportunities while being more compatible with
the surrounding neighborhood and reducing traffic, parking, and emergency access
concerns.
I also have concerns that the project receives six additional units through the State
Density Bonus process while only providing three low-income units. If the community is
being asked to support additional density and development concessions, I encourage the
City and developer to consider increasing the affordable housing component to six low-
income units instead of three.
I understand the developer wants to make money, and I do not object to that. However, a
smaller project may ultimately create a better product for buyers, with less crowding,
improved traffic conditions, and homes that retain stronger long-term value and
desirability for the families who live there.
Finally, traffic and safety improvements need to be part of this project approval. I already
avoid the Gentle Springs/Palomino Drive, and Diamond Bar Boulevard area during busy
times because traffic can already be horrible. Adding dozens of additional vehicles
entering and exiting through a single access point raises concerns about congestion and
safety.
I respectfully ask the City to evaluate:
Dedicated left-turn lanes and protected left-turn signals or other intersection
improvements if warranted by the traffic study;
A prohibition on U-turns near the project entrance and surrounding intersections;
and
Additional traffic mitigation measures to protect existing residents and improve
circulation.
I am particularly concerned about emergency access and evacuation. In the event of a
wildfire, flood, or other emergency, residents need to be able to safely and quickly leave
the area. The City’s review should carefully consider how additional traffic from this
project could affect emergency evacuation routes and response times.
Diamond Bar can and should grow while still protecting the neighborhoods that already
exist. I believe this project can be part of the solution if we can get the density,
affordability, and traffic impacts right.
Thank you for your time and kind consideration.
Sincerely,
Sandra Pérez González
Page 158 of 203
3
Diamond Bar Resident
Page 159 of 203
1
Rudy Lopez
From:Arlene Laviera
Sent:Tuesday, July 21, 2026 7:22 AM
To:Grace Lee; Rudy Lopez
Subject:FW: For Public Comment – Planning Case PL2025-77
Hi Grace/Rudy,
I am forwarding this public comment email with regard to the Tranquil Gardens project. Thank you.
From: Abe Camacho
<abe.j.camacho@gmail.com>
Sent: Monday, July 20, 2026 11:03 PM
To: Arlene Laviera <ALaviera@DiamondBarCA.Gov>; Ruth Low <RLow@DiamondBarCA.Gov>; Andrew Chou
<AChou@DiamondBarCA.Gov>
Subject: For Public Comment – Planning Case PL2025-77
CAUTION: This email originated from outside your organization. Exercise caution when opening
attachments or clicking links, especially from unknown senders.
Dear Chair and Members of the Planning Commission,
I am a Diamond Bar resident who lives near the proposed Tranquil Garden Condominium Project. I
appreciate the investment being made in our community and generally support thoughtful residential
development that adds housing while also improving the surrounding neighborhood.
As the Commission reviews this project, I respectfully ask that the City and the developer evaluate
opportunities to improve pedestrian connectivity from South Prospectors Road to the future Diamond
Bar Town Center and the existing commercial area anchored by Sprouts.
Throughout the public workshops and community meetings for the Town Center, one of the recurring
themes from residents was the desire for a more walkable and connected downtown. This project is
located in an important area where a future pedestrian connection could help residents from the
Prospectors neighborhood safely walk to grocery stores, restaurants, and other nearby services.
I understand that a direct connection may require coordination with adjacent property owners and may
not be immediately feasible. However, I ask that the City consider requiring or preserving space for a
future public walkway or pedestrian easement as part of this project. At a minimum, the project should
be designed so that a future connection is not blocked as the Town Center develops.
Arlene Laviera | Administrative Coordinator
City of Diamond Bar | Community Development
21810 Copley Drive, Diamond Bar, CA 91765
t 909.839.7030 | 909.839.7000 main | f 909.861.3117
ALaviera@DiamondBarCA.Gov | www.DiamondBarCA.gov
Connect with Us... Facebook|Twitter|YouTube|Instagram
Page 160 of 203
2
A pedestrian connection from South Prospectors Road would improve walkability, reduce short vehicle
trips, encourage safer access to nearby businesses, and help advance the City’s long-term vision for a
connected and pedestrian-friendly Town Center.
I respectfully ask that City staff evaluate this issue and report on the feasibility of incorporating, or
preserving, a future pedestrian connection from South Prospectors Road to the Town Center and the
Sprouts shopping center.
Thank you for your time and consideration.
Respectfully,
Abraham Camacho
Page 161 of 203
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tranquil garden |36 Unit Multi-Family Project
DIAMOND BAR CA, 91789 | APN 8717-008-189
PROJECT DESCRIPTION
PARTICIPANTS
G-100
TI
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SHEET INDEX
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Page 162 of 203
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
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cad file:
drawing no:
plot date:
job#:
_G-101 Project Data & Code.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
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BUILDING SUMMARY
G-101
PR
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NOTES
Density Bonus Law
Density Bonus
Project may achieve a 20% density increase (total 36 units) with the provision of 10% low-income
housing units (3 units)
Proposed Incentive/Concession
Relief from undergrounding utility requirements
Proposed Waivers/Reductions
- Waiver of maximum height requirements to permit a maximum height of 60 feet, 6 inches (60'-6")
- Reduction of landscaping requirements from 15% to 10%
- Reduction of exterior parking stall size to 9'x17', and reduction of interior parking stall size to 9'x18'
SECTION 1511 ROOF STRUCTURES
CHAPTER 6: TYPES OF CONSTRUCTION
Page 163 of 203
PARKIN
G NO
VAN
48"X
4
8
"
54"X
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job#:
_G-100.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
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OVERALL SITE PLAN
SCALE: 1" = 30'-0"2 VICINITY MAP
SCALE: N.T.S.1 G-102
OV
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PROJECT LOCATION
Page 164 of 203
PARKIN
G NO
VAN
48"
X
4
8
"
54"
X
6
0
"
100'
51'
53'
54'
29'
21'
17'
12'
7'
30'
38'
21'
13'
11'
6'11'25'
15'
EXIT ACCESS TRAVEL DISTANCE PER TABLE
1006.2.1
COMMON PATH OF EGRESS
PARKING GARAGE 100'= 100' MAX (100')
99 OCC./ 3 EXITS = 33 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
4.95" REQUIRED
32" MIN. PROVIDED
EGRESS WIDTH
GROUND FLOOR: 99 OCCUPANCIES
TOTAL OCCUPANT LOAD
Lobby = 3
Elevator Rm 1 = 1
Mechanical Room = 2
Bike Storage = 8
Elevator Rm 2 = 2
Parking Garage = 83
99 OCC./ 3 EXITS = 33 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
4.95" REQUIRED
72" MIN. PROVIDED
EGRESS WIDTH
99 OCC./ 3 EXITS = 33 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
4.95" REQUIRED
72" MIN. PROVIDED
EGRESS WIDTH
EXIT ACCESS TRAVEL DISTANCE PER
TABLE 1006.2.1
COMMON PATH OF EGRESS
Mechanical Room
30' + 7' + 38'= 75' MAX (75')
Bike Storage
12' + 17' + 38' =67' MAX (100')
EXIT ACCESS TRAVEL DISTANCE PER
TABLE 1017.2
Parking Garage
100' +54' +13' + 3' + 3'= 173' MAX
(400')
Elevator Room 1
21' + 29 + 3' = 53' MAX (400')
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2
Parking Garage
100' + 51' + 53' + 21' + 13' +11' + 11' + 25' = 285' MAX (400')
Mechanical Room
30' + 7' + 38' + 21' +13' +11' + 11' + 25' =156' Max (400')
Bike Storage
17' + 12' +38' +21' + 13' + 11' + 11' +25' = 148' MAX (250')
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2
Parking Garage
100' + 51' + 53' + 21' + 13' +11' + 6' = 255' MAX (400')
Mechanical Room
30' + 7' + 38' + 21' +13' +11' + 6' =126' Max (400')
Bike Storage
17' + 12' +38' +21' + 13' + 11' + 11' +6' = 129' MAX (250')
PARKING GARAGE
S-2
16525
/ 200 =
83 OCCUPANTS
ELEV. RM 1
U
438
/ 300 =
2 OCCUPANTS
MECH. ROOM
U
426
/ 300 =
2 OCCUPANTS
BIKE STRG
S-1
369
/ 50 =
8 OCCUPANTS
TRASH ENCLOSURE
U
ELEC. ROOM
U
ELEVATOR RM 2
U
61
/ 300 =
1 OCCUPANTS
LOBBY
R-2
600
/ 200 =
3 OCCUPANTS
10'
13'3'3'
171
'
-
2
"
MIN.
S
E
P
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R
A
T
I
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E
X
I
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S
=
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'
-
2
"
/
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=
5
7
'
-
1
"
1 2
12
DIRECTIONAL CEILING MOUNTED ILLUMINATED EXIT SIGN
LEGEND
EXITING PATH OF TRAVEL
2ND FLOOR: 341 OCCUPANCIES
TOTAL OCCUPANT LOAD
B2 units = 2x5=10
B2-B units = 1x5=5
B3 units = 2x5=10
B4 units = 2x4=8
B5 units = 1x4=4
C1 units = 1x6=6
C2 units = 1x7=7
KITCHEN = 2
Shower Room = 1
Restroom = 1
Storage Room = 1
Club House/Lounge = 76
Classroom/Lounge = 42
Gym = 25
Courtyard= 143
(341 OCC./2 EXITS)
x 0.20 INCHES (PER 1005.3.1.1)
34.1" REQUIRED
44" MIN. PROVIDED
STAIR WIDTH
341 OCC./ 2 EXITS =171 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
25.65" REQUIRED
32" MIN. PROVIDED
EGRESS WIDTH
20'
107'
27'5'
6'
16'
16'
10'
82'16'
8'
EXIT ACCESS TRAVEL DISTANCE
PER TABLE 1006.2.1
COMMON PATH OF EGRESS
RESIDENTIAL B5 UNIT
10'+16' +16' + 6' + 5' + 27'=
80' MAX (125')
8'
6'
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 107' +20'= 191' MAX (250')
GYM
31' + 11' + 40' +16' + 9' +8' +20' =135' MAX (250')
EXIT ACCESS TRAVEL DISTANCE PER TABLE
1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 24' + 82' +16'
+ 8' + 6'= 200' MAX (250')
COURTYARD
14' + 6' + 82' + 16' + 8' = 126' MAX
(250')
(341 OCC./2 EXITS)
x 0.20 INCHES (PER 1005.3.1.1)
34.1" REQUIRED
44" MIN. PROVIDED
STAIR WIDTH
341 OCC./ 2 EXITS = 171 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
25.65" REQUIRED
32" MIN. PROVIDED
EGRESS WIDTH
10'
30'31'
11'
40'
16'
9'
24'6'
14'
B5
R-2
740
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTSC1
R-2
1172
/ 200 =
6 OCCUPANTS
C2
R-2
1257
/ 200 =
7 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2-B
R-2
950
/ 200 =
5 OCCUPANTS
KITCHEN
A-2
253
/ 200 =
2 OCCUPANTS
CLUB HOUSE/LOUNGE
A-2
1058
/ 15 =
76 OCCUPANTS
CLASSROOM/LOUNGE
A-2
623
/ 15 =
42 OCCUPANTS
GYM
A-3
1215
/ 50 =
25 OCCUPANTS
STRG RM
S-1
56 SF
/ 300 =
1 OCC.
RESTROOM
A-2
60
/ 200 =
1 OCCUPANTS
SHWR RM
A-2
60
/ 200 =
1 OCCUPANTS
TRASH RM
U
COURTYARD
A-2
2139
/ 15 =
143 OCCUPANTS
171
'
-
2
"
MIN.
S
E
P
E
R
A
T
I
O
N
OF
E
X
I
T
S
=
171
'
-
2
"
/
3
=
5
7
'
-
1
"
2 4
4 2(80 OCC./2 EXITS)
x 0.20 INCHES (PER 1005.3.1.1)
8" REQUIRED
44" MIN. PROVIDED
STAIR WIDTH
80 OCC./ 2 EXITS = 40 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
6" REQUIRED
32" MIN. PROVIDED
EGRESS WIDTH
80 OCC./ 2 EXITS = 40 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
6" REQUIRED
32" MIN. PROVIDED
EGRESS WIDTH
(80 OCC./2 EXITS)
x 0.20 INCHES (PER 1005.3.1.1)
8" REQUIRED
44" MIN. PROVIDED
STAIR WIDTH
20'
84'
27'5'
6'
16'
16'
10'
106'16'
8'
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1006.2.1
COMMON PATH OF EGRESS
RESIDENTIAL B5 UNIT
10'+16' +16' + 6' + 5' + 27'= 80' MAX (125')
8'
11'
49'
51'
9'
4'
25'
4'
14'
3RD FLOOR: 80 OCCUPANCIES
TOTAL OCCUPANT LOAD
B1 units = 2x5 = 10
B2 units = 2x5=10
B2-B units = 1x5=5
B3 units = 2x5=10
B4 units = 3x4=12
B5 units = 1x4=4
C1 units = 1x6=6
C2 units = 1x7=7
Deck = 16
EXIT ACCESS TRAVEL DISTANCE PER TABLE
1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 23' + 84'
+20'= 191' MAX (250')
DECK
19' + 7' + 7' + 4' + 84' + 20' = 141'
MAX (250')
EXIT ACCESS TRAVEL DISTANCE PER
TABLE 1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 106'
+16' + 8' + 6'= 200' MAX (250')
23'
7'
7'
4'
19'
B4
R-2
787
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTSC1
R-2
1172
/ 200 =
6 OCCUPANTS
C2
R-2
1257
/ 200 =
7 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2-B
R-2
950
/ 200 =
5 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS
B5
R-2
740
/ 200 =
4 OCCUPANTSB4
R-2
787
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTSC1
R-2
1172
/ 200 =
6 OCCUPANTS
C2
R-2
1257
/ 200 =
7 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2-B
R-2
950
/ 200 =
5 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS DECK
A-2
238
/ 15 =
16 OCCUPANTS
171
'
-
2
"
MIN.
S
E
P
E
R
A
T
I
O
N
OF
E
X
I
T
S
=
171
'
-
2
"
/
3
=
5
7
'
-
1
"
2 4
4 2
EXIT EXIT ID- AT GROUND FLOOR TO
BUILDING EXIT
1
2
3
4
STAIR ID W/ ROOF ACCESS - AT
STAIRWELL
STAIR SIGNAGE
ROOF ACCESS ID- AT ROOF
ACCESS STAIRWELL
*ROOF
ACCESS
STAIR ID- AT EXTERIOR
OF STAIRWELL
2
STAIR 2
B THROUGH 4
ROOF ACCESS
STAIRS 2
EXIT STAIR
DOWN
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cad file:
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job#:
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Jun 30, 2026
issue date:
Jun 30, 2026
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EXIT TRAVEL DEISTANCE (CBC 2022 TABLE 1017.2)
EGRESS REQUIREMENTS
FOR RESIDENTIAL AND S-1 OCCUPANCIES: 250' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR UTILITY OCCUPANCIES: 400' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR ASSEMBLY OOCUPANCIES: 250' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR S-2 OCCUPANCIES: 400' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
COMMON PATH OF TRAVEL DISTANCE (CBC 2022 TABLE 1006.2.1)FOR R-2 OCCUPANCIES: 125' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR U OCCUPANCIES: 75' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR A OOCUPANCIES: 75' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR S OCCUPANCIES: 100' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
EGRESS WIDTH PER OCCUPANT (CBC 2022 SECTION 1005)MINIMUM STAIR WIDTH IN SPRINKLERED BUILDINGS IS 0.3" PER OCCUPANT.
OTHER EGRESS COMPONOENTS IN SPRINKLERED BUILDINGS REUQIRE .2" PER OCCUPANT.
SEE PLAN FOR OCCUPANT LOAD AND EGRESS WIDTH CALCULATIONS.
GROUND FLOOR - EGRESS
SCALE: 1" = 20'-0"1
2ND FLOOR - EGRESS
SCALE: 1" = 20'-0"23RD FLOOR - EGRESS
SCALE: 1" = 20'-0"3
SCALE: 1" = 20' - 0"
0 10 20 40
SCALE: 1" = 20' - 0"
0 10 20 40
SCALE: 1" = 20' - 0"
0 10 20 40
Page 165 of 203
DIRECTIONAL CEILING MOUNTED ILLUMINATED EXIT SIGN
LEGEND
EXITING PATH OF TRAVEL
4TH FLOOR: 64 OCCUPANCIES
TOTAL OCCUPANT LOAD
B1 units = 2x5 = 10
B2 units = 2x5=10
B2-B units = 1x5=5
B3 units = 2x5=10
B4 units = 3x4=12
B5 units = 1x4=4
C1 units = 1x6=6
C2 units = 1x7=7
(64 OCC./2 EXITS)
x 0.20 INCHES (PER 1005.3.1.1)
6.4" REQUIRED
44" MIN. PROVIDED
STAIR WIDTH
64 OCC./ 2 EXITS = 32 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
4.8" REQUIRED
32" MIN. PROVIDED
EGRESS WIDTH
64 OCC./ 2 EXITS = 32 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
4.8" REQUIRED
32" MIN. PROVIDED
EGRESS WIDTH
(64 OCC./2 EXITS)
x 0.20 INCHES (PER 1005.3.1.1)
6.4" REQUIRED
44" MIN. PROVIDED
STAIR WIDTH
20'
107'
27'5'
6'
16'
16'
10'
106'
16'
8'
EXIT ACCESS TRAVEL DISTANCE
PER TABLE 1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 107'
+20'= 191' MAX (250')
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1006.2.1
COMMON PATH OF EGRESS
RESIDENTIAL B5 UNIT
10'+16' +16' + 6' + 5' + 27'= 80' MAX (125')
8'
11'
49'
51'
9'
4'
25'
4'
14'
EXIT ACCESS TRAVEL DISTANCE
PER TABLE 1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 106'
+16' + 8'= 194' MAX (250')
B5
R-2
740
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTSC1
R-2
1172
/ 200 =
6 OCCUPANTS
C2
R-2
1257
/ 200 =
7 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2-B
R-2
950
/ 200 =
5 OCCUPANTSB1
R-2
949
/ 200 =
5 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS
171
'
-
2
"
MIN.
S
E
P
E
R
A
T
I
O
N
OF
E
X
I
T
S
=
171
'
-
2
"
/
3
=
5
7
'
-
1
"
2 4
4 2
(294 OCC./2 EXITS)
x 0.20 INCHES (PER 1005.3.1.1)
29.4" REQUIRED
44" MIN. PROVIDED
STAIR WIDTH
294 OCC./ 2 EXITS = 124 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
22.05" REQUIRED
32" MIN. PROVIDED
EGRESS WIDTH
EXIT ACCESS TRAVEL DISTANCE
PER TABLE 1017.2
Roof Deck
9' + 6' + 23' +4' +13' +5'
+23' +11' + 4'= 98' MAX
(250')
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2
Roof Deck
7' + 5' + 24' + 19' + 4' + 13' +16'= 88'' MAX (250')
294 OCC./ 2 EXITS = 124 OCC.
x 0.15 INCHES (PER 1005.3.2.1)
22.05" REQUIRED
32" MIN. PROVIDED
EGRESS WIDTH
(294 OCC./2 EXITS)
x 0.20 INCHES (PER 1005.3.1.1)
29.4" REQUIRED
44" MIN. PROVIDED
STAIR WIDTH
4'
11'
23'
5'
13'
4'
23'
6'
9'
16'
13'
4'
19'
5'
24'5'
7'
ROOF DECK
A-2
4401
/ 15 =
294 OCCUPANTS
171
'
-
2
"
MIN.
S
E
P
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R
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2 4
4 23
3
EXIT EXIT ID- AT GROUND FLOOR TO
BUILDING EXIT
1
2
3
4
STAIR ID W/ ROOF ACCESS - AT
STAIRWELL
STAIR SIGNAGE
ROOF ACCESS ID- AT ROOF
ACCESS STAIRWELL
*ROOF
ACCESS
STAIR ID- AT EXTERIOR
OF STAIRWELL
2
STAIR 2
B THROUGH 4
ROOF ACCESS
STAIRS 2
EXIT STAIR
DOWN
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Jun 30, 2026
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Jun 30, 2026
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EXIT TRAVEL DEISTANCE (CBC 2022 TABLE 1017.2)
EGRESS REQUIREMENTS
FOR RESIDENTIAL AND S-1 OCCUPANCIES: 250' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR UTILITY OCCUPANCIES: 400' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR ASSEMBLY OOCUPANCIES: 250' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR S-2 OCCUPANCIES: 400' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
COMMON PATH OF TRAVEL DISTANCE (CBC 2022 TABLE 1006.2.1)FOR R-2 OCCUPANCIES: 125' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR U OCCUPANCIES: 75' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR A OOCUPANCIES: 75' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
FOR S OCCUPANCIES: 100' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS
EGRESS WIDTH PER OCCUPANT (CBC 2022 SECTION 1005)MINIMUM STAIR WIDTH IN SPRINKLERED BUILDINGS IS 0.3" PER OCCUPANT.
OTHER EGRESS COMPONOENTS IN SPRINKLERED BUILDINGS REUQIRE .2" PER OCCUPANT.
SEE PLAN FOR OCCUPANT LOAD AND EGRESS WIDTH CALCULATIONS.
4TH FLOOR - EGRESS
SCALE: 1" = 20'-0"1ROOF DECK - EGRESS
SCALE: 1" = 20'-0"2
SCALE: 1" = 20' - 0"
0 10 20 40
SCALE: 1" = 20' - 0"
0 10 20 40
Page 166 of 203
PARKIN
G NO
VAN
48"
X
4
8
"
54"
X
6
0
"
40'-1"
FSD
55'-10"
FSD
cLcL
34'-2
"
FSD
33'-3"
FSD
35'-9
"
FSD
46
'
-
3
"
FS
D
41'-
4
"
FSD
10
'
-
0
"
A'
40'-1"
FSD
55'-10"
FSD
14
'
-
3
"
C'
10
'
-
0
"
A'
10
'
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0
"
A'
10
'
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10
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"
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10
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13
'
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"
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10
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"
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13
'
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"
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10
'
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"
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..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
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cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:
Jun 30, 2026
drawn by:
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SCALE: 1" = 30' - 0"
0 15 30 60
SCALE: 1" = 30' - 0"
0 15 30 60
Page 167 of 203
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GROUND FLOOR
SECOND FLOOR
THIRD FLOOR
T.O. ROOF
STREET LEVEL
T.O. PARAPET
T.O. STAIR TOWER
FOURTH FLOOR
11
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B'
3'-2"
B'
3'-3"
B'
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B'
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B'
8'-0"
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job#:
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Jun 30, 2026
issue date:
Jun 30, 2026
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4TH FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"1
4TH FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"2
EXTERIOR WALL OPENINGS PER CBC TABLE
705.8UNPROTECTED, SPRINKLERED (UP,S)
F.S.D. ALLOWABLE AREA
0-3' NOT PERMITTED
3'-5' 15%
5'-10' 25%
10'-15' 45%
15'-20' 75%
20'-25' NO LIMIT
AREA A' (1ST FLR) - (OPENINGS 550 SF) / (WALL SURFACE 2090 SF) =
26% OPENINGS > 45% ALLOWABLE
AREA A' (2ND - 4TH FLR) - (OPENINGS 409 SF) / (WALL SURFACE 1491 SF) =
27% OPENINGS > 45% ALLOWABLE
AREA B' (2ND FLR - 4TH FLR) - (OPENINGS 104SF) / (WALL SURFACE 408 SF) =
25% OPENINGS > 45% ALLOWABLE
AREA C' (2ND FLR - 4TH FLR) - (OPENINGS 12 SF) / (WALL SURFACE 77 SF) =
15% OPENINGS > 45% ALLOWABLE
SCALE: 1" = 30' - 0"
0 15 30 60
SCALE: 1" = 30' - 0"
0 15 30 60
SOUTH ELEVATION
SCALE: 1" = 30'-0"3
SCALE: 1" = 30' - 0"
0 15 30 60
Page 168 of 203
PARKINGEXISTING CARPORTEXISTING CARPORT
EXISTING BUILDING
UNIT
UNIT
UNIT
LINE OF SIGHT (E)TREE
(E)TREE
(E)6' CMU
WALL
PARKINGEXISTING CARPORTEXISTING CARPORT
EXISTING BUILDING
UNIT
UNIT
UNIT
LINE OF SIGHT (E)TREE
(E)6' CMU WALL
45
GABLE END
GABLE
END
P/L
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job#:
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Jul 22, 2026
issue date:
Jul 22, 2026
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SCALE:1/8" = 1'- 0"4 KEY MAP
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BEST WESTERN/ PROJECT SITE ENTRY PERSPECTIVE VIEW2
PROSPECTOR RD PERSPECTIVE VIEW3
Page 169 of 203
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cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:
Jun 30, 2026
drawn by:
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10535 FOOTHILL BLVD SUITE 440
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STATE OF C A L I FORNIA
SHEET INDEX:
iii
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LANDSCAPE NOTES
·.
·.
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·.
·.
·.
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(
Page 177 of 203
WATER USESIZEQUANTITYSYMBOLBOTANICAL NAME COMMON NAME
EXISTING TREE LEGEND
MOD3LAGERSTROEMIA
INDICA CRAPE MYRTLE EXISTING
TO REMAIN
6 LOWPINUS HALEPENSIS ALEPPO PINE EXISTING
TO REMAIN
MOD3PYRUS
CALLERYANA CALLERY PEAR EXISTING TO
REMOVE
MOD3KOELREUTERIA
BIPINNATA
CHINESE
FLAME TREE
EXISTING TO
REMOVE
LOW1EUCALYPTUS
SPECIES EUCALYPTUS EXISTING TO
REMOVE
MOD1SCHINUS
TEREBINTHIFOLIA
BRAZILIAN
PEPPERTREE
EXISTING TO
REMOVE
EXISTING 6' WROUGHT IRON FENCE
TO REMAIN. PROTECT IN PLACE.
EXISTING 6' WROUGHT IRON FENCE
TO REMAIN. PROTECT IN PLACE.
EXISTING CMU BLOCK PERIMETER
WALL TO REMAIN. PROTECT IN
PLACE.
EXISTING RETAINING WALL TO
REMAIN. PROTECT IN PLACE.
EXISTING CMU BLOCK PERIMETER WALL
TO REMAIN. PROTECT IN PLACE.
0
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8
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May 11, 2026
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Signature
Renewal Date
Date
02-28-27
XX-XX-XX
OSCAR JOHNSON NO. 6481L
I
CENSED LAND S CAPE ARCHITECT
STATE OF C A L I FORNIA
LD
1
-
L
A
N
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A
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LC10
SCALE: 1" = 20'
10'20'40'80'
Page 178 of 203
WATER USESIZEQUANTITYSYMBOLBOTANICAL NAME COMMON NAME
TREE LEGEND
MOD3LAGERSTROEMIA
INDICA CRAPE MYRTLE EXISTING
TO REMAIN
348" BOX LOWARBUTUS 'MARINA'
MULTI-TRUNK
MARINA
STRAWBERRY TREE
924" BOX LOWOLEA 'WILSONII'
STANDARD TRUNK
WILSONS
FRUITLESS
OLIVE
3 LOWACER PALMATUM
'BLOODGOOD'
BLOODGOOD
JAPANESE MAPLE
1GAL 24" O.C.LOWSENECIO SERPENS BLUE CHALKSTICKS
1GAL 60" O.C.LOWROSMARINUS O.
'HUNTINGTON CARPET'
HUNTINGTON CARPET
ROSEMARY
LOWPENNISETUM
SPATHIOLATUM
SLENDER VELDT
GRASS
5 GAL LOWBOUGAINVILLEA
'LA JOLLA'BOUGAINVILLEA
LOWRHAMNUS
'EVE CASE'COFFEEBERRY
LOWWESTRINGIA
FRUTICOSA COAST ROSEMARY
LOWCALLISTEMON
'LITTLE JOHN'
DWARF
CALLISTEMON 5 GAL
5 GAL
5 GAL
5 GAL
21
79
159
26
17
2 LOWARBUTUS 'MARINA'
STANDARD TRUNK
MARINA
STRAWBERRY TREE
WATER USESIZEQUANTITYSYMBOLBOTANICAL NAME COMMON NAME
SHRUB LEGEND
LOWALOE
ARBORESCENS TORCH ALOE 5 GAL 25
LOWAGAVE
ATTENUATA FOX TAIL AGAVE 5 GAL 26
1GAL 12" O.C.LOWCAREX DIVULSA BERKELEY SEDGE
1GAL 12" O.C.LOWCHLOROPHYTUM
COMOSUM SPIDER PLANT
MODCLIVIA MINIATA CLIVIA 5 GAL 112
LOWDIANELLA
VARIEGATA
VARIEGATED
FLAX LILY 5 GAL 62
MODASPIDISTRA
ELATIOR CAST IRON PLANT 5 GAL 20
WATER USESIZEQUANTITYSYMBOLBOTANICAL NAME COMMON NAME
VINES & GROUNDCOVERS LEGEND
LOWLAVANDULA
'MEERLO'MEERLO LAVENDER 5 GAL 48
6CITRUS
'DWARF NAVEL ORANGE'
DWARF NAVEL
ORANGE TREE 15 GAL
13 MODFORTUNELLA
MARGARITA 'NAGAMI'NAGAMI KUMQUAT 15 GAL
9CAMELLIA JAPONICA
'TOM KNUDSEN'
TOM KNUDSEN
CAMELLIA 15 GAL
RAISED GARDEN BED
- PLANTING VARIES N/A
6CITRUS
'DWARF LIME''DWARF LIME 15 GAL
11CITRUS
'DWARF LEMON''DWARF LEMON 15 GAL
1GAL 24" O.C.MODTHYMUS SPP.THYME
3 LOWFEIJOA SELLOWIANA PINEAPPLE
GUAVA 24" BOX
MODN/AN/A
= EDIBLE OR MEDICINAL USE*( )
= EDIBLE OR MEDICINAL USE*( )
= EDIBLE OR MEDICINAL USE*( )
*
*
*
*
*
*
*
*
*
*
*
*
*
15 GAL
312' BTH MODARCHONTOPHOENIX
CUNNINGHAMIANA KING PALM
MOD
MOD
MOD
MOD
LOWOLEA E. "MONTRA"DWARF OLIVE 15 GAL 14
6 LOWPINUS HALEPENSIS ALEPPO PINE EXISTING
TO REMAIN
24" BOX
12" W
O
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4017
2
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DECORATIVE BOULDER
EXISTING PROPERTY LINE
METAL FENCE TO REMAIN.
CONCRETE
STEPPER
METAL SECURITY GATE
AND FENCE
DECORATIVE
BOULDER
PATH OF TRAVEL
ENHANCED PATIO AREA
WITH SEATING
TRANSFORMER
6' HIGH CMU WALL
WITH WHITE STUCCO
PER ARCHITECT'S PLAN
6' HIGH CMU WALL
WITH WHITE STUCCO
PER ARCHITECT'S PLAN
6' HIGH CMU WALL
WITH WHITE STUCCO
PER ARCHITECT'S PLAN
24"DIA X 18"H
ZENA COLLECTION FRP PLANTER,
ZS-2418 (SELF IRRIGATED)
BY TOURNESOL
TYP.
24"DIA X 18"H
ZENA COLLECTION FRP PLANTER, ZS-2418
(SELF IRRIGATED) BY TOURNESOL TYP.
TYPICAL ASPHALT PER
ARCHITECT'S PLAN
TYPICAL CONCRETE
PER ARCHITECT'S PLAN
TYPICAL CONCRETE
PER ARCHITECT'S PLAN
DECORATIVE SAWCUT
PER ARCHITECT'S PLAN
TYPICAL CONCRETE
PER ARCHITECT'S PLAN
DECORATIVE SAWCUT
PER ARCHITECT'S PLAN
5'
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May 11, 2026
issue date:
May 11, 2026
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Signature
Renewal Date
Date
02-28-27
XX-XX-XX
OSCAR JOHNSON NO. 6481L
I
CENSED LAND S CAPE ARCHITECT
STATE OF C A L I FORNIA
LC
1
-
L
A
N
D
S
C
A
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LC10
SCALE: 1" = 20'
10'20'40'80'
Page 179 of 203
FAUX WOOD
DECKING
24" LOW WALL12" LOW WALL SLAT PRIVACY WALL
24"W X 72"L X 24"H
WILSHIRE FRC PLANTER, WR-722424 (SELF
IRRIGATED) BY TOURNESOL SET OF 4
24"W X 72"L X 24"H
WILSHIRE FRC PLANTER, WR-722424(SELF
IRRIGATED) BY TOURNESOL SET OF 2
24"W X 72"L X 24"H
WILSHIRE FRC PLANTER, WR-722424(SELF
IRRIGATED) BY TOURNESOL SET OF 136"DIA X 30"H
ZENA COLLECTION FRP PLANTER,
ZS-3600 (SELF IRRIGATED)
BY TOURNESOL
36"DIA X 30"H
ZENA COLLECTION FRP PLANTER,
ZS-3600 (SELF IRRIGATED)
BY TOURNESOL
24"DIA X 18"H
ZENA COLLECTION FRP PLANTER,
ZS-2418 (SELF IRRIGATED)
BY TOURNESOL
TYP.
36"DIA X 30"H
ZENA COLLECTION FRP PLANTER,
ZS-3600 (SELF IRRIGATED)
BY TOURNESOL
24"DIA X 18"H
ZENA COLLECTION FRP PLANTER,
ZS-2418 (SELF IRRIGATED)
BY TOURNESOL
TYP.
24"DIA X 18"H
ZENA COLLECTION FRP PLANTER,
ZS-2418 (SELF IRRIGATED)
BY TOURNESOL
TYP.
36"DIA X 30"H
ZENA COLLECTION FRP PLANTER,
ZS-3600 (SELF IRRIGATED)
BY TOURNESOL
FAUX WOOD
DECKING
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job#:
May 11, 2026
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Signature
Renewal Date
Date
02-28-27
XX-XX-XX
OSCAR JOHNSON NO. 6481L
I
CENSED LAND S CAPE ARCHITECT
STATE OF C A L I FORNIA
LC
2
-
L
A
N
D
S
C
A
P
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LC20
SCALE: 1" = 10'
5'10'20'40'
SEE SHEET LC1 FOR PLANT LEGEND
Page 180 of 203
DECORATIVE
FLOORING
24"DIA X 18"H
ZENA COLLECTION FRP POTTERY, ZS-2418
(SELF IRRIGATED) BY TOURNESOL TYP.
36"DIA X 30"H
ZENA COLLECTION FRP POTTERY, ZS-3600
(SELF IRRIGATED) BY TOURNESOL TYP.
24"W X 72"L X 24"H
WILSHIRE FRC PLANTER, WR-722424(SELF
IRRIGATED) BY TOURNESOL SET OF 4
36"DIA X 30"H
ZENA COLLECTION FRP POTTERY, ZS-3600
(SELF IRRIGATED) BY TOURNESOL TYP.
24"W X 72"L X 24"H
WILSHIRE FRC PLANTER, WR-722424(SELF
IRRIGATED) BY TOURNESOL SET OF 4
24"W X 72"L X 24"H
WILSHIRE FRC PLANTER, WR-722424(SELF
IRRIGATED) BY TOURNESOL SET OF 4
0
5/
8
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2
6
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plot date:
job#:
May 11, 2026
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May 11, 2026
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Signature
Renewal Date
Date
02-28-27
XX-XX-XX
OSCAR JOHNSON NO. 6481L
I
CENSED LAND S CAPE ARCHITECT
STATE OF C A L I FORNIA
LC
3
-
L
A
N
D
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C
A
P
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F
L
O
O
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LC30
SCALE: 1" = 10'
5'10'20'40'
SEE SHEET LC1 FOR PLANT LEGEND
Page 181 of 203
DECORATIVE
FLOORING
24"DIA X 18"H
ZENA COLLECTION FRP POTTERY, ZS-2418
(SELF IRRIGATED) BY TOURNESOL TYP.
36"DIA X 30"H
ZENA COLLECTION FRP POTTERY, ZS-3600
(SELF IRRIGATED) BY TOURNESOL TYP.
24"W X 72"L X 24"H
WILSHIRE FRC PLANTER, WR-722424(SELF
IRRIGATED) BY TOURNESOL SET OF 4
36"DIA X 30"H
ZENA COLLECTION FRP POTTERY, ZS-3600
(SELF IRRIGATED) BY TOURNESOL TYP.
24"W X 72"L X 24"H
WILSHIRE FRC PLANTER, WR-722424(SELF
IRRIGATED) BY TOURNESOL SET OF 4
24"W X 72"L X 24"H
WILSHIRE FRC PLANTER, WR-722424(SELF
IRRIGATED) BY TOURNESOL SET OF 4
0
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job#:
May 11, 2026
issue date:
May 11, 2026
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Jul 01, 2026
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SCALE: 1/16" = 1'- 0"1 AS-101
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Page 186 of 203
W
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CAB
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BOX
PARKIN
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48"X
4
8
"
54"
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6
0
"
PARK
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NO
ADA
ADA
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10
'
-
0
"
SE
T
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A
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1
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"
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A
C
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7'-0
"
30
'
-
0
"
TYP.
TYP.
TYP.
* PERMANENT STRUCTURES ARE NOT PERMITTED WITHIN EASEMENTS
7'-6"
FD ACCESS
(FROM PROSPECTOR RD)
PATH MIDPOINT=112'-7"
FD ACCESS (FROM
PROSPECTOR RD)
PATH END=58'-7"
FD ACCESS (FROM
PROSPECTOR RD)
PATH MIDPOINT=23'-4"
FD ACCESS (FROM
PROSPECTOR RD)
PATH
MIDPOINT=70-3"
R36'-0"
R26'-
0
"
R46'-0"
R3
6
'
-
0
"
R2
6
'
-
0
"
R4
6
'
-
0
"
25
'
-
6
"
25
'
-
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"
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'
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"
31'-3
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"
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6
"
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'
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"
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'
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"
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-
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"
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6
'
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"
5'-
0
"
15'-0
"
28'-0
"
2'-0"
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"
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FIXED SECURITY
GATE
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'
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"
18
'
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.
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TY
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.
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(TEMPORARY TRASH AREA FOR
SCOUT TRUCK TO DELIVER TO
FOR LARGER TRASH SERVICE
TRUCK)
MAN GATE
(UNLOCKED)
MAN GATE
(UNLOCKED)
15'-0
"
19'-2
1
/
2
"
MIN. S
E
T
B
A
C
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±2
6
'
-
0
"
FIRE / TRASH /
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ACCESS ENTRY
FIRE/
TRASH/EMERGENCY
ACCESS EXIT
26
'
-
0
"
20'-9
"
MIN. S
E
T
B
A
C
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LEGEND
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cad file:
drawing no:
plot date:
job#:
_AS-102.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:
CD
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FIRE DEPT/ TRASH SERVICE ACCESS SITE PLAN
SCALE: 1/32" = 1'- 0"1 AS-102
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Page 187 of 203
PARKIN
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48
"
X
4
8
"
54
"
X
6
0
"
PARK
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NO
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2
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5
9
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..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
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CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:
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job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
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GENERAL NOTES
Page 189 of 203
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plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
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Page 190 of 203
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plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:
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GENERAL NOTES
Page 191 of 203
A A
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job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
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SEE LANDSCAPE PLANS
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PROPOSED A/C UNITS
TO BE SCREENED BY ROOF
PARAPET; NOT VIEWABLE FROM
PUBLIC RIGHT-OF-WAY/VIEW.
Page 192 of 203
EL1 EL2EL3
EL5
TYP.
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TYP.
EL10
TYP.
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TYP.
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TYP.
EL11
EL9
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EL9
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EL15
CRYSTAL HAZE
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WARM WHITE
EL12
WARM WHITE
EL12
WARM WHITE
EL12
WARM WHITE
EL15
CRYSTAL HAZE
EL15
CRYSTAL HAZE
EL16
S. HOT CHOCOLATE
EL16
S. HOT CHOCOLATE
EL13
CASTLE ROCK
EL15
CRYSTAL HAZE
EL15
CRYSTAL HAZE
EL12
WARM WHITE
EL13
CASTLE ROCK
EL14
WISHING WELL
EL14
WISHING WELL
EL14
WISHING WELL
EL17
TYP.
EL17
TYP.
EL17
TYP.
EL15
CRYSTAL HAZE
EL12
WARM WHITE
EL18EL19
TYP.
3
-
EL1
STUCCO REVEAL
SPEC: FRY REGLET
SECURITY GATE
SPEC: COOKSON DOOR EXTREME® 300 SERIES OR APPROVED EQUAL
COLOR MATCH: DEA 002
METAL GUARDRAIL
SPEC: AMERICAN RAILWORKS OR APPROVED EQ.
COLOR MATCH: DEA 002
ALUMINIUM STOREFRONT DOOR W/ GLAZING
SPEC: CDF DOORS OR APPROVED EQ.
COLOR MATCH: DEA 002
ROOF TRELLIS
COLOR MATCH: DET 691 OR APPROVED EQUAL
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DEW 380 "WARM WHITE"
FABRIC AWNING
COLOR: BROWN
METAL DOOR
SPEC: CDF DOORS OR APPROVED EQ.
COLOR MATCH: DEA 002
VINYL SWING DOOR
SPEC: VPI QUALITY OR APPROVED EQ.
COLOR MATCH: DEA 002
VINYL FIXED WINDOW
SPEC: VPI QUALITY OR APPROVED EQ.
COLOR MATCH: DEA 002
VINYL SINGLE HUNG WINDOW
SPEC: VPI QUALITY OR APPROVED EQ.
COLOR MATCH: DEA 002 3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6375 "CASTLEROCK"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6255 "WISHING WELL"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6219 "CRYSTAL HAZE"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DET 691 "SPICED HOT CHOCOLATE"
FOAM MOULDING
COLOR MATCH : DE 6269 "PARTICULAR MINT"
ELEVATION KEYNOTES
EL2
EL3
EL4
EL5
EL6
EL7
HOLLOW METAL DOOR WITH LOUVERS
SPEC: TRUDOOR
COLOR MATCH: DEA 002
EL8
EL9
EL10
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EL13
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EL15
EL16
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NOTES
1.ARCHITECTURAL STYLE: MODERN MEDITERRANEAN
EL18 SECURITY GRILLE
COLOR MATCH: DEA 002
EL19 WROUGHT IRON FENCE
COLOR MATCH: DEA 002
EL20 DECORATIVE GRILLE OVER SECURITY GRILLE
COLOR MATCH: DEA 002
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WARM WHITE
T.O. ROOF
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3'
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cad file:
drawing no:
plot date:
job#:
_A-201 Elevations.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:
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SCALE: 1/8" = 1'- 0"3
Page 193 of 203
EL15
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EL15
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EL12
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SPEC: FRY REGLET
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COLOR MATCH: DEA 002
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COLOR MATCH: DEA 002
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COLOR MATCH: DEA 002
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COLOR MATCH: DET 691 OR APPROVED EQUAL
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FINISH: FINE SAND
COLOR MATCH : DEW 380 "WARM WHITE"
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COLOR MATCH: DEA 002
VINYL SWING DOOR
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COLOR MATCH: DEA 002
VINYL FIXED WINDOW
SPEC: VPI QUALITY OR APPROVED EQ.
COLOR MATCH: DEA 002
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SPEC: VPI QUALITY OR APPROVED EQ.
COLOR MATCH: DEA 002 3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6375 "CASTLEROCK"
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FINISH: FINE SAND
COLOR MATCH : DE 6255 "WISHING WELL"
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FINISH: FINE SAND
COLOR MATCH : DE 6219 "CRYSTAL HAZE"
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FINISH: FINE SAND
COLOR MATCH : DET 691 "SPICED HOT CHOCOLATE"
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COLOR MATCH : DE 6269 "PARTICULAR MINT"
ELEVATION KEYNOTES
EL2
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EL7
HOLLOW METAL DOOR WITH LOUVERS
SPEC: TRUDOOR
COLOR MATCH: DEA 002
EL8
EL9
EL10
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NOTES
1.ARCHITECTURAL STYLE: MODERN MEDITERRANEAN
EL18 SECURITY GRILLE
COLOR MATCH: DEA 002
EL19 WROUGHT IRON FENCE
COLOR MATCH: DEA 002
EL20 DECORATIVE GRILLE OVER SECURITY GRILLE
COLOR MATCH: DEA 002
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Jul 01, 2026
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Page 194 of 203
EL15
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COLOR MATCH: DEA 002
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COLOR MATCH : DEW 380 "WARM WHITE"
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COLOR MATCH: DEA 002
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COLOR MATCH: DEA 002
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COLOR MATCH : DE 6375 "CASTLEROCK"
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COLOR MATCH : DE 6255 "WISHING WELL"
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COLOR MATCH : DE 6219 "CRYSTAL HAZE"
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COLOR MATCH : DET 691 "SPICED HOT CHOCOLATE"
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COLOR MATCH : DE 6269 "PARTICULAR MINT"
ELEVATION KEYNOTES
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EL3
EL4
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HOLLOW METAL DOOR WITH LOUVERS
SPEC: TRUDOOR
COLOR MATCH: DEA 002
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EL9
EL10
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EL13
EL14
EL15
EL16
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NOTES
1.ARCHITECTURAL STYLE: MODERN MEDITERRANEAN
EL18 SECURITY GRILLE
COLOR MATCH: DEA 002
EL19 WROUGHT IRON FENCE
COLOR MATCH: DEA 002
EL20 DECORATIVE GRILLE OVER SECURITY GRILLE
COLOR MATCH: DEA 002
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job#:
_A-201 Elevations.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
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Page 195 of 203
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GENERAL NOTES
Page 196 of 203
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job#:
_A-600 UNIT PLANS.dwg
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A-602
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GENERAL NOTES
Page 197 of 203
A
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12 12
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3 CU FT EA. OF SOLID
WASTE & RECYCLABLE
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_A-600 UNIT PLANS.dwg
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A-603
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Page 198 of 203
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UNIT PLAN - C1 (3 BR / 1,172 S.F.)
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A-604
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Page 199 of 203
MARK
WIDTH HEIGHTSILLSIZE FINISH NOTESCOLORMATERIALU VALUE TYPE THK.SHGCTYPE
WINDOW SCHEDULE
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WIDTH HEIGHT
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..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
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cad file:
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plot date:
job#:
_A-801.dwg
Jun 30, 2026
issue date:
Jun 30, 2026
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Page 200 of 203
Agenda Item #: 6.1
Meeting Date: July 28, 2026
PLANNING COMMISSION AGENDA
REPORT
TO: Chair and Members of the Planning Commission
FROM: Greg Gubman, Community Development Director
SUBJECT: Project Status Report
RECOMMENDATION:
Staff recommends the Planning Commission receive and file the Project Status Report dated July 28, 2026.
BACKGROUND/DISCUSSION:
The Project Status Report has been prepared and is being processed for receipt and filing.
PREPARED BY:
Arlene Laviera, Administrative Coordinator, Community Development
ATTACHMENTS:
1. 07-28-26 Project Status Report
Page 201 of 203
Project Status Report CITY OF DIAMOND BAR
July 28, 2026 COMMUNITY DEVELOPMENT DEPARTMENT
LEGEND PH = PUBLIC HEARING
PROPERTY LOCATION
PLANNING COMMISSION REVIEW File # AP Applicant PC/AR
07/28/26
CC
08/04/26
PC
08/11/26
CC
08/18/26
PC
08/25/26
CC
09/01/26
Gentle Springs Ln. and
S. Prospectors Rd.
(36-unit residential condominium with
Affordable Units)
SB 330, AB 130, VTTM &
DR PL2025-77 GL/RL Tranquil Garden LLC
PH
ADMINISTRATIVE REVIEW
1134 Hedgewood Place
(Addition and remodel to an existing
single-family residence)
MCUP & PP PL2026-15 RL Dennis Pagoulatos
PH
3354 Hawkwood
(Addition to single-family residence)
PENDING ITEMS
Property Location File # AP Applicant Status
667 Brea Canyon
(Skill development programs for adults)
CUP PL2026-31 MN Mosaic Support
Center
First incomplete letter sent 7/8/26 – waiting for additional information
701 Brea Canyon Suite 12
(Fitness studio)
CUP PL2026-37 RL Ashley Vierra Fitness First incomplete letter sent 7/14/26 – waiting for additional information
721 & 725 Brea Canyon
(Skill development programs for children)
CUP PL2026-30 MN Lifetastic Learning First incomplete letter sent 7/8/26 – waiting for additional information
2720 Broken Feather
(New Single-Family Residence)
DR PL2025-34 MN Yao Pan Second incomplete letter sent 6/12/26 – waiting for additional information
1200 Chisolm Trail
(New single-family residence)
DR PL2026-12 RL Bo Sundius Second incomplete letter sent 7/24/26 – waiting for additional information
1741 Derringer Lane
(New Single-Family Residence)
DR PL2025-62 MN Ralph Poon First incomplete letter sent 9/11/25 – waiting for additional information
2001 Derringer Lane
(2-lot subdivision)
TPM 83036
PL2021-46
MN Gurbachan S. Juneja Under review
2845 S. Diamond Bar
(Car wash)
DR, CUP, CSP
PL2026-36
MN PM Design, Inc. Under review
Page 202 of 203
Project Status Report CITY OF DIAMOND BAR Page 2
July 28, 2026
PENDING ITEMS (continued)
Property Location File # AP Applicant Status
2583 Indian Creek
(New single-family residence)
DR PL2025-67 MN Mike Lou Third incomplete letter sent 5/5/26 – waiting for additional information
2595 Indian Creek
(New single-family residence)
DR PL2025-66 RL Mike Lou Third incomplete letter sent 5/6/26 – waiting for additional information
1400 Montefino Ave (49-unit for-sale
development)
GPA, ZC, TTM, DR, &
CUP PL2025-29
MN Sarah Klaustermeier Under review
23901 Ridge Line (2-lot Subdivision) TPM PL2022-119 DT/MN Pete Volbeda Under review
SB9 & Reasonable Accommodations
Ordinance
DCA PL2019-43 MN City of Diamond Bar Under Review
Page 203 of 203