HomeMy WebLinkAbout2026.09.01 - Agenda Packet - Regular Meeting________________________________________________________________________________________________________________________
City of Diamond Bar City Council
City of Diamond Bar
City Council
Agenda
Steve Tye, Mayor
Ruth M. Low, Mayor Pro Tem
Andrew Chou, Council Member
Stan Liu, Council Member
Chia Yu Teng, Council Member
City Manager Ryan McLean ● City Attorney Omar Sandoval ● City Clerk Kristina Santana
Meeting Date: Tuesday, September 1, 2026
Closed Session 5:30 p.m.
Regular Meeting 6:30 p.m.
South Coast Air Quality Management District/Main Auditorium
21865 Copley Drive, Diamond Bar, CA 91765
WELCOME TO A MEETING OF THE DIAMOND BAR CITY COUNCIL
Meetings are open to the public, and you are invited to attend and participate.
Agendas for regular City Council meetings are available 72 hours prior to the meeting and are
posted in the City’s regular posting locations, on DBTV and on the City’s website. The City Council
may take action on any item listed on the agenda.
HOW TO ACCESS THE MEETING REMOTELY
Television: Spectrum Cable Channel 3 and Frontier FiOS television Channel 47
Internet: City’s YouTube Channel (diamondbarca.gov/youtube)
Listen-Only: Call +1 (631) 992-3221, Access Code: 814-284-248
Participate: Join Go To Webinar
(https://attendee.gotowebinar.com/register/8851106444616040285)
RESOURCES
Copies of agendas and agenda packets are on file and available for public inspection at the City
Clerk's Office at 21810 Copley Drive, Diamond Bar, CA 91765 or online at
www.diamondbarca.gov/agendas. For more information about agendas or rules of the City Council,
please email the City Clerk's office (cityclerk@diamondbarca.gov) or call 909-839-7010.
AMERICANS WITH DISABILITY ACT ACCOMMODATION
In compliance with the Americans with Disabilities Act, if you need special assistance, a disability-
related modification or accommodation, agenda materials in an alternative format, or auxiliary aids
to participate in this meeting, please email the City Clerk's office (cityclerk@diamondbarca.gov) or
call 909-839-7010 as soon as possible. Providing at least 72 hours’ notice will help ensure that
reasonable arrangements can be made.
TRANSLATION ASSISTANCE
The City does not provide translation services, but sufficient space can be provided for individuals
who wish to be accompanied by a translator at the meeting. For specific assistance, please contact
Page 1 of 267
Diamond Bar City Council Agenda September 1, 2026
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City of Diamond Bar City Council
the City Clerk 72 hours before the meeting.
PUBLIC INPUT
The public may provide public comment by attending the meeting in person, by sending an email, or
by logging into the teleconference. Please email public comments to the City Clerk
(cityclerk@diamondbarca.gov) by 4:00 p.m. on the day of the meeting and indicate in the Subject
Line “FOR PUBLIC COMMENT.” Written comments will be distributed to the City Council Members,
noted for the record at the meeting, and posted on the City’s official agenda
webpage: www.diamondbarca.gov/agendas. Please note that the meeting will proceed at the
South Coast Air Quality Management District/Main Auditorium should comments by teleconferencing
become infeasible due to an internet or power outage, or due to technical problems outside the
City's control. If you wish to make certain that your comments are heard, please attend the meeting
in person or send an email by 4:00 p.m. on the day of the meeting/hearing.
Speakers are limited to five (5) minutes per agenda item, unless the Mayor determines otherwise. The
Mayor may adjust this time limit depending on the number of people wishing to speak, the
complexity of the matter, the length of the agenda, the hour and any other relevant consideration.
Speakers may address the Council only once on an agenda item, except during public hearings,
when the applicant/appellant may be afforded a rebuttal. Any material to be submitted to the City
Council at the meeting should be submitted through the City Clerk.
Public comments must be directed to the City Council. A person who disrupts the orderly conduct of
the meeting after being warned by the Mayor or the Mayor’s designee that their behavior is
disrupting the meeting may result in the person being removed from the meeting.
LIVE MEETING NOTICE
This meeting is being video recorded and by participating you are giving your permission to be
televised. This meeting will be rebroadcast every Saturday and Sunday at 9:00 a.m. and alternate
Tuesdays at 8:00 p.m.
Page 2 of 267
Diamond Bar City Council Agenda September 1, 2026
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City of Diamond Bar City Council
1. CLOSED SESSION: 5:30 p.m., CC-8 Conference Room, In Person ONLY - no teleconference
CLOSED SESSION PUBLIC COMMENT
The Public Comment portion of the City Council Closed Session is limited to matters appearing
on the Closed Session. Additional opportunities for further Public Comment will be given during
the regular meeting.
CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION
Pursuant to Government Code Section 54956.9(d)(1): Yan v. City of Diamond Bar, LASC Case
No. 19STCV18770; Cal. Ct. App. Case No. B339583.
2. CALL TO ORDER: 6:30 p.m., Main Auditorium
PLEDGE OF ALLEGIANCE: Mayor Tye
INVOCATION: Deacon Alfred Guerrero, St. Denis Catholic Church
ROLL CALL: Council Members Chou, Liu, Teng, Mayor Pro Tem Low, Mayor Tye
APPROVAL OF AGENDA: Mayor Tye
3. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS:
3.1 World Taekwondo Day Proclamation.
4. CITY MANAGER REPORTS AND RECOMMENDATIONS:
5. PUBLIC COMMENTS:
“Public Comments” is the time reserved on each regular meeting agenda to provide an
opportunity for members of the public to directly address the Council on Consent Calendar
items or other matters of interest not on the agenda that are within the subject matter
jurisdiction of the Council. Although the City Council values your comments, pursuant to the
Brown Act, members of the City Council or Staff may briefly respond to public comments if
necessary, but no extended discussion and no action on such matters may take place. There is
a five-minute maximum time limit when addressing the City Council.
6. SCHEDULE OF FUTURE EVENTS:
6.1 Labor Day Holiday - City Offices Closed - September 7, 2026.
6.2 Planning Commission Meeting - September 8, 2026, 6:30 p.m., City Hall Windmill Room,
21810 Copley Dr.
6.3 Coffee with a Cop - September 9, 2026, 5:30 - 7:30 p.m., Coffee Bean & Tea Leaf, 235 S.
Diamond Bar Blvd.
6.4 Traffic and Transportation Commission Meeting - September 10, 2026, 6:30 p.m. - canceled.
Page 3 of 267
Diamond Bar City Council Agenda September 1, 2026
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City of Diamond Bar City Council
6.5 Grandparents Day Celebration - September 13, 2026, 10:00 a.m. - 12:00 p.m., Diamond Bar
Center, 1600 Grand Ave.
6.6 City Council Meeting - September 15, 2026, 6:30 p.m., South Coast Air Quality
Management District - Auditorium, 21865 Copley Dr.
7. CONSENT CALENDAR:
All items listed on the Consent Calendar are considered by the City Council to be routine and
will be acted on by a single motion unless a City Council Member or member of the public
request otherwise, in which case, the item will be removed for separate consideration.
7.1 City Council Minutes of the August 18, 2026 Regular Meeting.
Recommended Action:
Approve the August 18, 2026 Regular City Council Meeting Minutes.
7.2 Ratification of Check Register August 12, 2026 through August 25, 2026 totaling
$940,376.16.
Recommended Action:
Ratify the Check Register.
7.3 Consultant Services Agreement with the Regional Chamber of Commerce - San Gabriel
Valley through June 30, 2027.
Recommended Action:
Approve and authorize the City Manager to sign the Consulting Services Agreement with
the Regional Chamber of Commerce – San Gabriel Valley through June 30, 2027.
8. PUBLIC HEARINGS:
8.1 State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259 and
Development Review for Tranquil Garden 36-Unit Residential Condominium Project
Planning Case No. PL2025-77.
Recommended Action:
A. Open the public hearing to receive public testimony;
B. Close the public hearing; and
C. Adopt Resolution No. 2026-30: Approving a State Density Bonus Law application,
Vesting Tentative Tract Map No. 83259 and Development Review, based on the
Findings of Fact, and subject to the Conditions of Approval contained therein; and
find that the Project is statutorily exempt from the California Environmental Quality
Act pursuant to Public Resources Code Section 21080.66.
Page 4 of 267
Diamond Bar City Council Agenda September 1, 2026
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City of Diamond Bar City Council
9. COUNCIL CONSIDERATION:
9.1 League of California Cities Resolution at the 2026 Annual General Assembly.
Recommended Action:
Provide direction to the City's Delegate on the proposed Resolution to be considered at
the League of California Cities General Assembly Meeting.
10. COUNCIL SUB-COMMITTEE REPORTS AND MEETING ATTENDANCE REPORTS:
11. ADJOURNMENT:
CERTIFICATION
I, Kristina Santana, MMC, City Clerk, City of Diamond Bar, hereby certify, under penalty of perjury under the laws of the State
of California that the foregoing notice was posted pursuant to Government Code Section 54950 Et. Seq., not less than 72
hours prior to the meeting, at the following locations: Diamond Bar City Hall Kiosk, Diamond Bar City Hall Bulletin Board, City
website: www.diamondbarca.gov, and Diamond Bar Library.
Kristina Santana, MMC
City Clerk
Date Posted: August 28, 2026
Page 5 of 267
Agenda Item #: 7.1
Meeting Date: September 1, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: City Council Minutes of the August 18, 2026 Regular Meeting.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Approve the August 18, 2026 Regular City Council Meeting Minutes.
FINANCIAL IMPACT:
None.
BACKGROUND:
Government Code Section 36814 mandates the City Clerk to keep an accurate records of the City Council's
proceedings.
ANALYSIS:
Minutes have been prepared and are being presented for approval.
PREPARED BY:
Kristina Santana, City Clerk, City Clerk's Office
ATTACHMENTS:
1. August 18, 2026 City Council Regular Meeting Minutes
Page 6 of 267
CITY OF DIAMOND BAR
MINUTES OF THE CITY COUNCIL CLOSED SESSION AND REGULAR MEETING
SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT/MAIN AUDITORIUM
21865 COPLEY DRIVE, DIAMOND BAR, CA 91765
AUGUST 18, 2026
1. CLOSED SESSION: Mayor Tye opened the Closed Session at 5:30 p.m.
All Council Members were present.
Conference With Legal Counsel
Initiation of Litigation pursuant to Government Code Section 54956.9(d)(4). One
potential case.
No public comments were made.
Mayor Tye adjourned the Closed Session at 6:05 p.m.
2. CALL TO ORDER: Mayor Tye called the Regular City Council
meeting to order at 6:30 p.m. in the South Coast Air Quality Management District
Main Auditorium, 21865 Copley Drive, Diamond Bar, CA 91765.
PLEDGE OF ALLEGIANCE: Mayor Pro Tem Low led the Pledge of
Allegiance.
INVOCATION: Pastor Tino Cordova, Diamond Bar United Church of
Christ
ROLL CALL: Council Members Andrew Chou, Stan Liu, Chia Yu
Teng, Mayor Pro Tem Ruth M. Low, Mayor Steve Tye
Absent: None.
Staff present in person: Ryan McLean, City Manager; Omar Sandoval,
City Attorney; Anthony Santos, Assistant to the City Manager; Alex Batres,
Management Analyst; Amy Haug, Human Resources/Risk Management Director;
Greg Gubman, Community Development Director; Ken Desforges, Information
Systems Director; Ryan Wright, Parks & Recreation Director; David Liu, Public
Works Director/City Engineer; Cecilia Arellano, Community Relations Manager;
Kristina Santana, City Clerk.
Others present: Alex Kim, Operations Lieutenant, Diamond Bar/Walnut
Sheriff’s Station; Stephen Tousey, Captain, Diamond Bar/Walnut Sheriff’s Station.
APPROVAL OF AGENDA: City Attorney Sandoval reported that the City
Council met in Closed Session and unanimously authorized the City Prosecutor
to commence abatement action related to the property located at 24069 Gold
Rush Dr. CM/McLean confirmed there were no changes made to the agenda.
Mayor Tye approved the agenda as presented.
Page 7 of 267
AUGUST 18, 2026 PAGE 2 CITY COUNCIL
3. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS:
3.1 Certificates of Recognition for the United Abacus Arithmetic Association.
The City Council presented Certificates of Recognition to the students and
teacher Carolyn Ayn.
4. CITY MANAGER REPORTS AND RECOMMENDATIONS: None.
5. PUBLIC COMMENTS:
The following provided public comments:
Cynthia Yu, Diamond Bar Library Manager
Erik Figueroa, SoCal Gas Government Relations Manager
Allen Wilson, resident
CC/Santana reported that no emails were submitted and there were no callers on
the teleconference line.
6. SCHEDULE OF FUTURE EVENTS: CM/McLean presented the Schedule of
Future Events.
7. CONSENT CALENDAR: MPT/Low moved, C/Chou seconded, to approve the
Consent Calendar. Motion carried 5-0 by the following Roll Call vote:
AYES: COUNCIL MEMBERS: Chou, Liu, Teng, MPT/Low, M/Tye
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
7.1 Approved August 4, 2026 Regular Council Meeting Minutes.
7.2 Ratified Check Register Dated July 29, 2026 through August 11, 2026
Totaling $1,711,359.16.
7.3 Approved the July 2026 Treasurer’s Statement.
8. PUBLIC HEARINGS: None.
9. COUNCIL CONSIDERATION: None.
10. COUNCIL SUBCOMMITTEE REPORTS AND MEETING ATTENDANCE
REPORTS:
The following Council Members provided a report on meetings attended at the
expense of the local agency per Government Code 53232.3(d).
Page 8 of 267
AUGUST 18, 2026 PAGE 3 CITY COUNCIL
C/Chou reported attending the League of California Cities Los Angeles Division
Installation Dinner.
C/Liu reported attending the Greater Los Angeles County Vector Control District
Board Meeting.
C/Teng reported attending the 80th Bharat Independence Day Celebration.
MPT/Low reported attending the Big Creek High Sierra Workshop and noted the
trip was paid for by private funds.
11. ADJOURNMENT: With no further business to conduct, M/Tye adjourned the
Regular City Council Meeting at 7:03 p.m.
Respectfully Submitted,
__________________________
Kristina Santana, City Clerk
The foregoing minutes are hereby approved this 1st day of September, 2026.
__________________________
Steve Tye, Mayor
Page 9 of 267
Agenda Item #: 7.2
Meeting Date: September 1, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: Ratification of Check Register August 12, 2026 through August 25, 2026
totaling $940,376.16.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Ratify the Check Register.
FINANCIAL IMPACT:
Expenditure of $940,376.16.
BACKGROUND:
The City has established the policy of issuing accounts payable checks on a bi-weekly basis with City Council
ratification at the next scheduled City Council Meeting. The attached check register containing checks dated
August 12, 2026 through August 25, 2026 totaling $940,376.16 is being presented for ratification.
ANALYSIS:
All payments have been made in compliance with the City's purchasing policies and procedures. The
attached Affidavit affirms that the check register has been audited and deemed accurate.
PREPARED BY:
Luisa Allen, Senior Accounting Technician, Finance
ATTACHMENTS:
1. Check Register Affidavit 9-1-2026
2. Check Register 9-1-2026
Page 10 of 267
Page 11 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
19842 8/13/2026 SOUTHERN CALIFORNIA EDISON DBC ELECTRIC SERVICE (070226-080226) 100510 52210 $17,134.78
CHECK TOTAL $17,134.78
19961 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/2025 DBB PED (071626-081326) 238638 52210 $15.47
CHECK TOTAL $15.47
19962 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20781 PATHFINDER
- TC-1
100655 52210 $113.04
CHECK TOTAL $113.04
19963 8/17/2026 SOUTHERN CALIFORNIA EDISON GS-1 = 23331 GOLDEN SPRINGS - GS-1 100655 52210 $86.66
CHECK TOTAL $86.66
19964 8/17/2026 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 2746 BREA CYN BPED -
LS-3
100655 52210 $128.93
CHECK TOTAL $128.93
19965 8/17/2026 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 3564 S BREA CYN BPED -
LS-3
100655 52210 $71.23
CHECK TOTAL $71.23
19966 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 21250 GOLDEN
SPRINGS PED - TC-1
100655 52210 $86.88
CHECK TOTAL $86.88
19967 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20791 GOLDEN
SPRINGS - TC-1
100655 52210 $123.02
CHECK TOTAL $123.02
19968 8/17/2026 SOUTHERN CALIFORNIA EDISON GS-1 - 2838 S DBB PED - GS-1 100655 52210 $105.17
CHECK TOTAL $105.17
19969 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 717 GRAND - TC-1 100655 52210 $145.71
CHECK TOTAL $145.71
19970 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20439 GOLDEN
SPRINGS PED - TC-1
100655 52210 $120.03
CHECK TOTAL $120.03
19971 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/22745 SUNSET XING RD PED
(071626-081326)
238638 52210 $15.47
CHECK TOTAL $15.47
Page 12 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
19972 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/3564 S BREA CYN RD PED (071626-
081326)
238638 52210 $15.21
CHECK TOTAL $15.21
19973 8/22/2026 SOUTHERN CALIFORNIA EDISON PARKS/21208 WASHINGTON AVE PED
(071426-081126)
100630 52210 $39.85
CHECK TOTAL $39.85
19974 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/2746 BREA CYN RD PED (071626--
8/13/2026
238638 52210 $15.47
CHECK TOTAL $15.47
19975 8/24/2026 SOUTHERN CALIFORNIA EDISON CITYHALL (071626-081326) 100620 52210 $25,973.35
CHECK TOTAL $25,973.35
19976 8/22/2026 SOUTHERN CALIFORNIA EDISON D41/20850 HIGH CNTY DR PED (071426-
081126)
241641 52210 $15.21
CHECK TOTAL $15.21
19977 8/22/2026 SOUTHERN CALIFORNIA EDISON D41-20980 E CYN RIDGE LN SPKL
(071426-081126)
241641 52210 $15.21
CHECK TOTAL $15.21
19978 8/23/2026 SOUTHERN CALIFORNIA EDISON D38/1000 S LEMON AVE PED (071526-
081226)
238638 52210 $15.47
CHECK TOTAL $15.47
19979 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/719 GRAND AVE IRR (071626-
081326)
238638 52210 $66.83
CHECK TOTAL $66.83
19980 8/24/2026 SOUTHERN CALIFORNIA EDISON PARKS/SUNSET XING RD-PONY FIELDS
(071626-081326)
100630 52210 $39.81
CHECK TOTAL $39.81
19981 8/22/2026 SOUTHERN CALIFORNIA EDISON PARKS/MAPLE HILL PARK (071426-
081126)
100630 52210 $276.80
CHECK TOTAL $276.80
19982 8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
201 21118 $4.76
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
238 21118 $6.54
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
239 21118 $6.54
Page 13 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
241 21118 $6.54
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
250 21118 $29.77
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
207 21118 $45.03
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
206 21118 $126.86
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
100 21118 $1,944.99
CHECK TOTAL $2,171.03
19983 8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248 DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
204 21109 $137.75
8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248 DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
203 21109 $241.05
8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
239 21109 $243.30
8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248 DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
241 21109 $243.30
8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
238 21109 $353.93
8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
201 21109 $647.56
8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248 DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
207 21109 $1,027.73
8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
206 21109 $2,935.83
8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248 DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
250 21109 $2,941.79
8/14/2026 VANTAGEPOINT TRNSFR AGNTS-
303248 DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
08/14/2026
100 21109 $67,578.56
Page 14 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $76,350.80
19984 8/18/2026 4AP HOLDINGS INC BRANDED GIVEAWAY DRAWSTRING
BACKPACK
100240 51400 $704.04
CHECK TOTAL $704.04
19985 8/18/2026 ADVANTEC CONSULTING
ENGINEERS, INC
PS/ON-CALL TRAFFIC ENGR SERVICES -
JUL 2026
100615 54410 $3,515.00
CHECK TOTAL $3,515.00
19986 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 239 21117 $0.94
8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 241 21117 $0.94
8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 201 21117 $8.47
8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 204 21117 $9.02
8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 203 21117 $15.80
8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 207 21117 $30.01
8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 250 21117 $108.47
8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 206 21117 $190.22
8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 100 21117 $1,388.15
CHECK TOTAL $1,752.02
19987 8/18/2026 AIRGAS INC ARGON RENTAL (070126-073126)
FY26/27
100630 51200 $132.83
CHECK TOTAL $132.83
19988 8/18/2026 AMERICOMP TONER & REPAIR
LLC TONERS FOR COPIERS/PRINTERS - JUL
2026
100230 51200 $2,695.35
8/18/2026 AMERICOMP TONER & REPAIR
LLC
TONERS FOR COPIERS/PRINTERS - AUG
2026
100230 51200 $2,256.37
CHECK TOTAL $4,951.72
19989 8/18/2026 ANIMAL PEST MANAGEMENT
SERVICES INC
PEST MANAGEMENT SERVICES (070126-
073126)
100630 51200 $70.00
8/18/2026 ANIMAL PEST MANAGEMENT
SERVICES INC PEST MANAGEMENT SERVICES (070126-
073126)
100510 52320 $105.00
8/18/2026 ANIMAL PEST MANAGEMENT
SERVICES INC
PEST MANAGEMENT SERVICES (070126-
073126)
100620 52320 $120.00
CHECK TOTAL $295.00
19990 8/18/2026 ATHACO INC ROAD SIGNS & HARDWARE (JG 080626) 100655 51250 $1,231.44
Page 15 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $1,231.44
19991 8/18/2026 ROBYN A BECKWITH FINAL PAYMENT FY25/26 (020125-
022825)
100510 52320 $275.00
8/18/2026 ROBYN A BECKWITH FINAL PAYMENT FY25/26 (020125-
022825)
100620 51200 $380.00
CHECK TOTAL $655.00
19992 8/18/2026 CANNON CORPORATION PLAN CHECK - CHISOLM TRAIL DR -
THRU 6/30/26
100 22109 $1,275.75
8/18/2026 CANNON CORPORATION PLAN CHECK - 2235 MORNING CYN RD
- THRU 6/30/26
100 22109 $287.00
CHECK TOTAL $1,562.75
19993 8/18/2026 CHEM PRO LABORATORY INC WATER MGMT @ CITYHALL (AUGUST
2026)
100620 52320 $187.95
8/18/2026 CHEM PRO LABORATORY INC DBC (QUATERLY SERVICE 080126) 100510 52310 $193.76
CHECK TOTAL $381.71
19994 8/18/2026 CORODATA MEDIA STORAGE
INC
DAILY TAPE ROTATION & STORAGE - JUL
2026
100230 54030 $865.86
CHECK TOTAL $865.86
19995 8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
AUG 2026
250 21105 $0.66
8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
AUG 2026
206 21105 $0.96
8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
AUG 2026
207 21105 $0.96
8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
AUG 2026
201 21105 $1.61
8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
AUG 2026
100 21105 $159.45
CHECK TOTAL $163.64
19996 8/18/2026 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM AUG
2026
204 21105 $8.23
8/18/2026 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM AUG
2026
203 21105 $14.40
8/18/2026 DELTA DENTAL INSURANCE
COMPANY PPO DENTAL INSURANCE PREMIUM AUG
2026
239 21105 $21.30
8/18/2026 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM AUG
2026
241 21105 $21.30
Page 16 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
8/18/2026 DELTA DENTAL INSURANCE
COMPANY PPO DENTAL INSURANCE PREMIUM AUG
2026
238 21105 $35.92
8/18/2026 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM AUG
2026
201 21105 $46.47
8/18/2026 DELTA DENTAL INSURANCE
COMPANY PPO DENTAL INSURANCE PREMIUM AUG
2026
250 21105 $196.91
8/18/2026 DELTA DENTAL INSURANCE
COMPANY PPO DENTAL INSURANCE PREMIUM AUG
2026
207 21105 $205.05
8/18/2026 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM AUG
2026
206 21105 $225.72
8/18/2026 DELTA DENTAL INSURANCE
COMPANY PPO DENTAL INSURANCE PREMIUM AUG
2026
100 21105 $4,506.04
CHECK TOTAL $5,281.34
19997 8/18/2026 DOCUSIGN, INC ANNUAL RENEWAL - DOCUSIGN - FY 26-
27
100230 52314 $2,794.50
CHECK TOTAL $2,794.50
19998 8/18/2026 FEDERAL EXPRESS
CORPORATION
FEDEX CHARGES - JUNE 2026 100140 52170 $63.99
CHECK TOTAL $63.99
19999 8/18/2026 FEHR & PEERS ON-CALL TRAFFIC/ENGR - 05/30/26-
06/30/26 -FY 25-26
100615 54410 $26,153.75
CHECK TOTAL $26,153.75
20000 8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE
(080726)
502130 52312 $39.90
8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE
(080726)
502620 52312 $59.85
8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE
(080726)
502430 52312 $79.80
8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE
(080726)
502655 52312 $79.80
8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE
(080726)
502630 52312 $119.70
CHECK TOTAL $379.05
20001 8/18/2026 FRONTIER COMMUNICATIONS
CORP SUMMARY BILL/INTERNET SERVICE - AUG
2026
100230 54030 $800.00
8/18/2026 FRONTIER COMMUNICATIONS
CORP
SUMMARY BILL/INTERNET SERVICE - AUG
2026
100230 54030 $607.34
CHECK TOTAL $1,407.34
Page 17 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
20002 8/18/2026 GLUMAC CIVIC CENTER SUSTAINABILITY PROJECT 100620 54400 $27,512.50
8/18/2026 GLUMAC CIVIC CENTER SUSTAINABILITY PROJECT 100620 54400 $4,375.00
CHECK TOTAL $31,887.50
20003 8/18/2026 GO LIVE TECHNOLOGY INC PS/EP&L IMPLEMENTATION - JUL 2026 503230 56135 $7,937.50
CHECK TOTAL $7,937.50
20004 8/18/2026 GOTO COMMUNICATIONS INC CITYWIDE ANALOG PHONE SERVICE -
AUG 2026
100230 52200 $2,770.34
CHECK TOTAL $2,770.34
20005 8/18/2026 GOVCONNECTION INC ANNUAL RENEWAL/CISCO SMARTNET
FY26-27
100230 52314 $15,287.00
CHECK TOTAL $15,287.00
20006 8/18/2026 HELIX ENVIRONMENTAL
PLANNING INC CANYON LOOP TRAIL RESTORATION 301630 56104 $4,901.33
CHECK TOTAL $4,901.33
20007 8/18/2026 HOME DEPOT CREDIT SERVICES PARK SUPPLIES (CG073026) 100630 51200 $39.44
CHECK TOTAL $39.44
20008 8/18/2026 HR GREEN PACIFIC INC TR54081 - FINAL MAP REVIEW FY 25/26 100 22109 $899.00
CHECK TOTAL $899.00
20009 8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - APR 2026 100 22109 $231.25
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - APR 2026 100 22109 $556.25
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - APR 2026 100 22109 $603.75
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JUNE
2026
100 22109 $138.75
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JUNE
2026
100 22109 $195.00
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JUNE
2026
100 22109 $1,646.25
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES PROF SERVICES - APR 2026 201610 54200 $1,696.20
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES PROF SERVICES - MAY 2026 201610 54200 $5,747.50
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES PROF SERVICES - JUNE 2026 201610 54200 $5,167.50
CHECK TOTAL $15,982.45
20010 8/18/2026 JOSE RUEL DIRA GIS SUPPORT - 6/30/26 - 7/31/26 100230 54900 $4,356.30
Page 18 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $4,356.30
20011 8/18/2026 LOS ANGELES COUNTY PUBLIC
WORKS SUMP PUMP MAINT (SYCAMORE CYN
PARK/060826) FY25-26
100630 52320 $1,432.68
CHECK TOTAL $1,432.68
20012 8/18/2026 LOWE'S BUSINESS ACCOUNT MAINTENANCE SUPPLIES (JK 072826) 100510 52320 $75.71
CHECK TOTAL $75.71
20013 8/18/2026 MCE CORPORATION ROAD MAINTENANCE SERVICES
(JULY/2026)
100655 55530 $2,771.52
8/18/2026 MCE CORPORATION ROAD MAINTENANCE SERVICES
(JULY/2026)
201655 55530 $2,904.01
8/18/2026 MCE CORPORATION ROAD MAINTENANCE SERVICES
(JULY/2026)
100655 55528 $13,377.76
CHECK TOTAL $19,053.29
20014 8/18/2026 MNS ENGINEERS INC DESIGN/DB COMPLETE STREETS- THRU
2/23/26-3/29/26
301610 56105 $12,882.11
CHECK TOTAL $12,882.11
20015 8/18/2026 MULHOLLAND CONSULTING INC DESIGN-SYCAMORE CYN PARK PED
BRIDGE - DEC 2025
301630 56104 $5,437.50
8/18/2026 MULHOLLAND CONSULTING INC DESIGN-SYCAMORE CYN PARK PED
BRIDGE - FEB 2026
301630 56104 $3,200.00
8/18/2026 MULHOLLAND CONSULTING INC DESIGN-SYCAMORE CYN PRK PED
BRDGE - 3/1/26-7/31/26
301630 56104 $7,382.50
CHECK TOTAL $16,020.00
20016 8/18/2026 NCC GROUP (AMERICAS) INC
AND SUBSIDIARIES
TYLER SOFTWARE ESCROW ACCOUNT -
FY 26-27
100230 52314 $1,155.00
CHECK TOTAL $1,155.00
20017 8/18/2026 NINYO & MOORE INC 208 BRIAR CREEK RD - GEOTECH REVIEW 100 22109 $748.10
8/18/2026 NINYO & MOORE INC 214 BRIAR CREEK ROAD - GEOTECH
REVIEW
100 22109 $463.68
8/18/2026 NINYO & MOORE INC DBB ROADWAY STABILIZATION -
GEOTECH REVIEW
100615 54430 $1,570.24
8/18/2026 NINYO & MOORE INC 214 BRIAR CREEK ROAD - GEOTECH
REVIEW
100 22109 $1,620.89
8/18/2026 NINYO & MOORE INC 1015 BANNER RIDGE RD - GEOTECH
REVIEW
100 22109 $1,274.11
CHECK TOTAL $5,677.02
Page 19 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
20018 8/18/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE AS-NEEDED SERVICES
(PANTERA PARK)
100630 52320 $2,889.00
CHECK TOTAL $2,889.00
20019 8/18/2026 ONE TIME PAY VENDOR ANDREW B CHOU REFUND ELECTION FEES 100140 53530 $300.00
CHECK TOTAL $300.00
20020 8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 20604 $0.80
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 20603 $1.14
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 104 48020 $12.62
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 48020 $15.38
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 22105 $200.00
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 48010 $315.64
CHECK TOTAL $545.58
20021 8/18/2026 ONE TIME PAY VENDOR - CND
REFUND
ALWAYS RELIABLE
ROOFING
C&D REFUND: 1533 DEERFOOT DR 100 22105 $250.00
CHECK TOTAL $250.00
20022 8/18/2026 OTIS ELEVATOR COMPANY ELEVATOR MAINTENANCE CITYHALL
(SERVICE:031226)
100620 52320 $1,609.00
8/18/2026 OTIS ELEVATOR COMPANY ELEVATOR MAINTENANCE CITYHALL
(SERVICE:041326)
100620 52320 $1,263.00
CHECK TOTAL $2,872.00
20023 8/18/2026 PROTECTION ONE INC CITYHALL (MONITOR EXTND SVS 082926-
092826)
100620 52320 $54.06
CHECK TOTAL $54.06
20024 8/18/2026 PUBLIC STORAGE #23051 COMMUNITY RELATIONS OFFSITE
STORAGE UNIT RENTAL
100240 52302 $1,045.00
CHECK TOTAL $1,045.00
20025 8/18/2026 PYRO COMM SYSTEMS INC CITYHALL FIRE ALARM TESTING (073026) 100620 52320 $1,150.00
8/18/2026 PYRO COMM SYSTEMS INC DBC QTRLY FIRE ALARM MONITOR 100510 52320 $135.00
8/18/2026 PYRO COMM SYSTEMS INC HERITAGE PARK FIRE ALARM MONITOR
QTRLY
100630 52320 $195.00
Page 20 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $1,480.00
20026 8/18/2026 QUADIENT FINANCE USA INC ANNUAL SUPPORT - POSTAGE MACHINE
- FY 26-27
100230 52314 $241.32
CHECK TOTAL $241.32
20027 8/18/2026 ROTH STAFFING COMPANIES, LP TEMP STAFFING - CITY CLERK WK
8/2/2026
100140 54900 $624.00
CHECK TOTAL $624.00
20028 8/18/2026 SC FUELS FLEET FUEL (071626-073126) 502130 52330 $77.73
8/18/2026 SC FUELS FLEET FUEL (071626-073126) 502620 52330 $514.52
8/18/2026 SC FUELS FLEET FUEL (071626-073126) 502630 52330 $572.55
8/18/2026 SC FUELS FLEET FUEL (071626-073126) 502655 52330 $1,146.42
CHECK TOTAL $2,311.22
20029 8/18/2026 SPECTRUM BUSINESS CABLE TV SERVICES/AUG 2026 100230 54030 $147.41
8/18/2026 SPECTRUM BUSINESS SUMMARY BILL-CABLE TV/INTERNET -
AUG 2026
100230 54030 $1,942.60
CHECK TOTAL $2,090.01
20030 8/18/2026 THE SAN GABRIEL VALLEY
NEWSPAPER GR
ELECTION - MEASURE NOTICE 100140 53530 $1,069.49
CHECK TOTAL $1,069.49
20031 8/18/2026 THE WINDMILL MAY/JUNE AD -KEEP IT LOCAL 100240 52160 $800.00
8/18/2026 THE WINDMILL JULY/AUGUST - PARK FACILITY RENTALS 100240 52160 $800.00
CHECK TOTAL $1,600.00
20032 8/18/2026 TYLER TECHNOLOGIES INC TYLER FORMS SVC/UPDATE AP &
PAYROLL CHECKS
100230 52314 $500.00
8/18/2026 TYLER TECHNOLOGIES INC ELM PROJECT MGMT HOURS - 7/14/26 503230 56135 $800.00
8/18/2026 TYLER TECHNOLOGIES INC ELM PROJECT MGMT HOURS - 7/28/26-
7/30/26
503230 56135 $4,800.00
8/18/2026 TYLER TECHNOLOGIES INC ELM PROJECT MGMT HOURS - 7/14/26-
7/16/26
503230 56135 $5,600.00
CHECK TOTAL $11,700.00
20033 8/18/2026 ULTIMATE MAINTENANCE
SERVICES INC JANITORIAL SERVICES (JULY 2026) 100630 55505 $3,279.11
8/18/2026 ULTIMATE MAINTENANCE JANITORIAL SERVICES (JULY 2026) 100510 55505 $10,307.25
Page 21 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
SERVICES INC
8/18/2026 ULTIMATE MAINTENANCE
SERVICES INC
JANITORIAL SERVICES (JULY 2026) 100620 52320 $12,897.51
CHECK TOTAL $26,483.87
20034 8/18/2026 VERIZON WIRELESS WIRELESS PHONE SERVICE - 5/17/26-
6/16/26
100230 52200 $2,489.12
CHECK TOTAL $2,489.12
20035 8/18/2026 WALNUT VALLEY WATER DISTRICT CITYHALL W (070126-073126) 100620 52220 $1,316.41
8/18/2026 WALNUT VALLEY WATER DISTRICT D38W (070126-073126) 238638 52220 $13,636.03
8/18/2026 WALNUT VALLEY WATER DISTRICT D38(R) - (070126-073126) 238638 52220 $2,366.51
8/18/2026 WALNUT VALLEY WATER DISTRICT D39W -(070126-073126) 239639 52220 $13,511.76
8/18/2026 WALNUT VALLEY WATER DISTRICT D41W - (070126-073126) 241641 52220 $7,526.52
8/18/2026 WALNUT VALLEY WATER DISTRICT DBCW - (070126-073126) 100510 52220 $713.31
8/18/2026 WALNUT VALLEY WATER DISTRICT PARKSW - (070126-073126) 100630 52220 $49,294.69
8/18/2026 WALNUT VALLEY WATER DISTRICT PARKS(R)W - (070126-073126) 100630 52220 $2,318.52
CHECK TOTAL $90,683.75
20036 8/18/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES DBC 073026 100510 51210 $446.11
8/18/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES HERITAGE PARK
073026
100630 51200 $1,067.42
8/18/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES DBC 100510 51210 $692.90
CHECK TOTAL $2,206.43
20037 8/18/2026 WILLDAN GEOTECHNICAL GEOTECH REVIEW - 22909 LAZY TRAIL -
THRU 6/30/26
100 22109 $105.00
CHECK TOTAL $105.00
20038 8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
204 21110 $96.20
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
239 21110 $161.16
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
241 21110 $161.16
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
203 21110 $168.34
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 238 21110 $255.17
Page 22 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
07/25/26-08/07/26
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
201 21110 $534.57
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
207 21110 $1,500.97
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
250 21110 $1,692.63
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
206 21110 $1,747.02
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
100 21110 $46,632.40
CHECK TOTAL $52,949.62
20039 8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
100220 50062 $68.92
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
204 21106 $145.29
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
239 21106 $253.82
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
241 21106 $253.82
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
203 21106 $254.24
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
238 21106 $477.31
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
201 21106 $828.63
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
105220 50048 $1,782.00
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
250 21106 $1,994.18
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
206 21106 $2,463.25
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
207 21106 $2,921.38
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
100 21106 $68,922.17
CHECK TOTAL $80,365.01
20051 8/25/2026 BLUETRITON BRANDS INC WATER DELIVERY SERVICE (CITYHALL
071326-081226)
100620 51200 $612.57
Page 23 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $612.57
20052 8/25/2026 LINGO TELECOM LLC CITYWIDE ANALOG PHONE SERVICE -
AUG 2026
100230 52200 $5,638.22
CHECK TOTAL $5,638.22
20053 8/25/2026 CITYGREEN CONSULTING, LLC SOLID WASTE CONSULTANT - JULY 2026 250170 54900 $2,145.00
CHECK TOTAL $2,145.00
20054 8/25/2026 DAPEER ROSENBLIT & LITVAK LLP LEGAL COUNSEL CODE ENFORC
ZHONG JULY 2026
100120 54024 $18,970.16
8/25/2026 DAPEER ROSENBLIT & LITVAK LLP LEGAL COUNSEL CODE ENFORC TRAN
JULY 2026
100120 54024 $585.12
8/25/2026 DAPEER ROSENBLIT & LITVAK LLP LEGAL COUNSEL CODE ENFORC HSU
JULY 2026
100120 54024 $8,066.42
8/25/2026 DAPEER ROSENBLIT & LITVAK LLP SPECIAL LEGAL COUNSEL CODE
ENFORC JULY 2026
100120 54024 $15,846.79
8/25/2026 DAPEER ROSENBLIT & LITVAK LLP LEGAL COUNSEL CODE ENFORC
ZHONG APPEAL JUL 26
100120 54024 $2,975.00
CHECK TOTAL $46,443.49
20055 8/25/2026 DEPARTMENT OF MOTOR
VEHICLES
DUPLICATE TITLE FEE (LIC#1210108/2006
FORD F250)
502620 52312 $28.00
CHECK TOTAL $28.00
20056 8/25/2026 DIAMOND BAR STORAGE
OWNER LLC COMMUNITY DEV DEPT STORAGE UNITS
092 AND 376
100420 52302 $1,012.00
CHECK TOTAL $1,012.00
20057 8/25/2026 EXTERIOR PRODUCTS CORP MAINTENANCE SERVICES (DBC) 100510 52320 $1,860.31
8/25/2026 EXTERIOR PRODUCTS CORP MAINTENANCE & OPERATIONS
SUPPLIES/DBC
100510 52320 $2,083.33
CHECK TOTAL $3,943.64
20058 8/25/2026 HEATHER JEN CHANG CONTRACT CLASS-ART CLASS HEATHER
CHANG
100520 55320 $462.00
CHECK TOTAL $462.00
20059 8/25/2026 HOME DEPOT CREDIT SERVICES ROAD MAINTENANCE SUPPLIES (JSI
081126)
100655 51250 $89.29
CHECK TOTAL $89.29
20060 8/25/2026 HUNTINGTON HARDWARE CO
INC
MAINTENANCE SUPPLIES (081826) 100630 51200 $186.58
Page 24 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $186.58
20061 8/25/2026 IMAGEN INC PET BAG DISPENSER GIVEAWAY ITEMS
FOR EVENT
100240 51400 $2,991.53
CHECK TOTAL $2,991.53
20062 8/25/2026 INTEGRUS LLC RICOH COPY CHARGES - 6/19/26 -
7/18/26
100230 52314 $492.31
CHECK TOTAL $492.31
20063 8/25/2026 JASON VERHOLTZ BACKFLOW TESTING @ CITYHALL 081026 100630 51200 $525.00
CHECK TOTAL $525.00
20064 8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - OCT 2025
FY 25/26
100 22109 $127.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - OCT 2025
FY 25/26
100 22109 $187.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - OCT 2025
FY 25/26
100 22107 $607.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - OCT 2025
FY 25/26
100 22109 $722.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - NOV 2025
FY 25/26
100 22109 $165.00
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - NOV 2025
FY 25/26
100 22109 $187.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - NOV 2025
FY 25/26
100 22107 $577.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - NOV 2025
FY 25/26
100 22109 $675.00
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - DEC 2025
FY 25/26
100 22109 $82.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - DEC 2025
FY 25/26
100 22109 $187.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - DEC 2025
FY 25/26
100 22107 $270.00
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - DEC 2025
FY 25/26
100 22107 $1,112.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JAN 2026
FY 25/26
100 22109 $41.25
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JAN 2026
FY 25/26
100 22109 $82.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JAN 2026 100 22107 $113.75
Page 25 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
FY 25/26
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JAN 2026
FY 25/26
100 22109 $125.00
CHECK TOTAL $5,265.00
20065 8/25/2026 KENS HARDWARE ROAD MAINTENANCE SUPPLIES (JG
081426)
100655 51250 $67.52
8/25/2026 KENS HARDWARE PW TRUCK SUPPLIES (JF 081826) 100630 51200 $21.93
CHECK TOTAL $89.45
20066 8/25/2026 KIMBERLY DOWNEY ESMOND CONTRACT CLASS- YOUTH DANCE 100520 55320 $1,771.20
CHECK TOTAL $1,771.20
20067 8/25/2026 LA COUNTY ASSESSOR OFFICE SBF ABSTRACT - JUL 2026 100230 52314 $250.00
CHECK TOTAL $250.00
20068 8/25/2026 LOS ANGELES COUNTY PUBLIC
WORKS
CS - INDUSTRIAL WASTE SERVICES - JUN
2026
100610 55550 $6,261.06
CHECK TOTAL $6,261.06
20069 8/25/2026 LSL, LLP ADVISORY SERVICES - GASB 103 201210 54010 $5,000.00
CHECK TOTAL $5,000.00
20070 8/25/2026 MCE CORPORATION LANDSCAPE MAINTENANCE (LLAD
38/39/41- JULY 2026)
238638 55524 $12,083.33
8/25/2026 MCE CORPORATION LANDSCAPE MAINTENANCE (LLAD
38/39/41- JULY 2026)
241641 55524 $18,750.00
8/25/2026 MCE CORPORATION LANDSCAPE MAINTENANCE (LLAD
38/39/41- JULY 2026)
239639 55524 $27,500.00
CHECK TOTAL $58,333.33
20071 8/25/2026 MUSCO SPORTS LIGHTING LLC PANTERA PARK MINI-PITCH
INSTALLATION (073026)
262630 56100 $14,000.00
CHECK TOTAL $14,000.00
20072 8/25/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINT SRVS (PANTERA
PARK/MULCH 081326)
100630 52320 $1,950.00
CHECK TOTAL $1,950.00
20073 8/25/2026 ONE TIME PAY VENDOR EVELYN PINPIN FACILITY REFUND 100 20202 $200.00
CHECK TOTAL $200.00
20074 8/25/2026 ONE TIME PAY VENDOR MEGAN LEE FACILITY REFUND 100 20202 $1,200.78
Page 26 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $1,200.78
20075 8/25/2026 ONE TIME PAY VENDOR STACEY WALKOWIAK FACILITY REFUND 100 20202 $200.00
CHECK TOTAL $200.00
20076 8/25/2026 ONE TIME PAY VENDOR TIFFANY LEE FACILITY REFUND 100 20202 $200.00
CHECK TOTAL $200.00
20077 8/25/2026 OTIS ELEVATOR COMPANY ELEVATOR MAINTENANCE (SERVICE
072326)
100620 52320 $1,038.00
CHECK TOTAL $1,038.00
20078 8/25/2026 PACIFIC CREST YOUTH ARTS
ORGANIZATION
10.16.26 CHARITY GOLF TOURNAMENT 101110 52600 $750.00
CHECK TOTAL $750.00
20079 8/25/2026 PAPER RECYCLING &
SHREDDING
8.18.26 CITY HALL - 2 CONSOLES 250170 55000 $120.00
CHECK TOTAL $120.00
20080 8/25/2026 PRO1PRINT, LLC LOBBY SIGN IN HERE SIGN 18X26 100240 52110 $32.85
CHECK TOTAL $32.85
20081 8/25/2026 PUBLIC STORAGE #23051 PARKS AND RECREATION OFF SITE
STORAGE UNITS
100520 52302 $971.00
8/25/2026 PUBLIC STORAGE #23051 PARKS AND RECREATION OFF SITE
STORAGE UNITS
100520 52302 $1,010.00
CHECK TOTAL $1,981.00
20082 8/25/2026 QUADIENT FINANCE USA INC 7900 0440 8081 5586 POSTAGE 100140 52170 $2,000.00
CHECK TOTAL $2,000.00
20083 8/25/2026 RHA LANDSCAPE ARCHITECTS-
PLANNERS INC
IRRIGATION, LANDSCAPE DESIGN
SERVICES
241641 56104 $400.00
8/25/2026 RHA LANDSCAPE ARCHITECTS-
PLANNERS INC IRRIGATION, LANDSCAPE DESIGN
SERVICES
239639 56104 $600.00
CHECK TOTAL $1,000.00
20084 8/25/2026 ROTH STAFFING COMPANIES, LP TEMP STAFFING - FINANCE WK
8/16/2026
100210 54900 $1,420.80
CHECK TOTAL $1,420.80
20085 8/25/2026 SAN GABRIEL VALLEY CITY
MANAGER'S ASSOCIATION
MEMBERSHIP DUES FOR FY 2026/2027 100130 52400 $55.00
CHECK TOTAL $55.00
Page 27 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
20086 8/25/2026 SC FUELS FLEET FUEL SERVICE (080126-081526) 502620 52330 $328.10
8/25/2026 SC FUELS FLEET FUEL SERVICE (080126-081526) 502630 52330 $697.71
8/25/2026 SC FUELS FLEET FUEL SERVICE (080126-081526) 502655 52330 $1,017.94
CHECK TOTAL $2,043.75
20087 8/25/2026 SOUTH COAST AIR QUALITY
MANAGEMENT DISTRICT
FACILITY LEASE PAYMENT FOR SEPT.
2026
100130 52302 $2,824.69
CHECK TOTAL $2,824.69
20088 8/25/2026 SOUTHERN CALIFORNIA EDISON D38/652 S BREA CYN RD (072326-
082026)
238638 52210 $14.07
CHECK TOTAL $14.07
20089 8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
204 21107 $1.99
8/25/2026 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
239 21107 $2.20
8/25/2026 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
241 21107 $2.20
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
238 21107 $3.32
8/25/2026 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
203 21107 $3.48
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
204 21113 $8.12
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
239 21113 $9.58
8/25/2026 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
241 21113 $9.58
8/25/2026 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
203 21113 $14.25
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
238 21113 $14.55
8/25/2026 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
207 21107 $21.96
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
201 21107 $24.27
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
201 21113 $30.54
8/25/2026 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
206 21107 $40.72
Page 28 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
207 21113 $88.37
8/25/2026 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
250 21107 $92.20
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
250 21113 $113.61
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
206 21113 $118.90
8/25/2026 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
100 21107 $1,717.50
8/25/2026 STANDARD INSURANCE
COMPANY LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
100 21113 $2,776.56
CHECK TOTAL $5,093.90
20090 8/25/2026 STUMP FENCE CO RETENTION CONTRACT WITHHOLDING:
26000039
262 29004 $3,670.00
CHECK TOTAL $3,670.00
20091 8/25/2026 TENNIS ANYONE INC CONTRACT CLASSES TENNIS SERVIC 100520 55320 $6,504.69
CHECK TOTAL $6,504.69
20092 8/25/2026 THE DOT PRINTER, INC AUGUST 2026 CITY NEWSLETTER, FALL
RECREATION GUIDE
100240 52110 $13,352.77
CHECK TOTAL $13,352.77
20093 8/25/2026 THE GAS COMPANY CITYHALL NATURAL GAS SERVICE
(071426-081326)
100620 52215 $191.18
8/25/2026 THE GAS COMPANY DBC GAS SERVICE (071626-081726) 100510 52215 $1,554.30
8/25/2026 THE GAS COMPANY GAS SERVICE AT HERITAGE PARK
(071526-081426)
100630 52215 $38.95
CHECK TOTAL $1,784.43
20094 8/25/2026 THE HOME DEPOT-HOME
SERVICES
ROAD MAINTENANCE SUPPLIES (JSI
081126)
100655 51250 $89.29
CHECK TOTAL $89.29
20095 8/25/2026 TRANE SERVICE GROUP INC MECH/BAS/BLDG AS-NEEDED SERVICES
CITYHALL (071426)
100620 52320 $2,591.33
8/25/2026 TRANE SERVICE GROUP INC MECH/BAS QRTLY SERVICES (HERITAGE
070126-093026)
100630 52320 $959.00
8/25/2026 TRANE SERVICE GROUP INC MECH/BAS QRTLY SERVICES (PANTERA
070126-093026)
100630 52320 $944.50
CHECK TOTAL $4,494.83
Page 29 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
20096 8/25/2026 TUMBLE-N-KIDS INC CONTRACT CLASS-GYMNASTICS 100520 55320 $1,382.40
CHECK TOTAL $1,382.40
20097 8/25/2026 ULTIMATE MAINTENANCE
SERVICES INC
JANITORIAL SERVICES AUGUST 2026 100630 55505 $3,279.11
8/25/2026 ULTIMATE MAINTENANCE
SERVICES INC JANITORIAL SERVICES AUGUST 2026 100510 55505 $10,307.25
8/25/2026 ULTIMATE MAINTENANCE
SERVICES INC
JANITORIAL SERVICES AUGUST 2026 100620 52320 $12,897.51
CHECK TOTAL $26,483.87
20098 8/25/2026 VACT INC HERITAGE PARK (SERVICE CALL BADGER
READER 072826)
100630 52320 $185.00
CHECK TOTAL $185.00
20099 8/25/2026 VERIZON WIRELESS WIRELESS PHONE SERVICE - 6/17/26 -
7/16/26
100230 52200 $2,364.51
CHECK TOTAL $2,364.51
20100 8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
204 21108 $3.22
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
203 21108 $5.63
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
239 21108 $6.95
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
241 21108 $6.95
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
238 21108 $12.16
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
201 21108 $18.90
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
250 21108 $73.15
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
207 21108 $74.50
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
206 21108 $98.96
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST
2026
100 21108 $1,825.57
CHECK TOTAL $2,125.99
20101 8/25/2026 WW GRAINGER INC EOC SUPPLIES 100350 51200 $182.67
Page 30 of 267
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $182.67
20102 8/25/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (CITYHALL) 100620 51200 $1,344.43
8/25/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (CITYHALL) 100620 51200 $44.78
CHECK TOTAL $1,389.21
20103 8/25/2026 WEST COAST ARBORISTS INC CITYWIDE TREE MAINT (071626-073126) 100645 55522 $27,373.00
CHECK TOTAL $27,373.00
20104 8/25/2026 WILLDAN FINANCIAL SERVICES DEVELOPMENT IMPACT FEE STUDY -
JULY 2026 SVCS
100150 54900 $4,365.00
CHECK TOTAL $4,365.00
20105 8/25/2026 WILLDAN GEOTECHNICAL BUILDING & SAFETY INTERIM PERMIT
TECHNICIAN SERV
100420 55100 $15,215.00
CHECK TOTAL $15,215.00
20106 8/25/2026 YUNEX CORP TS MAINT/DBB-SHADOW CYN TRAFFIC
LOOPS (2)
207650 55536 $2,125.00
8/25/2026 YUNEX CORP TRAFFIC SIGNAL MAINTENANCE - JUL
2026
207650 55536 $8,050.98
8/25/2026 YUNEX CORP TS MAINT/REPAIR - DBB/TEMPLE DENTED
POLE
207650 55536 $6,894.00
8/25/2026 YUNEX CORP TS MAINT/RESPONSE-CALL OUTS - JUL
2026
207650 55536 $5,710.45
8/25/2026 YUNEX CORP CITY INVENTORY - FURNISH 4 VECTOR
CAMERAS/1 CCU
207650 55536 $27,999.00
CHECK TOTAL $50,779.43
20107 8/25/2026 ZOHO CORPORATION SINGLE LICENSE - MANAGER
PLUS/LICENSE & SUPPORT
100230 52314 $826.00
CHECK TOTAL $826.00
GRAND TOTAL $940,376.16
Page 31 of 267
Agenda Item #: 7.3
Meeting Date: September 1, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: Consultant Services Agreement with the Regional Chamber of Commerce -
San Gabriel Valley through June 30, 2027.
STRATEGIC GOAL: Responsible Stewardship of Public Resources
RECOMMENDATION:
Approve and authorize the City Manager to sign the Consulting Services Agreement with the Regional
Chamber of Commerce – San Gabriel Valley through June 30, 2027.
FINANCIAL IMPACT:
The total not-to-exceed amount of the agreement for Fiscal Year 2026/27 would be $10,000. Sufficient funds
are included in the Fiscal Year 2026/27 Economic Development budget.
BACKGROUND:
The Chamber began as the Diamond Bar Chamber of Commerce before expanding eastward to also include
the communities of Walnut, Rowland Heights, Hacienda Heights, Avocado Heights, La Puente, Bassett and
Valinda. According to its website, the Chamber seeks to "promote civic, commercial, industrial commerce and
enhance the quality of life within our community" while advocating for the business interests of its members.
The City of Diamond Bar has partnered with the Chamber for many years, focusing primarily on local business
development and engagement efforts. Prior agreements have been reviewed and approved by the City
Council on one-year intervals at an annual cost of $12,000. Key provisions/services included in the last annual
agreement’s scope of work include:
• Continued efforts to increase Diamond Bar-based business membership by 10% year-over-year.
• Public events designed to foster local business development, including business coaching/workshops,
business networking events, and the Mayor’s Annual Prayer Breakfast.
• Logistical and promotional support to City business engagement events, including grand
openings/ribbon cuttings/business milestone events, Diamond Bar Restaurant Week, Beerfest/Taste of
Diamond Bar, and Business Watch.
• Provide local businesses access to experts in fields including, but not limited to, attorneys, human
resources professionals, and graphic designers.
• Facilitate outreach and engagement via website, text, email, and other media.
• Maintain communication with City designee and provide regular reporting.
Page 32 of 267
Agenda Item #: 7.3
Meeting Date: September 1, 2026
ANALYSIS:
The Chamber has struggled to gain a foothold with Diamond Bar-based businesses since making the decision
to regionalize more than 15 years ago, with only about 50 paying members locally. Most of the event-based
provisions in the scope are met with regional programming and online/webinar-based programs. In the past
year, the City’s fledgling Office of Economic Development/City Manager’s Office has taken the lead on
scheduling ribbon cutting and milestone events with local storefront businesses, eliminating the requirement for
the business to be a Chamber member to receive recognition and marketing.
At the June 16, 2026 regular City Council meeting, the City Council directed staff to convene the Economic
Subcommittee to discuss revisions to the proposed Scope of Work included in a prospective contract with the
Chamber. It was suggested that the revisions include specifically local events as requirements. At the July 2,
2026 Economic Development Committee meeting, staff was directed to provide the following Scope of Work
revisions to the Chamber CEO for discussion:
• Develop and present plans to hold a minimum of one in-person event in Diamond Bar every month,
with a focus on establishing a local presence in Diamond Bar. These events can be more informal,
including scheduled no-host gatherings held at local restaurants and events sponsored/hosted by local
businesses. They can be simple pastries and coffee events. The intent is to build from the grass-roots
level. There is also a preference that these monthly events be open to the public (including non-
member businesses).
• Produce a feasibility study with the intent of returning the Saturday Farmer’s Market to its original home
in Diamond Bar.
• Maintain the Mayor’s Prayer Breakfast to be held at the discretion of that year’s Mayor. The City is
willing to work with the Chamber to reduce costs (go from catered to continental breakfast, for
example) but increase local community participation. There is a preference that the event be no/low
cost.
• Offer a one-year courtesy membership to businesses recognized by the City at ribbon-cuttings/grand
openings/milestone events. The intent here is to provide the Chamber with leads and an opportunity to
demonstrate the value it offers local businesses.
• Provide monthly reporting about the Chamber’s activity in Diamond Bar (events, outreach,
participants, leads, etc.).
On July 20, 2026, staff met with Chamber CEO Aziz Amiri and Board Members Paul Wrightsman and Nef Cortez
to present the Committee's revised terms. The Chamber agreed in principle to the terms listed above, with one
exception:
• Rather than offer a minimum of one in-person event in Diamond Bar per month, the Chamber
requested that such events be held every other month.
This was reported to the Economic Development Committee on August 4, 2026 and the attached scope of
work and contract terms were finalized for consideration by the City Council.
The attached contract will be effective September 1, 2026 and expire June 30, 2027, with a total not-to-
exceed amount of $10,000 ($1,000 per month of the contract).
LEGAL REVIEW:
The City Attorney has reviewed and approved the Agreement as to form.
Page 33 of 267
Agenda Item #: 7.3
Meeting Date: September 1, 2026
PREPARED BY:
Ryan McLean, City Manager, City Manager's Office
ATTACHMENTS:
1. Consulting Services Agreement - Regional Chamber of Commerce - San Gabriel Valley
Page 34 of 267
1 Professional Services – Non Design
CONSULTANT SERVICES AGREEMENT
THIS AGREEMENT (the "Agreement") is made as of September 1, 2026 by and
between the City of Diamond Bar, a municipal corporation ("City") and the Regional
Chamber of Commerce – San Gabriel Valley, a California nonprofit public benefit
corporation ("Consultant").
1. Consultant's Services.
Subject to the terms and conditions set forth in this Agreement Consultant shall
provide to the reasonable satisfaction of the City the services set forth in the attached
Exhibit "A", which is incorporated herein by this reference. As a material inducement to
the City to enter into this Agreement, Consultant represents and warrants that it has
thoroughly investigated the work and fully understands the difficulties and restrictions in
performing the work. Consultant represents that it is fully qualified to perform such
consulting services by virtue of its experience and the training, education and expertise
of its principals and employees.
City Manager Ryan McLean (herein referred to as the “City’s Project Manager”),
shall be the person to whom the Consultant will report for the performance of services
hereunder. It is understood that Consultant shall coordinate its services hereunder with
the City’s Project Manager to the extent required by the City’s Project Manager, and that
all performances required hereunder by Consultant shall be performed to the satisfaction
of the City’s Project Manager and the City Manager
2. Term of Agreement. This Agreement shall take effect September 1, 2026,
and shall continue until June 30, 2027 ("Term"), unless earlier terminated pursuant to the
provisions herein.
3. Compensation. City agrees to compensate Consultant for each service
which Consultant performs to the satisfaction of City in compliance with the scope of
services set forth in Exhibit "A". Payment will be made only after submission of proper
invoices in the form specified by City. Total payment to Consultant pursuant to this
Agreement shall not exceed One Thousand dollars monthly ($1,000) without the prior
written consent of the City. The above not to exceed amount shall include all costs,
including, but not limited to, all clerical, administrative, overhead, telephone, travel and all
related expenses.
4. Payment.
A. As scheduled services are completed, Consultant shall submit to City an
invoice for the services completed, authorized expenses and authorized extra work
actually performed or incurred.
B. All such invoices shall state the basis for the amount invoiced, including
services completed, the number of hours spent and any extra work performed.
Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9
Page 35 of 267
2 Professional Services – Non Design
C. City will pay Consultant the amount invoiced the City will pay Consultant the
amount properly invoiced within 35 days of receipt, but may withhold 30% of any invoice
until all work is completed, which sum shall be paid within 35 days of completion of the
work and receipt of all deliverables.
D. Payment shall constitute payment in full for all services, authorized costs
and authorized extra work covered by that invoice.
5. Change Orders. No payment for extra services caused by a change in the
scope or complexity of work, or for any other reason, shall be made unless and until such
extra services and a price therefore have been previously authorized in writing and
approved by the City Manager or his designee as an amendment to this Agreement. The
amendment shall set forth the changes of work, extension of time, if any, and adjustment
of the fee to be paid by City to Consultant.
6. Priority of Documents. In the event of any inconsistency between the
provisions of this Agreement and any attached exhibits, the provisions of this Agreement
shall control.
7. Status as Independent Contractor.
A. Consultant is, and shall at all times remain as to City, a wholly independent
contractor. Consultant shall have no power to incur any debt, obligation, or liability on
behalf of City or otherwise act on behalf of City as an agent, except as specifically
provided herein. Neither City nor any of its agents shall have control over the conduct of
Consultant or any of Consultant's employees, except as set forth in this Agreement.
Consultant shall not, at any time, or in any manner, represent that it or any of its agents
or employees are in any manner employees of City.
B. Consultant agrees to pay all required taxes on amounts paid to Consultant
under this Agreement, and to indemnify and hold City harmless from any and all taxes,
assessments, penalties, and interest asserted against City by reason of the independent
contractor relationship created by this Agreement. In the event that City is audited by any
Federal or State agency regarding the independent contractor status of Consultant and
the audit in any way fails to sustain the validity of a wholly independent contractor
relationship between City and Consultant, then Consultant agrees to reimburse City for
all costs, including accounting and attorney's fees, arising out of such audit and any
appeals relating thereto.
C. Consultant shall fully comply with Workers' Compensation laws regarding
Consultant and Consultant's employees. Consultant further agrees to indemnify and hold
City harmless from any failure of Consultant to comply with applicable Worker's
Compensation laws.
D. Consultant shall, at Consultant’s sole cost and expense fully secure and
comply with all federal, state and local governmental permit or licensing requirements,
Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9
Page 36 of 267
3 Professional Services – Non Design
including but not limited to the City of Diamond Bar, South Coast Air Quality Management
District, and California Air Resources Board.
E. In addition to any other remedies it may have, City shall have the right to
offset against the amount of any fees due to Consultant under this Agreement any amount
due to City from Consultant as a result of Consultant's failure to promptly pay to City any
reimbursement or indemnification required by this Agreement or for any amount or
penalty levied against the City for Consultant’s failure to comply with this Section.
8. Standard of Performance. Consultant shall perform all work at the
standard of care and skill ordinarily exercised by members of the profession under similar
conditions and represents that it and any subcontractors it may engage, possess any and
all licenses which are required to perform the work contemplated by this Agreement and
shall maintain all appropriate licenses during the performance of the work.
9. Indemnification.
Consultant shall indemnify, defend with counsel approved by City, and hold
harmless City, its officers, officials, employees and volunteers ("Indemnitees") from and
against all liability, loss, damage, expense, cost (including without limitation reasonable
attorneys' fees, expert fees and all other costs and fees of litigation) of every nature
arising out of or in connection with:
(1) Any and all claims under Workers’ Compensation Act and other
employee benefit acts with respect to Consultant’s employees or Consultant’s
contractor’s employees arising out of Consultant’s work under this Agreement; and
(2) Any and all claims arising out of Consultant's performance of work
hereunder or its failure to comply with any of its obligations contained in this
Agreement, regardless of City’s passive negligence, but excepting such loss or
damage which is caused by the sole active negligence or willful misconduct of the
City. Should City in its sole discretion find Consultant’s legal counsel
unacceptable, then Consultant shall reimburse the City its costs of defense,
including without limitation reasonable attorneys' fees, expert fees and all other
costs and fees of litigation. The Consultant shall promptly pay any final judgment
rendered against the Indemnitees. It is expressly understood and agreed that the
foregoing provisions are intended to be as broad and inclusive as is permitted by
the law of the State of California and will survive termination of this Agreement.
Except for the Indemnitees, this Agreement shall not be construed to extend to any
third party indemnification rights of any kind.
(3) The Consultant's obligations to indemnify, defend and hold harmless
the City shall survive termination of this Agreement.
10. Insurance.
Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9
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4 Professional Services – Non Design
A. Consultant shall at all times during the term of this Agreement carry,
maintain, and keep in full force and effect, with an insurance company authorized to do
business in the State of California and approved by the City the following insurance:
(1) a policy or policies of broad-form comprehensive general liability
insurance written on an occurrence basis with minimum limits of $1,000,000.00
combined single limit coverage against any injury, death, loss or damage as a
result of wrongful or negligent acts by Consultant, its officers, employees, agents,
and independent contractors in performance of services under this Agreement;
(2) property damage insurance with a minimum limit of $500,000.00 per
occurrence;
(3) automotive liability insurance written on an occurrence basis covering
all owned, non-owned and hired automobiles, with minimum combined single limits
coverage of $1,000,000.00; and
(4) Worker's Compensation insurance when required by law, with a
minimum limit of $500,000.00 or the amount required by law, whichever is greater.
B. The City, its officers, employees, agents, and volunteers shall be named as
additional insureds on the policies as to comprehensive general liability, property
damage, and automotive liability. The policies as to comprehensive general liability,
property damage, and automobile liability shall provide that they are primary, and that any
insurance maintained by the City shall be excess insurance only.
C. All insurance policies shall provide that the insurance coverage shall not be
non-renewed, canceled, reduced, or otherwise modified (except through the addition of
additional insureds to the policy) by the insurance carrier without the insurance carrier
giving City at least ten (10) days prior written notice thereof. Consultant agrees that it will
not cancel, reduce or otherwise modify the insurance coverage and in the event of any of
the same by the insurer to immediately notify the City.
D. All policies of insurance shall cover the obligations of Consultant pursuant
to the terms of this Agreement and shall be issued by an insurance company which is
authorized to do business in the State of California or which is approved in writing by the
City; and shall be placed have a current A.M. Best's rating of no less than A-, VII.
E. Consultant shall submit to City (1) insurance certificates indicating
compliance with the minimum insurance requirements above, and (2) insurance policy
endorsements or a copy of the insurance policy evidencing the additional insured
requirements in this Agreement, in a form acceptable to the City.
F. Self-Insured Retention/Deductibles. All policies required by this Agreement
shall allow City, as additional insured, to satisfy the self-insured retention (“SIR”) and/or
deductible of the policy in lieu of the Consultant (as the named insured) should Consultant
fail to pay the SIR or deductible requirements. The amount of the SIR or deductible shall
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5 Professional Services – Non Design
be subject to the approval of the City. Consultant understands and agrees that
satisfaction of this requirement is an express condition precedent to the effectiveness of
this Agreement. Failure by Consultant as primary insured to pay its SIR or deductible
constitutes a material breach of this Agreement. Should City pay the SIR or deductible
on Consultant’s due to such failure in order to secure defense and indemnification as an
additional insured under the policy, City may include such amounts as damages in any
action against Consultant for breach of this Agreement in addition to any other damages
incurred by City due to the breach.
G. Subrogation. With respect to any Workers' Compensation Insurance or
Employer's Liability Insurance, the insurer shall waive all rights of subrogation and
contribution it may have against the Indemnitees.
H. Failure to Maintain Insurance. If Consultant fails to keep the insurance
required under this Agreement in full force and effect, City may take out the necessary
insurance and any premiums paid, plus 10% administrative overhead, shall be paid by
Consultant, which amounts may be deducted from any payments due Consultant.
I. Consultant shall include all subcontractors, if any, as insureds under its
policies or shall furnish separate certificates and endorsements for each subcontractor to
the City for review and approval. All insurance for subcontractors shall be subject to all
of the requirements stated herein.
11. Confidentiality. Consultant in the course of its duties may have access to
confidential data of City, private individuals, or employees of the City. Consultant
covenants that all data, documents, discussion, or other information developed or
received by Consultant or provided for performance of this Agreement are deemed
confidential and shall not be disclosed by Consultant without written authorization by City.
City shall grant such authorization if disclosure is required by law. All City data shall be
returned to City upon the termination of this Agreement. Consultant's covenant under
this section shall survive the termination of this Agreement. Notwithstanding the
foregoing, to the extent Consultant prepares reports of a proprietary nature specifically
for and in connection with certain projects, the City shall not, except with Consultant's
prior written consent, use the same for other unrelated projects.
12. Ownership of Materials. Except as specifically provided in this
Agreement, all materials provided by Consultant in the performance of this Agreement
shall be and remain the property of City without restriction or limitation upon its use or
dissemination by City. Consultant may, however, make and retain such copies of said
documents and materials as Consultant may desire.
13. Maintenance and Inspection of Records. In accordance with generally
accepted accounting principles, Consultant and its subcontractors shall maintain
reasonably full and complete books, documents, papers, accounting records, and other
information (collectively, the “records”) pertaining to the costs of and completion of
services performed under this Agreement. The City and any of their authorized
representatives shall have access to and the right to audit and reproduce any of
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6 Professional Services – Non Design
Consultant's records regarding the services provided under this Agreement. Consultant
shall maintain all such records for a period of at least three (3) years after termination or
completion of this Agreement. Consultant agrees to make available all such records for
inspection or audit at its offices during normal business hours and upon three (3) days'
notice from the City, and copies thereof shall be furnished if requested.
14. Conflict of Interest.
A. Consultant covenants that it presently has no interest and shall not acquire
any interest, direct or indirect, which may be affected by the services to be performed by
Consultant under this Agreement, or which would conflict in any manner with the
performance of its services hereunder. Consultant further covenants that, in performance
of this Agreement, no person having any such interest shall be employed by it.
Furthermore, Consultant shall avoid the appearance of having any interest which would
conflict in any manner with the performance of its services pursuant to this Agreement.
B. Consultant covenants not to give or receive any compensation, monetary
or otherwise, to or from the ultimate vendor(s) of hardware or software to City as a result
of the performance of this Agreement. Consultant's covenant under this section shall
survive the termination of this Agreement.
15. Termination. The City may terminate this Agreement with or without cause
upon fifteen (15) days' written notice to Consultant. The effective date of termination shall
be upon the date specified in the notice of termination, or, in the event no date is specified,
upon the fifteenth (15th) day following delivery of the notice. In the event of such
termination, City agrees to pay Consultant for services satisfactorily rendered prior to the
effective date of termination. Immediately upon receiving written notice of termination,
Consultant shall discontinue performing services, unless the notice provides otherwise,
except those services reasonably necessary to effectuate the termination. The City shall
be not liable for any claim of lost profits.
16. Personnel/Designated Person. Consultant represents that it has, or will
secure at its own expense, all personnel required to perform the services under this
Agreement. All of the services required under this Agreement will be performed by
Consultant or under it supervision, and all personnel engaged in the work shall be
qualified to perform such services. Except as provided in this Agreement, Consultant
reserves the right to determine the assignment of its own employees to the performance
of Consultant's services under this Agreement, but City reserves the right in its sole
discretion to require Consultant to exclude any employee from performing services on
City's premises.
17. Non-Discrimination and Equal Employment Opportunity.
A. Consultant shall not discriminate as to race, color, creed, religion, sex,
marital status, national origin, ancestry, age, physical or mental handicap, medical
condition, or sexual orientation, in the performance of its services and duties pursuant to
this Agreement, and will comply with all rules and regulations of City relating thereto.
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Such nondiscrimination shall include but not be limited to the following: employment,
upgrading, demotion, transfers, recruitment or recruitment advertising; layoff or
termination; rates of pay or other forms of compensation; and selection for training,
including apprenticeship.
B. Consultant will, in all solicitations or advertisements for employees placed
by or on behalf of Consultant state either that it is an equal opportunity employer or that
all qualified applicants will receive consideration for employment without regard to race,
color, creed, religion, sex, marital status, national origin, ancestry, age, physical or mental
handicap, medical condition, or sexual orientation.
C. Consultant will cause the foregoing provisions to be inserted in all
subcontracts for any work covered by this Agreement except contracts or subcontracts
for standard commercial supplies or raw materials.
18. Reserved.
19. Reserved.
20. Reserved.
21. Reserved.
22. Assignment. Consultant shall not assign or transfer any interest in this
Agreement nor the performance of any of Consultant's obligations hereunder, without the
prior written consent of City, and any attempt by Consultant to so assign this Agreement
or any rights, duties, or obligations arising hereunder shall be void and of no effect.
23. Compliance with Laws. Consultant shall comply with all applicable laws,
ordinances, codes and regulations of the federal, state, and local governments.
24. Non-Waiver of Terms, Rights and Remedies. Waiver by either party of
any one or more of the conditions of performance under this Agreement shall not be a
waiver of any other condition of performance under this Agreement. In no event shall the
making by City of any payment to Consultant constitute or be construed as a waiver by
City of any breach of covenant, or any default which may then exist on the part of
Consultant, and the making of any such payment by City shall in no way impair or
prejudice any right or remedy available to City with regard to such breach or default.
25. Attorney's Fees. In the event that either party to this Agreement shall
commence any legal or equitable action or proceeding to enforce or interpret the
provisions of this Agreement, the prevailing party in such action or proceeding shall be
entitled to recover its costs of suit, including reasonable attorney's fees and costs,
including costs of expert witnesses and consultants.
26. Mediation. Any dispute or controversy arising under this Agreement, or in
connection with any of the terms and conditions hereof, which cannot be resolved by the
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parties, may be referred by the parties hereto for mediation. A third party, neutral
mediation service shall be selected, as agreed upon by the parties and the costs and
expenses thereof shall be borne equally by the parties hereto. The parties agree to utilize
their good faith efforts to resolve any such dispute or controversy so submitted to
mediation. It is specifically understood and agreed by the parties hereto that mutual good
faith efforts to resolve the same any dispute or controversy as provided herein, shall be
a condition precedent to the institution of any action or proceeding, whether at law or in
equity with respect to any such dispute or controversy.
27. Notices. Any notices, bills, invoices, or reports required by this Agreement
shall be deemed received on (a) the day of delivery if delivered by hand during regular
business hours or by facsimile before or during regular business hours; or (b) on the third
business day following deposit in the United States mail, postage prepaid, to the
addresses heretofore set forth in the Agreement, or to such other addresses as the parties
may, from time to time, designate in writing pursuant to the provisions of this section.
“CONSULTANT” “CITY”
Regional Chamber of Commerce SGV City of Diamond Bar
18800 Amar Road, Ste B21 21810 Copley Drive
Walnut, CA 91789 Diamond Bar, CA 91765-4178
Attn.: Nef Cortez, President Elect Attn.: Ryan McLean, City Manager
Phone: 909-762-8135 Phone: 909-839-7016
E-Mail: NefCortez@gmail.com E-mail: RMcLean@diamondbarca.gov
28. Governing Law. This Agreement shall be interpreted, construed and
enforced in accordance with the laws of the State of California. The venue for any action
brought under this Agreement shall be in Los Angeles County.
29. Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall be deemed to be the original, and all of which together
shall constitute one and the same instrument.
30. Entire Agreement. This Agreement, and any other documents
incorporated herein by reference, represent the entire and integrated agreement between
Consultant and City. This Agreement supersedes all prior oral or written negotiations,
representations or agreements. This Agreement may not be amended, nor any provision
or breach hereof waived, except in a writing signed by the parties which expressly refers
to this Agreement. Amendments on behalf of the City will only be valid if signed by a
person duly authorized to do so under the City's Purchasing Ordinance.
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IN WITNESS of this Agreement, the parties have executed this Agreement as of
the date first written above.
"Consultant" "City"
REGIONAL CHAMBER OF COMMERCE CITY OF DIAMOND BAR
SAN GABRIEL VALLEY
By: ______ By: ____
Printed Name: Aziz Amiri Ryan McLean
Title: Chamber CEO City Manager
ATTEST:
By:
Printed Name: Nef Cortez Kristina Santana, City Clerk
Title: Chamber Board President Elect
Approved as to form:
By:____
Omar Sandoval, City Attorney
*NOTE: If Consultant is a corporation, the City requires the following signature(s):
-- (1) the Chairman of the Board, the President or a Vice-President, AND (2) the Secretary,
the Chief Financial Officer, the Treasurer, an Assistant Secretary or an Assistant Treasurer.
If only one corporate officer exists or one corporate officer holds more than one corporate
office, please so indicate. OR
-- The corporate officer named in a corporate resolution as authorized to enter into this
Agreement. A copy of the corporate resolution, certified by the Secretary close in time to
the execution of the Agreement, must be provided to the City.
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Diamond Bar-RCCSGV 1 FY 2026-27 Scope of Services
EXHIBIT “A”
FY 2026-2027 CITY SERVICES CONTRACT
REGIONAL CHAMBER OF COMMERCE OF THE SAN GABRIEL VALLEY
SCOPE OF SERVICES
September 1, 2026 through June 30, 2027
A. The Chamber will partner with the City of Diamond Bar to promote business
development in the City of Diamond Bar. The Chamber CEO and City Manager or
their designee will meet quarterly to discuss issues impacting the Diamond Bar
business community and the Chamber’s efforts to carry out the terms of this
agreement.
B. The City shall have a non-voting liaison position on the Regional Chamber of
Commerce – San Gabriel Valley (“Chamber”) Board of Directors. The position shall
be appointed by the Mayor.
C. Upon commencement of this agreement, the Chamber shall provide a list of all
current Diamond Bar-based business members. The Chamber shall launch efforts to
increase Diamond Bar-based business membership by at least 10% by June 30,
2027.
D. The Chamber shall organize and promote open-to-the-public events that foster local
business development, engagement, and economic growth, including:
• A minimum of five (5) business development/coaching workshops (including
one-on-one meetings with licensed business counselors or partnerships with
other reputable business development agencies) with topics relevant to the
current needs of local businesses. Topics may include, but are not limited to
business plan development, access to capital and financing opportunities,
marketing techniques, emerging technologies, how to expand, job
development, etc.
• A minimum of one (1) Diamond Bar-based business networking event per
month.
• The annual Mayor’s Prayer Breakfast event in May 2027 (to be held at the
discretion of the Mayor).
• As an in-kind donation, the City shall provide free access to a City facility
(subject to availability) for two (2) events. The City shall receive a minimum
of two (2) complimentary passes to each Chamber event.
E. At the City’s request, the Chamber shall provide support for City-sponsored business
engagement programs and activities, including:
• Logistical support, marketing, supplies/materials and other assistance to the
City in the course of staging local business engagement events, including,
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Diamond Bar-RCCSGV 2 FY 2026-27 Scope of Services
but not limited to, Grand Openings/Ribbon Cuttings and business milestone
recognition events.
• Logistical support, marketing, supplies/materials and other assistance to the
City in the course of staging community events including Diamond Bar
Restaurant Week (DBRW) and Taste of Diamond Bar. Support may include
solicitation of sponsorships and/or business participation, marketing of
events on Chamber channels, and/or day-of-event support, etc.
• Promotion of City-sponsored Business Watch events to Diamond Bar-based
Chamber members.
F. The Chamber shall implement a program designed to match Diamond Bar-based
businesses with Chamber members that can provide fee-based on-demand business
assistance or expertise necessary to their success, including but not limited to
attorneys, human resources professionals, graphic designers, marketing
professionals, etc.
G. The Chamber shall maintain an official website (www.regionalchambersgv.com),
ensuring all content is current and accurate. The City shall be provided second tier
banner advertising for City programs on the Chamber website at no cost.
H. The Chamber shall maintain technology designed to increase communications by
facilitating mass e-mail, text, and phone outreach capabilities.
I. The Chamber shall produce a feasibility study with the intent of returning the Saturday
Farmer’s Market to its original home in Diamond Bar. The study shall be delivered to
the City by January 15, 2027.
J. The Chamber shall offer one-year courtesy membership to business recognized by
the City at Grand Openings/Ribbon Cuttings and business milestone recognition
events. The City shall invite the Chamber to participate in all such events.
K. The Chamber shall submit monthly reports via email to the City Manager or designee.
At a minimum, the reports shall contain the following information:
• A list of all Diamond Bar-based businesses with active and courtesy
membership status.
• A summary of all Chamber Business Development Workshops held during
the quarter and the total number of Diamond Bar-based
businesses/residents participating.
• A summary of all Networking Events held and the total number of Diamond
Bar-based businesses/residents participating.
• Website data, including the total number of website visits/hits and e-
subscribers.
• A summary of other relevant Chamber activities conducted during the period,
as determined by the CEO.
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Diamond Bar-RCCSGV 3 FY 2026-27 Scope of Services
L. The Chamber shall submit an annual report to the City Manager or designee
summarizing the monthly events, highlighting key initiatives, and providing any other
relevant information. The report shall be delivered via email to the City Manager no
later than June 15, 2027.
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Agenda Item #: 8.1
Meeting Date: September 1, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259
and Development Review for Tranquil Garden 36-Unit Residential
Condominium Project Planning Case No. PL2025-77.
STRATEGIC GOAL: Open, Engaged and Responsive Government
Safe, Sustainable and Healthy Community
RECOMMENDATION:
A. Open the public hearing to receive public testimony;
B. Close the public hearing; and
C. Adopt Resolution No. 2026-30: Approving a State Density Bonus Law application, Vesting Tentative Tract
Map No. 83259 and Development Review, based on the Findings of Fact, and subject to the Conditions
of Approval contained therein; and find that the Project is statutorily exempt from the California
Environmental Quality Act pursuant to Public Resources Code Section 21080.66.
FINANCIAL IMPACT:
None.
BACKGROUND:
The applicant is proposing to build a four-story, 36-unit residential condominium development on a 0.99-acre
vacant parcel located between the westerly terminus of Gentle Springs Lane and South Prospectors Road. The
proposed development is comprised of 33 market-rate units and three units reserved for-sale to low-income
households. Because affordable housing units are proposed, State Density Bonus Law (SDBL) grants the
applicant the right to relief from certain land use regulations, defined as follows:
• Density Bonus: Because the applicant proposes to restrict a specified number of units for sale to low-
income households, the applicant is entitled to develop additional units beyond the base density
allowed by the underlying zoning. The amount of the density bonus is based on the income category
or categories (e.g., very-low, low, moderate) of the households for whom the applicant proposes to set
the affordable units aside pursuant to the SDBL formula.
Page 47 of 267
Agenda Item #: 8.1
Meeting Date: September 1, 2026
• Incentives/Concessions: SDBL allows developers to request relief from development standards, zoning
requirements, and/or other development regulations for which such relief would result in cost reductions
that enable a developer to provide affordable units.
• Waivers/Reductions: In addition to incentives and/or concessions, SDBL prohibits cities from applying
any development standard that would physically preclude the construction of a residential project with
a density bonus. Such waivers/reductions could include increases in building height, increased lot
coverage, reduced setbacks, and other standards that would need to be relaxed or waived to provide
the physical space for those additional units to be built. There is no statutory limit on the number of
waivers/reductions that an applicant may apply for.
• Reduced Parking Ratios: If requested, SDBL prohibits cities from requiring a parking ratio of more than 1.5
parking spaces per bedroom for 2- or 3-bedroom units in a qualifying density bonus project.
The applicant has invoked the new Assembly Bill 130 (AB 130) California Environmental Quality Act (CEQA)
exemption for infill housing developments, and the proposed project is therefore subject to an expedited
review and decision by the City Council.
The Project site is identified in the City’s Housing Element as a site suitable for the development of affordable
housing, and will be the first development within the newly adopted Town Center Specific Plan area and
implements the Specific Plan’s land use, housing and design objectives.
Planning Commission Recommendation
On July 28, 2026, the Planning Commission conducted a noticed public hearing to consider the Project. By a 4-
0 vote, the Commission recommended that the City Council approve the Project. The Planning Commission
staff report is included as Attachment 3.
There were no members of the public that spoke at the public hearing. The City received three written public
comments regarding the proposed Project. Two residents voiced concerns requesting fewer units, more
affordable units, and additional traffic and emergency access measures. Another resident requested that the
City evaluate or preserve a future pedestrian connection to the Town Center area. The third written comment
voiced support for the project expressing the need for additional housing, including affordable units. Copies of
the comments are included as Attachments 7,8, and 9 to this report.
Following the Planning Commission hearing, the applicant and staff discussed revisions to the conditions of
approval. These changes clarify and refine certain conditions, and include technical and administrative
revisions to improve the clarity without changing the substantive requirements of the project. A redline showing
all revisions made since the Planning Commission hearing is included in Attachment 1.
ANALYSIS:
Site and Project Description
The site is a relatively flat, vacant parcel located south of the Best Western hotel, north of the Fall Creek
residential condominium community, east of Prospectors Road, and to the west of Diamond Ranch shopping
center.
Page 48 of 267
Agenda Item #: 8.1
Meeting Date: September 1, 2026
Site (Plan View) Aerial
The proposed four-story 62,734 square foot building contains 33,951 square feet of living area and 2,347 square
feet of private balcony area allocated between the second, third, and fourth floors. There are eight floor plan
types with two and three-bedroom units ranging from 777 to 1,257 square feet. The proposed project includes
9,353 square feet of private recreational amenities, including a gym, clubhouse, open courtyard, and rooftop
garden.
Primary vehicular access to the proposed Project will be provided from Gentle Springs Lane. A 28-foot wide
private driveway provides direct access to Gentle Springs Lane. An emergency access gate is provided at
South Prospectors Road. 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 provide for shared vehicular access and parking
between the three properties.
State Density Bonus Law
The proposed Project provides three low-income ownership units, equal to 10 percent of the 30-unit base
project. This affordability commitment entitles the Project to a 20 percent density bonus and related regulatory
relief. A regulatory agreement recorded before final map approval will ensure the initial and continued
affordability of the three restricted units.
Page 49 of 267
Agenda Item #: 8.1
Meeting Date: September 1, 2026
Component Request Basis
Density Bonus 6 units (20%) 30 base units + 6 bonus units = 36
total units
Concession/Incentives Utility undergrounding relief Provides identifiable cost savings;
no specific adverse impact
documented
Waivers/Reductions
1. Building Height
2. Parking Dimension
3. Landscaping
Waivers/Reductions
1. 60’-6” vs. 35’
2. Garage 19’x8’ vs. 20’x10’
Surface 18’x9’ vs. 19’x9’
3. Landscaping
Needed to physically
accommodate the building
design, access, parking, and
amenities
Reduced Parking Ratio 54 total spaces 1.5 spaces per two- or three-
bedroom unit
Housing Accountability Act
The Housing Accountability Act (HAA) restricts the City's ability to deny, delay, or reduce the density of housing
development projects. Pursuant to Government Code Section 65589.5 and Diamond Bar City Code Section
22.18.04(c)(2), the City applies the objective General Plan, zoning, subdivision, and design standards in effect
when the application was deemed complete. A housing development may not be denied or conditioned to a
lower density unless the City makes written findings that the project would cause a specific, adverse, and
unavoidable public health or safety impact and that no feasible mitigation exists. The proposed Project
complies with applicable objective standards, subject to State Density Bonus Law relief and the proposed
conditions. Staff finds that the proposed project is consistent with the HAA, and that it would not create
adverse impacts that would support denial or reduction in density, and therefore must be approved subject to
the conditions set forth in the attached Resolution.
No Net Loss
The proposed Project is located on a site in the City’s Housing Element suitable for the development of
affordable housing and proposes fewer residential units in an income category than was projected in the 6th
Cycle Housing Element sites inventory to be accommodated on the parcel. Therefore, the City Council must
make No Net Loss findings that the remaining Housing Element sites have sufficient capacity to accommodate
the remaining unmet RHNA by each income level.
The Housing Element assumed the site could accommodate 7 very low-income units, 5 low-income, 5
moderate-income, and 7 above moderate-income units. The proposed Project would provide 33 above
moderate-income units and 3 low-income units, resulting in fewer very low, low, and moderate-income units
than projected for the site in the Housing Element.
After accounting for units approved or entitled during the 6th-Cycle planning period and the proposed Project,
the City’s remaining sites continue to provide the capacity surplus above the remaining RHNA. Therefore, the
required No Net Loss findings can be made without identifying or rezoning replacement sites.
Vesting Tentative Tract Map
The tentative tract map would create 36 residential condominium airspace units and associated common
areas. The vesting 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 the City Council. The applicant is entitled to rely on the development standards during the
subsequent processing of the final map and building permits. The proposed subdivision is consistent with the
Town Center Mixed Use General Plan designation and applicable subdivision standards.
Page 50 of 267
Agenda Item #: 8.1
Meeting Date: September 1, 2026
Quimby In-Lieu Park Fee
State law and the Diamond Bar’s subdivision ordinance requires the payment of fee for park or recreational
purpose. The amount of the in-lieu fee is based upon the number and type of dwelling unit 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 City Council. 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 resulting in a parkland
obligation of 0.378 acre. Staff recommends using a fair market value of $2.8 million per acre, consistent with the
recent local benchmark for comparable land sales in Diamond Bar. In addition, staff recommends a limited
equitable adjustment based on the Project’s unusual combination of circumstances:
• The applicant’s voluntary processing delay while the City advanced its housing rezoning work;
• Increased development costs during the delay;
• Provides three deed-restricted low-income affordable housing units; and
• Approximately 9,353 square feet of private recreation amenities.
The recommended discretionary adjustment in the Project’s Quimby fee is as follows:
Fee Component Amount
Fair Market Value $2,800,000 per acre
Unadjusted Quimby Fee (X=0.005UP) $1,058,400
Recommended Discretionary Adjustment ($450,000)
Adjusted Quimby Fee $608,400
The recommended adjustment is project-specific and is not intended to change the City’s valuation method or
establish a precedent for future residential subdivisions.
Development Review
The project is subject to the Regional Commercial-Housing Element Overlay (C-3-H) objective development
standards in effect when the application was deemed complete on March 12, 2026. It is also consistent with
the Town Center Specific Plan’s later adopted objective design standards.
ENVIRONMENTAL REVIEW:
This Project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Pursuant
to Public Resources Code Section 21080.66, enacted pursuant to the provisions of CA Assembly Bill 130 (2025),
the proposed Project is statutorily exempt as it qualified as an infill housing development that meet specific
criteria established by State law. The site is within an incorporated urban area and is surrounded by urban
development; exceeds 15 dwelling units per acre; is consistent with the applicable General Plan and zoning
requirements, including State Density Bonus Law; and the site is not within a disqualifying environmentally
sensitive, hazardous, historic, or otherwise protected area.
The City completed the required tribal consultation and incorporated agreed measures into the conditions of
approval.
NOTICE OF PUBLIC HEARING:
Public hearing notices were mailed to property owners within a 500-foot radius of the Project site on August 21,
2026. The notice was also published in the San Gabriel Valley Tribune newspaper on August 21, 2026. The
Project Site was posted with a notice display board, and a copy of the public notice was posted at the City’s
four designated community posting sites.
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Agenda Item #: 8.1
Meeting Date: September 1, 2026
LEGAL REVIEW:
The City Attorney has reviewed and approved the Resolution as to form.
PREPARED BY:
Grace S. Lee, Planning Manager, Community Development
ATTACHMENTS:
1. Redlined Resolution No. 2026-30 and Conditions of Approval
2. Clean Resolution No. 2026-30 and Conditions of Approval
3. Planning Commission Staff Report dated July 28, 2026 (Without Attachments)
4. Vesting Tentative Tract Map, Architectual, Grading, and Landscape Plans
5. AB 130 CEQA Checklist and Technical Studies
6. Summary of AB 130 Tribal Consultation
7. Comment Received from Gonzalez on July 14, 2026
8. Comment Received from Camacho on July 21, 2026
9. Comment Received from California Housing Defense Fund on July 28, 2026
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4908-2968-3402, v. 2
CITY COUNCIL
RESOLUTION NO. 2026-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR, CALIFORNIA,
APPROVING THE TRANQUIL GARDEN PROJECT (CASE NO. PL2025-77) CONSISTING
OF A STATE DENSITY BONUS LAW APPLICATION, VESTING TENTATIVE TRACT MAP
NO. 83259, AND DEVELOPMENT REVIEW FOR AN UNDEVELOPED PARCEL LOCATED
BETWEEN THE WESTERLY TERMINUS OF GENTLE SPRINGS LANE AND SOUTH
PROSPECTORS ROAD, DIAMOND BAR, CA 91765 (ASSESSORS PARCEL NO. 8717-008-
189), AND FIND THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT PURSUANT TO PUBLIC RESOURCES CODE SECTION
21080.66.
A. RECITALS
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 between the westerly terminus of Gentle
Springs Lane and South Prospectors Road, Diamond Bar, CA 91765 (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. Notification of the public hearing for this project was published in the San Gabriel
Valley Tribune newspaper on August 7, 2026. Public hearing notices were
mailed to property owners within a 500-foot radius of the project site on August
7, 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.
11. On August 18, 2026, the City Council of the City of Diamond Bar conducted a
duly noticed public hearing, solicited testimony from all interested individuals, and
concluded said hearing on that date.
12. 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
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NOW, THEREFORE, it is found, determined and resolved by the City Council of the City
of Diamond Bar as follows:
1. This City Council hereby specifically finds that all of the facts set forth in the
Recitals, Part A, of this Resolution are true and correct;
2. The City Council hereby finds that the Project identified above in this Resolution
complies with the criteria set forth in Public Resources Code Section 21080.66
and, accordingly, hereby recommends that the City Council determine 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 City Council hereby finds and
approves as follows:
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
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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
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
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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.
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. Provided the Conditions of Approval
are satisfied, Therefore, the site is physically able to accommodate the Project.
3. The design of the subdivision or the proposed improvements will not cause
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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
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. Because the airspace subdivision is
administrative in nature and does not intensify physical development of the site,
it will not result in substantial environmental damage or injury to fish, wildlife, or
their habitat. 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. Because the airspace subdivision is limited to establishing
separate ownership interests and does not create new health or safety hazards,
the design of the subdivision and the proposed improvements will not cause
serious public health or safety problems.
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. There are existing public
utility easements on the subject site; however, per the Conditions of Approval,
each public utility easement must be vacated or removed, or the easement holder
must determine the proposed improvements do not interfere with the easement ,
prior to the earlier of approval of the final map or issuance of a grading permit.
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 13and #15).
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6. The discharge of sewage from the proposed subdivision into the community
sewer system would not result in a violation of existing requirements prescribed
by the California Regional Water Quality Control Board.
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.
7. A preliminary soils report or geologic hazard report does not indicate adverse soil
or geologic conditions.
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.
8. The proposed subdivision is consistent with all applicable provisions of the City’s
subdivision ordinance, the development code, and the subdivision map act.
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.
9. The property is not subject to a Williamson Act contract, an open space
easement, a conservation easement, or an agricultural conservation easement.
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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.
13. 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 and the Housing Crisis Act (SB 330).
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.
14. 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.
Development Review (DBCC Sections 22.18.040 and 22.48.040)
1. Findings required for disapproval of a housing development project pursuant to
the Housing Accountability Act are not present.
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
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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
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;
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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.
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
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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.
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 City Council hereby finds and approves the
Tranquil Garden 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:
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.
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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 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 Diamond Bar City Code 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 Diamond Bar City Code Sections 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 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. The specific units reserved as the three
affordable units shall be subject to City Manager approval.
ii. The regulatory agreement shall require that that the affordable units be
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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
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
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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
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
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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
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
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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.
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
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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.
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
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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
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
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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.
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.
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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.
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
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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
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 Diamond Bar City Code, 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/or the applicant has entered into a subdivision improvement
agreement to the satisfaction of the City Attorney.
2. The This 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 Diamond Bar City Code (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 pay 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
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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 Diamond Bar City Code (DBCC).
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
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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.
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
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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, applicant shall provide to City recorded copies of amendments
to (i) that certain Declaration Establishing Conditions, Covenants and
Restrictions, and (ii) that certain Declaration of Restrictions Concerning
Reciprocal Access and Parking and Drainage Agreement, each recorded
in the Official Records of Los Angeles County on July 21, 2006, as
instrument numbers 061612168 and 061612169, respectively, which
amend the rights or duties of the parties thereto, as needed, to ensure that
the required number of on-site parking spaces for the approved Project
remains available for residents and guests of the development at all times
and that any alterationdevelopment of existingthe proposed Project does
not prevent surface water drainage patterns affecting the subject property,
including any alteration, obstruction, or restriction of existing cross-lot
drainage, shall comply with DBCC Section 22.22.090, CBC Section
1804.4, and CBC Appendix J112, as adopted by DBCC Section
15.00.320,from Lots 2 and 3 of Parcel Map No. 22987 from continuing to
be appropriately and shall be reflected inadequately conveyed to the
grading and drainage plans approved by the City.public storm drain
system. 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
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
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(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 developer applicant / property owner must record
with Los Angeles County Recorder’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 in effect as of
March 12, 2026 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 developer/owner 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.
12.11. Applicant shall provide digitized information in a format defined by the City
for all related plans, at no cost to the City.
13.12. Approval shall be obtained for all off-site improvements from the affected
property owners and the City as required byand evidence of such
approvals from other property owners shall be provided to the City
Engineer prior to commencement or issuance of permits for such off-site
improvements.
14. The applicant/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.
13. 15. Prior to the earlier of either approval of the final map or issuance of a
grading permit, the applicant shall submit documentary evidence to City
for each right-of-way or easement in, on, or through the subject property
held by a public entity or public utility, whether shown on the Tentative
Map, or acquired by the public entity or public utility subsequent to
approval of the Tentative Map, which demonstrates either:
(i) that the right-of-way or easement has been vacated or removed, or
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(ii) that the public entity or public utility has determined that development
of the property in the manner set forth on the Tentative Map will not
unreasonably interfere with the free and complete exercise of the public
entity or public utility right-of-way or easement and does not object to
recording of the final map.
14. 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 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. documentary evidence to City
for each right-of-way or easement in, on, or through the subject property
held by a public entity or public utility, whether shown on the Tentative
Map, or acquired by the public entity or public utility subsequent to
approval of the Tentative Map, which demonstrates either:
(i) that the right-of-way or easement has been vacated, quitclaimed,
released, or removed, or
(ii) that the public entity or public utility has determined that development
of the property in the manner set forth on the Tentative Map will not
unreasonably interfere with the free and complete exercise of the public
entity or public utility right-of-way or easement and does not object to
recording of the final map. Nothing in this approval shall be construed as
authorizing interference with any existing easement rights or as a
determination by the City that any existing public entity or public utility
right-of-way or easement rights are unnecessary for public use.
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.
15. 1714. 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
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City Engineer.
16. 1815. Residential vehicular access to the project site from Prospectors
Road Street shall be prohibited (see Instrument No. 2866, recorded
January 16, 1975, releasing and relinquishing vehicular access rights).
Any future public access to Prospector(s) Road from, to, or through the
Project site shall be subject to future approval of the appropriate City
review authority. A designated access route shallshould be provided for
emergency vehicles.
17. 1916. All required or proposed public improvements and/or improvements
within or directly impacting the public right-of-way within or along
Prospectors Road, if any, shall conform to applicable uniform standards
and specifications utilized by the City, and applicable street improvement,
striping, and/or other plans prepared by a duly qualified and licensed
Engineer shall be submitted to and approved by the City Engineer
priorPrior 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.
2017. 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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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.
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In the event the city and/or its officers, agents and employees are made a party
of any such action:
(a) Applicant shall provide a defense to the City defendants or at the City's
option reimburse the City its costs of defense, including reasonable
attorney’s fees, incurred in defense of such claims.
(a) Applicant shall promptly pay any final judgment rendered against the City
defendants.
(b) 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].
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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.
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)].
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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.
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
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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.
4. All structures, including walls, trash enclosures, canopies, etc., shall be
maintained in a structurally sound, safe manner with a clean, orderly appearance.
All graffiti shall be removed within 72 hours by the property owners/occupant.
5. No occupancy permit can be granted, until all improvements required by this
approval have been properly constructed, inspected, and approved.
6. If any aspect of construction requires the use of an easement on a third party’s
property or the use of an easement granted to a third party on the applicant’s
property, the applicant must provide the City with correspondence/proof
documenting that the easement has been granted before any building permits
will be issued.
7. Prior to placement of any construction trailers, the applicant shall submit a site
plan showing placement of the construction trailers and shall agree to abide by
all conditions of approval required byto the Community Development Director.
and shall abide by all applicable written City requirements associated with their
placement and use.
8.7. Prior to issuance of a building permit, the location, size, and screening of all
building utility service connections, including water, gas, and electric service, fire
service, and irrigation connections shall be screened from public view from
abutting public streets and rights-of-way, and abutting area(s) zoned for
residential or open space uses, including views from above the subject project.
The method of screening shall be installed in accordance with DBCC
Section 22.16.080(2). The architect of record shall be directly involved in the
design and placement of all site and building service connections and shall sign
all plans submitted to the City which locate, size and/or screen utility connections
[DBCC Section 22.16.080(2)].
9.8. 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.).
10.9. 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 [DBCC Section 5.00.030].
11.10. The hours during which construction activities causing the operation of any tools
or equipment used in construction, drilling, repair, alteration, or demolition work
may take place are limited to Monday through Saturday, between the hours of
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7:00 a.m. and 7:00 p.m., and such construction activities are not allowed at any
time on Sundays or holidays [DBCC Sections 8.12.720 and 22.28.120].
12.11. Prior to the issuance of building permits, the following plans shall be submitted to
the Los Angeles County Fire Department (LACFD) for review and approval, and
documentation of such approvals shall be submitted to the City: (1) final water
improvement plans including, but not limited to, the location, sizing, design, and
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.
13.12. 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.
13. AdditionalIf Aadditional plant materials may beare 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. in accordance with DBCC Section 22.16.080(2), such
plant materials shall be subject to review by the satisfaction of the Community
Development Director. and shall be planted prior to final occupancy . This The
determination of whether additional plant materials or screening is needed to
effectively screen such equipment as required by DBCC Section 22.16.080(2)
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.
14. 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.
15. 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.
16. 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)].
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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].
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)].
G. LIGHTING
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.
H. SOLID WASTE
1. The site shall be maintained in a condition, which is free of debris both during and
after the construction, addition, or implementation of the 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].
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2. Mandatory solid waste disposal services shall be provided by the City franchised
waste hauler to all parcels/lots or uses affected by approval of this project.
APPLICANT SHALL CONTACT THE PUBLIC WORKS/ENGINEERING DEPARTMENT,
(909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL
1. Prior to issuance of a 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.
B. SOILS REPORT/GRADING/RETAINING WALLS
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.
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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
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.
10.9. 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.
11.10. 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.
12.11. 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.
13.12. 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.
14.13. 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
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affected by onsite and offsite grading.
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.
D. STREET
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.
E. TRAFFIC
1. A means of entry, to be approved by the City-franchised trash disposal service,
shall be provided.
F. UTILITIES
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.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
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A. GENERAL 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.
B. PLAN CHECK – ITEMS TO BE ADDRESSED PRIOR TO PLAN APPROVAL:
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.
12. Provide at least one bathroom for each sex per CBC 412.3.
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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.
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
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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.
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
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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.
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.
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48. Special inspections and structural observation will be required in conformance
with CBC 1704 to 1709.
END
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CITY COUNCIL
RESOLUTION NO. 2026-30
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR, CALIFORNIA,
APPROVING THE TRANQUIL GARDEN PROJECT (CASE NO. PL2025-77) CONSISTING
OF A STATE DENSITY BONUS LAW APPLICATION, VESTING TENTATIVE TRACT MAP
NO. 83259, AND DEVELOPMENT REVIEW FOR AN UNDEVELOPED PARCEL LOCATED
BETWEEN THE WESTERLY TERMINUS OF GENTLE SPRINGS LANE AND SOUTH
PROSPECTORS ROAD, DIAMOND BAR, CA 91765 (ASSESSORS PARCEL NO. 8717-008-
189), AND FIND THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT PURSUANT TO PUBLIC RESOURCES CODE SECTION
21080.66.
A. RECITALS
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 between the westerly terminus of Gentle
Springs Lane and South Prospectors Road, Diamond Bar, CA 91765 (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
standards applicable to multiple-family developments, since the subject property
was not rezoned to the TCSP until April 16, 2026.
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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, concluded said hearing on that date, and adopted a Resolution
recommending the City Council approve the proposed Project.
10. Notification of the public hearing for this project was published in the San Gabriel
Valley Tribune newspaper on August 21, 2026. Public hearing notices were
mailed to property owners within a 500-foot radius of the project site on August
21, 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.
11. On September 1, 2026, the City Council of the City of Diamond Bar conducted a
duly noticed public hearing, solicited testimony from all interested individuals, and
concluded said hearing on that date.
12. 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.
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B. RESOLUTION
NOW, THEREFORE, it is found, determined and resolved by the City Council of the City
of Diamond Bar as follows:
1. This City Council hereby specifically finds that all of the facts set forth in the
Recitals, Part A, of this Resolution are true and correct;
2. The City Council hereby finds that the Project identified above in this Resolution
complies with the criteria set forth in Public Resources Code Section 21080.66
and, accordingly, hereby determines that the Project is 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 City Council hereby finds and
approves as follows:
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.
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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
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
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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.
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. Provided the Conditions of Approval
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are satisfied, 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
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. Because the airspace subdivision is
administrative in nature and does not intensify physical development of the site,
it will not result in substantial environmental damage or injury to fish, wildlife, or
their habitat. 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. Because the airspace subdivision is limited to establishing
separate ownership interests and does not create new health or safety hazards,
the design of the subdivision and the proposed improvements will not cause
serious public health or safety problems.
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. There are existing public
utility easements on the subject site; however, per the Conditions of Approval,
each public utility easement must be vacated or removed, or the easement holder
must determine the proposed improvements do not interfere with the easement ,
prior to approval of the final map. (Vesting Tentative Tract Map Condition #13).
6. The discharge of sewage from the proposed subdivision into the community
sewer system would not result in a violation of existing requirements prescribed
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by the California Regional Water Quality Control Board.
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.
7. A preliminary soils report or geologic hazard report does not indicate adverse soil
or geologic conditions.
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.
8. The proposed subdivision is consistent with all applicable provisions of the City’s
subdivision ordinance, the development code, and the subdivision map act.
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.
9. The property is not subject to a Williamson Act contract, an open space
easement, a conservation easement, or an agricultural conservation easement.
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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.
13. 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 and the Housing Crisis Act (SB 330).
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.
14. 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)
1. Findings required for disapproval of a housing development project pursuant to
the Housing Accountability Act are not present.
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
respond to a range of income, household sizes, and accessibility levels”) and
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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.
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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 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.
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 City Council hereby approves the Tranquil
Garden 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 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 Diamond Bar City Code 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 Diamond Bar City Code Sections 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 project. Prior to final map approval, the
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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. The specific units reserved as the three
affordable units shall be subject to City Manager approval.
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
owners, occupants, tenants and employees for the purpose of verifying
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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
the regulatory agreement or City regulations pertaining to the
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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
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
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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.
iii. Archaeological Resource and/or Tribal Cultural Resource Discovery
and Treatment. In the event of the unanticipated discovery of
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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
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
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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.
c. Compliance Verification shall include documentation of
implementation, including monitoring logs, consultation records,
and correspondence. Records shall be maintained in the project
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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 Diamond Bar City Code, 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/or the applicant has entered into a subdivision improvement
agreement to the satisfaction of the City Attorney.
2. This approval of Vesting Tentative Tract Map No. 83259 expires three
years from the date of approval if the recordation of the map has not been
exercised as defined per Diamond Bar City Code (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 pay 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
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Diamond Bar City Code (DBCC).
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.
2. The outdoor air intakes for the HVAC system shall continue
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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, applicant shall provide to City recorded copies of amendments
to (i) that certain Declaration Establishing Conditions, Covenants and
Restrictions, and (ii) that certain Declaration of Restrictions Concerning
Reciprocal Access and Parking and Drainage Agreement, each recorded
in the Official Records of Los Angeles County on July 21, 2006, as
instrument numbers 061612168 and 061612169, respectively, which
amend the rights or duties of the parties thereto, as needed, to ensure that
the required number of on-site parking spaces for the approved Project
remains available for residents and guests of the development at all times
and that any alteration of existing drainage patterns affecting the subject
property, including any alteration, obstruction, or restriction of existing
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cross-lot drainage, shall comply with DBCC Section 22.22.090, CBC
Section 1804.4, and CBC Appendix J112, as adopted by DBCC Section
15.00.320, and shall be reflected in the grading and drainage plans
approved by the City.
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 / property owner must record with Los
Angeles County Recorder’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 in effect as of
March 12, 2026 shall be paid prior to engineering plan review.
10. The developer/owner is responsible for ascertaining and paying all City
development fees.
11. Applicant shall provide digitized information in a format defined by the City
for all related plans, at no cost to the City.
12. Approval shall be obtained for all off-site improvements from the affected
property owners and the City and evidence of such approvals from other
property owners shall be provided to the City Engineer prior to
commencement or issuance of permits for such off-site improvements.
13. Prior to approval of the final map, the applicant shall submit documentary
evidence to City for each right-of-way or easement in, on, or through the
subject property held by a public entity or public utility, whether shown on
the Tentative Map, or acquired by the public entity or public utility
subsequent to approval of the Tentative Map, which demonstrates either:
(i) that the right-of-way or easement has been vacated, quitclaimed,
released, or removed, or
(ii) that the public entity or public utility has determined that development
of the property in the manner set forth on the Tentative Map will not
unreasonably interfere with the free and complete exercise of the public
entity or public utility right-of-way or easement and does not object to
recording of the final map. Nothing in this approval shall be construed as
authorizing interference with any existing easement rights or as a
determination by the City that any existing public entity or public utility
right-of-way or easement rights are unnecessary for public use.
14. 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
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must be designed and constructed to Los Angeles County Department of
Public Works standards and specifications and to the satisfaction of the
City Engineer.
15. Residential vehicular access to the project site from Prospectors Road
shall be prohibited (see Instrument No. 2866, recorded January 16, 1975,
releasing and relinquishing vehicular access rights). Any future public
access to Prospector(s) Road from, to, or through the Project site shall be
subject to future approval of the appropriate City review authority. A
designated access route shall be provided for emergency vehicles.
16. All required or proposed public improvements and/or improvements within
or directly impacting the public right-of-way within or along Prospectors
Road, if any, shall conform to applicable uniform standards and
specifications utilized by the City, and applicable street improvement,
striping, and/or other plans prepared by a duly qualified and licensed
Engineer shall be submitted to and approved by the City Engineer prior to
issuance of a grading permit.
17. 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.
D. 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 between Gentle
Springs Lane and South 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 City Council shall:
(a) Certify to the adoption of this Resolution; and
(b) Forthwith transmit a certified copy of this Resolution to Rita Huang,
Tranquil Garden LLC, 16007 Richvale Drive, Whittier, CA 90604 and Eric
Chen, CDA+PDG, Inc, 150 El Camino Real #112, Tustin, CA 92780.
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PASSED, APPROVED, AND ADOPTED this 1st day of September, 2026.
CITY OF DIAMOND BAR
_________________________
Steve Tye, Mayor
ATTEST:
I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the foregoing
Resolution was duly introduced, passed, and adopted by the City Council held on the 1st day
of September 2026, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
_______________________________
Kristina Santana, City Clerk
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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.
(c) Applicant shall promptly pay any final judgment rendered against the City
defendants.
(d) 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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4. All structures, including walls, trash enclosures, canopies, etc., shall be
maintained in a structurally sound, safe manner with a clean, orderly appearance.
All graffiti shall be removed within 72 hours by the property owners/occupant.
5. No occupancy permit can be granted, until all improvements required by this
approval have been properly constructed, inspected, and approved.
6. If any aspect of construction requires the use of an easement on a third party’s
property or the use of an easement granted to a third party on the applicant’s
property, the applicant must provide the City with correspondence/proof
documenting that the easement has been granted before any building permits
will be issued.
7. Prior to issuance of a building permit, the location, size, and screening of all
building utility service connections, including water, gas, and electric service, fire
service, and irrigation connections shall be screened from public view from
abutting public streets and rights-of-way, and abutting area(s) zoned for
residential or open space uses, including views from above the subject project.
The method of screening shall be installed in accordance with DBCC
Section 22.16.080(2). The architect of record shall be directly involved in the
design and placement of all site and building service connections and shall sign
all plans submitted to the City which locate, size and/or screen utility connections
[DBCC Section 22.16.080(2)].
8. 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.).
9. 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 [DBCC Section 5.00.030].
10. The hours during which construction activities causing the operation of any tools
or equipment used in construction, drilling, repair, alteration, or demolition work
may take place are limited to Monday through Saturday, between the hours of
7:00 a.m. and 7:00 p.m., and such construction activities are not allowed at any
time on Sundays or holidays [DBCC Sections 8.12.720 and 22.28.120].
11. Prior to the issuance of building permits, the following plans shall be submitted to
the Los Angeles County Fire Department (LACFD) for review and approval, and
documentation of such approvals shall be submitted to the City: (1) final water
improvement plans including, but not limited to, the location, sizing, design, and
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.
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12. 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.
13. 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.
14. 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.
15. 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].
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
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Division after all landscaping is installed for the project [DBCC Section 22.26.040
(a)(5)].
G. LIGHTING
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.
H. SOLID WASTE
1. The site shall be maintained in a condition, which is free of debris both during and
after the construction, addition, or implementation of the 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.
APPLICANT SHALL CONTACT THE PUBLIC WORKS/ENGINEERING DEPARTMENT,
(909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL
1. Prior to issuance of a 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
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whenever possible. Additionally, all construction equipment shall be properly
muffled to reduce noise levels.
B. SOILS REPORT/GRADING/RETAINING WALLS
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
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. 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
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route of transport.
10. 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.
11. 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.
12. 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.
13. 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.
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.
D. STREET
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.
E. TRAFFIC
1. A means of entry, to be approved by the City-franchised trash disposal service,
shall be provided.
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F. UTILITIES
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.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL 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.
B. PLAN CHECK – ITEMS TO BE ADDRESSED PRIOR TO PLAN APPROVAL:
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.
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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.
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)
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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.
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
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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.
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
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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.
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
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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:
Page 137 of 267
Agenda Item #: 4.1
Meeting Date: July 28, 2026
Site (Plan View) Aerial
Page 138 of 267
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
Page 139 of 267
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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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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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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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
Page 150 of 267
Agenda Item #: 4.1
Meeting Date: July 28, 2026
(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
Page 151 of 267
Agenda Item #: 4.1
Meeting Date: July 28, 2026
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.
Page 152 of 267
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.
Page 153 of 267
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
Page 154 of 267
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
Page 155 of 267
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jul 22, 2026
issue date:
Jul 22, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWGXREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _A-201 [.\_A-201 Elevations.dwg] AP_elev [.\AP_elev.dwg] _kn_elev [.\_kn_elev.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg], , , , , , , ,PLOTTED:Layout:July 22, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALtranquil garden |36 Unit Multi-Family Project
DIAMOND BAR CA, 91789 | APN 8717-008-189
PROJECT DESCRIPTION
PARTICIPANTS
G-100 TITLE SHEETSHEET INDEX
101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTALPage 156 of 267
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-101 Project Data & Code.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-101 PROJECT DATA & CODE.DWGXREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALBUILDING SUMMARY
G-101 PROJECT DATANOTES
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 157 of 267
PARKINGNOVAN48"X
48
"54"
X
60
"
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWGXREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _A-201 [.\_A-201 Elevations.dwg] AP_elev [.\AP_elev.dwg] _kn_elev [.\_kn_elev.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALOVERALL SITE PLAN
SCALE: 1" = 30'-0"2 VICINITY MAP
SCALE: N.T.S.1 G-102 OVERALL SITE PLANPROJECT LOCATION
Page 158 of 267
PARKINGNOVAN48
"X48
"
54
"X60
"
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'
1
7
1
'
-
2
"
MI
N
.
S
E
P
E
R
A
T
I
O
N
O
F
E
X
I
T
S
=
1
7
1
'
-
2
"
/
3
=
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
1
7
1
'
-
2
"
MI
N
.
S
E
P
E
R
A
T
I
O
N
O
F
E
X
I
T
S
=
1
7
1
'
-
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
1
7
1
'
-
2
"
MI
N
.
S
E
P
E
R
A
T
I
O
N
O
F
E
X
I
T
S
=
1
7
1
'
-
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
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:
Jun 30, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWGXREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _A-201 [.\_A-201 Elevations.dwg] AP_elev [.\AP_elev.dwg] _kn_elev [.\_kn_elev.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALG-103 CODE ANALYSIS - MEANS OF EGRESSEXIT 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 159 of 267
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
1
7
1
'
-
2
"
MI
N
.
S
E
P
E
R
A
T
I
O
N
O
F
E
X
I
T
S
=
1
7
1
'
-
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
1
7
1
'
-
2
"
MI
N
.
S
E
P
E
R
A
T
I
O
N
O
F
E
X
I
T
S
=
1
7
1
'
-
2
"
/
3
=
5
7
'
-
1
"
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
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:
Jun 30, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWGXREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _A-201 [.\_A-201 Elevations.dwg] AP_elev [.\AP_elev.dwg] _kn_elev [.\_kn_elev.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALG-104 CODE ANALYSIS - MEANS OF EGRESSEXIT 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 160 of 267
PARKINGNOVAN48
"X48
"
54
"X60
"
40'-1"
FSD
55'-10"
FSD
cLcL
34'-2"
FSD
33'-3"
FSD
35'-9"
FSD46'
-3
"FSD4
1
'
-
4
"
F
S
D
10'-0"A'40'-1"
FSD
55'-10"
FSD
14'-3"C'10'-0"A'10'-0"A'10'-0"A'10'-0"A'10'-0"A'13'-0"B'10'-0"A'13'-0"B'10'-0"A'cLcL
34'-2"
FSD
33'-3"
FSD
35'-9"
FSD46'
-3
"FSD4
1
'
-
4
"
F
S
D
10'-0"A'10'-0"A'cL
40'-1"
FSD
55'-10"
FSD
14'-3"C'10'-0"A'10'-0"A'10'-0"A'10'-0"A'10'-0"A'13'-0"B'10'-0"A'13'-0"B'10'-0"A'cLcL
34'-2"
FSD
33'-3"
FSD
35'-9"
FSD46'
-3
"FSD4
1
'
-
4
"
F
S
D
10'-0"A'10'-0"A'..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:
Jun 30, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWGXREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] _A-201 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_A-201 Elevations.dwg] AP_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_elev.dwg] _kn_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_kn_elev.dwg] U_B2 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_b2.dwg] U_B4 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B4.dwg] U_B3 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B3.dwg] U_C1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_C1.dwg] U_C2 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_C2.dwg] U_B1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B1.dwg] U_B5 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B5.dwg] U_B2 - B [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B2-B.dwg] AP_2 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_2.dwg] AP_3 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_3.dwg] AP_4 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_4.dwg] AP_rf [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_rf.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALG-105 CODE ANALYSIS - ALLOWABLE OPENINGSGROUND FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"1
2ND FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"23RD FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"3
SCALE: 1" = 30' - 0"
0 15 30 60
SCALE: 1" = 30' - 0"
0 15 30 60
SCALE: 1" = 30' - 0"
0 15 30 60
Page 161 of 267
13'-0"13'-0"17'-3"40'-1"
FSD
55'-10"
FSD
14'-3"C'10'-0"A'10'-0"A'10'-0"A'10'-0"A'10'-0"A'13'-0"B'10'-0"A'13'-0"B'10'-0"A'cLcL
34'-2"
FSD
33'-3"
FSD
35'-9"
FSD46'
-3
"FSD4
1
'
-
4
"
F
S
D
10'-0"A'10'-0"A'40'-1"
FSD
55'-10"
FSD
14'-3"C'10'-0"A'10'-0"A'10'-0"A'10'-0"A'10'-0"A'13'-0"B'10'-0"A'13'-0"B'10'-0"A'cLcL
34'-2"
FSD
33'-3"
FSD
35'-9"
FSD46'
-3
"FSD4
1
'
-
4
"
F
S
D
10'-0"A'10'-0"A'GROUND FLOOR
SECOND FLOOR
THIRD FLOOR
T.O. ROOF
STREET LEVEL
T.O. PARAPET
T.O. STAIR TOWER
FOURTH FLOOR
11'-0"11'-0"11'-0"11'-0"5'-6"10'-6"60'-6"6"50'-0"10'-2"
A'
9'-10"
A'
23'-0"
A'
20'-9"
A'
24'-1"
A'
21'-1"
A'
21'-7"
A'
11'-6"
A'
2'-3"
B'
2'-3"
B'
3'-2"
B'
3'-3"
B'
12'-2"
B'
12'-1"
B'
8'-0"
C'
190'-0"
A'
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:
Jun 30, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWGXREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] _A-201 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_A-201 Elevations.dwg] AP_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_elev.dwg] _kn_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_kn_elev.dwg] U_B2 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_b2.dwg] U_B4 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B4.dwg] U_B3 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B3.dwg] U_C1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_C1.dwg] U_C2 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_C2.dwg] U_B1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B1.dwg] U_B5 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B5.dwg] U_B2 - B [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B2-B.dwg] AP_2 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_2.dwg] AP_3 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_3.dwg] AP_4 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_4.dwg] AP_rf [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_rf.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALG-106 CODE ANALYSIS - ALLOWABLE OPENINGS4TH 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 162 of 267
PARKINGEXISTING CARPORTEXISTING CARPORTEXISTING BUILDINGUNITUNITUNITLINE OF SIGHT(E)TREE(E)TREE(E)6' CMUWALLPARKINGEXISTING CARPORTEXISTING CARPORTEXISTING BUILDINGUNITUNITUNITLINE OF SIGHT(E)TREE(E)6' CMU WALL45GABLE ENDGABLE ENDP/L..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpgCORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101CDA+PDG, INC.cad file:drawing no:plot date:job#:_G-100.dwgJul 22, 2026issue date:Jul 22, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWGXREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _A-201 [.\_A-201 Elevations.dwg] AP_elev [.\AP_elev.dwg] _kn_elev [.\_kn_elev.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg], , , , , , , ,PLOTTED:Layout:July 22, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTALSITE SECTION THROUGH FALL CREEK COMMUNITYSCALE:1/8" = 1'- 0"4KEY MAP SCALE: NTS1G-108SITE SECTIONS & LINE OF SIGHT ANALYSIS SITE SECTION THROUGH FALL CREEK COMMUNITYSCALE:1/8" = 1'- 0"5BEST WESTERN/ PROJECT SITE ENTRY PERSPECTIVE VIEW2PROSPECTOR RD PERSPECTIVE VIEW3Page 163 of 267
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:
Jun 30, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWGXREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] _A-201 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_A-201 Elevations.dwg] AP_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_elev.dwg] _kn_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_kn_elev.dwg] U_B2 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_b2.dwg] U_B4 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B4.dwg] U_B3 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B3.dwg] U_C1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_C1.dwg] U_C2 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_C2.dwg] U_B1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B1.dwg] U_B5 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B5.dwg] U_B2 - B [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\U_B2-B.dwg] AP_2 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_2.dwg] AP_3 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_3.dwg] AP_4 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_4.dwg] AP_rf [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_rf.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALVIEW OF SITE FROM PROSPECTORS RD2
KEY MAP
SCALE: NTS1 G-109 SURROUNDING PHOTOSSIDE VIEW OF FALL CREEK COMMUNITY FROM ACROSS SITE4
VIEW OF FALL CREEK COMMUNITY FROM PROSPECTORS RD1 WEST VIEW DOWN PROSPECTOR RD3
6
7c
4
5
3
2
1
NORTH VIEW FROM SITE FACING BEST WESTERN HOTEL5 VIEW OF SITE FROM GENTLE SPRINGS LN6
FRONT VIEW OF BEST WESTERN HOTEL FROM GENTLE SPRINGS LN7
A B C
7b
7a
Page 164 of 267
PARKINGNOVANPROSPECTOR ROAD
GENTLE SPRING
SAPN: 8717-008-188APN: 8717-008-112/121LA
N
EPRIVAT
E
DR
IV
E
APN: 8717-008-019PRIVATE STREET AND FIRE LANETRACT No. 33851(NAP)LOT 2PARCEL No. 22987LOT 3ZONE C-2ZONE C-3(P) ZONE RH-30(P) BUILDING718.20 PADDIAMOND BAR BLVD.PROSPECTOR RD.S.
R
O
C
K
R
I
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E
R
R
D
.
GE
N
T
L
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S
P
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I
N
G
S
L
N
.PALOM
INO
DR
.
6
0
F
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E
EW
A
Y
57 FR
E
E
W
A
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57
/
6
0
F
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W
A
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AN
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CESARCIVILSTATE OF CALI
FOR
N
IA
R EG ISTERE
D
PROFESSIONAL ENGINEERNo. 87222ENGINEERING10535 FOOTHILL BLVD SUITE 440RANCHO CUCAMONGA, CA 91730YOUR LAND DEVELOPMENT CONSULTANTSINFO@BLUECIVILENG.COM - 909-970-5654BENCHMARK:BASIS OF BEARINGS:LEGAL DESCRIPTION:PROPERTY INFO:APPLICANT/DEVELOPER:CIVIL ENGINEER:SHEET INDEX:LEGEND:VICINITY MAPLIST OF ABBREVIATIONS:EXISTING EASEMENTS:VICINITY MAPPage 165 of 267
PARKINGNOVANPROSPECTOR ROAD
LA
N
E
GENTLESPRING
S(P) BUILDING718.20 PAD720.20FF719.20FF718.90 FFANG
E
L
CESARCIVILSTATE OF CALI
FOR
NIA
R EG ISTERE
D
P
ROFESSIONAL ENGINEERNo. 87222ENGINEERING10535 FOOTHILL BLVD SUITE 440RANCHO CUCAMONGA, CA 91730YOUR LAND DEVELOPMENT CONSULTANTSINFO@BLUECIVILENG.COM - 909-970-5654GENERAL GRADING NOTES:” EARTHWORK QUANTITIES:LIST OF ABBREVIATIONS:LEGEND:TOTAL AREA/DISTURBED AREA:Page 166 of 267
AN
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CESARCIVILSTATE OF CALI
FOR
N
IA
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D
PROFESSIONAL ENGINEERNo. 87222ENGINEERING10535 FOOTHILL BLVD SUITE 440RANCHO CUCAMONGA, CA 91730YOUR LAND DEVELOPMENT CONSULTANTSINFO@BLUECIVILENG.COM - 909-970-5654Page 167 of 267
PARKINGNOVANPROSPECTOR ROAD
GENTLESPRING
S
LA
N
EPARKINGNOVAN50'3525GRUND FLOOR
PLAN
AN
GE
L
CESARCIVILSTATE OF CALI
FOR
N
IA
R EG ISTERE
D
PROFESSIONAL ENGINEERNo. 87222ENGINEERING10535 FOOTHILL BLVD SUITE 440RANCHO CUCAMONGA, CA 91730YOUR LAND DEVELOPMENT CONSULTANTSINFO@BLUECIVILENG.COM - 909-970-5654LEGEND:Page 168 of 267
PARKINGNOVANPROSPECTOR ROAD APN: 8717-008-188GE
N
T
L
E
S
P
R
I
N
G
S
L
A
N
EAPN: 8717-008-112/121ORANGE FWY (SR-57)POMONA FWY (SR-60)
G
O
L
D
E
N
S
P
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I
N
G
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CESARCIVILSTATE OF CALI
FOR
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PROFESSIONAL ENGINEERNo. 87222ENGINEERING10535 FOOTHILL BLVD SUITE 440RANCHO CUCAMONGA, CA 91730YOUR LAND DEVELOPMENT CONSULTANTSINFO@BLUECIVILENG.COM - 909-970-5654Page 169 of 267
PARKINGNOVANPROSPECTOR ROAD
LA
N
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GENTLESPRING
S
AN
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CESARCIVILSTATE OF CALI
FOR
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D
PROFESSIONAL ENGINEERNo. 87222ENGINEERING10535 FOOTHILL BLVD SUITE 440RANCHO CUCAMONGA, CA 91730YOUR LAND DEVELOPMENT CONSULTANTSINFO@BLUECIVILENG.COM - 909-970-5654LEGEND:Page 170 of 267
0 5/8/26 CITY COMMENTS
CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101MIGcad file:drawing no:plot date:job#:May 11, 2026issue date:May 11, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWGXREFS INCLUDED:PLOTTED:Layout:May 11, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN
1 05/09/25 1ST SUBMITTAL
www.migcom.com
:.81,21$9(.
)8//(5721&$
7(/6igQDWXUH5HQHwDO'DWH'DWH;;;;;;26&$
5
-2+162112.L I CE
N
S
E
D LANDSCAPE ARCHITECTSTATE OF CALI
FORN
I
A SHEET INDEX:*/$1'6&$3(&21&(37&29(56+((7/'/$1'6&$3(&21&(37'(02/,7,213/$1/&/$1'6&$3(&21&(37),567)/225/&/$1'6&$3(&21&(376(&21')/225/&/$1'6&$3(&21&(377+,5')/225/&/$1'6&$3(&21&(37)2857+)/225/&/$1'6&$3(&21&(37522)9,&,1,7<0$31766,7(0$3176
352-(&76,7(7UDQTXiO*DUGHQ5HViGHQWiDO'iDmoQG%DU&DOiIoUQiDLANDSCAPE NOTES·$///$1'6&$3($5($672%(,55,*$7(':,7+$1$8720$7,&,55,*$7,216<67(0.·/$1'6&$3,1*,672&21)25072$//$33/,&$%/(&2'(6 25',1$1&(6.·3523(57<2:1(56+$//%(5(63216,%/()25$//216,7(/$1'6&$3,1*$66+2:1.·$//75((6:,7+,1
2)+$5'6&$3(72+$9($'((3/,1($55227%$55,(5.·$//3/$17(5$5($6725(&(,9($/$<(52)6+5(''('25*$1,&08/&+.·62,/&203$&7,2172%(12*5($7(57+$121/$1'6&$3($5($6.·$//),1,6+*5$'(672%(%(/2:),1,6+685)$&(3$9,1*.·$*52120,&$/62,/7(67,1*5(325772%(3529,'('%<&2175$&725.·86(21/<$33529('3/$17,1*0(',$$7'(6,*1$7('81'(5*5281'3/$17(5/2&$7,216.·'()(572$5&+,7(&763/$1)25:$//6$1')(1&(63/$1.·7+(/$1'6&$3(3/$166+$//&203/<:,7+7+(:$7(5&216(59$7,21/$1'6&$3,1*5(48,5(0(1738568$1772'%&&&+$37(5..*/$1'6&$3(&21&(37&29(56+((7/&5(48,5('0,;2)3/$170$7(5,$/6 75((6
6+58%6*5281'&29(5(Page 171 of 267
WATER USESIZEQUANTITYSYMBOLBOTANICAL NAMECOMMON NAMEEXISTING TREE LEGENDMOD3LAGERSTROEMIAINDICACRAPE MYRTLEEXISTINGTO REMAIN6LOWPINUS HALEPENSISALEPPO PINEEXISTINGTO REMAINMOD3PYRUSCALLERYANACALLERY PEAREXISTING TOREMOVEMOD3KOELREUTERIABIPINNATACHINESEFLAME TREEEXISTING TOREMOVELOW1EUCALYPTUSSPECIESEUCALYPTUSEXISTING TOREMOVEMOD1SCHINUSTEREBINTHIFOLIABRAZILIANPEPPERTREEEXISTING TOREMOVEEXISTING 6' WROUGHT IRON FENCETO REMAIN. PROTECT IN PLACE.EXISTING 6' WROUGHT IRON FENCETO REMAIN. PROTECT IN PLACE.EXISTING CMU BLOCK PERIMETERWALL TO REMAIN. PROTECT INPLACE.EXISTING RETAINING WALL TOREMAIN. PROTECT IN PLACE.EXISTING CMU BLOCK PERIMETER WALLTO REMAIN. PROTECT IN PLACE.0 5/8/26 CITY COMMENTS
CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101MIGcad file:drawing no:plot date:job#:May 11, 2026issue date:May 11, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWGXREFS INCLUDED:PLOTTED:Layout:May 11, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.
FULLERTON, CA 92832
TEL 714-871-3638SignatureRenewal DateDate02-28-27XX-XX-XXOSCA
R
J
OHNSON NO. 6481L I CE
N
S
E
D LANDSCAPE ARCHITECTSTATE OF CALI
FORN
I
A
LD1 - LANDSCAPE CONCEPT - DEMOLITION PLANLC10SCALE: 1" = 20'10'20'40'80'Page 172 of 267
WATER USESIZEQUANTITYSYMBOLBOTANICAL NAMECOMMON NAMETREE LEGENDMOD3LAGERSTROEMIAINDICACRAPE MYRTLEEXISTINGTO REMAIN348" BOXLOWARBUTUS 'MARINA'MULTI-TRUNKMARINASTRAWBERRY TREE924" BOXLOWOLEA 'WILSONII'STANDARD TRUNKWILSONSFRUITLESSOLIVE3LOWACER PALMATUM'BLOODGOOD'BLOODGOODJAPANESE MAPLE1GAL24" O.C.LOWSENECIO SERPENSBLUE CHALKSTICKS1GAL60" O.C.LOWROSMARINUS O.'HUNTINGTON CARPET'HUNTINGTON CARPETROSEMARYLOWPENNISETUMSPATHIOLATUMSLENDER VELDTGRASS5 GALLOWBOUGAINVILLEA'LA JOLLA'BOUGAINVILLEALOWRHAMNUS'EVE CASE'COFFEEBERRYLOWWESTRINGIAFRUTICOSACOAST ROSEMARYLOWCALLISTEMON'LITTLE JOHN'DWARFCALLISTEMON5 GAL5 GAL5 GAL5 GAL217915926172LOWARBUTUS 'MARINA'STANDARD TRUNKMARINASTRAWBERRY TREEWATER USESIZEQUANTITYSYMBOLBOTANICAL NAMECOMMON NAMESHRUB LEGENDLOWALOEARBORESCENSTORCH ALOE5 GAL25LOWAGAVEATTENUATAFOX TAIL AGAVE5 GAL261GAL12" O.C.LOWCAREX DIVULSABERKELEY SEDGE1GAL12" O.C.LOWCHLOROPHYTUMCOMOSUMSPIDER PLANTMODCLIVIA MINIATACLIVIA5 GAL112LOWDIANELLAVARIEGATAVARIEGATEDFLAX LILY5 GAL62MODASPIDISTRAELATIORCAST IRON PLANT5 GAL20WATER USESIZEQUANTITYSYMBOLBOTANICAL NAMECOMMON NAMEVINES & GROUNDCOVERS LEGENDLOWLAVANDULA'MEERLO'MEERLO LAVENDER5 GAL486CITRUS'DWARF NAVEL ORANGE'DWARF NAVELORANGE TREE15 GAL13MODFORTUNELLAMARGARITA 'NAGAMI'NAGAMI KUMQUAT15 GAL9CAMELLIA JAPONICA'TOM KNUDSEN'TOM KNUDSENCAMELLIA15 GALRAISED GARDEN BED- PLANTING VARIESN/A6CITRUS'DWARF LIME''DWARF LIME15 GAL11CITRUS'DWARF LEMON''DWARF LEMON15 GAL1GAL24" O.C.MODTHYMUS SPP.THYME3LOWFEIJOA SELLOWIANAPINEAPPLEGUAVA24" BOXMODN/AN/A= EDIBLE OR MEDICINAL USE*( )= EDIBLE OR MEDICINAL USE*( )= EDIBLE OR MEDICINAL USE*( )*************15 GAL312' BTHMODARCHONTOPHOENIXCUNNINGHAMIANAKING PALMMODMODMODMODLOWOLEA E. "MONTRA"DWARF OLIVE15 GAL146LOWPINUS HALEPENSISALEPPO PINEEXISTINGTO REMAIN24" BOX12" WOOD4017259FPARKINGNOVANS. PR
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DDECORATIVE BOULDEREXISTING PROPERTY LINEMETAL FENCE TO REMAIN.CONCRETESTEPPERMETAL SECURITY GATEAND FENCEDECORATIVEBOULDERPATH OF TRAVELENHANCED PATIO AREAWITH SEATINGTRANSFORMER6' HIGH CMU WALLWITH WHITE STUCCOPER ARCHITECT'S PLAN6' HIGH CMU WALLWITH WHITE STUCCOPER ARCHITECT'S PLAN6' HIGH CMU WALLWITH WHITE STUCCOPER ARCHITECT'S PLAN24"DIA X 18"HZENA COLLECTION FRP PLANTER,ZS-2418 (SELF IRRIGATED)BY TOURNESOLTYP.24"DIA X 18"HZENA COLLECTION FRP PLANTER, ZS-2418(SELF IRRIGATED) BY TOURNESOL TYP.TYPICAL ASPHALT PERARCHITECT'S PLANTYPICAL CONCRETEPER ARCHITECT'S PLANTYPICAL CONCRETEPER ARCHITECT'S PLANDECORATIVE SAWCUTPER ARCHITECT'S PLANTYPICAL CONCRETEPER ARCHITECT'S PLANDECORATIVE SAWCUTPER ARCHITECT'S PLAN5'-0"
5'-0"
3'-0"
10'-0"9'-6"9'-6"4'-4"1'-11"2'-3"8'
-1
"2'-6"12'-8"7'-0"6'-8"5'-5"4'-10"2'-6"4'-0"3'-4
"45'-9"53'-9"0 5/8/26 CITY COMMENTS
CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101MIGcad file:drawing no:plot date:job#:May 11, 2026issue date:May 11, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWGXREFS INCLUDED:PLOTTED:Layout:May 11, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.
FULLERTON, CA 92832
TEL 714-871-3638SignatureRenewal DateDate02-28-27XX-XX-XXOSCA
R
J
OHNSON NO. 6481L I CE
N
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LC1 - LANDSCAPE CONCEPT - FIRST FLOORLC10SCALE: 1" = 20'10'20'40'80'Page 173 of 267
FAUX WOODDECKING24" LOW WALL12" LOW WALLSLAT PRIVACY WALL24"W X 72"L X 24"HWILSHIRE FRC PLANTER, WR-722424 (SELFIRRIGATED) BY TOURNESOL SET OF 424"W X 72"L X 24"HWILSHIRE FRC PLANTER, WR-722424(SELFIRRIGATED) BY TOURNESOL SET OF 224"W X 72"L X 24"HWILSHIRE FRC PLANTER, WR-722424(SELFIRRIGATED) BY TOURNESOL SET OF 136"DIA X 30"HZENA COLLECTION FRP PLANTER,ZS-3600 (SELF IRRIGATED)BY TOURNESOL36"DIA X 30"HZENA COLLECTION FRP PLANTER,ZS-3600 (SELF IRRIGATED)BY TOURNESOL24"DIA X 18"HZENA COLLECTION FRP PLANTER,ZS-2418 (SELF IRRIGATED)BY TOURNESOLTYP.36"DIA X 30"HZENA COLLECTION FRP PLANTER,ZS-3600 (SELF IRRIGATED)BY TOURNESOL24"DIA X 18"HZENA COLLECTION FRP PLANTER,ZS-2418 (SELF IRRIGATED)BY TOURNESOLTYP.24"DIA X 18"HZENA COLLECTION FRP PLANTER,ZS-2418 (SELF IRRIGATED)BY TOURNESOLTYP.36"DIA X 30"HZENA COLLECTION FRP PLANTER,ZS-3600 (SELF IRRIGATED)BY TOURNESOLFAUX WOODDECKINGBARBEQUE4'
-
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"16'-7"15'-0"1
2
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9
"4'-6"18'-6"FIRE FEATUREBENCH4-6" COBBLE0 5/8/26 CITY COMMENTS
CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101MIGcad file:drawing no:plot date:job#:May 11, 2026issue date:May 11, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWGXREFS INCLUDED:PLOTTED:Layout:May 11, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.
FULLERTON, CA 92832
TEL 714-871-3638SignatureRenewal DateDate02-28-27XX-XX-XXOSCA
R
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OHNSON NO. 6481L I CE
N
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DECORATIVEFLOORING24"DIA X 18"HZENA COLLECTION FRP POTTERY, ZS-2418(SELF IRRIGATED) BY TOURNESOL TYP.36"DIA X 30"HZENA COLLECTION FRP POTTERY, ZS-3600(SELF IRRIGATED) BY TOURNESOL TYP.24"W X 72"L X 24"HWILSHIRE FRC PLANTER, WR-722424(SELFIRRIGATED) BY TOURNESOL SET OF 436"DIA X 30"HZENA COLLECTION FRP POTTERY, ZS-3600(SELF IRRIGATED) BY TOURNESOL TYP.24"W X 72"L X 24"HWILSHIRE FRC PLANTER, WR-722424(SELFIRRIGATED) BY TOURNESOL SET OF 424"W X 72"L X 24"HWILSHIRE FRC PLANTER, WR-722424(SELFIRRIGATED) BY TOURNESOL SET OF 40 5/8/26 CITY COMMENTS
CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101MIGcad file:drawing no:plot date:job#:May 11, 2026issue date:May 11, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWGXREFS INCLUDED:PLOTTED:Layout:May 11, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.
FULLERTON, CA 92832
TEL 714-871-3638SignatureRenewal DateDate02-28-27XX-XX-XXOSCA
R
J
OHNSON NO. 6481L I CE
N
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FORN
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LC3 - LANDSCAPE CONCEPT - THIRD FLOORLC30SCALE: 1" = 10'5'10'20'40'SEE SHEET LC1 FOR PLANT LEGENDPage 175 of 267
DECORATIVEFLOORING24"DIA X 18"HZENA COLLECTION FRP POTTERY, ZS-2418(SELF IRRIGATED) BY TOURNESOL TYP.36"DIA X 30"HZENA COLLECTION FRP POTTERY, ZS-3600(SELF IRRIGATED) BY TOURNESOL TYP.24"W X 72"L X 24"HWILSHIRE FRC PLANTER, WR-722424(SELFIRRIGATED) BY TOURNESOL SET OF 436"DIA X 30"HZENA COLLECTION FRP POTTERY, ZS-3600(SELF IRRIGATED) BY TOURNESOL TYP.24"W X 72"L X 24"HWILSHIRE FRC PLANTER, WR-722424(SELFIRRIGATED) BY TOURNESOL SET OF 424"W X 72"L X 24"HWILSHIRE FRC PLANTER, WR-722424(SELFIRRIGATED) BY TOURNESOL SET OF 40 5/8/26 CITY COMMENTS
CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101MIGcad file:drawing no:plot date:job#:May 11, 2026issue date:May 11, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWGXREFS INCLUDED:PLOTTED:Layout:May 11, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.
FULLERTON, CA 92832
TEL 714-871-3638SignatureRenewal DateDate02-28-27XX-XX-XXOSCA
R
J
OHNSON NO. 6481L I CE
N
S
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D LANDSCAPE ARCHITECTSTATE OF CALI
FORN
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LC4 - LANDSCAPE CONCEPT - FOURTH FLOORLC40SCALE: 1" = 10'5'10'20'40'SEE SHEET LC1 FOR PLANT LEGENDPage 176 of 267
RAISEDGARDEN BEDWOOD DECKINGBENCH36"DIA X 30"HZENA COLLECTION FRP POTTERY, ZS-3600(SELF IRRIGATED) BY TOURNESOL TYP.0 5/8/26 CITY COMMENTS
CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101MIGcad file:drawing no:plot date:job#:May 11, 2026issue date:May 11, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWGXREFS INCLUDED:PLOTTED:Layout:May 11, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.
FULLERTON, CA 92832
TEL 714-871-3638SignatureRenewal DateDate02-28-27XX-XX-XXOSCA
R
J
OHNSON NO. 6481L I CE
N
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Page 178 of 267
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..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_AS-101.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_AS-101.DWGXREFS INCLUDED: AP_Site [.\AP_Site.dwg] AP_1 [.\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_site [.\_kn_site.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALENLARGED EXISTING SITE PLAN
SCALE: 1/16" = 1'- 0"1 AS-100 ENLARGED DEMOLITION SITE PLANPage 179 of 267
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"PARKINGNOADAADAADA4
1
3
9
10
11
16
15
24
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13
1a
2
22
21
18
19
20
4 4
23
23
23
23
7
1b
11
1b
25
26
25
6 TYP.
6 TYP.
6 TYP.
27
12
* PERMANENT STRUCTURES ARE NOT PERMITTED WITHIN EASEMENTS
13
13
17
28
28
28
28
28
28
29
29
29
30
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25
10
17
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** (E) EXISTING
LEGENDSITE KEYNOTES
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_AS-101.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_AS-101.DWGXREFS INCLUDED: AP_Site [.\AP_Site.dwg] AP_1 [.\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_site [.\_kn_site.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALENLARGED SITE PLAN
SCALE: 1/16" = 1'- 0"1 AS-101 ENLARGED SITE PLAN101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTALPage 180 of 267
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5'
-
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-
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"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"
R2
6
'
-
0
"
R46'-0"R36'-0"R26'-0"R46'-0"25'-6
"25'
-9
"26'-0
"
31'-3
1/
2"
29'-1
0"
30'-2"5'
-6
"12'
-0
"5'-0"R36'-0"R26'-
0"R46'-0"5'
-0
"
15'-0"
28'-0"
2'-0"
3'-0"
17'-0"
18'-0"
FIXED SECURITY
GATE
9'-0"
TYP.18'-0"TYP.26'-0"18'-0"TYP.9'
-0
"TYP.
NON-PARKING STRIPE
(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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±26'-0"FIRE / TRASH /
EMERGENCY
ACCESS ENTRY
FIRE/
TRASH/EMERGENCY
ACCESS EXIT
26'
-0
"
20'-9"
MIN. S
E
T
B
A
C
K
LEGEND
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_AS-102.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_AS-102.DWGXREFS INCLUDED: AP_Site [.\AP_Site.dwg] AP_1 [.\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_site [.\_kn_fire site.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALFIRE DEPT/ TRASH SERVICE ACCESS SITE PLAN
SCALE: 1/32" = 1'- 0"1 AS-102LACFD/ TRASH SERV. /EMERGENCY ACCESS SITE PLANPage 181 of 267
PARKINGNOVAN48"X48
"54"X60
"PARKINGNOADAADAADAL
L
1
1
4
2
4
6
5
9
5
6"
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWGXREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALGROUND FLOOR PLAN
SCALE: 1/8" = 1'-0"
A-101 GROUND FLOOR PLANGENERAL NOTES
LEGEND
Page 182 of 267
AAAABBBBCLLGGGGKKKKKK44111555555105555..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpgCORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101CDA+PDG, INC.cad file:drawing no:plot date:job#:_A-100 Floor Plans.dwgJul 01, 2026issue date:Jul 01, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWGXREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTALSECOND FLOOR PLANSCALE: 1/8" = 1'-0"A-102SECOND FLOOR PLANLANDSCAPE, SEE LANDSCAPING PLANSPLANTER, SEELANDSCAPING PLANSPRIVATE OPEN SPACESEE ENLARGED UNIT PLANSGENERAL NOTESPage 183 of 267
A
A
A
A
C
L
L
4
4
5
5
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWGXREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALTHIRD FLOOR PLAN
SCALE: 1/8" = 1'-0"
A-103 THIRD FLOOR PLANPLANTER, SEE
LANDSCAPING PLANS
PRIVATE OPEN SPACE
SEE ENLARGED UNIT PLANS
GENERAL NOTES
Page 184 of 267
A
A
A
A
C
L
L
4
4
5
5
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWGXREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALFOURTH FLOOR PLAN
SCALE: 1/8" = 1'-0"
A-104 FOURTH FLOOR PLANPLANTER, SEE
LANDSCAPING PLANS
PRIVATE OPEN SPACE
SEE ENLARGED UNIT PLANS
GENERAL NOTES
Page 185 of 267
A A
A
4
4
5
5
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWGXREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALROOF PLAN
SCALE: 1/8" = 1'-0"
A-105 ROOF PLANPLANTERS, SEE
LANDSCAPING PLANS
BENCHES, SEE
LANDSCAPING PLANS
WOOD DECKING
(COMMUNITY GARDEN),
SEE LANDSCAPE PLANS
POTTED PLANTS, SEE
LANDSCAPING PLANS
PROPOSED A/C UNITS
TO BE SCREENED BY ROOF
PARAPET; NOT VIEWABLE FROM
PUBLIC RIGHT-OF-WAY/VIEW.
Page 186 of 267
EL1 EL2EL3
EL5
TYP.
EL4EL4 EL8
TYP.
EL10
TYP.
EL6
TYP.
EL6
TYP.
EL11
EL9
TYP.
EL9
TYP.
EL9
TYP.
EL15
CRYSTAL HAZE
EL12
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
EL11
EL12
EL13
EL14
EL15
EL16
EL17
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
EL12
WARM WHITE
T.O. ROOF
T.O. PARAPET3'-6"PPT. HGT.MAX. TYP...\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-201 Elevations.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-201 ELEVATIONS.DWGXREFS INCLUDED: AP_elev [.\AP_elev.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_elev [.\_kn_elev.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALA-200 COLORED ELEVATIONSBEST WESTERN PLAZA ELEVATION
SCALE: 1/8" = 1'- 0"1
TYPICAL 6FT HIGH CMU WALL
SCALE: 1/8" = 1'- 0"2PARAPET SECTION
SCALE: 1/8" = 1'- 0"3
Page 187 of 267
EL15
CRYSTAL HAZE
EL15
CRYSTAL HAZE
EL12
WARM WHITE
EL12
WARM WHITE
EL12
WARM WHITE
EL12
WARM WHITE
EL16
S. HOT CHOCOLATE
EL17
TYP.
EL17
TYP.
EL15
CRYSTAL HAZE
EL5
TYP.
EL6
TYP.
EL6
TYP.
EL6
TYP.
EL8
TYP.
EL10
TYP.
EL11EL11EL16
S. HOT CHOCOLATE
EL11
EL12
WARM WHITE
EL12
WARM WHITEEL18EL20
TYP.
EL19
TYP.
EL9
TYP.
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
EL11
EL12
EL13
EL14
EL15
EL16
EL17
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
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-201 Elevations.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-201 ELEVATIONS.DWGXREFS INCLUDED: AP_elev [.\AP_elev.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_elev [.\_kn_elev.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALA-201 COLORED ELEVATIONPROSPECTORS ROAD ELEVATION
SCALE: 1/18" = 1'- 0"1
Page 188 of 267
EL15
CRYSTAL HAZE
EL12
WARM WHITE
EL12
WARM WHITE
EL15
CRYSTAL HAZE
EL16
S. HOT CHOCOLATE
EL16
S. HOT CHOCOLATE
EL16
S. HOT CHOCOLATE
EL17
TYP.
EL17
TYP.
EL17
TYP.
EL17
TYP.
EL15
CRYSTAL HAZE
EL15
CRYSTAL HAZE
EL9
TYP.
EL4EL6
TYP.
EL6
TYP.
EL8
TYP.
EL8
TYP.
EL10
TYP.
EL11
EL1
TYP.
EL19
TYP.
EL18
EL12
WARM WHITEEL19
TYP.
EL2
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
EL11
EL12
EL13
EL14
EL15
EL16
EL17
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
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-201 Elevations.dwg
Jul 01, 2026
issue date:
Jul 01, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-201 ELEVATIONS.DWGXREFS INCLUDED: AP_elev [.\AP_elev.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_elev [.\_kn_elev.dwg], , , , , , , ,PLOTTED:Layout:July 1, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALA-202 COLORED ELEVATION1 SOUTH ELEVATION
SCALE: 1/18" = 1'- 0"1
Page 189 of 267
ADAEFEGRESSEGRESSEFEGRESSAAC551111111313131313161613131313131517151425263 CU FT EA. OF SOLIDWASTE & RECYCLABLE3 CU FT EA. OF SOLIDWASTE & RECYCLABLE..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpgCORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101CDA+PDG, INC.cad file:drawing no:plot date:job#:_A-600 UNIT PLANS.dwgJun 30, 2026issue date:Jun 30, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-600 UNIT PLANS.DWGXREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] U_B1 [.\U_B1.dwg] U_b2 [.\U_b2.dwg] U_B3 [.\U_B3.dwg] U_B4 [.\U_B4.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2-B [.\U_B2-B.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTALA-601ENLARGED UNIT PLANSUNIT PLAN - B1 (2 BR / 940 S.F.)SCALE: 1/4" = 1'-0"UNIT PLAN - B2 (2 BR / 947 S.F.)SCALE: 1/4" = 1'-0"GENERAL NOTESPage 190 of 267
EFEGRESSAAACCG5511111212161513131313131713131313131317191826263 CU FT EA. OF SOLIDWASTE & RECYCLABLE3 CU FT EA. OF SOLIDWASTE & RECYCLABLE..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpgCORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101CDA+PDG, INC.cad file:drawing no:plot date:job#:_A-600 UNIT PLANS.dwgJun 30, 2026issue date:Jun 30, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-600 UNIT PLANS.DWGXREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] U_B1 [.\U_B1.dwg] U_b2 [.\U_b2.dwg] U_B3 [.\U_B3.dwg] U_B4 [.\U_B4.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2-B [.\U_B2-B.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTALUNIT PLAN - B2-b (2 BR / 947 S.F.)SCALE: 1/4" = 1'-0"UNIT PLAN - B3 (2 BR / 968 S.F.)SCALE: 1/4" = 1'-0"A-602ENLARGED UNIT PLANS GENERAL NOTESPage 191 of 267
AICIDEGRESSEGRESSHCC5512121220131313131515131313131426263 CU FT EA. OF SOLIDWASTE & RECYCLABLE3 CU FT EA. OF SOLIDWASTE & RECYCLABLE..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpgCORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101CDA+PDG, INC.cad file:drawing no:plot date:job#:_A-600 UNIT PLANS.dwgJun 30, 2026issue date:Jun 30, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-600 UNIT PLANS.DWGXREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] U_B1 [.\U_B1.dwg] U_b2 [.\U_b2.dwg] U_B3 [.\U_B3.dwg] U_B4 [.\U_B4.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2-B [.\U_B2-B.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTALUNIT PLAN - B4 (2 BR / 786 S.F.)SCALE: 1/4" = 1'-0"UNIT PLAN - B5 (2 BR / 717 S.F.)SCALE: 1/4" = 1'-0"A-603ENLARGED UNIT PLANS GENERAL NOTESPage 192 of 267
FKEGRESSEGRESSEGRESSEGRESSEGRESSEGRESSAAAAHHKDDJ5511111313131313132021211313131313222324141426263 CU FT EA. OFSOLID WASTE &RECYCLABLE3 CU FT EA. OFSOLID WASTE &RECYCLABLE..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpgCORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100
BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101CDA+PDG, INC.cad file:drawing no:plot date:job#:_A-600 UNIT PLANS.dwgJun 30, 2026issue date:Jun 30, 2026drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.
PROJECT:
SHEET TITLE:
REVISIONDATE#REVISIONDATE#
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-600 UNIT PLANS.DWGXREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] U_B1 [.\U_B1.dwg] U_b2 [.\U_b2.dwg] U_B3 [.\U_B3.dwg] U_B4 [.\U_B4.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2-B [.\U_B2-B.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002APN: 8717-008-189
DIAMOND BAR, CA 91789
36 UNIT MULTI-FAMILY PROJECT
TRANQUIL GARDEN 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTALUNIT PLAN - C1 (3 BR / 1,172 S.F.)SCALE: 1/4" = 1'-0"UNIT PLAN - C2 (3BR / 1,259 S.F.)SCALE: 1/4" = 1'-0"A-604ENLARGED UNIT PLANS GENERAL NOTESPage 193 of 267
MARK
WIDTH HEIGHTSILLSIZE FINISH NOTESCOLORMATERIALU VALUE TYPE THK.SHGCTYPE
WINDOW SCHEDULE
WINDOW FRAME GLAZING
DOOR SCHEDULE
MATERIALSIZEMARK
WIDTH HEIGHT
GLASSTYPEMATERIAL
DOOR
FIREFINISH
RATING REMARKS
FRAME
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
9 10 14
15
17
18
21
22
16 20 19 23 24
25
2626
WINDOW SCHEDULE
SCALE: 1/4" = 1'-0"2
DOOR SCHEDULE
SCALE: 1/4" = 1'-0"2
1 2 3 4 856
7 13
25
11 12
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg
CORPORATE HQ150 EL CAMINO REAL, STE. 112TUSTIN, CA 92780714-832-5100BRANCH OFFICE17528 E. ROWLAND ST,CITY OF INDUSTRY, CA 91748626-913-8101CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-801.dwg
Jun 30, 2026
issue date:
Jun 30, 2026
drawn by:CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.PROJECT:SHEET TITLE:REVISIONDATE#REVISIONDATE#N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-801.DWGXREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg], , , , , , , ,PLOTTED:Layout:June 30, 2026DRAWING FILE:2002 APN: 8717-008-189DIAMOND BAR, CA 9178936 UNIT MULTI-FAMILY PROJECTTRANQUIL GARDEN010/17/25FIRST SUBMITTAL306/12/262nd Fire Submittal101/29/26SECOND SUBMITTAL202/27/26THIRD SUBMITTAL407/01/26FOURTH SUBMITTALA-800 DOOR & WINDOW SCHEDULESPage 194 of 267
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).
Page 195 of 267
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).
Page 196 of 267
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).
Page 197 of 267
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.
Page 198 of 267
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).
Page 199 of 267
4921-6453-1359, v. 1
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).
Page 200 of 267
4921-6453-1359, v. 1
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).
Page 201 of 267
4921-6453-1359, v. 1
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).
Page 202 of 267
4921-6453-1359, v. 1
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).
Page 203 of 267
4921-6453-1359, v. 1
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).
Page 204 of 267
4921-6453-1359, v. 1
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).
Page 206 of 267
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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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4921-6453-1359, v. 1
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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4921-6453-1359, v. 1
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 210 of 267
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 211 of 267
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 212 of 267
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 213 of 267
(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 214 of 267
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 215 of 267
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 216 of 267
Exhibit 1 to ATTACHMENT “A”
Flood Designations
[Attached Behind this Page]
Page 217 of 267
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
Profile Baseline
Hydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of Study
Jurisdiction Boundary
Digital Data Available
No Digital Data Available
Unmapped
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below.
The basemap shown complies with FEMA's basemap
accuracy standards
The flood hazard information is derived directly from the
authoritative NFHL web services provided by FEMA. This map
was exported on 8/22/2025 at 2:10 AM and does not
reflect changes or amendments subsequent to this date and
time. The NFHL and effective information may change or
become superseded by new data over time.
This map image is void if the one or more of the following map
elements do not appear: basemap imagery, flood zone labels,
legend, scale bar, map creation date, community identifiers,
FIRM panel number, and FIRM effective date. Map images for
unmapped and unmodernized areas cannot be used for
regulatory purposes.
Legend
OTHER AREAS OF
FLOOD HAZARD
OTHER AREAS
GENERAL
STRUCTURES
OTHER
FEATURES
MAP PANELS
8
B 20.2
The pin displayed on the map is an approximate
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 218 of 267
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
Native American Tribe/Tribal
Representatives
Response Received Date
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 219 of 267
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 220 of 267
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.
Brandy Salas, Gabrieleño Band
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
provides Kizh Nation with options to meet and
Page 221 of 267
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
on June 15, 2026.
Page 222 of 267
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
concluded and the City incorporated the standard
Page 223 of 267
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
Band of Mission Indians
No response from the tribe.
Robert Dorame, Gabrielino
Tongva Indians of California
Tri bal Council
No response from the tribe.
Christina Conley, Gabrielino
Tongva Indians of California
Tribal Council
No response from the tribe.
Sandonne Goad,
Gabrielino/Tongva Nation
No response from the tribe.
Charles Alvarez, Gabrielino-
Tongva Trib e
No response from the tribe.
Sam Dunlap, Gabrielino-Tongva
Tribe
No response from the tribe.
Joyce Perry, Juaneño Band of
Mission Indians Acjachemen
Nation – Belardes
No response from the tribe.
Steven Estrada, Santa Rosa
Band of Cahuilla Indians
No response from the tribe.
Mercedes Estrada, Santa Rosa
Band of Cahuilla Indians
No response from the tribe.
Vanessa Minott, Santa Rosa
Band of Cahuilla Indians
No response from the tribe.
Joseph Ontiveros, Soboba Band
of Luiseno Indians
No response from the tribe.
Jessica Valdez, Soboba Band of
Luiseno Indians
No response from the tribe.
Page 224 of 267
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 225 of 267
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 226 of 267
3
Diamond Bar Resident
Page 227 of 267
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 228 of 267
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 229 of 267
Jul 28, 2026
Diamond Bar City Hall
21810 Copley Drive
Diamond Bar, CA 91765
Re: Proposed Housing Development Project “Tranquil Gardens”
To: commdev@diamondbarca.gov;
Cc: cityattorney@diamondbarca.gov; citymanager@diamondbarca.gov;
cityclerk@diamondbarca.gov; planning@diamondbarca.gov;
Dear Diamond Bar Planning Commission,
The California Housing Defense Fund (CalHDF) submits this letter to remind the City of its
obligation to abide by all relevant state laws when evaluating the proposed 36-unit housing
development project “Tranquil Gardens” located between the westerly terminus of Gentle
Springs Lane and South Prospectors Road, which includes 3 low-income units. These laws
include the Housing Accountability Act (HAA), the Density Bonus Law (DBL), and AB 130.
The HAA provides the project legal protections. It requires approval of zoning and general
plan compliant housing development projects unless findings can be made regarding
specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subd. (j).) The
HAA also bars cities from imposing conditions on the approval of such projects that would
reduce the project’s density unless, again, such written findings are made. (Ibid.) As a
development with at least two-thirds of its area devoted to residential uses, the project falls
within the HAA’s ambit, and it complies with local zoning code and the City’s general plan.
Increased density, concessions, and waivers that a project is entitled to under the DBL (Gov.
Code, § 65915) do not render the project noncompliant with the zoning code or general plan,
for purposes of the HAA (Gov. Code, § 65589.5, subd. (j)(3)). The HAA’s protections therefore
apply, and the City may not reject the project except based on health and safety standards, as
outlined above. Furthermore, if the City rejects the project or impairs its feasibility, it must
conduct “a thorough analysis of the economic, social, and environmental effects of the
action.” (Id. at subd. (b).)
2201 Broadway, PH1, Oakland, CA 94612
www.calhdf.org
Page 230 of 267
CalHDF also writes to emphasize that the DBL offers the proposed development certain
protections. The City must respect these protections. In addition to granting the increase in
residential units allowed by the DBL, the City must not deny the project the proposed waivers
and concessions with respect to undergrounding utilities, maximum building height,
minimum landscaping percentage, minimum parking dimensions, and reduced parking
ratios. If the City wishes to deny requested waivers, Government Code section 65915,
subdivision (e)(1) requires findings that the waivers would have a specific, adverse impact
upon health or safety, and for which there is no feasible method to satisfactorily mitigate or
avoid the specific adverse impact. If the City wishes to deny requested concessions,
Government Code section 65915, subdivision (d)(1) requires findings that the concessions
would not result in identifiable and actual cost reductions, that the concessions would have
a specific, adverse impact on public health or safety, or that the concessions are contrary to
state or federal law. The City, if it makes any such findings, bears the burden of proof. (Gov.
Code, § 65915, subd. (d)(4).) Of note, the DBL specifically allows for a reduction in required
accessory parking in addition to the allowable waivers and concessions. (Id. at subd. (p).)
Additionally, the California Court of Appeal has ruled that when an applicant has requested
one or more waivers and/or concessions pursuant to the DBL, the City “may not apply any
development standard that would physically preclude construction of that project as
designed, even if the building includes ‘amenities’ beyond the bare minimum of building
components.” (Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.)
Furthermore, the project is eligible for a statutory exemption from CEQA pursuant to AB 130.
(Pub. Res. Code, § 21080.66.) Caselaw from the California Court of Appeal affirms that local
governments err, and may be sued, when they improperly refuse to grant a project a CEQA
exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of
San Diego (2024) 99 Cal.App.5th 890, 911.)
As you are well aware, California remains in the throes of a statewide crisis-level housing
shortage. New housing such as this is a public benefit: by providing affordable housing, it
will mitigate the state’s homelessness crisis; it will increase the city’s tax base; it will bring
new customers to local businesses; and it will reduce displacement of existing residents by
reducing competition for existing housing. While no one project will solve the statewide
housing crisis, the proposed development is a step in the right direction. CalHDF urges the
City to approve it, consistent with its obligations under state law.
CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for
increased access to housing for Californians at all income levels, including low-income
households. You may learn more about CalHDF at www.calhdf.org.
2 of 3
Page 231 of 267
Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
3 of 3
Page 232 of 267
Agenda Item #: 9.1
Meeting Date: September 1, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: League of California Cities Resolution at the 2026 Annual General Assembly.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Provide direction to the City's Delegate on the proposed Resolution to be considered at the League of
California Cities General Assembly Meeting.
FINANCIAL IMPACT:
None.
BACKGROUND:
The League of California Cities (Cal Cities) will be meeting in Anaheim for their Annual Conference and Expo
from September 23-25, 2026. Council Member Andrew Chou is the City's Delegate and Council Member Teng
is the Alternate Delegate. Council Member Chou will be attending the conference. As the City's Delegate,
Council Member Chou will have the opportunity to vote on matters presented at the General Assembly
Meeting during the conference.
Sixty days before the Cal Cities Annual Conference and Expo, Cal Cities members may submit resolutions on
issues of importance to cities. This year, Cal Cities received one resolution by the July 25, 2026, deadline. The
Resolution being presented to the General Assembly for consideration is:
A Resolution of the General Assembly of the League of California Cities calling for a working group to consider
a State Constitutional Amendment or other form of initiative to ensure final local authority over housing and
land use decisions. The proposal was submitted for consideration by the City of Murrieta.
A copy of the Resolution packet is included as Attachment 1. It is recommended that the Council discuss and
provide direction on the Resolution so that Council Member Chou can appropriately represent the City's
position at the General Assembly Meeting.
ANALYSIS:
This Resolution is sponsored by the City of Murrieta, and letters of concurrence were submitted by the cities of
Banning, Calimesa, Canyon Lake, Moreno Valley, Norco, Torrance; Crystal Ruiz, Mayor, City of San Jacinto;
Page 233 of 267
Agenda Item #: 9.1
Meeting Date: September 1, 2026
Jessica Alexander, Mayor, City of Temecula.
The Resolution states that Cal Cities will:
1. Support the development and advancement of a state constitutional amendment or legislative,
policy, or ballot-based strategy that restores and strengthens local authority over housing and land use
matters, including general plans, housing elements, zoning, density, design and development
standards, project siting, and the approval or denial of housing development applications. Pursuant to
the resolution, the strategy should preserve the state’s authority to set broad, statewide housing goals
and enforce civil rights, fair housing, building safety, and environmental standards while protecting
local control by preventing the state from compelling the approval of developments that conflict with
local requirements, override local zoning or density standards, or overturn local land use decisions
where a city has planned for and maintained sufficient capacity to meet its housing obligations.
2. Consider establishing a statewide working group or other appropriate committee(s) to evaluate and
develop a proposed constitutional amendment or other legislative, policy, or ballot-based strategies to
restore and strengthen local authority over housing and land use matters. The resolution states:
“conducting legal, fiscal, and policy analyses; engaging cities and other stakeholders; and building a
statewide coalition of proponent supporters in preparation for the November 2030 General Election, or
within another reasonable time period.”
CalCities staff analysis indicates that revising the state constitution via ballot initiative would likely cost
proponents up to $100 million for the full election cycle.
While not specifically a legislative matter, the proposed Resolution most closely aligns with Item 1) a) of the
Diamond Bar Legislative Platform, which states:
"Support any legislation that protects local control over matters of governance and funding of public services
and infrastructure and oppose any legislation that reduces such authority.”
PREPARED BY:
Ryan McLean, City Manager, City Manager's Office
ATTACHMENTS:
1. 2026 Cal Cities Resolution Packet
2. Diamond Bar Legislative Platform
Page 234 of 267
2025-2026
CAL CITIES OFFICERS
President
Gabe Quinto
Mayor
El Cerrito
First Vice President
Teresa Acosta
Council Member
Carlsbad
Second Vice President
David Cohen
Council Member
San Jose
Immediate Past President
Lynne B. Kennedy
Mayor Pro Tem,
Rancho Cucamonga
Executive Director
and CEO
Carolyn M. Coleman
1400 K Street, Suite 400, Sacramento, CA 95814 • 916.658.8200 • calcities.org
August 10, 2026
TO: Cal Cities Members
RE: Cal Cities 2026 Resolution Packet
Sixty days before the Cal Cities Annual Conference and Expo, Cal Cities
members may submit resolutions on issues of importance to cities. This year,
Cal Cities received one resolution by the July 25 deadline.
The attached packet contains the proposed resolution, background
information, supporting letters from cities and city officials, and an analysis
of the resolution by Cal Cities. The packet includes detailed information on
the resolution process and the next steps for the resolution.
We encourage each city council to consider the resolution and determine
a position so your voting delegate can represent your city’s position on the
resolution.
Voting Delegates: City councils must appoint a voting delegate to vote
during the General Assembly. Each city may also appoint up to two
alternate delegates. If your city has not already done so, please appoint
your voting delegate by Tuesday, Sept. 1, 2026. The voting delegate
packet contains more information.
The 2026 General Assembly will be held Friday, Sept. 25, at 8:30 a.m. in the
Anaheim Convention Center during the Annual Conference and Expo.
For questions about resolutions, voting delegates, or the General Assembly,
please contact Zach Seals.
Page 235 of 267
2026 Resolution Packet
Page 236 of 267
2026 Resolution Packet
Information on 2026 Resolutions Process
Consideration by Policy Committee (pre-conference)
Per the Cal Cities bylaws, Cal Cities President Gabe Quinto has referred the
submitted resolution to the Housing, Community, and Economic Development
Committee. The committee will meet on Thursday, Sept. 17, at 10 a.m. via Zoom
to review the resolution and make a recommendation that will be sent to the
Resolutions Committee. A public comment period will be held during the
meeting. Register for the meeting here.
A list of recommendations the policy committee may make during its meeting is
on page two of this packet.
Consideration by Resolutions Committee (during conference)
On Thursday, Sept. 24, at 1:00 p.m. the Resolutions Committee will meet to review
the resolution and the recommendation of the policy committee.
The Resolutions Committee consist of one representative from each of Cal Cities
caucuses, departments, divisions, and policy committees, as well as up to ten
additional appointments made by the Cal Cities President. A public comment
period will be held during the meeting. Refer to the onsite conference program
for the location.
A list of recommendations the Resolutions Committee may make during its
meeting is on page two of this packet.
Consideration by the General Assembly (during conference)
The General Assembly will convene on Friday, Sept. 25, at 8:30 a.m. to consider
any resolutions the Resolutions Committee has forwarded. To vote during the
General Assembly, voting delegates must have checked in at the voting
delegate booth.
Conference attendees will receive materials for the General Assembly on the
evening of Thursday, Sept. 24. For more information on voting and discussion
procedures during the General Assembly, see page three of this packet.
Petitioned Resolutions (during conference)
The petitioned resolution is an alternate method to introduce policy proposals
during the annual conference. To initiate a petitioned resolution, voting delegates
from 10% of member cities must sign the petition. The resolution and signatures are
due at least 24 hours before the beginning of the General Assembly. Voting
delegates who have checked in at the voting delegate booth can receive more
information on petitioned resolutions at the booth onsite.
1
Page 237 of 267
2026 Resolution Packet
Policy Committee and Resolutions Committee Actions
The submitted resolution will be heard by the policy committee to which it was
assigned, and the Resolutions Committee. The table below shows what
recommendations these bodies may make on the resolution.
Policy Committee Actions Resolutions Committee Actions
Approve Approve
Disapprove* Disapprove*
No Action No Action
Amend and approve
Amend and approve
Refer to appropriate policy committee
for further study*
Approve as amended
Refer as amended to appropriate
policy committee for further study*
Refer to appropriate policy committee
for further study*
Refer as amended to appropriate
policy committee for further study*
Approve with additional
amendment(s)
Additional amendments and refer to
appropriate policy committee for
further study*
*If a resolution is disapproved or referred for further study by all policy committees to which it is
assigned and the Resolutions Committee, it will not proceed to the General Assembly.
2
Page 238 of 267
2026 Resolution Packet
General Assembly Voting and Discussion Procedures
Discussion Procedures:
Discussion procedures during the General Assembly are guided by two calendars:
the Consent Calendar and the Regular Calendar. As seen below, resolutions are
calendared by the recommendations they receive from policy committees and
the Resolutions Committee.
For General Resolutions:
Policy Committee Recommendation
Resolutions Committee Recommendation Calendar
Approve Approve Consent Calendar
Approve Disapprove or refer Regular Calendar
Disapprove or refer Approve Regular Calendar
Disapprove or refer Disapprove or refer Does not proceed to General
Assembly
For Petitioned Resolutions:
Policy Committee Recommendation Resolutions Committee Action Calendar
N/A
Approve Regular Calendar
Disapprove or Refer Regular Calendar
Disqualified Does not proceed to General
Assembly
Items on the Consent Calendar will be presented as one motion during the
General Assembly from the Resolutions Committee chair. Unless an item on the
Consent Calendar is set aside by the majority of the General Assembly, a vote will
be taken on the whole calendar. If an item is set aside, it will be opened for
discussion, followed by a vote.
Items on the Regular Calendar will be presented individually by the Resolutions
Committee chair. After a recommendation is presented by the Resolutions
Committee chair, the resolution will be opened for discussion by the General
Assembly. A vote will take place following discussion.
Voting Procedures:
Per Cal Cities Bylaws Article XII, Sec. 2, all votes will be conducted by voice vote
first. If the presiding official cannot determine the outcome, a vote will be taken
by an alternative method, typically a raise of voting cards by voting delegates. A
roll call vote may be called for by delegates of ten percent or more of the
General Assembly.
3
Page 239 of 267
2026 Resolution Packet
2026 Resolution
1.Resolution No. 1 submitted by City of Murrieta
•Letters of concurrence submitted by:
i.City of Banning;
ii.City of Calimesa;
iii.City of Canyon Lake;
iv.City of Moreno Valley;
v.City of Norco;
vi.City of Torrance;
vii.Crystal Ruiz, Mayor, City of San Jacinto;
viii.Jessica Alexander, Mayor, City of Temecula
•Referred to Housing, Community, and Economic Development
Committee
•Policy Committee Recommendation:
•Resolutions Committee Recommendation:
4
Page 240 of 267
2026 Resolution Packet
Resolution No. 1
Submitted by City of Murietta
5
Page 241 of 267
2026 Resolution Packet
1.A RESOLUTION OF THE GENERAL ASSEMBLY OF THE LEAGUE OF CALIFORNIA CITIES
CALLING FOR A WORKING GROUP TO CONSIDER A STATE CONSTITUTIONAL
AMENDMENT OR OTHER FORM OF INITIATIVE TO ENSURE FINAL LOCAL AUTHORITY OVER
HOUSING AND LAND USE DECISIONS
Source: City of Murrieta
Concurrence of five or more cities/city officials
Cities/city officials: City of Banning; City of Calimesa; City of Canyon Lake; City of Moreno
Valley; City of Norco; City of Torrance; Crystal Ruiz, Mayor, City of San Jacinto; Jessica
Alexander, Mayor, City of Temecula
Referred to: Housing, Community, and Economic Development Policy Committee
WHEREAS, California cities have historically been responsible for adopting general
plans and zoning regulations, reviewing housing development proposals, and providing or
coordinating the streets, water, wastewater, public safety, parks, transportation, and other
infrastructure and services necessary to support responsible, environmentally sound, and
well-planned residential growth; and
WHEREAS, the League of California Cities is dedicated to protecting and expanding
local control for municipalities across the state to ensure their orderly growth and
development; and
WHEREAS, the League of California Cities recognizes that local zoning is a primary
function of cities and an essential component of home rule, and that a city’s general plan
should guide its land use planning and strategic decision-making free from pre-emption by
the state; and
WHEREAS, increasingly prescriptive statewide housing mandates and development
approval requirements can override locally adopted plans, zoning standards, and public
review procedures without adequately accounting for differences that exist in each
unique jurisdiction in infrastructure capacity, water availability, wildfire and evacuation
risks, environmental constraints, fiscal impacts, public service needs, and community
priorities; and
WHEREAS, California’s housing goals can be more effectively advanced through
state funding, streamlined environmental requirements, and voluntary partnerships that
support housing production while preserving the authority of locally elected officials to
determine how and where housing is best planned and approved;
NOW, THEREFORE, BE IT RESOLVED, by the General Assembly of the League of
California Cities, assembled during the Annual Conference in Anaheim, California, on
September 25, 2026, that the League of California Cities support the development and
advancement of a state constitutional amendment or other legislative, policy, or ballot-
based strategies that restore and strengthen local authority over housing and land use
matters within municipal boundaries, including general plans, housing elements, zoning,
density, design and development standards, project siting, and the approval or denial of
housing development applications; and
6
Page 242 of 267
2026 Resolution Packet
BE IT FURTHER RESOLVED, that any constitutional amendment or alternative strategy
should preserve the State’s authority to establish broad statewide housing goals and
enforce constitutional and civil rights, fair housing requirements, building and life-safety
standards, and generally applicable environmental protections, while protecting cities
from state actions that compel, through funding conditions or state law, the approval of
housing developments that are inconsistent with locally adopted requirements; override
local zoning or density standards; or invalidate locally adopted housing or land use
decisions when a city has planned in good faith to accommodate its regional housing
needs allocation and maintains adequate capacity for housing at all income levels; and
BE IT FURTHER RESOLVED, that the League of California Cities consider establishing a
statewide working group or other appropriate committee(s) to evaluate and develop a
proposed constitutional amendment or other legislative, policy, or ballot-based strategies
to restore and strengthen local authority over housing and land use matters including but
limited to: conducting appropriate legal, fiscal, and policy analyses; engaging cities and
other stakeholders; and building a statewide coalition of proponent supporters in
preparation for; the November 2030 General Election, or within another reasonable time
frame as determined by the working group.
7
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2026 Resolution Packet
Resolution No. 1: Background
Information
8
Page 244 of 267
2026 Resolution Packet
Background Information for Resolution
Source: City of Murrieta
Background:
California cities are responsible for planning residential growth, adopting general
plans and zoning regulations, reviewing development proposals, and providing or
coordinating the infrastructure and public services necessary to support new
housing. Since 2010, the State has enacted more than 500 housing-related laws
that have increasingly shifted housing and land use authority away from local
governments. These laws have expanded by-right development, limited locally
adopted standards and review processes, and established enforcement
mechanisms, including the builder’s remedy, that may override local plans and
zoning. Although these measures are frequently presented as solutions to housing
affordability, many increase development capacity or restrict local review
without delivering the meaningful production of housing needed to address the
housing crisis.
At the same time, the State has continued to prioritize increased development
capacity without adequately accounting for the infrastructure, public services,
economic realities, and safety measures necessary to support housing growth.
State mandates often fail to reflect local conditions, including roadway and utility
capacity, water availability, wildfire exposure, environmental limitations, fiscal
impacts, and the availability of essential services. Cities are consequently required
to accommodate additional housing while receiving no funding or assistance to
address the resulting infrastructure and service demands.
Local elected officials are directly accountable to the residents who experience
the effects of development decisions and are responsible for balancing housing
production with infrastructure capacity, public safety, environmental protection,
fiscal sustainability, and community needs. Cities of all types in California have
been grappling with this dynamic, ranging from urban to rural, coastal to inland,
small to large, northern to southern, voicing concerns to legislative representatives
with minimal responsiveness. This is an issue of statewide concern that needs the
strength and diversity of the League of California Cities to pursue a long-term
solution.
The proposed resolution directs the League of California Cities to establish a
statewide working group to evaluate a constitutional amendment or other
legislative, policy, or ballot-based strategies to restore and strengthen local
authority over housing and land use decisions. The working group would be
tasked with developing a more balanced framework that preserves the State’s
role in establishing broad housing goals and enforcing constitutional, civil rights,
fair housing, building, life-safety, and environmental requirements, while restoring
meaningful local authority to allow cities to determine how statewide housing
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2026 Resolution Packet
objectives should be implemented in a manner that reflects local conditions and
community priorities while continuing to support responsible housing production.
As the primary statewide organization representing California cities, the League is
uniquely positioned to lead this effort. Its established policy, legal, legislative,
communications, and advocacy networks enable it to convene municipalities,
evaluate potential strategies, conduct legal and fiscal analyses, build consensus,
engage stakeholders, and coordinate with statewide decision-makers. League
leadership would help ensure that any recommendation reflects the collective
interests of California municipalities and would provide the credibility,
organizational capacity, and statewide reach necessary to advance a viable
strategy.
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2026 Resolution Packet
Resolution No. 1: Letters of
Concurrence
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July 23, 2026
President Gabe Quinto
League of California Cities
1400 K Street, Suite 400
Sacramento, CA 95814
Subject: Support for a Resolution Establishing a Working Group to Evaluate a State Constitutional
Amendment or Other Initiative to Restore Local Housing and Land Use Authority
Dear President Quinto,
The City of Murrieta is sponsoring a resolution for consideration by the General Assembly of the
League of California Cities to establish a statewide working group to evaluate a constitutional
amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local
authority over housing and land use decisions.
The proposed resolution, together with the required background materials, will be submitted to Cal
Cities for consideration at the 2026 Annual Conference in Orange County on September 24 and
25. The resolution would direct the League to convene a working group to evaluate potential
approaches for addressing the increasingly broad and prescriptive state mandates affecting local
housing, zoning, development standards, and project approval authority.
On behalf of the City of Canyon Lake, this letter confirms our support for the City of Murrieta’s
submission of the proposed resolution and its consideration by the League of California Cities
General Assembly at the 2026 Annual Conference.
Sincerely,
Arron Brown
City Manager
City of Canyon Lake
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July 23, 2026
President Gabe Quinto
League of California Cities
1400 K Street, Suite 400
Sacramento, CA 95814
Subject: Support for a Resolution Establishing a Working Group to Evaluate a State Constitutional
Amendment or Other Initiative to Restore Local Housing and Land Use Authority
Dear President Quinto,
The City of Murrieta is sponsoring a resolution for consideration by the General Assembly of the League of
California Cities to establish a statewide working group to evaluate a constitutional amendment or other
legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land
use decisions.
The proposed resolution, together with the required background materials, will be submitted to Cal Cities for
consideration at the 2026 Annual Conference in Orange County on September 24 and 25. The resolution
would direct the League to convene a working group to evaluate potential approaches to address increasingly
broad and prescriptive state mandates affecting local housing, zoning, development standards, and project
approval authority.
On behalf of the City of Moreno Valley, this letter confirms our support for the City of Murrieta’s submission of
the proposed resolution and its consideration by the League of California Cities General Assembly at the 2026
Annual Conference.
Sincerely,
Brian Mohan
City Manager
City of Moreno Valley
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July 22, 2026
President Gabe Quinto
League of California Cities
1400 K Street, Suite 400
Sacramento, CA 95814
Subject: Support for a Resolution Establishing a Working Group to Evaluate a State
Constitutional Amendment or Other Initiative to Restore Local Housing and Land
Use Authority
Dear President Quinto,
The City of Murrieta is sponsoring a resolution for consideration by the General Assembly of the
League of California Cities to establish a statewide working group to evaluate a constitutional
amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local
authority over housing and land use decisions.
The proposed resolution, together with the required background materials, will be submitted to
Cal Cities for consideration at the 2026 Annual Conference in Orange County on September 24
and 25. The resolution would direct the League to convene a working group to evaluate potential
approaches for addressing the increasingly broad and prescriptive state mandates affecting local
housing, zoning, development standards, and project approval authority.
On behalf of the City of the Norco, this letter confirms our support for the City of Murrieta’s
submission of the proposed resolution and its consideration by the League of California Cities
General Assembly at the 2026 Annual Conference.
Sincerely,
Kevin Bash
City Council Member
(951) 768-8981
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July 23, 2026
Mr. Gabe Quinto, President
League of California Cities
1400 K Street, Suite 400
Sacramento, CA 95814
Subject: Support for the City of Murrieta's Resolution Establishing a
Working Group to Evaluate a State Constitutional Amendment or
Other Initiative to Restore Local Housing and Land Use Authority
Dear President Quinto:
I am writing in my individual capacity as Mayor of the City of Temecula to express my
strong support for the City of Murrieta's proposed resolution for consideration by the
General Assembly of the League of California Cities at the 2026 Annual Conference.
The proposed resolution presents an important opportunity to thoughtfully evaluate the
appropriate balance between California's statewide housing objectives and the
constitutional principle of local governance. Establishing a statewide working group to
examine a potential constitutional amendment, legislative reforms, or other policy
initiatives will provide a meaningful forum to assess how local authority over housing
and land use decisions can be strengthened while continuing to address the State's
housing challenges.
Cities are uniquely positioned to understand the needs, opportunities, and constraints
of their communities. Local elected officials are accountable to the residents they serve
and are best equipped to make land use decisions that reflect a community's character,
infrastructure capacity, economic development goals, environmental stewardship, and
long-term vision. Equally important, local governments bear the primary responsibility
for protecting public safety. Decisions regarding housing density, transportation,
emergency access, wildfire preparedness, evacuation routes, police and fire service
capacity, water availability, and critical infrastructure are inherently local matters that
require the knowledge and judgment of those who serve their communities every day.
While the State has an important role in addressing California's housing needs, a
collaborative approach that respects local expertise and preserves meaningful local
discretion will produce stronger, safer, and more sustainable communities. The
proposed working group offers an opportunity to evaluate policies that achieve these
shared objectives while restoring an appropriate balance between state direction and
local authority.
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Mr. Gabe Quinto, President
League of California Cities
July 23, 2026
Page 2
Although this letter reflects my personal position and is not an official action or policy
of the City of Temecula or the Temecula City Council, I respectfully endorse the City
of Murrieta's submission of this resolution and encourage its favorable consideration
by the League of California Cities General Assembly.
Thank you for your leadership and your thoughtful consideration of this important issue.
Respectfully,
Jessica Alexander
Mayor, City of Temecula
Signing in her individual capacity
and not on behalf of the City of Temecula
or the Temecula City Council.
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2026 Resolution Packet
Resolution No. 1: Staff Analysis
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League of California Cities Staff Analysis on Resolution No. 1
Staff: Brady Guertin, Legislative Advocate
Committee: Housing, Community, and Economic Development
Summary:
Resolution No.1 states that the League of California Cities (Cal Cities) will:
1. Support the development and advancement of a state constitutional
amendment or legislative, policy, or ballot-based strategy that restores
and strengthens local authority over housing and land use matters,
including general plans, housing elements, zoning, density, design and
development standards, project siting, and the approval or denial of
housing development applications.
Pursuant to the resolution, the strategy should preserve the state’s
authority to set broad, statewide housing goals and enforce civil rights,
fair housing, building safety, and environmental standards while
protecting local control by preventing the state from compelling the
approval of developments that conflict with local requirements, override
local zoning or density standards, or overturn local land use decisions
where a city has planned for and maintained sufficient capacity to meet
its housing obligations.
2. Consider establishing a statewide working group or other appropriate
committee(s) to evaluate and develop a proposed constitutional
amendment or other legislative, policy, or ballot-based strategies to
restore and strengthen local authority over housing and land use matters.
The resolution states: “conducting legal, fiscal, and policy analyses;
engaging cities and other stakeholders; and building a statewide
coalition of proponent supporters in preparation for the November 2030
General Election, or within another reasonable time period.”
Background:
As provided in the background information, the city of Murrieta is sponsoring this
resolution in response to concerns over state laws that have increasingly
reduced city discretion over housing and land use decisions, including
legislation that requires ministerial or by-right approvals for housing projects, limits
the application of local development standards, and strengthens state
enforcement mechanisms against local governments.
Additionally, the city of Murrieta, in its background information, maintains that
these legislative efforts have not resulted in sufficient housing production to
address California's housing shortage and have not adequately accounted for
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local infrastructure, public service needs, public safety, market, and fiscal
considerations.
The resolution states that California’s housing goals are better advanced
through state funding, streamlined environmental requirements, and voluntary
partnerships, while preserving local authority over how and where housing is best
planned and approved.
Consideration of the resolution may be informed by a brief examination of how
the California Constitution allocates authority between the state and cities with
respect to land use decisions.
The constitution grants cities the power to adopt local laws to protect the
public’s health, safety, and welfare. This grant is called the “police power,”
which is the basis for local land use regulation. The constitution grants charter
cities the additional power to adopt local laws affecting “municipal affairs.” This
power, commonly referred to as “home rule,” is based on the principle that a
city, rather than the state, is in the best position to identify and satisfy the needs
of the local community.
The constitution’s broad grant of police power contains a significant limitation.
Local law adopted under the police power is not valid if it “conflicts” with state
law. A local law “conflicts” with state law when it regulates the same “field” in
which the Legislature has stated its intent to occupy. In that case, state law is
said to “preempt” the local law and it cannot be enforced.
An ordinance adopted by a charter city under the municipal affairs power
cannot be enforced if it affects a “matter of statewide concern.” The subjects
that have been identified as “matters of statewide concern” have changed
over the years due to economic, social, and political circumstances.
Since the 1960s, the state has enacted numerous laws that limit or preempt
aspects of local land use and zoning authority. These laws include the Fair
Employment and Housing Act, Housing Element Law, Housing Accountability
Act, Density Bonus Law, Permit Streamlining Act, accessory dwelling unit laws,
California Environmental Quality Act, and others. In recent years, the state has
enacted several laws that Cal Cities was the leading opposition force against,
as many of the proposals pre-empted local land use authority, limited public
review, and constrained local flexibility. In support of its housing and land use
legislation, the Legislature has cited a statewide housing crisis and the need for
increased housing production at all income levels while asserting that a uniform
approach to local land use decision-making is required.
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Discussion:
The resolution does not prescribe a specific policy mechanism. The eight letters
in support recommend creating a working group or committee to evaluate
potential approaches, including legislative proposals, constitutional
amendments, or ballot initiatives to strengthen local authority over housing and
land use matters.
A discussion of a strategy to restore and strengthen local authority over housing
and land use matters will need to consider the California Constitution’s
framework for both preemption of police power enactments and municipal
affairs, discussed above. It will also need to determine whether changes to the
California Constitution will be proposed, and whether they constitute an
amendment or a revision, which require different processes.
A constitutional revision is a multistep process blending legislative consensus,
voter support, and on occasion, a constitutional convention. It requires
significant public engagement.
A constitutional amendment would require a ballot initiative, which includes
gathering enough valid signatures to qualify for the ballot, building large
coalitions to support election efforts, and campaigning to voters to support the
initiative. This process can involve significant costs. In the last major election for
ballot initiatives in 2024, proponents spent $8-$18 million to qualify for the ballot
and spent nearly $700 million for the full election cycle, averaging out to about
$100 million per ballot initiative.
Cal Cities has been engaged in ballot advocacy for over 20 years. In the early
2000s, Cal Cities developed a ballot advocacy infrastructure that included
forming an issue political action committee, fundraising, establishing a network
of regional managers, and building a coalition with other organizations to
ultimately advocate on a ballot measure. Ballot advocacy requires the
approval of the Board of Directors with a supermajority vote.
In the Legislature, Cal Cities plays an active and influential role to ensure that
local flexibility and autonomy in the land use and housing space is maintained
by engaging on dozens of bills every legislative session to ensure that cities'
voices are heard at the state Capitol. Below, you will find Cal Cities “Existing
Policy” on local control, housing, and land use policies.
Fiscal Impact
The resolution itself would not have a significant direct fiscal impact. However,
depending on what actions follow, the fiscal costs could be significant.
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Existing Cal Cities Policy
Vision
To be recognized and respected as the leading advocate for the common
interests of California's cities.
Mission Statement
To expand and protect local control for cities through education and advocacy
to enhance the quality of life for all Californians.
We Believe
• Local self-governance is the cornerstone of democracy.
• Our strength lies in the unity of our diverse communities of interest.
• In the involvement of all stakeholders in establishing goals and in solving
problems.
• In conducting the business of government with transparency, openness,
respect, and civility.
• The spirit of honest public service is what builds communities.
• Open decision-making that is of the highest ethical standards honors the
public trust.
• Cities are vital to the strength of the California economy.
• The vitality of cities is dependent upon their fiscal stability and local
autonomy.
• The active participation of all city officials increases the League's
effectiveness.
• Partnerships and collaborations are essential elements of focused
advocacy and lobbying.
• Ethical and well-informed city officials are essential for responsive,
visionary leadership and effective and efficient city operations.
Zoning
Cal Cities believes local zoning is a primary function of cities and is an essential
component of home rule. The process of adoption, implementation and
enforcement of zoning ordinances should be open and fair to the public and
enhance the responsiveness of local decision-makers. State policy should leave
local siting and use decisions to the city and not interfere with local prerogative
beyond providing a constitutionally valid procedure for adopting local
regulations. State agency siting of facilities, including campuses and office
buildings, should be subject to local notice and hearing requirements in order to
meet concerns of the local community. Cal Cities opposes legislation that seeks
to limit local authority over parking requirements.
Housing Element
Housing issues should be addressed in the general plan as other planning issues
are. The housing element should be prepared for the benefit of local
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governments and should have equal status with the other elements of the
general plan.
Encourage Full Community Participation
Foster an open and inclusive community dialogue and promote alliances and
partnerships to meet community needs.
Well-Planned New Growth
Recognize and preserve open space, watersheds, environmental habitats, and
agricultural lands, while accommodating new growth in compact forms, in a
manner that:
• De-emphasizes automobile dependency;
• Integrates the new growth into existing communities;
• Creates a diversity of affordable housing near employment centers;
• Provides job opportunities for people of all ages and income levels.
Support:
The following letters of concurrence were received:
City of Banning
City of Calimesa
City of Canyon Lake
City of Moreno Valley
City of Norco
City of Torrance
Crystal Ruiz, Mayor, City of San Jacinto
Jessica Alexander, Mayor, City of Temecula
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City of Diamond Bar
Legislative Platform
1
1) General
a) Support any legislation that protects local control over matters of governance and
funding of public services and infrastructure and oppose any legislation that
reduces such authority.
2) Finance
a) Support legislation that proposes to provide funding for transportation
infrastructure, public facilities and systems, public safety, and park development
without raising taxes.
b) Oppose legislation that reduces, eliminates, redistributes, or otherwise limits local
discretion over revenue allocations, including sales, property, and HUTA/gas
taxes, vehicle in lieu fees, public safety grants, transportation infrastructure
funding, etc.
c) Oppose legislation that imposes unfunded mandates upon local governments
without guaranteed financial offsets or benefits.
d) Support legislation that advocates equitable distribution of Property Tax
allocations based on overall contribution.
3) Economic Development
a) Support legislation that provides new and enhanced tools to stimulate the local
economy develop and retain businesses, and create new jobs.
4) Transportation
a) Oppose legislation that identifies the SR-60 Freeway Corridor as a preferred
alternative for truck-only lanes.
5) Land Use
a) Oppose legislation that weakens local government authority over any land use
and/or zoning decisions, including, but not limited to, housing developments of all
kinds, energy and utilities projects, massage establishment, dispensaries, and
telecommunications sites.
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City of Diamond Bar
Legislative Platform
2
b) Support legislation that enhances local authority over group residential care
facilities, including oversight and location.
c) Oppose measures that mandate unattainable Regional Housing Needs
Assessment (RHNA) requirements.
d) Support legislation that enhances the City’s ability to enforce municipal codes for
businesses operating outside their approved land use and without a Conditional
Use Permit.
6) Public Works
a) Support legislation authorizing local governments to enter into agreements with
private entities to finance specified types of revenue generating infrastructure
projects
b) Oppose legislation requiring local public works projects to be designed and/or
approved by state engineers/architects.
7) Public Safety
a) Support legislation that enhances local crime prevention and reduction efforts,
particularly for those related to violent and property crimes and sales or
manufacturing of illegal drugs,
b) Support legislation that addresses statewide increases in crime directly related to
realignment and early release initiatives.
c) Support legislation that strengthens consequences for those convicted of burglary,
larceny theft, and vandalism of public property.
8) Environmental
a) Oppose legislation and/or regulations that place undue hardship on local
governments in an effort to implement new environmental or clean energy
mandates.
b) Support legislation that provides fiscally responsible policy for renewable energy
programs.
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City of Diamond Bar
Legislative Platform
3
c) Support legislation that provides increased funding opportunities for storm water
and associated compliance requirements.
Administrative Procedures:
1. The City Council’s adopted Legislative Platform establishes the City’s legislative
advocacy strategy necessary to promote Diamond Bar’s long-term interests. The
Platform identifies the key issues, objectives, and priorities and establishes
procedures to formally respond effectively to time -sensitive legislative actions at the
regional, state, and federal levels.
2. Staff shall monitor legislative proposals and consult with key advocacy groups such
as the League of California Cities, California Contract Cities Association, and other
professional and membership based organizations to analyze for consistency with the
Council’s adopted Platform. The City will take a position on matters that directly impact
the provision of municipal services. Generally, the City will not take a position on
matters unrelated to municipal services, including international and/or social issues.
3. Once consistency with the Platform is confirmed, staff is authorized to prepare an
official position letter affixed with the Mayor’s electronic signature, with the following
exceptions:
a) Legislative proposals with tax implications of any kind shall be reviewed by the
Legislative Subcommittee and approved by the City Council before an official
position letter is generated.
b) Legislative proposals that conflict with two or more categories in the Platform
shall be reviewed by the Legislative Subcommittee and approved by the City
Council before an official position letter is generated.
4. A copy of the official position letter shall be distributed to the author of the bill, the
Mayor and City Council, and other key stakeholders with a copy maintained in the
City’s electronic records repository.
5. During the Legislative session and as otherwise necessary, staff shall prepare a
monthly legislative digest for the City Council, coordinate with the Legislative
Subcommittee, identifying bills on which the City has taken a position. The digest shall
include a summary of the bill and current legislative status.
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