Agenda packet — Diamond Bar City Council, August 11, 2022 (part 2 of 2)

Processing times vary and depend on
the size and complexity of the project.

Small projects such as residential
additions require only Zoning
Clearance to confirm that the project
complies with objective standards.

Projects reviewed by the Planning
Commission, such as Conditional Use
Permits, typically require between 1
and 2 months to process. Tentative
parcel maps and tentative tract maps
typically require 3 to 6 months to
process. Projects reviewed by the City
Council, such as General Plan and
Zoning Amendments, typically require
between 3 and 6 months to process.

Table 9-32 identifies the current review
authority responsible for making
decisions on land use permits and other
entitlements, as well as the estimated
processing time for each type of
application.

Table 9-32: Review Authority for Residential Development Type of Permit or Decision (*)
Est. Processing
Time Director
Hearing
Officer
Planning
Commission
City
Council
Administrative Development Review (SF or MF) 6-8 weeks Final Appeal Appeal Development Review (SF or MF) 8 weeks Final Appeal
Development Agreement** 12-24 weeks Recommend Final
Minor Conditional Use Permit 4-6 weeks Final Appeal Appeal Conditional Use Permit 8 weeks Final Appeal
Minor Variance 2-4 weeks Final Appeal Appeal
Variance** 4-8 weeks Final Appeal
General Plan Amendment** 12-24 weeks Recommend Final
Specific Plan** 12-24 weeks Recommend Final
Zoning Map or Development Code Amendment 12-24 weeks Recommend Final Tentative Map** 12-24 weeks Recommend Final
Plot Plan 4 weeks Final Appeal Appeal
Zoning Clearance (over the counter) 1 week Final Appeal Appeal Source: Diamond Bar Development Code; Community Development Department * The Director and Hearing Officer may defer action on permit applications and refer the item(s) to the Commission for final decision. ** Permit typically involves environmental clearance pursuant to CEQA and is subject to the Permit Streamlining Act.

Certain steps of the development
process are required by State rather
than local laws. The State has defined
processing deadlines to limit the
amount of time needed for review of
required reports and projects. The
following describes the five-step
development review process in
Diamond Bar:
• Application Submittal.

Applications for land use permits
and other matters pertaining to
the Development Code must be
filed on a City application form,
together with all necessary fees
and/or deposits, exhibits, maps,
materials, plans, reports, and
other information required by the
Development Services
Department. Prior to submitting an
application, applicants are
strongly encouraged to request a
pre-application conference with

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9.0 staff. The purpose of the preapplication conference is to inform the applicant of City
requirements as they pertain to
the proposed development
project, review the procedures
outlined in the Development
Code, explore possible
alternatives or modifications, and
identify necessary technical
studies and required information
related to the environmental
review of the project. This preapplication review helps to expedite the permit process and
reduce development cost by
resolving issues early on and
minimizing the need for plan
revisions.

After submittal, applications are
reviewed for completeness within
30 days as required by State law
and applicants are promptly
notified if any additional
information is required.

Single-family residential uses are
permitted by-right in all residential
zoning districts. Multi-family
residential uses are permitted byright in the RM, RMH and RH zones.

All new residential construction
and some additions to existing
residences are subject to
“Development Review.”
Development Review and
Administrative Development
Review applications for projects
that also require the approval of
another discretionary permit (e.g.,
conditional use permit) shall be
acted upon concurrently with the
discretionary permit and the final
determination shall be made by
the highest level of review
authority in compliance with Table
9-32.

Development Review. An application for Development Review is required for residential projects
that propose one or more dwelling
units (detached or attached) and
that involve the issuance of a
building permit for construction or
reconstruction of a structure(s)
meeting the following criteria:
• New construction on a vacant
lot and new structures,
additions to structures, and
reconstruction projects which
are equal to 50% or greater of
the floor area of existing
structures on site, or have 5,001
square feet or more of
combined gross floor area in
any commercial, industrial, and
institutional development; or
• Projects involving a substantial
change or intensification of
land use (e.g., the conversion
of and existing structure to a
restaurant, or the conversion of
a residential structure to an
office or commercial use); or
• Residential, commercial,
industrial, or institutional
projects proposed upon a
descending slope abutting a
public street.

Administrative Development
Review. An application for
Administrative Development
Review is required for residential,
industrial, and institutional
developments that involve the
issuance of a building permit for
construction or reconstruction of a
structure(s) meeting the following
thresholds of review:
• Commercial, industrial, and
institutional developments that
propose up to 5,000 square
feet of combined floor area; or

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9-44 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 • Projects that do not meet the
specific criteria for
Development Review.

Development Review and
Administrative Development
Review are non-discretionary
review procedures intended to
address design issues such as
landscaping and building
massing, and do not include a
review of the merits or suitability of
the use itself. Required findings for
Development Review approval
are as follows:
(1) The design and layout of the
proposed development are
consistent with the general plan,
development standards of the
applicable district, design
guidelines, and architectural
criteria for special areas (e.g.,
theme areas, specific plans,
community plans, boulevards or
planned developments);
(2) The design and layout of the
proposed development will not
interfere with the use and
enjoyment of neighboring existing
or future developments, and will
not create traffic or pedestrian
hazards;
(3) The architectural design of the
proposed development is
compatible with the character of
the surrounding neighborhood
and will maintain and enhance
the harmonious, orderly and
attractive development
contemplated by this chapter, the
general plan, or any applicable
specific plan;
(4) The design of the proposed
development will provide a
desirable environment for its
occupants and visiting public as
well as its neighbors through good
aesthetic use of materials, texture
and color, and will remain
aesthetically appealing;
(5) The proposed development will
not be detrimental to the public
health, safety or welfare or
materially injurious (e.g., negative
effect on property values or
resale(s) of property) to the
properties or improvements in the
vicinity;
(6) The proposed project has been
reviewed in compliance with the
provisions of the California
Environmental Quality Act (CEQA);
(7) For projects utilizing the
affordable housing density bonus
provisions in section 22.18.010, the
proposed project meets the
requirements of section 22.18.010.
• Initial Application Review. The
Director reviews all applications
for completeness and accuracy
before they are accepted as
being complete and officially
filed. Processing of applications
does not commence until all
required fees and deposits have
been paid. Without the application fee or a deposit, the application is not deemed
complete.

Within 30 days of a submittal, staff
reviews the application package
and the applicant is informed in
writing of whether or not the
application is deemed complete
and has been accepted for
processing. If the application is
incomplete, the applicant is
advised regarding what
additional information is required.

If a pending application is not
deemed complete within 6
months after the first filing with the
Department, the application

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9.0 expires and is deemed withdrawn.

Any remaining deposit amount is
refunded, subject to
administrative processing fees.
• Environmental Review. After
acceptance of a complete
application, a project is reviewed
for compliance with the California
Environmental Quality Act
(CEQA). A determination is made
regarding whether or not the
proposed project is exempt from
the requirements of CEQA. If the
project is not exempt, a
determination is made regarding
whether a Negative Declaration,
Mitigated Negative Declaration,
or Environmental Impact Report
will be required based on the
evaluation and consideration of
information provided by an initial
study. If an EIR is required, a
minimum of nine months to one
year is typically required to
complete the process.
• Staff Report and Recommendations. A staff report is prepared by the Director that describes the
conclusions and findings about
the proposed land use
development. The report includes
recommendations on the
approval, approval with
conditions, or disapproval of the
application. Staff reports are
provided to the applicant at the
same time they are provided to
the Hearing Officer, or members
of the Commission and/or
Council, before a hearing on the
application.
• Notice and Hearings. An
application for a development
review or administrative
development review is scheduled
for a public hearing once the
department has determined the
application complete. Administrative development reviews and minor CUPs are heard by a
Hearing Officer (staff) while more
significant applications are heard
by the Planning Commission.

Legislative acts such as General
Plan amendments, zone changes,
specific plans and development
agreements require City Council
approval. Upon completion of the
public hearing, the review
authority shall announce and
record the decision within 21 days
following the conclusion of the
public hearing. The decision shall
contain the required findings and
a copy of the resolution shall be
mailed to the applicant.

The City is currently preparing a revised
Development Code, which will include
streamlined permit review procedures
and objective standards to ensure that
the development review process does
not act as a constraint to housing
development (see Program 8).

The length of time between project
approval and request for building
permit can vary widely depending on
the size and complexity of the project,
the applicant’s schedule for preparing
building plans and any required
corrections. Typical permit review times
are 7 to 10 days for single-family
developments and 2 weeks for multifamily developments. Typical time from entitlement to building permit
application ranges from 3 months to a
year depending on the complexity of
the project (such as custom homes on
hillside lots).

Due to high property values and the
shortage of vacant residential land,
development proposals typically seek
to maximize allowable densities unlike

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9-46 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 areas further inland where more vacant
land is available.

While the intent of the City’s
development review process is to
ensure that new projects comply with
policies and regulations, the time
required for project review has the
effect of adding to the overall cost of
housing. For some housing projects,
cities are limited to ministerial permit
review based on objective standards in
order to minimize processing time. As
part of the comprehensive
Development Code update (Program
H-8) the City will implement
improvements to development review
procedures, such as through the use of
objective standards and/or
administrative review, in order to
reduce processing time and increasing
development certainty for housing
development projects, particularly
those that include units affordable to
low- and moderate-income
households.

Development Fees and Improvement Requirements
After the passage of Proposition 13 and
its limitation on local governments’
property tax revenues, cities and
counties have faced increasing
difficulty in providing public services and
facilities to serve their residents. One of
the main consequences of Proposition
13 has been the shift in funding of new
infrastructure from general tax revenues
to development impact fees and
improvement requirements on land
developers. The City requires developers
to provide on-site and off-site improvements necessary to serve their projects.

Such improvements may include water,
sewer and other utility extensions, street
construction and traffic control device
installation that are reasonably related
to the project. Dedication of land or inlieu fees may also be required of a project for rights-of-way, transit facilities,
recreational facilities and school sites,
consistent with the Subdivision Map Act.

State law limits fees charged for
development permit processing to the
reasonable cost of providing the
service for which the fee is charged.

Various fees and assessments are
charged by the City and other public
agencies to cover the costs of
processing permit applications and
providing services and facilities such as
schools, parks and infrastructure. Table
9-33 provides a list of fees the City of
Diamond Bar charges for new,
standard residential development. The
City periodically evaluates the actual
cost of processing development
permits when revising its fee schedule.

The last fee schedule update was
adopted in 2020.

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9.0 Table 9-33: Planning and Development Fees
Fee Category Fee or Deposit Amounta
Planning and Application Feesa
Administrative Development Review $1,912.94 Application plus $2,000 deposit (RFD) Development Agreement $10,000 deposit (RFD)
General Plan Amendment $10,000 deposit (RFD)
Zone Change/Map Amendment
Specific Plan
$10,000 deposit (RFD)
$10,000deposit (RFD)
Conditional Use Permit $2,174.56 Application plus $4,000 deposit (RFD) Minor Conditional Use Permit $1,738.56 Application plus $2,000 deposit (RFD) Tentative Tract Map $5,000 deposit (RFD)
Tentative Parcel Map
Density Bonus
Variance
Minor Variance
$5,000 deposit (RFD)
$5,000 deposit (RFD)
$5,000 deposit (RFD)
$1,547.80 Application
Environmental
Environmental Analysis (b)
Environmental Mitigation Monitoring Program (b)
Development Impact Fees
School Fees (not under City control) $4.08/sq.ft.

Drainage Facilities None
Traffic Facilities (d)
Public Facilities None
Fire Facilities None
Park Facilities (e)
Water/Sewer Connection (not under City control) (d)
Total estimated fees (SF/MF)
Estimated percentage of total development cost
$8,000/$3,600
1%
Source: City of Diamond Bar, 2021
a Items with deposits are based on actual processing costs which may exceed initial deposit amount. b Cost determined as part of the environmental review depending on CEQA requirements c (RFD) Deposit based fees will be charged at the fully allocated hourly rates for all personnel involved plus any outside costs, with any unused portion of a deposit-based fee being refunded to the applicant at the conclusions of the project. In certain circumstances where project costs are higher than the available deposit, the applicant will be required to submit additional funds into the deposit account.
d Development impact fees are determined by the project’s scope, location, and existing conditions. The developer must prepare the appropriate study and provide the report for staff to review. When applicable, public improvements may be conditioned with, or in lieu of, development impact fees.
e Park fees are determined based on 5 acres of land per 1,000 population per State law Improvement Requirements
Throughout California, developers are
required to construct on- and off-site
improvements needed to serve new
projects, including streets, sidewalks,
and utilities. City road standards vary by
roadway designation as provided in
Table 9-34.

A local residential street requires a 44-
to 60-foot right-of-way, with two 12-foot
travel lanes. These road standards are
typical for cities in Los Angeles County
and do not act as a constraint to
housing development.

The City’s Capital Improvement
Program (CIP) contains a schedule of
public improvements including streets,
bridges, overpasses and other public
works projects to facilitate the
continued build-out of the City’s
General Plan. The CIP helps to ensure
that construction of public
improvements is coordinated with
private development.

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9-48 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Table 9-34: Road Improvement Standards
Roadway Designation Number of Lanes Right-of-Way Width Curb-to Curb Width Major arterial 4 100-120 N/A
Boulevard 2-4 60-100 N/A
Collector street 2-4 60-80 N/A
Local street 2 44-60 28-36
Source: City of Diamond Bar, 2021
Although development fees and
improvement requirements increase
the cost of housing, cities have little
choice in establishing such requirements due to the limitations on property taxes and other revenue sources
needed to fund public services and
improvements.

NON-GOVERNMENTAL CONSTRAINTS
Environmental Constraints
Environmental constraints include
physical features such as steep slopes,
fault zones, floodplains, sensitive
biological habitat, agricultural lands,
and wildland fire hazards. In many
cases, development of these areas is
constrained by State and federal laws
(e.g., FEMA floodplain regulations, the
Clean Water Act, the Endangered
Species Act, the State Fish and Game
Code and the Alquist-Priolo Act).

Most of the level, easily buildable land
in Diamond Bar has already been
developed, and much of the remaining
land has a variety of geotechnical and
topographic conditions that may
constrain the development of lowerpriced residential units. Large portions of the City contain steep slopes that
pose a significant constraint to
development.

In addition to slope constraints, many of
the hillsides in Diamond Bar have a
potential for landslides. Slope stability is
affected by such factors as soil type,
gradient of the slope, underlying
geologic structure, and local drainage
patterns. The rolling topography and
composition of local soils throughout
Diamond Bar create numerous areas
for potential landslide hazards.

Although many historical landslide
locations have been stabilized, a
number of potential landslide areas still
exist in the eastern portion of the City as
well as within Tonner Canyon in the
Sphere of Influence. Figure 9-2 illustrates
the significant areas with geological
constraints.

Wildland fire hazards present another
environmental constraint to housing
development. As seen in Figure 9-3,
significant portions of the city are within
designated fire hazard zones. As the
frequency and intensity of wildfires
have increased in recent years, housing
development becomes more difficult in
these areas.

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9.0 Infrastructure Constraints
As discussed under Development Fees
and Improvement Requirements, the
City requires developers to provide onsite and off-site improvements necessary to serve their projects.

Dedication of land or in-lieu fees may
also be required of a project for rightsof-way, transit facilities, recreational facilities and school sites, consistent
with the Subdivision Map Act.

Additionally, the City’s Capital
Improvement Program (CIP) contains a
schedule of public improvements
including streets and other public works
projects to facilitate the continued
build-out of the City’s General Plan. The
CIP helps to ensure that construction of
public improvements is coordinated
with development. As a result of these
policies, any infrastructure constraints
which currently exist must be fully
mitigated and financed as growth
occurs.

Water and sewer service providers must
establish specific procedures to grant
priority water and sewer service to
developments with units affordable to
lower-income households.

Wastewater
Wastewater conveyance and
treatment in Diamond Bar is provided
by the County of Los Angeles Sanitation
District No. 21. Although much of the
physical sewage infrastructure appears
in generally good condition, there have
been repeated failures of the pump
stations needed to lift flows to the
regional collectors. Presently, there are
no sewer lines in place in the
developed southeastern end of the
1,250-acre development known as the
Country Estates. Approximately 144 lots
are utilizing on-site wastewater disposal
systems.

Water
Water for City residents is supplied by
the Walnut Valley Water District, which
receives its water supply from the Three
Valleys Municipal Water District and
ultimately from the Metropolitan Water
District (MWD) of Southern California.

Almost all of the water supply is
purchased from MWD, which imports
water from the Colorado River
Aqueduct (a small portion comes from
Northern California through the State
Water Project). Domestic water supply
is not expected to limit development
during the planning period.

Storm Water Drainage
Flood control is provided by the County
Flood Control District. Flood control
facilities are in fairly good condition.

Development proposals are assessed
for drainage impacts and required
facilities. With these existing facilities
and review procedures in place, the
City’s flood control system is not
expected to limit development during
the planning period.

Dry Utilities
Dry utilities such as electricity,
telephone and cable are provided by
private companies and are currently
available in the areas where future
residential development is planned.

When new development is proposed
the applicant coordinates with utility
companies to arrange for the extension
of service. There are no known service
limitations that would restrict planned
development during the planning
period.

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9-50 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Land Costs
Land represents one of the most
significant components of the cost of
new housing. Land values fluctuate
with market conditions, and changes in
land prices reflect the cyclical nature
of the residential real estate market.

A major constraint to providing
affordable housing on remaining vacant
hillside parcels in Diamond Bar is the high
cost of construction in hillside areas.

Another cost constraint for construction
in areas with steep topography is the low
ratio of developable area to total land
area. Residential projects in hillside areas
have large amounts of open space and
only about 25-30% developable land.

The estimated value of vacant
residential land is approximately
$10/square foot or more, and values can
vary widely depending on site
conditions.

Construction Costs
Construction cost is affected by the
price of materials, labor, development
standards and general market
conditions. The City has no influence
over materials and labor costs, and the
building codes and development
standards in Diamond Bar are not
substantially different than most other
cities in Los Angeles County.

Construction costs for materials and
labor have increased at a slightly
higher pace than the general rate of
inflation according to the Construction
Industry Research Board. The
International Code Council estimated
that the average construction cost for
good-quality housing was
approximately $131 per square foot for
single-family homes and $119 per
square foot for multi-family housing.

Cost and Availability of Financing
Diamond Bar is typical of Southern
California communities with regard to
private sector home financing
programs. As discussed in the previous
section, Diamond Bar utilizes tax
exempt multi-family revenue bonds
which provide a lower interest rate than
is available through conventional
financing. This program helps to
address funding for low-income multifamily projects.

Under State law, it is illegal for real
estate lending institutions to
discriminate against entire
neighborhoods in lending practices
because of the physical or socioeconomic conditions in the area (“redlining”). There is no evidence of
redlining being practiced in any area
of the City.
(Note: The following section has been expanded and moved to Appendix D)

AFFIRMATIVELY FURTHERING FAIR HOUSING
Under State law, “affirmatively
furthering fair housing” means “taking
meaningful actions, in addition to
combating discrimination, that
overcome patterns of segregation and
foster inclusive communities free from
barriers that restrict access to

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9.0 opportunity based on protected
characteristics.”
There are three parts to this
requirement:

1. Include a Program that
Affirmatively Furthers Fair Housing
and Promotes Housing
Opportunities throughout the
Community for Protected Classes
(applies to housing elements
beginning January 1, 2019).

2. Conduct an Assessment of Fair
Housing that includes summary of
fair housing issues, an analysis of
available federal, state, and local
data and local knowledge to
identify, and an assessment of the
contributing factors for the fair
housing issues.

3. Prepare the Housing Element land
inventory and identification of sites
through the lens of affirmatively
furthering fair housing.

In compliance with AB 686, the City has
completed the following outreach and
analysis.

Outreach
As discussed in Appendix C, the City
held a total of five public meetings
during the Housing Element update in
an effort to include all segments of the
community. Meetings included informal
workshops in addition to the standard
public hearing process. Notices prior to
each meeting were sent directly to
persons and organizations with
expertise in affordable housing,
supportive services and fair housing.

Interested parties had the opportunity
to interact with City staff throughout
the Housing Element update process
and provide direct feedback regarding
fair housing issues.

The City also created a dedicated web
page for the Housing Element update)
where meeting notices and agenda
materials, an FAQ, and background
information were posted. The City also
provided opportunities for interested
persons to participate in public
meetings remotely, which made it
possible for those with disabilities limiting
their mobility to participate and
comment on the Housing Element
regardless of their ability to attend the
meetings in person.

Over the course of the Housing Element
update the City received written
comments from the following four
organizations:
• Abundant Housing LA
(10/23/2020)
• Los Angeles County Sanitation
District (1/26/2021)
• Responsible Land Use, a nonprofit, public benefit group (3/23/2021)
• Mitchell M. Tsai, Attorney for
Southwest Regional Council of
Carpenters (10/11/2021)
Only one of these four commentors –
Abundant Housing LA (AHLA) –
mentioned fair housing in its letter.

AHLA’s comments related to fair
housing are summarized as follows:

Housing elements must prioritize highopportunity census tracts and wellresourced areas (e.g. near transit, jobs, schools, parks, etc.) when selecting

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opportunities, in order to affirmatively
further fair housing.” (AHLA, p. 2 & 5)
These comments are addressed in
the Diamond Bar 2040 General
Plan and Housing Program H-8,
which includes a commitment to
amend development regulations
consistent with the General Plan to
allow higher densities in several
Focus Areas described in Housing
Element Section 9.4 and in
Appendix B, the sites inventory. As
recommended by AHLA, the
Focus Areas are located near
transit, jobs, schools and parks and
provide the best opportunities for
new affordable housing because
existing single-family residential
areas are fully developed. This
rezoning strategy therefore
affirmatively furthers fair housing in
Diamond Bar.

Comment: “Diamond Bar’s history
details examples of how housing policy
and land use regulations were once
used to exclude members of minority
groups. Redlining and restrictive
covenants, which restricted where
Black Americans could live, were once
commonplace throughout Los Angeles
County. Thankfully, Diamond Bar is
more welcoming today; 18% of the
city’s population is Hispanic and 56% of
the city’s population is AsianAmerican9. However, exclusion continues on the basis of income: the
median home sale price in Diamond
Bar was $660,000 in 201810, and 51% of
the city’s renters are “rent-burdened”
(i.e. they spend more than 30% of their
income on rent). High housing costs
place a disproportionate burden on
lower-income communities of color,
and have the effect of excluding them
from the city altogether.

It is important to note that
Diamond Bar incorporated in 1989
and by that time, the primarily
low-density land use pattern of the
city had already been established
by development approved by Los
Angeles County. While the City
had no involvement in
discriminatory real estate
practices that may have occurred
before its incorporation, the City’s
forward-looking land use initiatives
such as the General Plan Focus
Areas will create significant
opportunities for new affordable
housing and address past patterns
of discrimination. ADUs also create
substantial opportunities for
affordable housing in highopportunity single-family
neighborhoods.

As described in Program H-14, the City
will continue to support the fair housing
efforts of the Housing Rights Center and
through the following activities:
• Ensure that all development
applications are considered,
reviewed, and approved without
prejudice to the proposed
residents, contingent on the
development application’s
compliance with all entitlement
requirements.
• Accommodate persons with
disabilities who seek reasonable
waiver or modification of land use
controls and/or development
standards pursuant to procedures
and criteria set forth in the
applicable development
regulations.
• Work with the County to
implement the regional Analysis of
Impediments to Fair Housing
Choice and HUD Consolidated
Plan.

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9.0 • Facilitate public education and
outreach by posting informational
flyers on fair housing at public
counters, libraries, and on the
City’s website.
• Conduct public meetings at
suitable times, accessible to
persons with disabilities, and near
public transit. Resources will be
invested to provide interpretation
and translation services when
requested at public meetings
when feasible.
• Encourage community and
stakeholder engagement during
development decisions.

Assessment of Fair Housing
The following analysis examines
geographic data regarding racial
segregation, poverty, persons with
disabilities, and areas of opportunity as
identified by the TCAC/HCD
Opportunity Areas map.

Racial segregation. As seen in Figure 9-
4, the percentage of non-white
population in Diamond Bar is similar to
adjacent areas with the exception of a
small area immediately north of the city
that is part of the Cal Poly Pomona
campus (formerly the Lanterman
Developmental Center). This map does
not indicate any patterns of racial/
ethnic concentration or discrimination
in the city.

Poverty. Recent Census estimates
regarding poverty status of households
in Diamond Bar are shown in Figure 9-5.

As seen in this map, the poverty rate is
less than 10% for nearly all areas the
city. One small area in the southwestern
portion of the city near the SR-60
freeway has a slightly higher poverty
rate of 10% to 20%.

Racially/Ethnically Concentrated Areas
of Poverty (R/ECAP). A racially or
ethnically concentrated area of
poverty (R/ECAPs) is defined by HUD as
areas in which 50 percent or more of
the population identifies as non-White
and 40 percent or more of individuals
are living below the poverty line. As
shown in Figure 9-6, there are no
R/ECAPs in Diamond Bar. The nearest
designated R/ECAP is in Pomona, just
north of the Diamond Bar boundary.

Persons with disabilities. The incidence
of disabilities is relatively low in most
parts of Diamond Bar. As shown in
Figure 9-7, the percentage of residents
reporting a disability is less than 10% in
the majority of the city, while the
disability rate is 10% to 20% in the
northern portion of the city.

Disproportionate Housing Needs and
Displacement Risk. As discussed in
Section 9.2 (Housing Needs
Assessment), housing needs in Diamond
Bar are generally less severe than in the
SCAG region as a whole. For example,
data compiled by SCAG showed rates
of overcrowding for both renters and
owners (Table 9-3) and disability rates
for seniors (Table 9-20) are lower in
Diamond Bar than the regional
averages.

Displacement of low-income
households can occur through the
expiration of affordability restrictions on
assisted low-income housing,
escalation of market rents, or
demolition of existing rental units. As
noted in Section 9.2, there are no lowincome rental units at risk of conversion to market rate during the 2021-2031
period. In addition, the Focus Areas
targeted for redevelopment in the
General Plan and the Housing Sites
Inventory do not contain any housing

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9-54 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 units; therefore, there is no
displacement risk of in these areas.

Displacement mitigation strategies such
as tenant protections, conservation of
existing stock, preservation of units atrisk of conversion to market-rate uses, acquisition and rehabilitation of existing
stock, including naturally occurring
affordable housing, and removing
barriers to building affordable housing
are incorporated into the Housing
Action Plan (Section 9.5).

Access to opportunity. According to
the 2020 California Department of
Housing and Community Development
(HCD) and the California Tax Credit
Allocation Committee (TCAC)
Opportunity Area Map (Figure 9-8),
Diamond Bar is within the Moderate,
High, and Highest Resource areas. High
Resource areas are areas with high
index scores for a variety of
educational, environmental, and
economic indicators. Some of the
indicators identified by TCAC include
high levels of employment and close
proximity to jobs, access to effective
educational opportunities for children
and adults, low concentration of
poverty, and low levels of environmental pollutants, among others.

Contributing factors to fair housing
issues. Under the Federal consolidated
planning process, the Analysis of
Impediments (AI) to Fair Housing
Choice is the primary tool for
addressing fair housing issues. The City
of Diamond Bar was a participating city
with the County of Los Angeles in the
preparation of the 2018 AI. Based on
extensive analysis of housing and
community indicators, and the input of
residents, a list of impediments to fair
housing choice was developed.

Appendix D includes a summary of the
contributing factors to fair housing
issues pertaining specifically to the
Urban County and HACoLA’s service
areas. These items are prioritized
according to the following criteria:

1. High: Impediments/Contributing
factors that have a direct and
substantial impact on fair housing
choice, especially in R/ECAP areas,
affecting housing, those impacting
persons with disabilities, and are core
functions of HACoLA or the CDC.

2. Moderate: Impediments/
Contributing factors that have a direct
and substantial impact on fair housing
choice, especially in R/ECAP areas,
affecting housing, those impacting
persons with disabilities, and are core
functions of HACoLA or the CDC, but
the CDC or HACoLA may only have
limited capacity to make a significant
impact; or may not be within the core
functions of HACoLA or the CDC.

3. Low: Impediments/Contributing
factors that may have a direct and
substantial impact on fair housing
choice but are not within the core
functions of HACoLA or the CDC or not
within the capacity of these
organizations to make significant
impact, or not specific to R/ECAP
neighborhoods, or have a slight or
largely indirect impact on fair housing
choice.

The impediments/contributing factors
identified and included in Appendix D
are in relation to the fair housing issues
listed below. The prioritization of these
contributing factors relates to the ability
of the CDC and HACoLA to address
the fair housing issues. A low priority
does not diminish the importance of
the factor in the Urban County or

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9.0 HACoLA service areas but reflects the
priority in addressing issues of fair
housing.
• Segregation
• Racially or ethnically
concentrated areas of poverty
(R/ECAPs)
• Disparities in Access to
Opportunity
• Disproportionate Housing Needs
• Discrimination or violations of civil
rights laws or regulations related
to housing
Program H 14 in Section 9.5 describes
actions the City will take to affirmatively
further fair housing during the planning
period.

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9-56 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Figure 9-2 Seismic Hazard Zones

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9.0 Figure 9-3 Fire Hazard Zones

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9-58 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Figure 9-4 Racial Demographics
Figure 9-5 Poverty Status

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9.0 Figure 9-6 Racially or Ethnically Concentrated Areas of Poverty Figure 9-7 Disability Status

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9-60 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Figure 9-8 TCAC/HCD Opportunity Map

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9.0 9.5 HOUSING ACTION PLAN
Sections 9.2 through 9.4 of this Housing
Element describe the housing needs,
opportunities and constraints in the City
of Diamond Bar. This section presents
the City's 8-year Housing Action Plan for
the 2021-2029 planning period. This Plan
sets forth Diamond Bar's goals, policies,
and programs to address the identified
housing needs of the City.

GOALS AND POLICIES
It is the overall goal of the plan that
there be adequate housing in the City,
both in quality and quantity, to provide
appropriate shelter for all without
discrimination.

The goals and policies of the Housing
Element presented below address
Diamond Bar's identified housing needs
and are implemented through a series
of housing programs offered through
the Community Development
Department. Within this overarching
goal, the City has established goals
and policies to address the
development, maintenance and
improvement of the housing stock.

H-G-1 Preserve and conserve the existing housing stock and maintain property values and residents' quality of life.

H-P-1.1 Continue to offer home improvement and rehabilitation assistance to low- and moderate-income households, including seniors and the disabled.

H-P-1.2 Continue to facilitate improvement of substandard units in compliance with City codes and improve overall housing
conditions in Diamond Bar.

H-P-1.3 Promote increased awareness among property owners and residents of the importance of property maintenance to longterm housing quality.

H-G-2 Provide opportunities for development of suitable housing to meet the diverse needs of existing and future residents.

H-P-2.1 Provide favorable home purchasing options to low- and moderate-income households through County and other
homebuyer assistance programs.

H-P-2.2 Continue outreach and advertising efforts to make more residents aware of homebuyer assistance programs and to enhance program utilization.

H-P-2.3 Maintain affordability controls on government-assisted housing units in the City.

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9-62 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 H-P-2.4 Facilitate the development of accessory dwelling units (ADUs) as a means to provide affordable housing opportunities in existing neighborhoods.

H-G-3 Provide adequate sites through appropriate land use and zoning designations to accommodate future housing growth.

H-P-3.1 Maintain an inventory of potential sites available for future housing development.

H-P-3.2 Encourage infill and mixed-use opportunities within the General Plan Focus Areas.

H-P-3.3 Coordinate with local colleges and universities to expand the availability of housing for faculty and staff.

H-G-4 Mitigate potential governmental constraints which may hinder or discourage housing development in Diamond Bar.

H-P-4.1 Continue to provide regulatory incentives and concessions to facilitate affordable housing development in the City.

H-P-4.2 Promote the expeditious processing and approval of residential projects that meet General Plan policies and City regulatory requirements.

H-P-4.3 Pursuant to the City's Affordable Housing Incentives Ordinance, allow modifications to development standards for projects with an affordable housing component.

H-P-4.4 Periodically review City regulations, ordinances, departmental processing procedures and residential fees related to
rehabilitation and/or construction to assess their impact on housing costs, and revise as appropriate.

H-G-5 Encourage equal and fair housing opportunities for all economic segments of the community.

H-P-5.1 Continue to support enforcement of fair housing laws prohibiting arbitrary discrimination in the building, financing, selling or renting of housing on the basis of race, religion, family status, national origin, physical handicap or other such circumstances.

H-P-5.2 Refer persons with fair housing complaints to the appropriate agency for investigation and resolution.

H-P-5.3 Encourage apartment managers and owners to attend fair housing seminars offered by the Apartment Association of Greater Los Angeles.

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9.0 HOUSING PROGRAMS
Housing Element goals and policies are
implemented through a series of
housing programs described below.

Pursuant to §65583 of the Government
Code, a city’s housing programs must
address the following major areas:
• Conserve and improve the
condition of the existing supply of
affordable housing;
• Assist in the development of
adequate housing to meet the
needs of extremely-low, very-low,
low, and moderate-income
households;
• Provide adequate sites to
accommodate the city’s share of
the regional housing need for
households of each income level;
• Remove governmental constraints
to the maintenance,
improvement, and development
of housing, including housing for
all income levels and housing for
persons with disabilities;
• Promote the creation of
accessory dwelling units that can
be offered at affordable rents;
• Affirmatively furthering fair housing
and promote equal housing
opportunity
• Include a diligent effort to
achieve public participation of all
economic segments of the
community in the development of
the housing element.

Diamond Bar’s programs for addressing
these requirements are described in this
section.

Conserve and Improve the Condition of Existing Affordable Housing Conserving and improving the
condition of the housing stock is an
important goal for Diamond Bar.

Although the majority of the City's
housing stock is in good condition, a
significant portion of the housing stock
is over 30 years old, the age when most
homes begin to require major
rehabilitation improvements. By
identifying older residential neighborhoods for potential housing rehabilitation, the City has taken a
proactive approach to maintaining the
quality of its current housing stock. The
focus neighborhoods identified by this
Plan as evidencing physical problem
conditions can be specifically targeted
for City housing improvement
assistance.

Program H-1. Residential Neighborhood Improvement Program The City implements a proactive Neighborhood Improvement Program and neighborhood inspections are conducted on a regular basis throughout the entire City. The checklist for residential violations includes inoperable vehicles, trash storage, parking on paved areas only, structure maintenance, landscape maintenance, and fence and wall maintenance. After the neighborhood inspection, letters are sent out to all property owners in areas where violations have been observed. A follow-up inspection will be conducted, at which time any noticed properties found to be in violation of the Municipal Code are subject to a $100 citation.

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9-64 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 When problems are observed, inspectors may refer residents to the Home Improvement Program (see Program H-2).

Eight-year objective: Continue to implement the code enforcement program, and direct eligible households to available rehabilitation assistance to correct code violations. Provide focused code enforcement and rehabilitation assistance for 5 to 6 households during the planning period in neighborhoods evidencing concentrations of deteriorating units.

Responsible agency: Community Development Department.

Timeline: Throughout the planning period.

Program H-2. Home Improvement Program
The City uses CDBG funds for minor home repair through the Home Improvement Program, where low/moderate income householders may receive up to a $20,000 no interest, deferred loan for home repair and rehabilitation. The City promotes and coordinates this program by posting information, reviewing applications and disbursing grant funds to eligible applicants.

Eight-year objective: Minor repair and rehabilitation for 4 units annually.

Responsible agency: Community Development Department.

Timeline: Throughout the planning period.

Program H-3. Section 8 Rental Assistance Program
The Section 8 Rental Assistance Program extends rental subsidies to extremely-low- and very-low-income households who spend more than 30% of their gross income on housing. Rental assistance not only addresses housing affordability, but also overcrowding by assisting families that may be "doubling up" to afford rent. The Los Angeles County Development Authority (LACDA) coordinates Section 8 rental assistance on behalf of the City. The City will continue to provide rental assistance information and referrals to LACDA.

Eight-year objective: Continue to direct eligible households to the County Section 8 program.

Responsible agency: LACDA.

Timeline: Throughout the planning period.

Program H-4. Preservation of Assisted Housing
Diamond Bar contains only one assisted housing project, the 149-unit Seasons Apartments (formerly Heritage Park) for senior citizens. This project was constructed in 1988 and was originally financed under the Los Angeles County Multi-Family Mortgage Revenue Bond program. The project was

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9.0 refinanced in November 1999 under the California Community Development Authority's Multi-Family Housing Re-funding Bond, and was transferred to the Corporate Fund for Housing, a non-profit organization. According to the terms of the new bond agreement, income restrictions for residents and corresponding rent limits were set. For the duration of the bond, which expires December 2, 2034, all units will be affordable: 30 units (20%) will be very-low-income, 82 units (55%) will be low-income, and 37 units will be moderate-income (defined as 100% AMI).

Eight-year objective: Preserve 100% of the 149 low- and moderateincome units in the Seasons Apartments.

Responsible agency: Community Development Department
Timeline: Throughout the planning period
Program H-5. Mobile Home Park Preservation
There are two mobile home parks in Diamond Bar, both located in the western portion of the City: Diamond Bar Estates and Walnut Creek Estates.

These mobile home parks were developed before incorporation of the City on land previously designated as Industrial under the County's jurisdiction.

The 2040 Diamond Bar General Plan Land Use Map designates both mobile home parks "residential" in order to preserve their status and prevent future inconsistencies. This designation in the General Plan works to preserve the parks since any proposed land use change would require an amendment to the City's General Plan and Zoning Ordinance, as well as adherence to State mobile home park closure requirements.

Eight-year objective: The City will continue to support preservation of its two mobile home parks as important affordable housing resources.

Responsible agency: Community Development Department
Timeline: Continuously throughout the planning period
Assist in the Development of Affordable Housing
To enable more households to attain
homeownership in Diamond Bar, the
City participates in two mortgage
assistance programs: the Homebuyer
Assistance Program and the Mortgage
Credit Certificate (MCC). These
programs are very important given that
housing prices in Diamond Bar rank
among the highest in eastern Los
Angeles County and northern Orange
County. The City is also supportive of
the development of senior housing to
meet the needs of its growing senior
population and multi-family rental
housing for lower-income households,
including working families and university
students.

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9-66 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Program H-6. First-Time Homebuyer Assistance Programs
Los Angeles County offers a first-time homebuyer assistance program and Mortgage Credit Certificates. To be eligible, families must meet the specified income requirements and be able to pay a 1% down payment on their home. The City of Diamond Bar provides referral information to prospective buyers at the public counter and on the City website.

6.a Home Ownership Program (HOP)
The Los Angeles County Home Ownership Program (HOP) provides zerointerest loans with no repayment due until the home is sold, transferred, or refinanced. The loan is secured by a second trust deed and a promissory note. The home must be owner-occupied for the life of the loan.

6.b Mortgage Credit Certificate (MCC)
The Mortgage Credit Certificate (MCC) program is a federal program that allows qualified first-time homebuyers to take an annual credit against federal income taxes of up to 15% of the annual interest paid on the applicant's mortgage. This enables homebuyers to have more income available to qualify for a mortgage loan and make the monthly mortgage payments. The value of the MCC must be taken into consideration by the mortgage lender in underwriting the loan and may be used to adjust the borrower's federal income tax withholding.

The MCC program has covenant restrictions to ensure the affordability of the participating homes for a period of 15 years. MCCs can be used in conjunction with the Home Ownership Program (HOP).

Eight-year objective: The City will advertise these programs and provide information to interested homebuyers. In addition, the City will work with realtors to make them aware of these programs.

Responsible agency: Community Development Department
Timeline: Continuously throughout the planning period
Program H-7. Senior and Workforce Housing Development
With a growing portion of the City's population 65 years of age and above, Diamond Bar will continue to need housing and services for seniors.

Particularly those seniors 75 years and older will begin to require housing with a supportive service component.

In addition, occupations for which high housing costs make it difficult for working-age households to live in Diamond Bar include teachers, police and firefighters. Several colleges and universities are also located within commuting distance of Diamond Bar. The City will continue to coordinate with these institutions to identify potential partnership opportunities for affordable faculty/staff housing.

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9.0 The City will encourage the development of senior and workforce housing, including units affordable to very-low- and extremely-low-income persons as well as units with 3-4 bedrooms suitable for large families, if feasible, in several ways. First, the City will identify suitable sites for multi-family development in the Housing and Land Use Elements, including zoning to encourage and facilitate lower-cost housing options such as SROs. Second, the City will offer regulatory incentives, and/or direct financial assistance appropriate to the project when feasible. The following are among the types of incentives which may be provided:
• Priority application processing
• Fee waivers or deferrals
• Coordination with off-site infrastructure improvements • Flexible development standards
• Density bonuses
• Annual outreach to solicit interest from affordable housing developers • City support to developers in affordable housing funding applications.

It must be recognized that the City’s ability to offer direct financial subsidies is limited. The City has no local source of housing assistance funds, and its CDBG revenue is only about $232,000 per year currently (see Section 9.3 for further discussion of the City’s financial resources). Given these financial limitations, the City’s primary efforts to encourage and facilitate affordable housing production are through its land use regulations and staff support to interested developers in applying for grant funds, and cooperation with the Los Angeles County Development Authority (LACDA) on its assistance programs.

Pursuant to the City's Affordable Housing Incentives Ordinance, the City provides modified development standards, including parking reductions, for senior and affordable projects. A portion of the City's CDBG funds can be used to help finance senior and workforce housing projects. New housing developments in Diamond Bar may also be eligible for funding sources identified in Section 9.3, Resources and Opportunities. Typically, local assistance can serve as gap financing to bridge the difference between the total project cost and the equity investment plus debt.

Eight-year objective: The City will identify sites suitable for new senior and workforce housing and post information on the City website throughout the planning period regarding the City's interest in assisting in the development of senior and workforce housing, provide information on available regulatory and financial incentives, solicit interest from affordable housing developers annually and assist developers in applying for funds. The City will also collaborate with local colleges and universities to identify potential partnership opportunities for affordable housing. The City’s quantified objectives for housing production during the 2021-2029 planning period are described in Table 9-35.

Responsible agency: Community Development Department

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9-68 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Timeline: Continuously Annual outreach to affordable housing developers; throughout the planning period
Provide Adequate Sites to Accommodate the City’s Share of Regional Housing Need
A major element in meeting the
housing needs of all segments of the
community is the provision of adequate
sites for all types, sizes and prices of
housing. The City's General Plan,
Development Code and specific plans
describe where housing may be built,
thereby affecting the availability of
land for residential development.

Specific housing sites are identified in
Appendix B.

Program H-8. Land Use Element and Development Regulations The City completed a comprehensive update to the General Plan in 2019.

The Land Use Element of the General Plan, as discussed previously in Section 9.3, provides for a variety of housing types in Diamond Bar, with densities ranging up to 30 dwelling units per acre. In addition, the new General Plan established several “focus areas” where additional development and redevelopment are encouraged, including multi-family residential and mixed-use. As described in Appendix B, General Plan land use designations provide adequate capacity to accommodate the City’s RHNA allocation at all income levels for the 2021-2029 period. The City is currently processing amendments to the Development Code to align development regulations with new General Plan land use designations. and Zoning amendments for sites listed in Appendix B will accommodate 100 percent of the shortfall of sites necessary to accommodate the remaining housing need, including a minimum of 107.7 acres allowing densities of at least 30 units/acre with appropriate development standards to encourage maximum allowable densities. Zoning will comply with the following requirements pursuant to Government Code Sec. 65583.2(h). • Permit owner-occupied and rental multifamily uses by right for developments in which 20 percent or more of the units are affordable to lower income households. By right means local government review must not require a conditional use permit, planned unit development permit, or other discretionary review or approval.
• Permit the development of at least 16 units per site. • Require a minimum density of 20 units per acre; and
• Ensure a) at least 50 percent of the shortfall of low- and very lowincome regional housing need can be accommodated on sites designated for exclusively residential uses, or b) if accommodating more than 50 percent of the low- and very low-income regional housing need on sites designated for mixed-uses, all sites designated for mixed-uses must allow 100 percent residential use and require

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9.0 residential use to occupy at least 50 percent of the floor area in a mixed-use project.

As part of the Development Code update, residential and mixed-use parking requirements will be revised in conformance with General Plan policies described previously in Section 9.4 Constraints.

The Development Code update will also include revisions to streamline the review process, including SB 35 review procedures and objective standards to minimize constraints on housing supply and affordability, and all regulations and fees will continue to be posted on the City website and updated continuously in compliance with transparency requirements.

The City shall continue to comply with the “no net loss” provisions of Government Code §65863 through ongoing project-by-project evaluation to ensure that adequate sites are available to accommodate the City’s RHNA share throughout the planning period. The City shall not reduce the allowable density of any site in its residential land inventory, nor approve a development project at a lower density than assumed in the Housing Element sites inventory, unless both of the following findings are made:
a) The reduction is consistent with the adopted General Plan, including the Housing Element; and
b) The remaining sites identified in the Housing Element are adequate to accommodate the City’s remaining share of regional housing need pursuant to Government Code §65584.

If a reduction in residential density for any parcel would result in the remaining sites in the Housing Element land inventory not being adequate to accommodate the City’s share of the regional housing need pursuant to §65584, the City may reduce the density on that parcel if findings are made identifying sufficient additional, adequate and available sites with an equal or greater residential density so that there is no net loss of residential unit capacity.

As part of the new specific plans for the Town Center, Neighborhood Mixed Use and Transit-Oriented Mixed Use focus areas the City will evaluate the feasibility of establishing affordability requirements in exchange for development incentives.

Development on any site listed in Appendix B that proposes to demolish existing housing units shall be subject to a policy requiring the replacement of affordable units as a condition of any development on the site pursuant to Government Code §65583.2(g)(3). Replacement requirements shall be consistent with those set forth in §65915(c)(3).

State law (Gov. Code, § 65589.7) requires water and sewer service providers to establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households. The City will immediately deliver the adopted housing element to water and sewer

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9-70 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 service providers with a cover memo describing the City’s housing element, including the City’s housing needs and regional housing need.

Eight-year objectives: Maintain adequate sites for housing development at all income levels in conformance with the RHNA and ensure compliance with No Net Loss requirements. Process a Development Code amendments within three years of Housing Element adoption to provide adequate sites to accommodate the RHNA. update land use regulations consistent with the 2040 General Plan.

Update all regulations and fees on the City website annually throughout the planning period. Notify water and sewer providers immediately upon adoption of the Housing Element.

Responsible agency: Community Development Department
Timeline: Development Code amendments within three years of Housing Element adoptionby October 2024
Program H-9. Mixed Use Development
The 2040 General Plan encourages mixed-use development in three focus areas, which could provide housing close to transit and places of employment (see additional discussion in Appendix B). The City will encourage property owners and developers to pursue mixed-use development in these focus areas to accommodate a portion of the city’s low- and moderate-income housing needs during this planning period.

Mixed-use can also reduce vehicle trips, make more efficient use of land and parking areas, and facilitate energy conservation.

Incentives the City may offer to encourage and facilitate redevelopment in these areas include the following:
• Coordination with off-site infrastructure improvements) • Flexible development standards
• Density bonuses
• Support to developers in seeking funding for affordable housing Eight-year objective: The City will prepare a handout and marketing materials encouraging mixed-use development where appropriate and make it available to interested developers throughout the planning period.

Responsible agency: Community Development Department
Timeline: Publish handout with marketing materials within 6 months of Housing Element adoption and continuously thereafter
Program H-10. Accessory Dwelling Units
Accessory dwelling units (ADUs) provide an important source of affordable housing for seniors, young adults and other low- and moderate-income households. The City adopted an amendment to the Development Code in

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9.0 2021 to incorporate recent changes to State ADU law, and will continue to encourage ADU production through public information available at City Hall and on the City website.

Eight-year objective: Continue to encourage construction of ADUs through an informational handout available at City Hall and on the City website throughout the planning period.

Responsible agency: Community Development Department
Timeline: Publish ADU handout with marketing materials within 6 months of Housing Element adoption and continuously thereafter Removing Governmental Constraints to Housing
Under current State law, the Housing Element must address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing. The following programs are designed to mitigate government constraints on residential development and facilitate the development of a variety of housing.

Program H-11. Emergency Shelters, Low Barrier Navigation Centers and Transitional/Supportive Housing for Persons with Special Needs Senate Bill 2 of 2007 strengthened planning requirements for emergency shelters and transitional/supportive housing. The Development Code allows emergency shelters by-right in the Light Industry (I) zone in compliance with SB 2 and also allows transitional and supportive housing as a residential use subject to the same standards as other residential uses of the same type in the same zone.

In 2018 AB 2162 amended State law to require that supportive housing be a use by-right in zones where multi-family and mixed uses are permitted, including non-residential zones permitting multi-family uses, if the proposed housing development meets specified criteria.

AB 101 (2019) added the requirement that low barrier navigation centers meeting specified standards be allowed by-right in areas zoned for mixed use and in non-residential zones permitting multi-family uses pursuant to Government Code §65660 et seq.

The City is currently processing a Development Code amendment to allow supportive housing and low barrier navigation centers consistent with State law and to replace or modify the CUP requirement to provide greater objectivity and development certainty for residential care facilities serving 7 or more persons.

The City will also continue to work cooperatively with the Los Angeles Homeless Services Authority and the San Gabriel Valley Council of Governments in its efforts to develop a regional strategy for addressing homelessness.

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9-72 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Eight-year objectives:

1. Continue to facilitate emergency shelters and transitional/ supportive housing, and continue participating with LAHSA and SGVCOG on efforts to address homelessness throughout the planning period.

2. Process an amendment to the Development Code in 2022 to allow supportive housing, and low barrier navigation centers and large residential care facilities consistent with State law.

Responsible agency: Community Development Department
Timeline: Development Code amendment in 2022; support efforts to address homelessness throughout the planning period
Program H-12. Affordable Housing Incentives/Density Bonus To facilitate the development of affordable housing, the City utilizes Affordable Housing Incentives/Density Bonus Provisions (Development Code Chapter 22.18). Incentives described in Chapter 22.18 apply to developments of five or more dwelling units. If a density bonus and/or other incentives cannot be accommodated on a parcel due to strict compliance with the provisions of the Development Code, the Council may waive or modify the development standards as necessary to accommodate bonus units and other incentives to which the development is entitled. AB 2345 of 2020 revised State Density Bonus Law to increase incentives for affordable housing. The City is currently processing an amendment to the Development Code in conformance with AB 2345.

Eight-year objective: The City will amend the Development Code in 2021 consistent with current Density Bonus Law and continue to encourage the production of affordable housing through the use of density bonus and other incentives.

Responsible agency: Community Development Department
Timeline: Development Code amendment in 2021/22
Program H-13. Efficient Project Processing
The City is committed to a streamlined development process and has adopted procedures to facilitate efficient permit processing. Prospective applicants are strongly encouraged to request a pre-application conference with the Community Development Department before formal submittal of an application. The purpose of this conference is to inform the applicant of City requirements as they apply to the proposed development project, review the procedures outlined in the Development Code, explore possible alternatives or modifications, and identify necessary technical studies or other supporting materials relating to the proposed development.

This process helps to minimize the time required for project review by

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9.0 identifying issues early in the process before extensive engineering and architectural design work has been done.

While the intent of the City’s development review process is to ensure that new projects comply with policies and regulations, the time required for project review has the effect of adding to the overall cost of housing. For some housing projects, cities are limited to ministerial permit review based on objective standards in order to minimize processing time. As part of the comprehensive Development Code update (see also Program H-8) the City will implement improvements to development review procedures, such as through the use of objective standards and/or administrative review, in order to reduce processing time and increasing development certainty for housing development projects, particularly those that include units affordable to lowand moderate-income households.

Consistent with new transparency laws, zoning, development standards and fees will also be posted on the City website.

Eight-year objective: The City will continue to offer the pre-application conference and streamlined development processing, and periodically review departmental processing procedures to ensure efficient project processing. Zoning, development standards and fees will continue to be posted on the City website throughout the planning period.

Responsible agency: Community Development Department
Timeline: Post zoning, development standards and fees on the City website in FY 2021/22 and continuously thereafter; comprehensive Development Code update by October 2024.

Affirmatively Furthering Fair Housing and Equal Housing Opportunities To adequately meet the housing needs
of all segments of the community, the
City promotes housing opportunities for
all persons regardless of race, religion,
gender, family size, marital status,
ancestry, national origin, color, age, or
physical disability.

Program H-14. Affirmatively Furthering Fair Housing
As a participating city in the Los Angeles County CDBG program, Diamond Bar has access to the services of the Housing Rights Center for fair housing outreach, education, and counseling on housing discrimination complaints.

The City will continue to advertise the fair housing program through placement of fair housing service brochures at the public counter, at the Senior Center, through the City's newsletter, and on the City website.

Apartment owners and managers are provided with current information about fair housing issues, rights and responsibilities. The Apartment Association of Greater Los Angeles conducts seminars on State, Federal and local Fair Housing laws and compliance issues.

Eight-year objectives:

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9-74 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 • Continue directing fair housing inquiries to the Housing Rights Center. • Continue to support the provision of housing for persons with disabilities.
• Post information regarding fair housing and facilitate a presentation every two years about services available through the County CDC, Housing Rights Center and the City.
• In cooperation with the Housing Rights Center, contact low-income apartment complexes to provide education and materials about the Section 8 program including multi-lingual materials.
• Publish links to fair housing information on the City website and via social media.
• Ensure that all development applications are considered, reviewed, and approved without prejudice to the proposed residents, contingent on the development application’s compliance with all entitlement requirements.
• Accommodate persons with disabilities who seek reasonable waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set forth in the applicable development regulations.
• Work with the County to implement the regional Analysis of Impediments to Fair Housing Choice and HUD Consolidated Plan. • Facilitate public education and outreach by posting informational flyers on fair housing at public counters, libraries, and on the City’s website.
• Conduct public meetings at suitable times, accessible to persons with disabilities, and near public transit. Resources will be invested to provide interpretation and translation services when requested at public meetings when feasible.
• Encourage community and stakeholder engagement during development decisions.

Eight-year objective: The City will continue to promote fair housing practices, provide educational information on fair housing to the public, and cooperate with the Greater Los Angeles Apartment Association in providing fair housing information to landlords and at libraries, senior centers, recreation centers, and Social Security and employment offices. The City will continue to refer fair housing complaints to the Housing Rights Center.

Responsible agency: Community Development Department; Housing Rights Center
Timeline: Throughout the planning period
Program H-15. Reasonable Accommodation for Persons with Disabilities State law requires cities to remove constraints or make reasonable accommodations for housing occupied by persons with disabilities. The City will continue to implementhas adopted procedures for reviewing and

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9.0 approving requests for reasonable housing accommodations pursuant to State law. To ensure that these procedures do not inadvertently act as a constraint on persons with disabilities, the City will revise the criteria for approval of requests for reasonable accommodations to provide greater objectivity and certainty.

Eight-year objective: The City will continue to implementRevise reasonable accommodation procedures for persons with disabilities in compliance with State law in 2022.

Responsible agency: Community Development Department
Timeline: Code amendment in 2022Throughout the planning period Table 9-35: Quantified Objectives 2021-2029, Diamond Bar Income Category
Ex. Low V. Low Low Mod Above Mod Totals
New constructiona 422 422 434 437 806 2,521
Rehabilitation 5 5 10 20 - 40
Conservationb- 30 82 37 - 149
a Quantified objective for new construction is for the period 7/1/2021 – 10/15/2029 per the RHNA projection period b The Seasons senior apartments

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9-76 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Appendix A
Evaluation of the Prior Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the effectiveness of the existing Housing Element, the appropriateness of goals, objectives and policies, and the progress in implementing programs for the previous planning period. This appendix summarizes the results of the City’s review of the housing goals, policies, and programs of the previous Housing Element, and evaluates the degree to which these programs have been implemented during the previous planning period.

As discussed in Section 9.4-Constraints, the City adopted a new General Plan in 2019. As part of this Housing Element update, the goals and policies of the previous Housing Element were reviewed for consistency with the new General Plan and current State housing law, and Policy H-P-3.2 was updated to reflect the new emphasis on mixed-use development in the General Plan Focus Areas.

All programs were also reviewed and updated to reflect current circumstances, including the needs assessment and potential constraints, and the evaluation of City progress in implementing prior programs.

Table A-1 summarizes the programs contained in the previous Housing Element along with program objectives, timeframe and accomplishments.

Table A-2 presents the City’s progress toward the quantified objectives from the previous Housing Element.

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9.0 Table A-1
2013-2021 Housing Element Program Evaluation
City of Diamond Bar
Housing Program Program Objectives Timeframe Implementation Status and Future Actions

1. Residential Neighborhood Improvement
Program
Proactive program conducts neighborhood inspections on a regular basis throughout the entire city/focused code enforcement linked with rehabilitation assistance to correct code violations.

Ongoing The City continues to operate the code enforcement program. This program is successful and is being
continued. Code enforcement cases have increased in
number and complexity during the 2013-2021 planning
period due to factors including aging housing stock
and the declining financial resources of longtime
residents. Staff presented these findings to the
Neighborhood Improvement Committee (a
subcommittee of the City Council) during the planning
period, which eventually led to funding for a new,
fulltime code enforcement officer position as part of
the FY 2022/23 City budget. The code enforcement
officers and building inspectors are typically the first public officials to learn which homeowners lack the
financial resources to correct property maintenance
violations, and in the process, become aware of other
deferred maintenance issues. The officers carry
copies of the City’s Home Improvement Program (HIP)
brochures and inform homeowners potentially in need
of assistance that the City offers no-interest, deferred loans for essential home repairs.

2. Home Improvement Program Improve neighborhoods evidencing deferred maintenance through property maintenance and rehab. Provide minor repair and rehabilitation to 10 units annually.

Ongoing The City allocates at least $100,000 of its annual CDBG award to the Home Improvement Program. The
HIP provides zero-interest loans of up to $20,000 to
low- and very-low-income homeowners, which do not
need to be repaid unless the home is sold or
refinanced. There is a waiting list of pre-screened
applicants, and HIP loans are processed in the order
received. During the previous planning period,
$848,685 in CDBG funding was allocated to the HIP,
of which $536,766 was used to issue 27 loans. The
HIP is successful in improving housing conditions and
should be continued at available funding levels.

3. Single-Family Rehabilitation Program Provide ongoing advertisement of loans available through the County for qualified homeowners.

Ongoing The program has been merged with Program 2.

4. Section 8 Rental Assistance Program Direct eligible households to the County Section 8 program. Ongoing This program is beneficial in reducing problems such as overpayment and overcrowding. City continues to
coordinate with the County on the Section 8 program.

Handouts are available at the public counter and

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Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-78 Housing Program Program Objectives Timeframe Implementation Status and Future Actions contact information is regularly provided to requestors.

The program should be continued.

5. Preservation of Assisted Housing Preserve 100 percent of the 149 low- and moderate-income units in The Seasons Apartments.

Ongoing The Seasons Senior Apartments continued its
affordability covenant throughout the planning period.

This program is successful and will be continued.

6. Mobile Home Park Preservation Support preservation of City's two mobile home parks as important affordable housing resources. Maintain residential zoning, and enforce State closure requirements as necessary.

Ongoing Zoning for mobile home parks is successful in
preserving this affordable housing option and is being
continued. No proposals to close the parks were
submitted. Two mobile home parks are located near
the Transit Oriented Mixed Use Focus Area, and
during the 2019 General Plan update these
communities were excluded from the focus area to
facilitate their preservation. The program is being
continued.

7. First-time Homebuyer Assistance Programs Advertise County's Home Ownership Program (HOP) and Mortgage Credit Certificate (MCC) and provide information to interested homebuyers. In addition, the City will work with realtors to make them aware of these programs.

Ongoing Theseis programs helps expand home ownership and the City will continue to provide information on this
County program on the City website and at public
offices.

8. Senior and Workforce Housing Development Identify and evaluate sites suitable for new senior and workforce housing. The City will post information on the City website during the first year of the planning period regarding the City's interest in assisting in the development of senior and workforce housing, provide information on available regulatory and financial incentives, and assist developers in applying for funds. The City will also contact local colleges and universities annually to identify potential partnership opportunities for affordable housing.

Ongoing This program is intended to encourage affordable housing development and should be continued. The
City is a member of the San Gabriel Valley Regional
Housing Trust (SGVRHT), which is a joint powers
authority. SGVRHT’s focus is primarily on providing
fundings assistance in the planning and construction
of new homeless and affordable housing. The Trust
provides funding and loans to help bridge funding
gaps for affordable housing projects. Land Use
Policies 10 and 28, which were adopted in the 2019
General Plan Update, also encourage the production
of senior and workforce housing.

9. Land Use Element and Zoning Maintain adequate sites commensurate with the RHNA. Ongoing The City has maintained adequate sites for housing development at all income levels and ensure
compliance with No Net Loss requirements. This
program is being revised and expanded to reflect the
new RHNA allocation for the 2021-2029 period.

10.Mixed Use Development The City will prepare a handout and marketing materials encouraging mixed use development where appropriate and make it available to interested developers during the first year of the planning period. A review of potential areas that may be appropriate for mixed-use development will be initiated by 2015 as part of a comprehensive General Plan update.

Ongoing In December 2019, the City adopted the
Comprehensive General Plan Update that created
community visions and blueprint for growth and
development in the City through 2040. One of the key
features of the new General Plan was the
establishment of three new Focus Areas where
substantial land use changes are planned as part of a
strategy to provide walkable mixed-use activity

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9.0 Housing Program Program Objectives Timeframe Implementation Status and Future Actions centers. Goals and policies to promote mixed use
developments are as follows: Land Use Goals 12, 14,
15, 16, 18, 19, 22, 24, 26, Land Use Policies 15, 16,
21, 23, 27, 28, 29, 35, 45; Community Character and
Placemaking Goals 7, 8, 14, 17; and Circulation Goal

4. In May 2022, the City initiated preparation of the Town Center Specific Plan (TSCP), which will provide
detailed zoning and development standards to
facilitate residential and mixed-use development. This
program is an important component of the City’s
overall strategy to revitalize older areas and expand
housing production and is being continued.

11.Second Units Continue to encourage construction of accessory dwelling units pursuant to the provisions of its Accessory Dwelling Unit Ordinance, and make an informational handout available for distribution at the public counter.

Ongoing In 2017, the City approved an amendment to the
municipal code pertaining to accessory dwelling units
to satisfy all of the requirements of Government Code
§§65852.150-65852.2. Per AB 68 (Ting), AB 587
(Friedman), AB 671 (Friedman), AB 881 (Bloom), SB
13 (Wieckowski) that went into effect January 1, 2020.

In 2021 the City adopted a subsequent amendment to
ADU regulations in accordance with the new State
laws. During 2017-2021 the City approved 34 ADUs
and the pace of ADU production continues to
accelerate, with an additional 29 ADUs in the first half of 2022. The updated ADU Ordinance has been
effective in supporting the production of ADUs and
provides affordable rents to low- and moderate-income
households. The City continues to encourage
accessory dwelling units and this program is being
continued.

12.Emergency Shelters and Transitional/
Supportive Housing
Continue to facilitate emergency shelters and transitional/supportive housing, and continue participating in the SGVCOG homeless study to address homelessness.

Ongoing This program creates opportunities for a variety of housing for persons with special needs and is being
continued with revisions to ensure compliance with
recent changes to State law.

13.Redevelopment of Underutilized Sites Encourage interested property owners to pursue redevelopment of underutilized properties though the provision of incentives and concessions.

Ongoing The City has continued to encourage the
redevelopment of underutilized sites. In May 2022, the
City initiated preparation of the Town Center Specific
Plan (TSCP), which will provide detailed zoning and
development standards to facilitate residential and
mixed-use development. Most of the existing
development in the TCSP area consists of suburbanstyle single-story buildings used for retail and service commercial businesses with large parking lots, several

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This program is being continued and will be enhanced
by the new General Plan and the Development Code
update.

14.Affordable Housing Incentives/ Density Bonus Encourage the production of affordable housing through the use of density bonus, and provide a handout summarizing the benefits and requirements of affordable housing incentives/density bonus provisions.

Ongoing This program is being continued in compliance with recent changes to State density bonus law. City staff
discusses opportunities for affordable housing and
density bonuses with developers for housing projects.

The most recent discussion has been for a senior
condominium project in the proposed Town Center
Specific Plan area. The applicant is proposing to
incorporate 35% affordable units and applied for
density bonus. The density bonus program is among
several tools the City utilizes to facilitate affordable housing.

The City is also a member of the San Gabriel Valley
Regional Housing Trust (SGVRHT), which is a joint
powers authority. SGVRHT’s focus is primarily on
providing fundings assistance in the planning and
construction of new homeless and affordable housing.

The Trust provides funding and loans to help bridge
funding gaps for affordable housing projects.

Land Use Goal 7 and Land Use Policy 10.adopted in
the 2019 General Plan Update encourage the
production of affordable housing.

15.Efficient Project Processing Continue to offer streamlined development processing, and periodically review departmental processing procedures to ensure efficient project processing.

Ongoing The City continued to offer efficient permit processing.

As a small city, staff is able to work closely with
applicants through the review and approval process,
thereby helping to expedite the entitlement process to
issuance of building and zoning permits. In addition,
the City has several procedures in place to minimize
project review times, which include concurrent
processing, pre-application reviews, and recently
adopted General Plan EIR, which allows for individual
projects that fall within the scope of the EIR to utilize this as environmental clearance under CEQA.

Practices to streamline the issuances for residential
projects such as room additions and ADUs have been
implemented to eliminate the need to submit a
separate application for Planning prior to applying for building permits. The pandemic accelerated

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9.0 Housing Program Program Objectives Timeframe Implementation Status and Future Actions implementation of online permit services, and by June
2020, applicants were able to submit applications,
plans and payments entirely online. In 2022, the City
received six proposals in response to an RFP for a
new Enterprise Land Management system. Staff
anticipates executing a Purchase and License
Agreement with the most qualified vendor in the fall of 2022. This program is appropriate and will be further
enhanced through revisions to the Development Code.

16.Fair Housing Program Continue to promote fair housing practices, provide educational information on fair housing to the public, and cooperate with the Greater Los Angeles Apartment Association in providing fair housing information to landlords and at libraries, senior centers, recreation centers, and Social Security and employment offices.

Continue to refer fair housing complaints to the San Gabriel Valley and Long Beach Fair Housing Foundation, and maintain an open dialogue with the Foundation regarding the nature of complaints received.

Ongoing This program is being continued and expanded to reflect new requirements to affirmatively further fair
housing. The City continues to distribute fair housing
information at the public counter through brochures,
and refers fair housing related complaints to the
Housing Rights Center.

17.Reasonable Accommodation for Persons with
Disabilities
Continue to implement reasonable accommodation procedures for persons with disabilities in compliance with SB520.

Ongoing The City supports the provision of housing for disabled persons through zoning opportunities for transitional
housing, reasonable accommodation procedures, and
programs to facilitate affordable housing. In 2010, the City adopted an ordinance to facilitate reasonable
accommodations. This program is an important
component of the City’s overall efforts to address the
special housing needs of persons with disabilities and
is being continued and revised to include additional
amendments to City regulations to incorporate recent
changes to State law.

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9-82 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Table A-2
Progress in Achieving Quantified Objectives – 2013-2021 City of Diamond Bar
Program Category
Quantified
Objective Progress
New Construction
Very Low (Ex. Low) 308 (154) 1 (0)
Low 182 12
Moderate 190 0
Above Moderate 466 312
Total 1,146 325
Rehabilitation
Very Low
Low 25
Moderate 25
Above Moderate
Total 50
Conservation
Very Low 76* 76*
Low 82 82
Moderate 37 37
Above Moderate
Total 195 195
*46 Section 8 units + 30 senior apartments (The Seasons)

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9.0 Appendix B
Residential Sites Inventory
The assumptions and methodology for the residential sites inventory are provided below.

Methodology for the Sites Inventory Analysis
The residential sites inventory is comprised of three components: 1) approved projects; 2) underutilized (non-vacant) sites with potential for additional residential development or redevelopment; and 3) potential accessory dwelling units (ADUs).

Potential sites for residential development during the 2021-2029 planning period are summarized in Table B-1. As shown in this table, adequate capacity is available to accommodate the City’s RHNA allocation in all income categories; however, zoning amendments are required to reconcile development regulations with the recently adopted General Plan (see Program H-8 in Section 9.5). Additional analysis to support this finding is provided in the discussion below and in Tables B-2 through B-6.

Table B-1
Residential Sites Summary
Site Category
Income Category
VL Low Mod
Above
Mod Total
Approved projects (Table B-2) 0 0 0 12 12
Town Center Mixed Use Sites to be Rezoned (Table B-3) 303 157 247 363 1,070 Neighborhood Mixed Use Sites to be Rezoned (Table B-4) 278 139 139 168 725 Transit-Oriented Mixed Use Sites to be Rezoned (Table B-5) 286 143 53 307 790 Potential ADUs (Table B-6) 16 31 1 20 68
Total sites inventory 883 470 440 870 2,665
RHNA 2021-2029 842 433 436 805 2,516
Adequate Sites? Yes Yes Yes Yes Yes
Source: City of Diamond Bar, 2021
Site Category
Income Category
VL Low Mod
Above
Mod Total

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9-84 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Approved projects (Table B-2) - - - 12 12
Town Center Mixed Use Sites to be Rezoned (Table B-3) - - 196 215 411 Neighborhood Mixed Use Sites to be Rezoned (Table B-4) 500 351 262 1,781 2,894 Transit-Oriented Mixed Use Sites to be Rezoned (Table B-5) 397 398 - - 795 Potential ADUs (Table B-6) 10 18 1 13 42
Total sites inventory 912 777 459 2,028 4,176
RHNA 2021-2029 842 433 436 805 2,516
Adequate Sites? Yes Yes Yes Yes Yes
Source: City of Diamond Bar, 2021
Approved Projects
Table B-2 summarizes residential developments that have received some form of approval and will become available during the planning period. The income levels for these projects are based upon the expected sales prices or rents.

Table B-2
Approved Projects
Project / Location
Income Category
Very Low Low Moderate
Above
Moderate Total
Custom homes (Country) - - - 12 12
Total Units - - - 12 12
Source: City of Diamond Bar, 2021
Underutilized Sites
Underutilized sites with potential for additional residential development or redevelopment are listed in Tables B-3 through B-5. These sites are within the General Plan Focus Areas discussed below. Sites that allow residential or mixed-use development at a density of at least 30 units/acre are considered suitable for all income categories based on State default density, while sites allowing multi-family development at lower densitiesup to 20 units per acre were assigned to the moderate or above-moderate income categories. Parcels smaller than one-half acre were conservatively assigned to the above-moderate category even when those parcels could be consolidated with adjacent parcels into larger building sites.

In the Focus Areas where mixed-use development is encouraged, development intensity is also regulated by floor area ratio as described in the following chart.

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9.0 Focus Areas. As described in Section 9.4, Constraints, the City adopted a comprehensive General Plan update10 in 2019. One of the key features of the new General Plan was the establishment of several new Focus Areas where substantial land use changes are planned as part of a strategy to provide walkable mixed-use activity centers. These Focus Areas provide opportunities for infill development that can incorporate a range of housing, employment, and recreational uses to meet the needs of families, young people, senior citizens, and residents of all incomes. Three of these Focus Areas, summarized below, are expected to facilitate the development of a significant portion of the City’s RHNA allocation during the planning period. Development standards include residential densities (housing units per acre) and floor area ratio (FAR), which is the ratio of building floor area to lot area.
• The Town Center Focus Area, comprising approximately 45 acres located along both sides of Diamond Bar Boulevard between SR-60 and Golden Springs Drive, is intended to build on the success of recent commercial redevelopment in that area. The Town Center is designated for mixed-use development that would serve as a center of activity for residents and provide housing, entertainment and retail opportunities and community gathering spaces in a pleasant, walkable environment. The General Plan currently establishes a maximum residential density of 20.0 dwelling units per acre and a maximum 1.5 FAR for this Focus Area. However, as described below and in Program H-8, these standards will be revised as part of the Town Center Specific Plan to ensure that they facilitate residential development at the higher densities assumed in the sites inventory.
10 https://www.diamondbarca.gov/961/General-Plan-2040

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9-86 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 In April 2021, the City
enlisted the assistance
of the Urban Land
Institute-Los Angeles
(ULI-LA) to convene a
technical assistance
panel (TAP) to gain a
better understanding
of the market
possibilities,
implementation
strategies, and design
frameworks for the
Town Center. The
vision for the Town
Center considered the
challenges and
benefits to the
community of a
project of this scope
and cost. The ULI
presentation at a
special joint meeting
of the City Council
and the Planning
Commission and the ULI Town Center Report can be viewed on the City’s website at https://www.diamondbarca.gov/1065/Town-Center-Development.

In May 2022 the City initiated the preparation of the Town Center Specific Plan (TCSP), which will provide detailed development standards, infrastructure requirements and implementation measures for the Town Center. Program H-8 describes specific provisions that will be included in the TCSP to facilitate additional housing development consistent with the requirements of State law and the assumptions in the sites inventory (Table B-3).

Most of the existing development in the TCSP area consists of suburban-style single-story buildings used for retail and service commercial businesses with large parking lots, several vacancies, and most buildings more than 30 years old. The average building FAR in this area is only 0.36. The City’s economic advisors noted that the high cost of housing in the San Gabriel Valley combined with proximity to transportation and low site utilization make this area ripe for new housing development. The City is not aware of any existing leases that would prevent development during the planning period.

City staff have had several recent development inquiries from property owners in the TCSP area. The largest landowner in the Town Center has indicated its desire to redevelop existing strip commercial buildings for mixed-use development with ground floor retail. The developer has retained an architect and is working closely with the City on the TCSP. Another property owner is working closely with City staff regarding a mixed-use redevelopment project on

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9.0 a parcel currently occupied by a two-story office building and strip commercial.

Another property owner has submitted preliminary plans for a residential project at a proposed density of 39 units/acre.

Because this area is designated for mixed-use development, the sites inventory conservatively assumes an average density of only 24 units/acre to provide excess capacity as compared to the RHNA allocation. The TCSP will establish detailed development standards and implementation procedures to facilitate new housing and mixed-use development consistent with the assumptions in the sites inventory (Table B-3). Based on factors including development trends, property owner interest, structure age, property valuation, development capacity and high resource TCAC opportunity rating,the existing uses on the sites identified in this Focus Area to accommodate the lower-income RHNA do not constitute an impediment to additional residential development during the planning period.
• The Neighborhood Mixed Use Focus Area encompasses approximately 30 acres and is envisioned as a combination of residential and ancillary neighborhoodserving retail and service uses to promote revitalization of the segment of North Diamond Bar Boulevard between the SR-60 interchange and Highland Valley Road. This neighborhood has a TCAC high resource rating as well as potential to benefit from its proximity to Mt. San Antonio College and Cal Poly Pomona.

Excellent access to regional transportation is available, including the SR-60 and SR-57 freeways, bus routes and the Industry Metrolink Station. The General Plan land use designation has an allowable residential density of up to 30.0 dwelling units per acre and a
maximum FAR of 1.25
(Table B-4). A new
specific plan will
provide detailed
development
standards and
implementation
procedures for this
focus area consistent
with the assumptions in
the sites inventory
(Table B-4).

Most of the existing
development in the
Neighborhood
Mixed Use focus
area consists of
low-density singlestory buildings used
for offices and
commercial
businesses with
large parking lots,

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9-88 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 several vacancies, and most buildings more than 30 years old. The average building FAR in this area is only 0.29. The high cost of housing in the San Gabriel Valley combined with proximity to transportation and low site utilization makes this area ripe for new housing development. The City is not aware of any existing leases that would prevent development during the planning period, and the City has had recent development inquiries from property owners in this area.

Because this area is designated for mixed-use development, the site inventory conservatively assumes an average density of only 24 units/acre to account for properties that may not be redeveloped to their full residential potential. A specific plan will be prepared for this area to establish detailed development standards and implementation procedures to facilitate new housing and mixeduse development consistent with the assumptions in the sites inventory. Based on factors including development trends, property owner interest, structure age, property valuation, development capacity and high TCAC opportunity rating,the existing uses on the sites identified in this Focus Area to accommodate the lower-income RHNA do not constitute an impediment to additional residential development during the planning period. • The Transit-Oriented Mixed Use Focus Area encompasses approximately 33 acres and leverages underutilized sites adjacent to the City of Industry Metrolink commuter rail station to provide for higher-density housing, offices, and supporting commercial uses close to high-quality regional transit. This area encourages new
employment and
housing development
in a key location that
emphasizes multimodal transportation
options. The General
Plan allows residential
development at a
density of 20.0 to 30.0
dwelling units per acre
and a maximum FAR of

1.5. Most of the existing
development in this
area consists of lowdensity single-story
buildings used for light
manufacturing and
other commercial
businesses with several
vacancies, and most
buildings are over 30
years old. The average building FAR in this area is only 0.47. The high cost of housing in the San Gabriel Valley combined with proximity to commuter rail service and low site utilization makes this area ripe for new housing development. The City is not aware of any existing leases that would prevent development during the planning period, and the City has had recent

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Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-89

9.0 development inquiries from property owners in this area. Because this area is designated for mixed-use development, the site inventory conservatively assumes an average density of only 24 units/acre to account for properties that may not be redeveloped to their full residential potential. A specific plan will be prepared for this area to establish detailed development standards and implementation procedures to facilitate new housing and mixed-use development consistent with the assumptions in the sites inventory (Table B-5).

Based on factors including development trends, property owner interest, structure age, property valuation, development capacity and high TCAC opportunity rating,the existing uses on the sites identified in this Focus Area to accommodate the lower-income RHNA do not constitute an impediment to additional residential development during the planning period.

The 2040 General Plan provides the guiding framework for development in these Focus Areas; however, zoning regulations have not yet been amended to reflect General Plan policy for these areas. The City is currently in the process of updating the Development Code to revise land use regulations for these Focus Areas consistent with the standards established in the new General Plan within three years, pursuant to Government Code §65583(c)(1)(A) (see Program H-8 in Section 9.5). The development assumptions reflected in Tables B-3 through B-5 are based upon the new General Plan land use designations rather than current zoning designations.

Realistic Capacity and Suitability of Non-Vacant Sites. Since the General Plan designation for the Focus Areas is for mixed use, the capacity for new housing is conservatively estimated as only 8050% of the total potential allowable number of units on each parcel based on the allowable density. In addition, parcels smaller than 0.5 acre have been conservatively excluded from the potential unit totals pursuant to Government Code §65583.2(c)(2)(A). Even with these conservative assumptions a surplus of development opportunities will be available throughout the planning period as compared to the RHNA allocation consistent with no net loss requirements and HCD recommendations. Pursuant to Government Code §65583.2(h), zoning for the sites listed in Tables B-3, B-4 and B-5 shall ensure that:
a) at least 50% of the shortfall of low- and very low-income regional housing need can be accommodated on sites designated for exclusively residential uses; or b) if accommodating more than 50% of the low- and very low-income regional housing need on sites designated for mixed-uses, all sites designated for mixed-uses must allow 100% residential use and require residential use to occupy at least 50% of the floor area in a mixed-use project.

Because non-vacant sites comprise more than half of the lower-income sites inventory, Government Code Section 65583.2(g)(2) requires that the City analyze the extent to which existing uses may constitute an impediment to additional residential development, past experience in converting existing uses to higher density residential development, market trends and conditions, and regulatory or other incentives to encourage redevelopment.

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9-90 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 As part of the 2019 General Plan update, the three Focus Areas were selected based on a combination of factors indicating the likelihood of future housing development. These factors include physical underutilization; economic obsolescence of existing uses as indicated by vacancies or an improvement-to-land (I/L) value ratio less than 1.0; developer and/or property owner interest in residential or mixed-use development; avoidance of existing residential neighborhoods that could lead to displacement; and site proximity to various resources and opportunities. These conditions are documented in the previous analysis for each Focus Area and in the sites inventory tables provided below. On the basis of all of these factors, the existing uses do not constitute an impediment to development and are likely to be discontinued during the planning period.

The estimated yield of parcels in the Focus Areas is considered to be realistic due to the significant development potential compared to existing development FAR. As seen in Tables B-3 through B-5, the existing FAR for most properties is well below 0.5 and the average FAR for all properties are as follows:

Town Center Mixed Use: 0.33 average FAR
Neighborhood Mixed Use: 0.09 average FAR
Transit-Oriented Mixed Use: 0.27 average FAR
The significant potential increase in development creates a strong economic investment incentive for redevelopment, and as a result, the existing uses are likely to be discontinued during the planning period.

Affirmatively Furthering Fair Housing. Sites for additional housing are located throughout the community to affirmatively further fair housing. For example, the three new mixed-use areas provide significant potential for housing in areas with good access to jobs, transportation, education and services, while opportunities for ADUs are located in the city’s lower-density single-family neighborhoods, thereby avoiding segregated living patterns and facilitating truly integrated and balanced living patterns and areas of opportunity.

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HOUSING ELEMENT
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-91

9.0 Table B-3
Town Center Mixed Use Sites to be Rezoned
AIN Address
Parcel
Size
Existing
Zoning
Max
Density
Realistic
Density Existing Use
Year
Built FAR
I/L
Ratio VL Low Mod Above Total
8281010027 23555 GOLDEN SPRINGS DR 0.53 C-2 30 24 Office Buildings 1986 0.50 2.7 4 3 3 4 13 8281010047 23525 GOLDEN SPRINGS DR 0.91 C-2 30 24 Professional Buildings 1967 0.19 2.1 7 4 4 7 22 8281010049 206 S DIAMOND BAR BLVD 0.54 C-3 30 24 Service Stations 1971 0.08 0.7 4 3 3 4 13 8281010050 218 S DIAMOND BAR BLVD 1.23 C-3 30 24 Shopping Centers (Regional) 1971 0.59 0.6 9 6 6 9 30 8281010051 240 S DIAMOND BAR BLVD 2.4 C-3 30 24 Shopping Centers (Neighborhood, community) 1970 0.63 1.5 17 12 12 17 58 8281010054 350 S DIAMOND BAR BLVD 0.56 C-3 30 24 Service Stations 1971 0.07 0.0 4 3 3 4 13 8281010057 300 S DIAMOND BAR BLVD 1.16 C-3 30 24 Shopping Centers (Neighborhood, community) 1970 1.01 7.8 8 6 6 8 28 8281010060 2.16 C-3 30 24 Parking Lots (Commercial Use Properties) 1970 1.01 0.0 16 10 10 16 52 8281010061 324 S DIAMOND BAR BLVD 0.4 C-3 30 24 Stores 1970 0.31 1.0 10 10 8281010062 334 S DIAMOND BAR BLVD 0.7 C-3 30 24 Banks Savings & Loan 1971 0.2 0.9 5 3 3 5 17 8281024052 150 S DIAMOND BAR BLVD 0.86 C-3 30 24 Service Stations 1987 0.03 0.1 6 4 4 6 21 8281024053 23525 PALOMINO DR 45E 3.24 C-2 30 24 Stores 1980 0.55 1.0 23 16 16 23 78 8717008001 121 S DIAMOND BAR BLVD 0.25 C-3 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1975 0.65 2.8 6 6 8717008002 121 S DIAMOND BAR BLVD 0.16 C-3 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1975 1.02 0.7 4 4 8717008003 141 S DIAMOND BAR BLVD 0.39 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.54 1.7 9 9 8717008004 141 S DIAMOND BAR BLVD 0.33 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.55 1.9 8 8 8717008005 205 S DIAMOND BAR BLVD 0.46 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.57 6.8 11 11 8717008006 205 S DIAMOND BAR BLVD 0.21 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.63 3.8 5 5 8717008010 0.06 C-3 30 24 Parking Lots (Commercial Use Properties) 0 0.0 1 1 8717008019 249 S DIAMOND BAR BLVD 7.24 C-3 30 24 Shopping Centers (Neighborhood, community) 1975 0.3 1.5 52 70 52 174 8717008020 235 S DIAMOND BAR BLVD 0.87 C-3 30 24 Shopping Centers (Neighborhood, community) 2017 0.11 2.3 6 4 4 6 21 8717008026 301 S DIAMOND BAR BLVD 0.18 C-3 30 24 Service Stations 1978 0.04 0.2 4 4 8717008027 301 S DIAMOND BAR BLVD 0.07 C-3 30 24 Service Stations 1978 0.09 0.1 2 2 8717008028 315 S DIAMOND BAR BLVD 0.6 C-3 30 24 Shopping Centers (Neighborhood, community) 1979 0.3 1.1 4 3 3 4 14 8717008029 303 S DIAMOND BAR BLVD 3.96 C-3 30 24 Shopping Centers (Neighborhood, community) 1979 0.17 0.8 29 9 29 29 95 8717008032 23341 GOLDEN SPRINGS DR 0.66 C-2 30 24 Office Buildings 0 0.38 1.9 5 3 3 5 16 8717008033 23347 GOLDEN SPRINGS DR 2.46 C-2 30 24 Stores 1977 0.19 0.5 18 12 12 18 59 8717008034 414 S PROSPECTORS RD 1.01 C-2 30 24 Professional Buildings 1977 0.25 1.6 7 5 5 7 24 8717008038 225 GENTLE SPRINGS LN 0.65 C-3 30 24 Restaurants, Cocktail Lounges 1979 0.15 1.1 5 3 3 5 16 8717008039 233 GENTLE SPRINGS LN 0.62 C-3 30 24 Restaurants, Cocktail Lounges 1979 0.08 0.8 4 3 3 4 15 8717008185 325 S DIAMOND BAR BLVD 4.2 C-2 30 24 Shopping Centers (Neighborhood, community) 1977 0.33 0.9 30 20 20 30 101 8717008186 379 S DIAMOND BAR BLVD 0.53 C-2 30 24 Banks Savings & Loan 1976 0.33 0.5 4 3 3 4 13 8717008187 245 GENTLE SPRINGS LN 1.33 C-3 30 24 Restaurants, Cocktail Lounges 1989 0.15 1.3 10 6 6 10 32 8717008188 259 GENTLE SPRINGS LN 2.71 C-3 30 24 Hotel & Motels 1988 0.46 2.0 20 13 13 20 65 8717008189 0.96 C-3 30 24 Commercial 0 0.0 7 5 5 7 23
Totals 44.6 303 157 247 363 1,070
Notes:

General Plan designation for all parcels is Town Center Mixed Use Proposed zoning for all parcels is Specific Plan

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Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-92 Address APN Existing Zoning Acreage
Allowable
Density Existing Use Existing FAR
Publicly
Owned?
Income Level Total Potential
Lower Mod Above Mod Units
23525 GOLDEN SPRINGS DR 8281010047 C-2 0.91 20 Commercial 0.19 No 4 5 9 206 S DIAMOND BAR BLVD 8281010049 C-3 0.54 20 Commercial 0.08 No 2 3 5 218 S DIAMOND BAR BLVD 8281010050 C-3 1.23 20 Commercial 0.59 No 6 6 12 240 S DIAMOND BAR BLVD 8281010051 C-3 2.40 20 Commercial 0.63 No 11 13 24 350 S DIAMOND BAR BLVD 8281010054 C-3 0.56 20 Commercial 0.07 No 2 4 6 300 S DIAMOND BAR BLVD 8281010057 C-3 1.16 20 Commercial 1.01 No 5 7 12 Not assigned 8281010060 C-3 2.16 20 Commercial 1.01 No 10 12 22 324 S DIAMOND BAR BLVD 8281010061 C-3 0.40 20 Commercial 0.31 No 0 0 0 334 S DIAMOND BAR BLVD 8281010062 C-3 0.70 20 Commercial 0.20 No 3 4 7 150 S DIAMOND BAR BLVD 8281024052 C-3 0.86 20 Commercial 0.03 No 4 5 9 23525 PALOMINO DR NO 45E 8281024053 C-2 3.24 20 Commercial 0.55 No 16 16 32 121 S DIAMOND BAR BLVD 8717008001 C-3 0.25 20 Commercial 0.65 No 0 0 0 121 S DIAMOND BAR BLVD 8717008002 C-3 0.16 20 Commercial 1.02 No 0 0 0 141 S DIAMOND BAR BLVD 8717008003 C-3 0.39 20 Commercial 0.54 No 0 0 0 141 S DIAMOND BAR BLVD 8717008004 C-3 0.33 20 Commercial 0.55 No 0 0 0 205 S DIAMOND BAR BLVD 8717008005 C-3 0.46 20 Commercial 0.57 No 0 0 0 205 S DIAMOND BAR BLVD 8717008006 C-3 0.21 20 Commercial 0.63 No 0 0 0 Not assigned 8717008010 C-3 0.06 20 Commercial 0.00 No 0 0 0 249 S DIAMOND BAR BLVD 8717008019 C-3 7.24 20 Commercial 0.30 No 36 36 72 235 S DIAMOND BAR BLVD 8717008020 C-3 0.87 20 Commercial 0.11 No 4 5 9 301 S DIAMOND BAR BLVD 8717008026 C-3 0.18 20 Commercial 0.04 No 0 0 0 301 S DIAMOND BAR BLVD 8717008027 C-3 0.07 20 Commercial 0.09 No 0 0 0 315 S DIAMOND BAR BLVD 8717008028 C-3 0.60 20 Commercial 0.30 No 3 3 6 303 S DIAMOND BAR BLVD 8717008029 C-3 3.96 20 Commercial 0.17 No 19 21 40 23341 GOLDEN SPRINGS DR 8717008032 C-2 0.66 20 Commercial 0.38 No 3 4 7 23347 GOLDEN SPRINGS DR 8717008033 C-2 2.46 20 Commercial 0.19 No 12 13 25 414 S PROSPECTORS RD 8717008034 C-2 1.01 20 Commercial 0.25 No 5 5 10 225 GENTLE SPRINGS LN 8717008038 C-3 0.65 20 Commercial 0.15 No 3 4 7 233 GENTLE SPRINGS LN 8717008039 C-3 0.62 20 Commercial 0.08 No 3 3 6 325 S DIAMOND BAR BLVD 8717008185 C-2 4.20 20 Commercial 0.33 No 20 22 42 379 S DIAMOND BAR BLVD 8717008186 C-2 0.53 20 Commercial 0.33 No 2 3 5 245 GENTLE SPRINGS LN 8717008187 C-3 1.33 20 Commercial 0.15 No 6 7 13 259 GENTLE SPRINGS LN 8717008188 C-3 2.71 20 Commercial 0.46 No 13 14 27 Not assigned 8717008189 C-3 0.96 20 Commercial 0.00 No 4 6 10 Not assigned 8717008902 C-3 0.02 20 Commercial 0.00 No 0 0 0 Not assigned 8717008903 C-3 0.14 20 Commercial 0.00 No 0 0 0 Totals 44.2 196 215 411
Notes:

1. The General Plan designation for all parcels is Town Center Mixed Use

2. Allowable density based on current General Plan and proposed zoning standards

3. Parcels less than 0.5 acre are excluded from unit totals

4.1. Total capacity estimated as 50% of allowable residential units

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HOUSING ELEMENT
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-93

9.0 Table B-4
Neighborhood Mixed Use Sites to be Rezoned
AIN Address Parcel
Size
Existing
Zoning
Max
Density
Realistic
Density Existing Use Year Built FAR I/L Ratio VL Low Mod Above Total 8706001001 574 N DIAMOND BAR BLVD 0.8 OP 30 24 Store Combination 1968 0.08 2.0 8 4 4 4 19 8706001003 542 N DIAMOND BAR BLVD 0.3 OP 30 24 Restaurants, Cocktail Lounges 1974 0.17 1.2 7 7 8706001004 530 N DIAMOND BAR BLVD 0.4 OP 30 24 Stores 1968 0.17 0.7 10 10 8706001007 504 N DIAMOND BAR BLVD 0.5 OP 30 24 Service Stations 1986 0.05 0.1 5 2 2 2 12 8706001008 23425 SUNSET CROSSING 1.2 OP 30 24 Churches 1979 0.3 1.2 12 6 6 6 29 8706001013 554 N DIAMOND BAR BLVD 0.5 OP 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1986 0.19 0.5 5 2 2 2 12 8706001014 556 N DIAMOND BAR BLVD 2.8 OP 30 24 Office Buildings 1987 0.39 1.7 27 13 13 13 67 8706001015 520 N DIAMOND BAR BLVD 0.4 OP 30 24 Restaurants, Cocktail Lounges 1973 0.09 0.8 10 10 8706001016 506 N DIAMOND BAR BLVD 0.8 OP 30 24 Stores 1973 0.2 2.5 8 4 4 4 19 8706001800 544 N. DIAMOND BAR BLVD 0.1 OP 30 24 Industrial 0 0.0 2 2 8706002012 732 N DIAMOND BAR BLVD 1.1 OP 30 24 Office Buildings 1987 0.35 3.6 11 5 5 5 26 8706002015 780 N DIAMOND BAR BLVD 1 OP 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1986 0.32 0.9 10 5 5 5 24 8706002016 796 N DIAMOND BAR BLVD 1.1 OP 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1986 0.3 0.8 11 5 5 5 26 8706002021 900 N DIAMOND BAR BLVD 4.3 OP 30 24 Shopping Centers (Neighborhood, community) 1980 0.73 0.2 41 21 21 21 103 8706002022 990 N DIAMOND BAR BLVD 0.9 OP 30 24 Stores 1980 0.96 0.5 9 4 4 4 22 8706002027 600-730 N DIAMOND BAR BL 5.1 OP 30 24 Office Buildings 1982 0.01 1.5 49 24 24 24 122 8706002055 750 N DIAMOND BAR BLVD 2.1 OP 30 24 Professional Buildings 1981 0.4 0.7 20 10 10 10 50 8706002056 800 N DIAMOND BAR BLVD 5.4 OP 30 24 Shopping Center 1982 0.72 0.7 52 26 26 26 130 8706002058 660 N DIAMOND BAR BLVD 1.4 OP 30 24 Office Buildings 1982 0.02 1.0 13 7 7 7 34

30.2 278 139 139 168 725
Notes:

The General Plan designation for all parcels is Neighborhood Mixed Use Proposed zoning is Specific Plan
Address APN Existing
Zoning Acres Allowable Density Existing Use Existing FAR Publicly
Owned? Lower Mod Above Mod Estimated Total Units4
574 N DIAMOND BAR BLVD 8706001001 OP 0.8 30 Commercial 0.08 No 3 1 8 12 542 N DIAMOND BAR BLVD 8706001003 OP 0.3 30 Commercial 0.17 No 0 0 0 0 530 N DIAMOND BAR BLVD 8706001004 OP 0.4 30 Commercial 0.17 No 0 0 0 0 504 N DIAMOND BAR BLVD 8706001007 OP 0.5 30 Commercial 0.05 No 0 0 0 0 23425 SUNSET CROSSING RD 8706001008 OP 1.2 30 Commercial 0.30 No 5 1 12 18 554 N DIAMOND BAR BLVD 8706001013 OP 0.5 30 Commercial 0.19 No 2 0 6 8 556 N DIAMOND BAR BLVD 8706001014 OP 2.8 30 Commercial 0.39 No 12 4 26 42 520 N DIAMOND BAR BLVD 8706001015 OP 0.4 30 Commercial 0.09 No 0 0 0 0 506 N DIAMOND BAR BLVD 8706001016 OP 0.8 30 Commercial 0.20 No 3 1 8 12 554 N DIAMOND BAR BLVD 8706001800 OP 0.1 30 Commercial 0.00 No 0 0 0 0 732 N DIAMOND BAR BLVD 8706002012 OP 1.1 30 Commercial 0.35 No 4 1 11 16 780 N DIAMOND BAR BLVD 8706002015 OP 1.0 30 Commercial 0.32 No 4 1 11 16 796 N DIAMOND BAR BLVD 8706002016 OP 1.1 30 Commercial 0.30 No 4 1 12 17

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Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-94 Address APN Existing
Zoning Acres Allowable Density Existing Use Existing FAR Publicly
Owned? Lower Mod Above Mod Estimated Total Units4
900 N DIAMOND BAR BLVD 8706002021 OP 4.3 30 Commercial 0.73 No 19 6 39 64 990 N DIAMOND BAR BLVD 8706002022 OP 0.9 30 Commercial 0.96 No 4 1 9 14 600 N DIAMOND BAR BLVD UNIT 1B 8706002027 OP 5.1 30 Commercial 0.01 No 23 7 47 77 600 N DIAMOND BAR BLVD UNIT 1A 8706002028 OP 5.1 30 Commercial 0.01 No 23 7 47 77 612 N DIAMOND BAR BLVD 8706002029 OP 5.1 30 Commercial 0.01 No 23 7 47 77 618 N DIAMOND BAR BLVD 8706002030 OP 5.1 30 Commercial 0.01 No 23 7 47 77 620 N DIAMOND BAR BLVD UNIT 4B 8706002031 OP 5.1 30 Commercial 0.01 No 23 7 47 77 620 N DIAMOND BAR BLVD UNIT 4A 8706002032 OP 5.1 30 Commercial 0.01 No 23 7 47 77 628 N DIAMOND BAR BLVD UNIT 5A 8706002033 OP 5.1 30 Commercial 0.01 No 23 7 47 77 628 N DIAMOND BAR BLVD UNIT 5B 8706002034 OP 5.1 30 Commercial 0.01 No 23 7 47 77 634 N DIAMOND BAR BLVD UNIT 6A 8706002035 OP 5.1 30 Commercial 0.01 No 23 7 47 77 634 N DIAMOND BAR BLVD UNIT 6B 8706002036 OP 5.1 30 Commercial 0.01 No 23 7 47 77 640 N DIAMOND BAR BLVD UNIT 7B 8706002037 OP 5.1 30 Commercial 0.01 No 23 7 47 77 640 N DIAMOND BAR BLVD NO 7A 8706002038 OP 5.1 30 Commercial 0.01 No 23 7 47 77 646 N DIAMOND BAR BLVD UNIT 8A 8706002039 OP 5.1 30 Commercial 0.01 No 23 7 47 77 646 N DIAMOND BAR BLVD UNIT 8B 8706002040 OP 5.1 30 Commercial 0.01 No 23 7 47 77 654 N DIAMOND BAR BLVD UNIT 9B 8706002041 OP 5.1 30 Commercial 0.01 No 23 7 47 77 654 N DIAMOND BAR BLVD UNIT 9A 8706002042 OP 5.1 30 Commercial 0.01 No 23 7 47 77 700 N DIAMOND BAR BLVD UNIT 10A 8706002043 OP 5.1 30 Commercial 0.01 No 23 7 47 77 700 N DIAMOND BAR BLVD UNIT 10B 8706002044 OP 5.1 30 Commercial 0.01 No 23 7 47 77 706 N DIAMOND BAR BLVD UNIT 11B 8706002045 OP 5.1 30 Commercial 0.01 No 23 7 47 77 706 N DIAMOND BAR BLVD UNIT 11A 8706002046 OP 5.1 30 Commercial 0.01 No 23 7 47 77 712 N DIAMOND BAR BLVD UNIT 12A 8706002047 OP 5.1 30 Commercial 0.01 No 23 7 47 77 712 N DIAMOND BAR BLVD UNIT 12B 8706002048 OP 5.1 30 Commercial 0.01 No 23 7 47 77 718 N DIAMOND BAR BLVD NO 13B 8706002049 OP 5.1 30 Commercial 0.01 No 23 7 47 77 718 N DIAMOND BAR BLVD NO 13A 8706002050 OP 5.1 30 Commercial 0.01 No 23 7 47 77 724 N DIAMOND BAR BLVD 8706002051 OP 5.1 30 Commercial 0.01 No 23 7 47 77 724 N DIAMOND BAR BLVD 8706002052 OP 5.1 30 Commercial 0.01 No 23 7 47 77 730 N DIAMOND BAR BLVD 8706002053 OP 5.1 30 Commercial 0.01 No 23 7 47 77 730 N DIAMOND BAR BLVD 8706002054 OP 5.1 30 Commercial 0.01 No 23 7 47 77 750 N DIAMOND BAR BLVD 8706002055 OP 2.1 30 Commercial 0.40 No 9 3 19 31 800 N DIAMOND BAR BLVD 8706002056 OP 5.4 30 Commercial 0.72 No 24 8 48 80 660 N DIAMOND BAR BLVD. 100 8706002058 OP 1.4 30 Commercial 0.02 No 6 2 13 21 660 N DIAMOND BAR BLVD 108 8706002059 OP 1.4 30 Commercial 0.01 No 6 2 13 21 660 N DIAMOND BAR BLVD 118 8706002060 OP 1.4 30 Commercial 0.02 No 6 2 13 21 660 N DIAMOND BAR BLVD 128 8706002061 OP 1.4 30 Commercial 0.02 No 6 2 13 21 660 N DIAMOND BAR BLVD 138 8706002062 OP 1.4 30 Commercial 0.02 No 6 2 13 21 660 N DIAMOND BAR BLVD 168 8706002063 OP 1.4 30 Commercial 0.03 No 6 2 13 21 660 N DIAMOND BAR BLVD 178 8706002064 OP 1.4 30 Commercial 0.01 No 6 2 13 21 660 N DIAMOND BAR BLVD 188 8706002065 OP 1.4 30 Commercial 0.01 No 6 2 13 21 660 N DIAMOND BAR BLVD 198 8706002066 OP 1.4 30 Commercial 0.02 No 6 2 13 21 660 N DIAMOND BAR BLVD 200 8706002067 OP 1.4 30 Commercial 0.03 No 6 2 13 21

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HOUSING ELEMENT
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-95

9.0 Address APN Existing
Zoning Acres Allowable Density Existing Use Existing FAR Publicly
Owned? Lower Mod Above Mod Estimated Total Units4
660 N DIAMOND BAR BLVD 208 8706002068 OP 1.4 30 Commercial 0.01 No 6 2 13 21 660 N DIAMOND BAR BLVD 218 8706002069 OP 1.4 30 Commercial 0.02 No 6 2 13 21 660 N DIAMOND BAR BLVD 228 8706002070 OP 1.4 30 Commercial 0.01 No 6 2 13 21 660 N DIAMOND BAR BLVD 238 8706002071 OP 1.4 30 Commercial 0.01 No 6 2 13 21 660 N DIAMOND BAR BLVD 258 8706002072 OP 1.4 30 Commercial 0.01 No 6 2 13 21 660 N DIAMOND BAR BLVD 268 8706002073 OP 1.4 30 Commercial 0.02 No 6 2 13 21 660 N DIAMOND BAR BLVD 278 8706002074 OP 1.4 30 Commercial 0.03 No 6 2 13 21 660 N DIAMOND BAR BLVD 288 8706002075 OP 1.4 30 Commercial 0.02 No 6 2 13 21 660 N DIAMOND BAR BLVD 298 8706002076 OP 1.4 30 Commercial 0.01 No 6 2 13 21 Totals 194.5 851 262 1,781 2,894
Notes:

1. The General Plan designation for all parcels is Neighborhood Mixed Use

2. Allowable density based on current General Plan and proposed zoning standards

3. Parcels less than 0.5 acre are excluded from unit totals

4.1. Site capacity estimated as 50% of allowable residential units

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Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-96 Table B-5
Transit-Oriented Mixed-Use Sites to be Rezoned
AIN Address Parcel
Size
Max
Density
Realistic
Density Existing Use Year Built FAR I/L Ratio VL Low Mod Above Total 8719010009 21035 WASHINGTON AVE 3.5 30 24 Warehousing, Distribution, Storage 1986 0.2 0.7 34 17 17 17 84 8719010023 680 BREA CANYON RD 0.9 30 24 Office Buildings 2015 0.05 8.3 9 4 4 4 22 8719010035 618 BREA CANYON RD 1.7 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1986 0.04 3.0 16 8 8 8 41 8760021005 655 BREA CANYON RD 18.7 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1969 0.01 12.4 180 90 180 449 8760027001 20955 LYCOMING ST 1 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.12 0.4 10 5 5 5 24 8760027002 20955 LYCOMING ST 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.78 1.3 10 10 8760027003 780 PINEFALLS AVE 0.5 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.47 1.2 5 2 2 2 12 8760027004 760 PINEFALLS AVE 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.52 1.3 10 10 8760027005 750 PINEFALLS AVE 0.6 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.43 2.4 6 3 3 3 14 8760027006 755 PINEFALLS AVE 0.8 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.34 2.2 8 4 4 4 19 8760027007 761 PINEFALLS AVE 0.3 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.52 6.7 7 7 8760027008 773 PINEFALLS AVE 0.1 30 24 Warehousing, Distribution, Storage 1981 1.47 2.7 2 2 8760027009 773 PINEFALLS AVE 0.2 30 24 Warehousing, Distribution, Storage 1981 0.07 2.0 5 5 8760027010 787 PINEFALLS AVE 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.45 1.5 10 10 8760027011 770 PENARTH AVE 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.43 1.9 10 10 8760027012 766 PENARTH AVE 0.3 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.45 1.6 7 7 8760027013 750 PENARTH AVE 0.8 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.35 1.5 8 4 4 4 19 8760027014 751 PENARTH AVE 0.8 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.33 2.8 8 4 4 4 19 8760027015 761 PENARTH AVE 0.2 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.49 1.0 5 5 8760027016 767 PENARTH AVE 0.1 30 24 Warehousing, Distribution, Storage 1981 2.35 0.2 2 2 8760027017 767 PENARTH AVE 0.3 30 24 Warehousing, Distribution, Storage 1981 0.03 1.2 7 7 8760027018 771 PENARTH AVE 0.5 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.43 1.9 5 2 2 2 12 Totals 32.9 286 143 53 307 790
Notes:

The General Plan designation for all parcels is Transit Oriented Mixed Use Current zoning designation for all parcels is Light Industrial Proposed zoning is Specific Plan
Address APN Existing Zoning Acres Allowable
Density Existing Use Existing FAR
Publicly
Owned? Lower Mod Above Mod
Estimated
Total Units
21035 WASHINGTON AVE 8719010009 I: Light Industrial 3.5 30 Commercial 0.20 No 26 26 52 680 BREA CANYON RD 100 8719010023 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14 680 BREA CANYON RD 158 8719010024 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14 680 BREA CANYON RD 168 8719010025 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14 680 BREA CANYON RD 178 8719010026 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14 680 BREA CANYON RD 188 8719010027 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14 680 BREA CANYON RD 200 8719010028 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14 680 BREA CANYON RD 208 8719010029 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14 680 BREA CANYON RD 258 8719010030 I: Light Industrial 0.9 30 Commercial 0.04 No 7 7 14 680 BREA CANYON RD 268 8719010031 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14 680 BREA CANYON RD 278 8719010032 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14 680 BREA CANYON RD 8719010033 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14

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9.0 Address APN Existing Zoning Acres Allowable
Density Existing Use Existing FAR
Publicly
Owned? Lower Mod Above Mod
Estimated
Total Units
618 BREA CANYON RD UNIT A 8719010035 I: Light Industrial 1.7 30 Commercial 0.04 No 13 13 25 618 BREA CANYON RD UNIT B 8719010036 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25 618 BREA CANYON RD C 8719010037 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25 618 BREA CANYON RD D 8719010038 I: Light Industrial 1.7 30 Commercial 0.04 No 13 13 25 618 BREA CANYON RD E 8719010039 I: Light Industrial 1.7 30 Commercial 0.04 No 13 13 25 618 BREA CANYON RD F 8719010040 I: Light Industrial 1.7 30 Commercial 0.03 No 13 13 25 618 BREA CANYON RD G 8719010041 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25 618 BREA CANYON RD H 8719010042 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25 618 BREA CANYON RD I 8719010043 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25 618 BREA CANYON RD J 8719010044 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25 655 BREA CANYON RD 8760021005 I: Light Industrial 18.7 30 Commercial 0.01 No 140 140 280 20955 LYCOMING ST 8760027001 I: Light Industrial 1.0 30 Commercial 0.12 No 8 8 15 20955 LYCOMING ST 8760027002 I: Light Industrial 0.4 30 Commercial 0.78 No 0 0 0 780 PINEFALLS AVE 8760027003 I: Light Industrial 0.5 30 Commercial 0.47 No 0 0 0 760 PINEFALLS AVE 8760027004 I: Light Industrial 0.4 30 Commercial 0.52 No 0 0 0 750 PINEFALLS AVE 8760027005 I: Light Industrial 0.6 30 Commercial 0.43 No 4 4 9 755 PINEFALLS AVE 8760027006 I: Light Industrial 0.8 30 Commercial 0.34 No 6 6 12 761 PINEFALLS AVE 8760027007 I: Light Industrial 0.3 30 Commercial 0.52 No 0 0 0 773 PINEFALLS AVE 8760027008 I: Light Industrial 0.1 30 Commercial 1.47 No 0 0 0 773 PINEFALLS AVE 8760027009 I: Light Industrial 0.2 30 Commercial 0.07 No 0 0 0 787 PINEFALLS AVE 8760027010 I: Light Industrial 0.4 30 Commercial 0.45 No 0 0 0 770 PENARTH AVE 8760027011 I: Light Industrial 0.4 30 Commercial 0.43 No 0 0 0 766 PENARTH AVE 8760027012 I: Light Industrial 0.3 30 Commercial 0.45 No 0 0 0 750 PENARTH AVE 8760027013 I: Light Industrial 0.8 30 Commercial 0.35 No 6 6 12 751 PENARTH AVE 8760027014 I: Light Industrial 0.8 30 Commercial 0.33 No 6 6 12 761 PENARTH AVE 8760027015 I: Light Industrial 0.2 30 Commercial 0.49 No 0 0 0 767 PENARTH AVE 8760027016 I: Light Industrial 0.1 30 Commercial 2.35 No 0 0 0 767 PENARTH AVE 8760027017 I: Light Industrial 0.3 30 Commercial 0.03 No 0 0 0 771 PENARTH AVE 8760027018 I: Light Industrial 0.5 30 Commercial 0.43 No 0 0 0 Totals 57.3 397 398 795
Notes:

1. The General Plan designation for all parcels is Transit-Oriented Mixed Use

2. Allowable density based on current General Plan and proposed zoning standards

3. Parcels less than 0.5 acre are excluded from unit totals

4.1. Total capacity estimated as 50% of allowable residential units

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9.0 Figure B-2a
Town Center Mixed Use Area Map
Source: Figure 3-3: Town Center Mixed-Use Focus Area Concept Illustration; Diamond Bar General Plan 2040

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Neighborhood Mixed Use Area Map
Source: Figure 3-2: Neighborhood Mixed-Use Focus Area Concept Illustration; Diamond Bar General Plan 2040

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9.0 Figure B-2c
Transit-Oriented Mixed Use Area Map
Source: Figure 3-4: Transit-Oriented Mixed-Use Focus Area Concept Illustration; Diamond Bar General Plan 2040

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9-102 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Potential Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable housing, particularly for single persons or small households including the elderly, college students, young adults, and caregivers. Recent changes in State law have made the construction of ADUs more feasible for homeowners, and the City has seen an increase in ADU development applications recently.

Table B-6 shows ADU permit trends during 2018-20212020 in Diamond Bar. The average rate of ADU permits over this 43-year period is 8.255.3 units per year. At that rate, it is estimated that approximately 6842 additional ADUs will be permitted during the 2021-2029 planning period. Based on recent analysis conducted by SCAG11 over two-thirds of future ADUs are expected to be affordable to low- and moderate-income households.

Table B-6
Accessory Dwelling Units Permitted
Year Permits Issued
2018 2
2019 6
2020 8
2021 17
Source: City of Diamond Bar, 2021
11 SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020 (https://scag.ca.gov/sites/main/files/fileattachments/adu_affordability_analysis_120120v2.pdf?1606868527)

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9.0 Appendix C
Public Participation Summary
Public participation is an important component of the planning process, and this update to the Housing Element has provided residents and other interested stakeholders numerous opportunities to provide comments and recommendations.

Housing Element website and FAQ. Early in the update process a Housing Element web page was created on the City website12 and a Housing Element Frequently Asked Questions was prepared (Figure C-1) and posted on the website.

Stakeholder notification list. A stakeholder list was also compiled including persons and organizations representing the interests of lower-income households and persons with disabilities and other special needs (see Table C-1).

Housing opinion survey. A public opinion survey on housing issues was conducted to solicit public comments on housing issues. The survey was provided both online and at Concerts in the Park events and was available in English, Chinese and Korean.

The most common survey responses included housing affordability in general, a need for more affordable senior housing and small units young families and single people can afford, and the need for better property maintenance in some singlefamily neighborhoods. Online survey results are summarized in Figure C-2.

Public meetings. A total of seven public
meetings were held to discuss the
Housing Element over the course of the
update. Public notices, agendas and
materials for all Housing Element
meetings were posted on the website
and at City Hall in advance of each
meeting and also sent by direct mail to
the stakeholder list, which included
housing advocates and non-profit
organizations representing the interests
of lower-income persons and special
needs groups. Notices of public
hearings were also published in the
local newspaper.

For each public meeting the City
offered reasonable accommodation
for persons with disabilities to assist them
in participating in the meeting,
including the provision of transcription
of meeting minutes for non-English
12 https://www.diamondbarca.gov/963/Housing-Element-Update

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9-104 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 speakers. Transcribed minutes were made available by the City and may also be easily translated into other languages via free web applications such as Translate.Google.com. Real-time transcription of the meetings was available using web applications such as Live Transcribe or Live Caption.

The initial public meeting for the Housing Element update was a joint study session conducted by the City Council and the Planning Commission on January 26, 2021.

The purpose of the meeting was to introduce the Housing Element update process to the community and City decision-makers. The presentation included State requirements, an overview of the Housing Element update process, key housing issues to be addressed, current housing needs, the Regional Housing Needs Assessment, potential constraints to housing, and opportunities for public participation. Comments during the study session included the high cost of housing and the difficulty of young people who grew up in Diamond Bar to be able to afford housing and stay in the community, the importance of affordable housing for essential workers who serve the community, and the importance of higher density to encourage a variety of housing.

The initial draft Housing Element was then prepared and posted for public review on March 18, 2021. The draft element was reviewed by the Planning Commission at a public meeting on March 23, 2021 and by the City Council at a public meeting on April 6, 2021. Public comments at those meetings mentioned the problems caused by the high cost of housing, questions of whether streets and other infrastructure can accommodate the amount of additional housing development called for in the RHNA, the effects on housing prices caused by forces beyond the control of city government such as housing investors, and support for mixed use development and inclusionary requirements.

The draft Housing Element was submitted to the Department of Housing and Community Development (HCD) for review on April 8, 2021 and HCD’s comments were provided on June 3, 2021.

After receiving comments on the draft Housing Element from the State Housing and Community Development DepartmentHCD, a revised draft Housing Element was prepared and posted for public review on October 6, 2021. A public hearing was conducted by the Planning Commission on October 13, 2021 to review the revised draft Housing Element and solicit public comments. The staff report for the Planning Commission hearing included HCD’s comments on the draft Housing Element and a summary of the City’s responses to HCD comments, which were posted for public review prior to the hearing. At the conclusion of the hearing the Planning Commission adopted a recommendation for City Council approval of the Housing Element.

The City Council conducted a public hearing on November 2, 2021 to review HCD comments and the revised draft Housing Element. At the conclusion of the hearing the City Council adopted a resolution approving the Housing Element.

Public comments made during the Planning Commission and City Council hearings included concerns for the high cost of housing and the importance of encouraging

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9.0 a variety of housing to allow the next generation to live in Diamond Bar. A summary of public comments and responses is provided in Table C-2. Comments were incorporated into the draft Housing Element where appropriate, as indicated in Table C-2.

During the Housing Element update process the City received written comments from Abundant Housing LA, the Los Angeles County Sanitation District, Responsible Land Use, Mitchell Tsai, an attorney representing the Southwest Regional Council of Carpenters, and California YIMBY. Copies of those letters are provided below.

As noted in Appendix B (Sites Inventory), one of the most important Housing Element implementation actions is the preparation of a Specific Plan for the Town Center focus area. Work on the Town Center Specific Plan began in April 2021 when the Urban Land Institute-Los Angeles (ULI-LA) convened a technical assistance panel (TAP) to explore market possibilities, implementation strategies, and design frameworks for the Diamond Bar Town Center. The vision presented included the challenges and benefits to the community of a project of this scope and cost. The ULI presentation at a special joint meeting of the City Council and the Planning Commission and the ULI Town Center Report can be viewed on the City’s website at https://www.diamondbarca.gov/1065/Town-Center-Development.

After the completion of the ULI study the City initiated preparation of the Town Center Specific Plan (TCSP), which will provide detailed development standards

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9-106 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 and implementation procedures for the Town Center. A robust public participation process was initiated with a community workshop held on July 21, 2022. This Specific Plan process is seen as an extension of the Housing Element update due to its importance in creating the regulatory framework to encourage additional housing production over the next 8 years. A website has been established to enable interested persons to review materials and provide comments throughout the specific plan process. A week-long Community Charrette is scheduled for August 22-26 to allow residents, property owners and other stakeholders to explore design and development options for the area.
proposed final Housing Element was prepared and made available for public review prior to adoption by the City Council.

The following is a list of opportunities for public involvement in the preparation of this Housing Element update.

Joint Planning Commission/City Council study session January 26, 2021 Planning Commission hearing to review
Draft Housing Element March 23, 2021
City Council hearing to review Draft Housing Element April 6, 2021 Planning Commission hearing October 13, 2021
City Council hearing November 2, 2021
A list of interested parties that were notified of meetings is provided in Table C-1 and a summary of comments and responses is provided in Table C-2. Comments were incorporated into the draft Housing Element where appropriate.

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9.0 Figure C-1
Housing Element FAQ

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Public Notice List
Southern California Association of
Non Profit Housing
501 Shatto Place, Suite 403
Los Angeles, CA 90020
National Community Renaissance
Attn: John Seymour
4322 Piedmont Drive
San Diego, CA 92107
LINC Housing Corporation
110 Pine Ave., Suite 500
Long Beach, CA 90802
C & C Development
Attn: Barry Cottle
14211 Yorba Street, Suite 200
Tustin, CA 92870
City Ventures
Attn: Bill McReynolds
2850 Red Hill Avenue, Suite 200
Santa Ana, CA 92705
Jamboree Housing Corp.

Laura Archuleta
17701 Cowan Avenue, Suite 200
Irvine, CA 92614
The Related Companies of
California Frank Cardone
18201 Von Karman Ave Ste 900
Irvine, CA 92612
Abode Communities
701 East 3rd Street, Suite 400
Los Angeles, California 90013
Meta Housing
1640 S Sepulveda Blvd.

Los Angeles, CA 90025
SOCAL Housing Development Corp
9065 Haven Ave
Rancho Cucamonga, CA 91730
Mercy Housing
1500 South Grand Ave., Suite 100
Los Angeles, California 90015
Abundant Housing LA
515 S Flower Street, 18th Floor
Los Angeles, CA 90071
Gary Busteed
20850 Gold Run Drive
Diamond Bar, CA 91765
Community Development Director
City of Brea
1 Civic Center Circle
Brea, CA 92821
City of Pomona
Community Development
Director
505 South Garey Avenue
Pomona, California 91766
Brittany Irvin
Province Group/Newport Equities
LLC
26 Corporate Plaza, Suite 260
Newport Beach, CA 92660
City of Walnut
Community Development Director
21201 La Puente Road
Walnut, CA 91789
City of La Habra Heights
City Manager
1245 North Hacienda Road
La Habra Heights, CA 90631
Robert A. Hamilton, President
316 Monrovia Avenue
Long Beach, CA 90803
Joann Lombardo
City of Chino Hills Com. Dev. Dept.
14000 City Center Dr.

Chino Hills, CA 91709
Troy Helling, City Manager
City of Industry
15625 East Stafford Street
Industry, CA 91744

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9.0 Richard Martinez, Superintendent
Pomona Unified School District
800 S. Garey Ave.

Pomona, CA 91766
Richard Macedo, Branch Chief
CA Department of Fish & Wildlife
Habitat Conservation Planning
1416 Ninth Street, 12th Floor
Sacramento, CA 95814
Ed Pert, Regional Manager
California Dept. of Fish & Wildlife
South Coast Region 5
3883 Ruffin Rd.

San Diego, CA 92123
Fish and Wildlife Biologist
U.S. Fish and Wildlife Service
2177 Salk Ave., Suite 250
Carlsbad, CA 92008
State Clearinghouse
P.O. Box 3044
Sacramento, CA 95814
Colonel Kirk E. Gibbs, 61st
Commander
US Army Corps of Engs. LA District
915 Wilshire Blvd
Los Angeles, CA 90017
Lijn Sun, Program Supervisor
SCAQMD
Intergovernmental Review
21855 Copley Dr.

Diamond Bar, CA 91765-4182
Michael Y. Takeshita, Acting Chief
Los Angeles County
Fire Department - Forestry Div
1320 N. Eastern
Los Angeles, CA 90063-3294
Alfred Reyes, Captain
Los Angeles County Sheriff Dept
21695 Valley Boulevard
Walnut, CA 91789
Deborah Smith, Executive Officer
Regional Water Quality Control Bd
Los Angeles Region
320 W. 4th Street, Suite 200
Los Angeles, CA 90013-2343
John Andres
Southern California Gas Company
9400 Oakland Avenue
Chatsworth, CA 91311
Alex Villanueva, Sheriff
Los Angeles County
Sheriff Department
4700 Ramona Boulevard
Monterey Park, CA 91754
Erik Hitchman, General Manager
Walnut Valley Water District
271 South Brea Canyon Road
Walnut, CA 91789
San Bernardino County
Planning Department
County Government Center
385 North Arrowhead Ave
San Bernardino, CA 92415
Anthony Nyivih
LA County Department of Public
Works Land Development Division
P.O. Box 1460
Alhambra, CA 91802-2460
Mark Pestrella, Director
Los Angeles County
Department of Public Works
900 S. Fremont Avenue
Alhambra, CA 91803
Pui Ching Ho, Library Manager
Los Angeles County Public Library
Diamond Bar Branch
21800 Copley Dr
Diamond Bar, CA 91765
Amy J. Bodek, Director
County of Los Angeles
Department of Regional Planning
320 W. Temple St, 13th Floor
Los Angeles, CA 90012
Jared Dever, District Manager
San Gabriel Valley
Mosquito & Vector Control District
1145 N. Azusa Canyon Road
West Covina, CA 91790
Miya Edmonson
California Dept. of Transportation
District 7 – Env Planning
100 S. Main Street
Los Angeles, CA 90012
Robert C. Ferrante, Chief Eng
County Sanitation Districts of
Los Angeles County
1955 Workman Mill Road
Whittier, CA 90607-4998
Robert Taylor
Walnut Valley Unified School Dist.
880 S. Lemon Street
Walnut, CA 91789
Metropolitan Water Dist. of So. Calif
Attention: Environmental Planning
700 N. Alameda St.

Los Angeles, CA 90012
Marisa Creter, Executive Director
San Gabriel Valley Council of Gov.
1000 S. Fremont Avenue #42
Alhambra, CA 91803
Kome Ajise
Exec. Director of So. California
Association of Governments
900 Wilshire Blvd. #1700
Los Angeles, CA 90017
Daniel J. Johnson,
Interim AVP Facilities Planning
Cal Poly Pomona
3801 W Temple Ave, Bldg 81
Pomona, CA 91768
Eileen Sobeck, Executive Director
State Water Quality Control Board
1001 I Street
P.O. Box 100
Sacramento, CA 95814

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Los Angeles County
Fire Station 120-Battalion
1051 S. Grand Avenue
Diamond Bar, CA 91765-2210
Skye Patrick
County Library Director
LA County Library
7400 E. Imperial Highway
Downey, CA 90242
County of Los Angeles
Department of Parks and Rec
Alina Bokde, Deputy Director
1000 S. Fremont Ave, Unit #40
Alhambra, CA 91803
Anita D. Gutierrez, AICP
Acting Dev Services Director
City of Pomona - Dev Svcs.
505 South Garey Avenue
Pomona, CA 91766
Metro Development Review
Los Angeles County Metropolitan
Transp. Authority
One Gateway Plaza, MS 99-22-1
Los Angeles, CA 90012-2952
Julianne Polanco, SHPO
Calif. Dept. of Parks & Recreation
Office of Historic Preservation
1725 23rd Street, Suite 100
Sacramento, CA 95816
Tom Weiner
Director of Community Dev
City of Walnut
21201 La Puente Road
Walnut, CA 91789
Salvador Flores
Southern California Edison
2 Innovation Way
Pomona, CA 91768
Southern California Gas Co
Centralized Correspondence
PO Box 3150
San Dimas, CA 91773
David Perez
Valley Vista Services, Inc.
17445 E Railroad Street
City of Industry, CA 91748
Steven D. Lowry
Southern California Edison Co
Real Prop, Title & Real Estate Svcs
2131 Walnut Grove Blvd. 2nd Fl
Rosemead, CA 91770-3769
Southern California Edison Co.

Local Governmental Affairs – Land
Use/Environmental Coord
2244 Walnut Grove Avenue
Rosemead, CA 91770
Grace P. Brandt
Department of Conservation
5816 Corporate Ave #100
Cypress, CA 90630
Orange County Planning &
Development Department
P.O. Box 4048
Santa Ana, CA 92703
Rowland Heights Community
Coordinating Council
P.O. Box 8171
Rowland Heights, CA 91748
Three Valleys Municipal
Water District
1021 E Miramar Ave
Claremont, CA 91711
Douglas Bassett
Spectrum Cable Company
4781 Irwindale Avenue
Irwindale, CA 91706
Asia Powell
Frontier Communications
510 Park Ave.

San Fernando, CA 91340
Gary Nellesen, Director
Facilities Planning & Mgmt
Mt. San Antonio College
1100 N. Grand Ave
Walnut, CA 91789
Teri G. Muse
Public Sector Solutions Rep
Waste Mgmt San Gabriel/Pomona
13940 E. Live Oak Avenue
Baldwin Park, CA 91706
Claire Schlotterbeck, Exec Dir
Hills for Everyone
P.O. Box 9835
Brea, CA 92822-1835
Gabrieleno Band of Mission IndiansKizh Nation
Andrew Salas, Chairperson
P.O. Box 393
Covina, CA 91723
La City/County
Native American Indian Comm.
3175 West 6th St
Los Angeles, CA 90020
San Gabriel Band of Mission
Indians
Anthony Morales, Chief
P.O. Box 693
San Gabriel, CA 91778
California Native American Heritage
Commission
1550 Harbor Blvd, Suite 100
West Sacramento, CA 95691
Gabrielino-Tongva Tribe
Charles Alvarez
23454 Vanowen Street
West Hills, CA, 91307
Gabrielino-Tongva Tribe
Linda Candelaria, Co-Chairperson
23453 Vanowen St
West Hills, CA 91307

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9.0 Gabrielino Tongva Nation
Sandonne Goad, Chairperson
106 1/2 Judge John Aiso St, #231
Los Angeles, CA 90012
Pauma Band of Luiseno Indians –
Pauma & Yuima Reservation
Temet Aguilar, Chairperson
PO Box 369
Pauma Valley, CA 92061
Gabrielino Tongva Indians of
California Tribal Council
Robert F. Dorame, Chairperson
P.O. Box 490
Bellflower, CA 90707
San Fernando Band of
Mission Indians
Donna Yocum, Chairperson
P.O. Box 221838
Newhall, CA, 91322
Soboba Band of Luiseno Indians
Joseph Ontiveros
Cultural Resource Director
PO Box 487
San Jacinto, CA 92581
Torres Martinez
Desert Cahuilla Indians
Michael Mirelez, Cultural Res Co
PO Box 1160
Thermal, CA 92274
Douglas Barcon
23535 Palomino Dr #545
Diamond Bar, CA 91765
Diamond Bar – Pomona Valley Sierra
Club Task Force
324 S. Diamond Bar Blvd. #230
Diamond Bar, CA 91765
Janet Cobb & Angela Moskow
CA Wildlife Foundation/CA Oaks
428 13th Street, #10A
Oakland, CA 94612

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Summary of Online Survey Responses

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Summary of Public Comments and Responses
Comment Response
We have a housing crisis Yes, the State Legislature has declared there is a housing crisis in California. The programs contained
in this Housing Element are intended to address the
housing crisis to the extent the City has the ability to do so.

The housing market is strongly influenced by
investors
Yes, many factors contribute to housing problems
that are beyond the City’s control, such as housing
speculators and investors, State environmental
regulations, private business decisions, and the cost
of labor and materials.

Children who grew up in Diamond Bar have difficulty
finding affordable housing that enables them to
continue living here
One of the main purposes of the Housing Element is
to increase the availability of housing at all income
levels so that grown children can afford to remain in
the community. Programs H-7, H-8 and H-9 include
the preparation of new specific plans in three focus
areas to create opportunities for additional housing
development, including condos and apartments, and
many other actions to facilitate affordable housing
development.

The City should consider an inclusionary housing
program
“Inclusionary housing” refers to a requirement that a
portion of new housing is made available at
affordable rents or prices. There are valid arguments
among experts for and against such policies, and
each city must evaluate whether inclusionary
requirements are appropriate. Program H-8 includes
a commitment to evaluate the feasibility of
establishing affordability requirements in exchange
for development incentives.

Diamond Bar doesn’t have sufficient transportation
and parking infrastructure to handle the amount of
development assigned in the RHNA, such as streets
serving the Metrolink station
Transportation issues must be a part of future
planning and development decisions, along with the
analysis of housing needs and the appropriate
locations for new housing. As part of future specific
plans (see Program H-8) transportation and other
public infrastructure needs will be addressed.

Future planning and development of the Focus
Areas needs to be done thoughtfully so that these
areas enhance the quality of life in Diamond Bar
Detailed planning for the Focus Areas will be done
based on the policy framework established in the
General Plan and site-specific analysis conducted
during the preparation of specific plans and
development regulations for these areas (see
Programs H-8 and H-9).

If a site is listed in the inventory, is it required to be developed for affordable housing?
No, the sites inventory only describes where
additional housing could be built based on zoning
regulations. Property owners will decide if and when
development occurs. The City or the State cannot
force property owners to develop their property for
housing.

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9.0 Comment Response
The sites inventory should Include the HCDrecommended buffer of at least 15-30% extra capacity in order to avoid violating the No Net Loss
requirement
As noted in Appendix B, the sites inventory
conservatively assumes only 80% of the number of
allowable units in the focus areas to ensure a buffer
as compared to the RHNA.

Lower-income sites should be located in high
opportunity areas to affirmatively further fair housing.

As noted in Appendix B and Appendix D, all of the
sites are located in areas identified by TCAC as high
or moderate resource.

Housing element updates should use an HCDrecommended “safe harbor” methodology for forecasting future ADU production.

The ADU estimate in the sites inventory (Appendix
B) is based on HCD methodology.

The Southwest Regional Council of Carpenters
recommends that the City require housing projects
to require local hire and use of a skilled and trained
workforce to build such projects.

The City understands SRCC’s desire to maximize
the use of union labor in housing developments and
the potential air quality benefits of local hire policies.

While such requirements would benefit SRCC’s
members, such requirements would also increase
the cost of housing.

Development should not permanently displace
current residents. Housing replacement programs,
temporary housing vouchers, right of return, and
demolition controls will create stability for renters
while allowing new homes to be built for new
households and to accommodate the growth
associated with RHNA. In your sites inventory and
rezoning programs, you should prioritize
development on sites with owner-occupied housing
& commercial uses over those with existing rentcontrolled apartments or other rental housing with lower income residents.

As noted in Appendix B (Sites Inventory) none of the
sites identified for future housing development are
occupied by residential uses; therefore, no
displacement of existing residents will occur.

The housing element should identify opportunities to
create a variety of for-sale housing types and create
programs to facilitate property ownership among
excluded groups.

The Housing Element supports home ownership
through first-time homebuyer programs (Program H6) as well as through the expansion of housing and mixed-use development opportunities (Programs H7, H-8 and H-9).

Ensure that a site’s density will accommodate the
number of homes that are projected to be built. In
addition, make sure height limits, setback
requirements, FAR, and other controls allow for
adequate density and the ability to achieve a site’s
realistic capacity. This density should be
emphasized around jobs and transit and should go
beyond the Mullin density in those areas.

As described in Appendix B (Sites Inventory) the
City is preparing new specific plans for focus areas
where higher-density development is proposed. The
specific plans will include development standards
such as height and FAR to facilitate development at
the densities assumed in the sites inventory
(Programs H-7, H-8 and H-9).

Allow residential to be built in areas that are zoned
for commercial use.

As described in Appendix B (Sites Inventory) the
City is preparing new specific plans for focus areas
where higher-density residential development is
proposed. These focus areas are currently zoned for
commercial use (Programs H-8 and H-9).

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9.0 Appendix D
Fair Housing Assessment
Overview
Assembly Bill 686, signed in 2018, establishes a statewide framework to affirmatively further fair housing (AFFH) with the goal of achieving better economic and health outcomes for all Californians through equitable housing policies. AB 686 requires cities and counties to take deliberate actions to foster inclusive communities, advance fair and equal housing choice, and address racial and economic disparities through local policies and programs. Housing elements are now required to address the following five components:
• Inclusive and Equitable Outreach: A summary of fair housing outreach and capacity that includes all economic segments of the community. • Assessment of Fair Housing: An assessment of fair housing issues, including integration and segregation patterns, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs. • Analysis of Sites Inventory: An evaluation of whether the sites inventory improve or exacerbate conditions for fair housing.
• Identification of Contributing Factors: The identification and prioritization of contributing factors related to fair housing issue.
• Priorities, Goals, and Actions to AFFH: The identification of fair housing goals and actions that directly address the contributing factors outlined above. The housing element should include metrics and milestones for evaluating progress and fair housing results.

Outreach
The City of Diamond Bar is a participating city in the Los Angeles County Community Development Block Grant (CDBG) Program. As part of the CDBG program, Los Angeles County and the Housing Authority of the County of Los Angeles (HACoLA) prepared an Analysis of Impediments to Fair Housing Choice (AI) in 2018. The AI utilized a variety of community participation tools to evaluate fair housing issues including interviews, focus groups, community meetings and a fair housing survey. Issues addressed in the outreach efforts included disabilities and access, education, employment, transportation, and healthy neighborhoods.

Findings from this outreach program are incorporated into the analysis of fair housing issues, contributing factors and recommended actions discussed below.

As discussed in Appendix C, the City held a total of fiveseries of public meetings during the Housing Element update in an effort to include all segments of the community. Meetings included informal workshops as well as in addition to the standard public hearings process. Notices prior to each meeting were sent directly

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The City also created a dedicated web page for the Housing Element update (www.diamondbarca.gov/963/Housing-Element-Update) where meeting notices and agenda materials, an FAQ, and background information were posted. The City also provided opportunities for interested persons to participate in public meetings remotely, which made it possible for those with disabilities limiting their mobility to participate and comment on the Housing Element regardless of their ability to attend the meetings in person. To expand access to persons who are not fluent in English, the City website offers a Spanish translation option and translation to other languages is available through online translation tools.

Over the course of the Housing Element update the City received written comments from the following four organizations:
• Abundant Housing LA (10/23/2020)
• Los Angeles County Sanitation District (1/26/2021)
• Responsible Land Use, a non-profit, public benefit group (3/23/2021) • Mitchell M. Tsai, Attorney for Southwest Regional Council of Carpenters (10/11/2021)
Only one of these four commentors – Abundant Housing LA (AHLA) – mentioned fair housing in its letter. AHLA’s comments related to fair housing are summarized as follows:

Comment: The sites inventory analysis should “Prioritizing high-opportunity census tracts and well-resourced areas (e.g., near transit, jobs, schools, parks, etc.) when selecting sites for lower-income housing opportunities, in order to affirmatively further fair housing. Housing elements must prioritize high-opportunity census tracts and well-resourced areas (e.g. near transit, jobs, schools, parks, etc.) when selecting sites for lower-income housing opportunities, in order to affirmatively further fair housing.” (AHLA, p. 2 & 5)
These comments are addressed in the Diamond Bar 2040 General Plan and Housing Program H-8, which includes a commitment to amend development regulations consistent with the General Plan to allow higher densities in several Focus Areas described in Housing Element Section 9.4 and in Appendix B, the sites inventory. As recommended by AHLA, the Focus Areas are located near transit, jobs, schools and parks and provide the best opportunities for new affordable housing because existing single-family residential areas are fully developed. This rezoning strategy therefore affirmatively furthers fair housing in Diamond Bar.

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9.0 once commonplace throughout Los Angeles County. Thankfully, Diamond Bar is more welcoming today; 18% of the city’s population is Hispanic and 56% of the city’s population is Asian-American9. However, exclusion continues on the basis of income: the median home sale price in Diamond Bar was $660,000 in 201810, and 51% of the city’s renters are “rent-burdened” (i.e. they spend more than 30% of their income on rent). High housing costs place a disproportionate burden on lowerincome communities of color, and have the effect of excluding them from the city altogether.

It is important to note that Diamond Bar incorporated in 1989 and by that time, the primarily low-density land use pattern of the city had already been established by development approved by Los Angeles County. While the City had no involvement in discriminatory real estate practices that may have occurred before its incorporation, the City’s forward-looking land use initiatives such as the General Plan Focus Areas will create significant opportunities for new affordable housing and address past patterns of discrimination. ADUs also create substantial opportunities for affordable housing in high-opportunity single-family neighborhoods.

As described in Program H-14, the City will continue to support the fair housing efforts of the Housing Rights Center and through the following activities:
• Continue directing fair housing inquiries to the Housing Rights Center. • Continue to support the provision of housing for persons with disabilities. • Post information regarding fair housing and facilitate a presentation every two years about services available through the County CDC, Housing Rights Center and the City.
• In cooperation with the Housing Rights Center, contact low-income apartment complexes to provide education and materials about the Section 8 program including multi-lingual materials.
• Publish links to fair housing information on the City website and via social media.
• Ensure that all development applications are considered, reviewed, and approved without prejudice to the proposed residents, contingent on the development application’s compliance with all entitlement requirements. • Accommodate persons with disabilities who seek reasonable waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set forth in the applicable development regulations. • Work with the County to implement the regional Analysis of Impediments to Fair Housing Choice and HUD Consolidated Plan.
• Facilitate public education and outreach by posting informational flyers on fair housing at public counters, libraries, and on the City’s website. • Conduct public meetings at suitable times, accessible to persons with disabilities, and near public transit. Resources will be invested to provide

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• Encourage community and stakeholder engagement during development decisions.

Assessment of Fair Housing
This section provides an assessment of fair housing issues in Diamond Bar including fair housing enforcement and outreach capacity, patterns of integration and segregation, racial or ethnic patterns of concentration, disparities in access to opportunities, and disproportionate housing needs, including displacement risk.

A. Fair Housing Enforcement and Outreach Capacity
Fair housing complaints can be an indicator of housing discrimination. Fair housing issues can arise through discrimination against an individual based on disability, race, national origin, familial status, disability, religion, or sex when renting or selling a dwelling unit.

The U.S. Department of Housing and Urban Development’s (HUD) Office of Fair Housing and Equal Opportunity (FHEO) is the federal agency responsible for eliminating housing discrimination, promote economic opportunity, and achieve diverse, inclusive communities. FHEO services and activities include investigating fair housing complaints, conducting compliance reviews, ensuring civil rights in HUD programs, and managing fair housing grants.

Locally, the City partners with the Housing Rights Center (HRC) to investigate fair housing complaints. HRC is a non-profit, approved by HUD, that works with local government offices to ensure Fair Housing laws are upheld. HRC provides various services to Los Angeles County stakeholders, including tenant/landlord mediation, credit counseling, and fair housing training and workshops.

The City does not have any pending lawsuits, enforcement actions, judgements, settlements, or findings related to fair housing and civil rights. The City does not have any local fair housing laws.

The City provides residents with fair housing information by posting links to fair housing organizations on the City’s website.

HCD AFFH data reported a Fair Housing Enforcement and Outreach (FHEO) inquiry rate of less than 0.25 per 1,000 persons for the 2013-2021 period in Diamond Bar.

The Constraints section of this Housing Element describes ways that the City works to address potential impediments to fair housing choice. The City continues to work cooperatively with the HRC to implement the regional Fair Housing Plan (AI) and to offer fair housing services and tenant/landlord counseling to residents. Program H14 in the Housing Plan includes a commitment to continue to ensure that fair housing information and links to service providers are available through the City’s website, as well as the City’s promotion and distribution of fair housing and antidisplacement resources to residents, especially those at-risk of displacement.

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9.0 B. Patterns of Integration and Segregation
1) Race and Ethnicity
As seen in Figure D-1, the percentage of non-White population in Diamond Bar ranges between 40% and 80% and is similar to most of the surrounding areas. Racial characteristics for the larger San Gabriel Valley area are illustrated in Figure D-2.

These maps indicate that there are no significant non-White population concentrations in Diamond Bar.

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Racial Demographics – Diamond Bar
Figure D-2
Racial Demographics – San Gabriel Valley Area
2) Persons with Disabilities

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9.0 As shown in Figure D-3, disability rates in most areas of Diamond Bar are less than 10%. In the northern portion of the city, north of the SR-60 freeway, disability rates are slightly higher (10% to 20%). These disability rates are similar to the surrounding areas with the exception of a small area in Pomona immediately north of Diamond Bar that is part of the Cal Poly Pomona campus (formerly the Lanterman Developmental Center). Disability data for the larger San Gabriel Valley area are shown in Figure D-4.

Additional information regarding persons with disabilities by disability type in Diamond Bar is provided in Table 9-19, Table 9-20 and Table 9-21 of the Housing Needs Assessment. Some individuals may experience more than one disability, and some disability types are not recorded for children below a certain age. The California Department of Developmental Services (DDS) estimates that there are approximately 925 persons with developmental disabilities within Diamond Bar.

Figure D-3
Population with a Disability – Diamond Bar

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Population with a Disability – San Gabriel Valley
The housing needs of persons with disabilities vary, but generally include accessible and affordable housing, and access to supportive services. More severely disabled individuals may require a group living environment where supervision is provided, and the most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. The City of Diamond Bar facilitates housing for persons with disabilities through programs to provide reasonable accommodation and regulations to encourage production of supportive housing and residential care facilities.
3) Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom.

Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns.

Single-parent households are also protected by fair housing law. Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. As discussed in the Housing Needs Assessment, approximately 13% of Diamond Bar households are female-headed (compared to 14% in the SCAG region), 4% are female-headed and with children (compared to

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9.0 7% in the SCAG region), and 0.3% are female-headed and with children under 6 (compared to 1% in the SCAG region).

Figure D-5 shows the percentage of children living in married couple households in Diamond Bar while Figure D-6 shows similar data for the San Gabriel Valley region as a whole. In most areas of Diamond Bar, more than 80% of children live in married couple families, although within the area north of Grand Avenue, east of Diamond Bar Boulevard and south of SR-60 that proportion is 60% to 80%. These percentages are similar to the region as a whole and do not indicate any concentrations according to familial status.

Figure D-5
Percentage of Children in Married Couple Families – Diamond Bar

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Percentage of Children in Married Couple Families – San Gabriel Valley 4) Income
Identifying low/moderate-income (LMI) areas is an important aspect in understanding patterns of segregation. HUD defines a LMI area as a Census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the AMI). Figure D-7 shows that the highest concentrations of LMI households (50-75%) are found in the central area of the city along Diamond Bar Boulevard and north of SR-60. There are no tracts where the LMI percentage is higher than 75%. For the larger San Gabriel Valley area, higher LMI concentrations are generally located in the western part of the valley and in Pomona (Figure D-8).

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9.0 Figure D-7
Low to Moderate Income Population – Diamond Bar
Figure D-8
Low to Moderate Income Population – San Gabriel Valley

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Percentage of Population Below Poverty Level – Diamond Bar Figure D-10
Percentage of Population Below Poverty Level – San Gabriel Valley

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9.0 As seen in Figure D-9, the percentage of the Diamond Bar population below the poverty level is less than 10% in all areas except a small area near SR-60 in the western portion of the city. Poverty characteristics in Diamond Bar are similar to the San Gabriel Valley area as a whole (Figure D-10).

Programs in the Housing Plan that specifically target assistance for households with lower incomes include H-2 Home Improvement, H-3 Section 8 Rental Assistance, H-4 Preservation of Assisted Housing, H-5 Mobile Home Park Preservation, H-7 Senior and Workforce Housing Development, H-8 Land Use Element and Development Regulations, H-10 Accessory Dwelling Units, H-11 Housing for Persons with Special Needs, H-12 Affordable Housing Incentives/Density Bonus, and H-14 Affirmatively Furthering Fair Housing.

C. Racially/Ethnically Concentrated Areas
1) Racially/Ethnically Concentrated Areas of Poverty
According to HUD, a racially or ethnically concentrated area of poverty (R/ECAP) is an area in which 50 percent or more of the population identifies as non-White and 40 percent or more of residents are living in poverty. As shown in Figure D-11, there are no designated R/ECAP areas in Diamond Bar. The nearest R/ECAP areas to Diamond Bar is located in Pomona to the north. R/ECAP areas in the larger San Gabriel Valley area are illustrated in Figure D-12.

Figure D-11
Racially or Ethnically Concentrated Areas of Poverty – Diamond Bar

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Racially or Ethnically Concentrated Areas of Poverty– San Gabriel Valley 2) Racially/Ethnically Concentrated Areas of Affluence
According to the Housing and Community Development AFFH Guidance Memo, “segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices.” Therefore, both sides of the continuum must be examined. According to the HCD Data Viewer there are no racially/ethnically concentrated areas of affluence (RCAAs) in Diamond Bar. The nearest RCAA areas are located in Chino Hills to the southeast and La Habra Heights to the west.

D. Disparities in Access to Opportunity
1) Overview
California housing law requires cities to analyze disparities in access to opportunity as part of the fair housing assessment. The California Tax Allocation Committee (TCAC) and the California Department of Housing and Community Development (HCD) have developed maps showing access to various types of opportunities such as education, economic, transportation, and environmental indicators. 2) Educational Opportunity
Diamond Bar is divided between the Pomona Unified School District and the Walnut Valley Unified School District. As shown in Figure D-13, TCAC educational opportunity scores are high in the southern portions of the city (>0.75) and somewhat lower in the northern portion of the city.

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9.0 Figure D-14 shows educational opportunity scores in Diamond Bar in the context of the larger San Gabriel Valley area. The County AI describes overall school proficiency in the Urban County Area in relation to race and ethnicity. White and Asian residents generally have greater access to proficient schools, particularly in Santa Monica and Glendora, while Black and Hispanic residents living in Palmdale, Inglewood, and Montebello lived among schools with the lowest levels of proficiency within the Urban County area. The largest concentration of low scores are found near Downtown Los Angeles.

Figure D-13
TCAC Education Opportunity Areas – Diamond Bar

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TCAC Education Opportunity Areas – San Gabriel Valley
3) Economic Opportunity
Two factors in measuring the Economic Opportunity Score are job proximity and labor market engagement. In Diamond Bar, economic opportunity scores are high in most portions of the city with the highest scores (>0.75) found in the southern portions of the city. A small area in the eastern portion of the city adjacent to SR-60 shows somewhat lower scores (Figure D-15).

The County AI reported that economic opportunity scores for the Urban County area were similar for Whites, Black, and Asian/Pacific Islander while the score for Hispanics was slightly lower. However, labor market engagement index values were significantly higher for Whites and Asian/Pacific Islanders compared to African Americans and Hispanics. Figure D-16 shows economic opportunity scores in Diamond Bar in the context of the larger San Gabriel Valley area.

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9.0 Figure D-15
TCAC Economic Opportunity Areas – Diamond Bar
Figure D-16
TCAC Economic Opportunity Areas – San Gabriel Valley

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9-200 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 4) Transportation Opportunity
Public transportation access in the San Gabriel Valley area is shown in Figure D-17.

In addition to bus routes, rail service is available on the western edge of Diamond Bar at the City of Industry Metrolink Station. As discussed in Appendix B (Sites Inventory) the TOD Focus Area immediately adjacent to the Industry Metrolink Station encourages high-density residential and mixed-use development in this area to promote the use of public transportation.

Figure D-17
San Gabriel Valley Transit Service Map
According to the County AI, the transit trip index for the Urban County area shows little disparity among the racial or ethnic classes.
5) Environmental Opportunities
Environmental opportunity scores are related to potential exposure to harmful toxins and are based on EPA estimates of air quality carcinogenic, respiratory and neurological toxins. Higher index value means less exposure to toxins.

In Diamond Bar, the highest environmental opportunity scores are found in the southern and eastern portions of the city (Figure D-18) while neighborhoods in the northern portions of the city show lower scores. Environmental opportunity in

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9.0 Diamond Bar in the context of the larger San Gabriel Valley area is shown in Figure D-19.

Figure D-18
TCAC Environmental Opportunity Areas – Diamond Bar

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9-202 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Figure D-19
TCAC Environmental Opportunity Areas – San Gabriel Valley 6) Disadvantaged Communities
Senate Bill 1000 (SB 1000) requires cities with identified disadvantaged communities (DACs) to include environmental justice goals and policies in the General Plan. Per SB 1000, the California EPA uses CalEnviroScreen, a mapping tool to identify disadvantaged communities. CalEnviroScreen examines various indicators to characterize pollution and socioeconomic factors. As seen in Figure D-20 below, there are no areas classified as a disadvantaged community in Diamond Bar. The nearest disadvantaged communities are located in Pomona to the northeast and Industry to the west (Figure D-21).

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9.0 Figure D-20
Disadvantaged Community Areas – Diamond Bar
Figure D-21
Disadvantaged Community Areas – San Gabriel Valley
E. Disproportionate Housing Needs and Displacement Risk

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9-204 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 The AFFH Rule Guidebook (24 C.F.R. § 5.152) defines “disproportionate housing needs” as “a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area.” The analysis is completed by assessing cost burden, overcrowding, and substandard housing. In addition, this analysis examines homelessness and displacement risk.
1) Cost Burden (Overpayment)
A household is considered cost-burdened if it spends more than 30 percent of its income in housing costs, including utilities. Reducing housing cost burden can also help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes.

Recent estimates for overpayment by tenure and income category for Diamond Bar residents (Figure D-22) show that overpayment is much more frequent for households at the extremely-low and very-low income levels than those households in higher income categories. The impact of housing overpayment on lower-income households is particularly significant for special needs populations – seniors, persons with disabilities, and female-headed households with children.

Figure D-22
Cost Burden by Tenure and Income – Diamond Bar
As shown in Figure D-23, overpayment among renters is most prevalent in the northern and west-central portions of the city where 60% to 80% of renters are

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9.0 overpaying for housing. Overpayment among Diamond Bar renters in the context of the larger San Gabriel Valley area is shown in Figure D-24.

Figure D-23
Overpayment by Renters – Diamond Bar

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9-206 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Figure D-24
Overpayment by Renters – San Gabriel Valley
Overpayment rates among Diamond Bar homeowners ranges from 20% to 60%, although higher overpayment rates (over 40%) are generally found in the eastern and southern portions of the city (Figure D-25). Rates of overpayment among homeowners in Diamond Bar are shown in the context of the larger San Gabriel Valley in Figure D-26.

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9.0 Figure D-25
Overpayment by Owners – Diamond Bar
Figure D-26
Overpayment by Owners – San Gabriel Valley

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9-208 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Programs in the Housing Plan that address the problems of overpayment include H3 Section 8 Rental Assistance, H-4 Preservation of Assisted Housing, H-5 Mobile Home Park Preservation, H-7 Senior and Workforce Housing Development, H-8 Land Use Element and Development Regulations, H-10 Accessory Dwelling Units, H-11 Housing for Persons with Special Needs, H-12 Affordable Housing Incentives/Density Bonus, and H-14 Affirmatively Furthering Fair Housing.
2) Overcrowding
“Overcrowding” is defined as a housing unit occupied by more than 1.01 persons per room (excluding kitchens, porches, and hallways). A unit with more than 1.51 occupants per room is considered “severely overcrowded.” The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units. Overcrowding is also related to overpayment, because households may not be able to afford a large enough home to accommodate their needs. Overcrowding can lead to a variety of other problems such as lower educational performance among children, psychological stress and adverse health impacts.

There are no areas in Diamond Bar where the incidence of overcrowding is above the statewide average of 8.2% (Figure D-27). When viewed in the context of the larger San Gabriel Valley area, higher rates of overcrowding are seen in areas further to the west as well as in the Pomona area to the northeast (Figure D-28).

Figure D-27
Overcrowding – Diamond Bar

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9.0 Figure D-28
Overcrowding – San Gabriel Valley
Programs in the Housing Plan that address the problems of overcrowding include H3 Section 8 Rental Assistance, H-4 Preservation of Assisted Housing, H-5 Mobile Home Park Preservation, H-7 Senior and Workforce Housing Development, H-8 Land Use Element and Development Regulations, H-10 Accessory Dwelling Units, H-11 Housing for Persons with Special Needs, H-12 Affordable Housing Incentives/Density Bonus, and H-14 Affirmatively Furthering Fair Housing.
3) Substandard Housing
The age of a housing unit is often an indicator of housing conditions. Housing units without proper maintenance can deteriorate over time. Housing units built before 1970 are the most likely to need rehabilitation and to have lead-based paint in deteriorated condition. Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing.

Housing over 50 years old is considered aged and is more likely to exhibit a need for major repairs. Additionally, older units may not be built to current building standards for fire and earthquake safety. The age of housing units in Diamond Bar compared to the SCAG region as a whole is shown in Figure D-29. This table indicates that only about 22% of housing units in Diamond were constructed before 1970. This suggests that the need for housing rehabilitation is likely less than in many cities in Los Angeles County. For older homes in need of rehabilitation, Program H-2 Home Improvement offers funding assistance to low- to moderate-income homeowners for home repairs.

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9-210 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 Figure D-29
Age of Housing Units – Diamond Bar vs. SCAG Region
4) Homelessness
Homelessness is a continuing problem throughout California and urban areas nationwide. A homeless count conducted by the Los Angeles Homeless Services Authority (LAHSA) in 2020 indicated that on any given day there are an estimated 63,706 homeless persons Los Angeles County. These include families that might be displaced through evictions, women and children displaced through abusive family life, persons with substance abuse problems, veterans, or persons with serious mental illness. Diamond Bar is located within the San Gabriel Valley Service Planning Area (SPA), which had a 2020 homeless estimate of 4,555 people, of which four unsheltered persons were reported in Diamond Bar.

In 1995 the San Gabriel Valley Consortium on Homelessness was created to help the region develop a strong regional response to the needs of the growing homeless population. The Consortium has a focus on facilitating partnerships, educating the community and member agencies, and advocating for appropriate services. In 2019, the Consortium reset its direction to a more concentrated effort to support and build capacity for local service providers. The San Gabriel Valley Council of Governments (COG) is another regional agency that also addresses regional homelessness issues. As a member agency in the San Gabriel Valley COG, Diamond Bar cooperates with its sister cities to address the issue of homelessness.

The City of Diamond Bar has adopted a Homelessness Response Plan that seeks to both address the needs of those who are currently unsheltered and to implement strategies that can prevent an increase in incidents of homelessness within the City.

In addition, the City is a member of the San Gabriel Valley Regional Housing Trust, a joint powers authority created to finance the planning and construction of homeless housing, and extremely-low-, very-low- and low-income housing projects.

Program H-11 in Section 9.3 (Housing for Persons with Special Needs) describes specific City actions to address the issue of homelessness. 5) Displacement Risk

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9.0 In 2016, the Urban Displacement Project13 team developed a neighborhood change database to help stakeholders better understand where neighborhood transformations are occurring and to identify areas that are vulnerable to gentrification and displacement in Southern California. The database includes Los Angeles, Orange, and San Diego counties, with gentrification and sociodemographic indicators based on data from the Census Bureau American Community Survey and shows whether each Census tract gentrified between 1990 and 2000; gentrified between 2000 and 2015; gentrified during both of these periods; or exhibited characteristics of a “disadvantaged” tract that did not gentrify between 1990 and 2015.

Based on this neighborhood change database, the team found that the areas most susceptible to displacement in the San Gabriel Valley are portions of Pasadena, Altadena, Monrovia and Duarte, as well as the cities in the southern portion of the Valley.

Figure D-30 shows the displacement typology levels for Diamond Bar and surrounding areas. Substantial portions of the eastern and southern areas of the city are characterized as Stable/Advanced Exclusive while other portions of the city are characterized as Stable Moderate/Mixed Income or At Risk of Becoming Exclusive.

Figure D-30
Displacement Typology – Diamond Bar
In order to reduce the displacement impacts of condominium conversions on residents of rental housing, some of which provides housing for low- and moderateincome persons, the City’s Municipal Code requires that in addition to complying with all of the regulations and noticing requirements of the Subdivision Map Act for 13 https://www.urbandisplacement.org/maps/los-angeles-gentrification-and-displacement/

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9-212 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 condo conversions, the applicant must propose a relocation assistance program to assist tenants displaced through the conversion in relocating to equivalent or better housing, assess the vacancy rate in multi-family housing within the City, and provide a report to all tenants of the subject property at least three days prior to the public hearing.

In addition, Program H-8 Land Use Element and Development Regulations includes a commitment to ensure compliance with legal protections and replacement housing requirements as set forth in Government Code §65915(c)(3) for existing tenants who may be displaced by new developments.

As discussed in the Housing Needs Assessment, there are no assisted low-income rental housing developments in Diamond Bar that are at risk of conversion to market rate in the next 10 years.

F. Sites Inventory Analysis
The City’s inventory of sites for potential housing is presented in Appendix B. The inventory is comprised of approved or pending projects, vacant or non-vacant underutilized sites in three designated Focus Areas, and future ADUs. As with most cities in the metro areas of Southern California, vacant developable land is very rare, and underutilized sites – particularly commercially-zoned land – provide the majority of future housing development capacity.

As shown in Appendix B, the largest component of the sites inventory is located within three General Plan Focus Areas.
• The Town Center Focus Area comprises approximately 45 acres of land located along Diamond Bar Boulevard between SR-60 and Golden Springs Drive. The area is currently developed with suburban-style commercial uses, and is envisioned as a higher-density mixed-use area to provide housing, entertainment and retail opportunities and community gathering spaces in a walkable environment. As seen in Figure D-31, this area is designated High Resource in the HCD/TCAC composite opportunity map and would provide significant housing opportunities to facilitate economic and social mobility.

Shortly after completion of the General Plan update, the City began work to implement the General Plan vision for the Town Center. In April 2021, the City enlisted the assistance of the Urban Land Institute-Los Angeles (ULI-LA) to commence a technical assistance panel (TAP) to gain a better understanding of the market possibilities, implementation strategies, and design frameworks to consider as it plans the Diamond Bar Town Center.

Following completion of the ULI study the City initiated the preparation of a specific plan, which will provide detailed development regulations, infrastructure plans and implementation procedures to encourage and facilitate housing and mixed-use development in the Town Center during the planning period.
• The Neighborhood Mixed Use Focus Area is located on the east side of Diamond Bar Boulevard between the SR-60 interchange and Highland Valley Road approximately one mile north of the Town Center Focus Area. This area is

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9.0 currently developed with low-density commercial and office uses and is envisioned as a higher-intensity combination of residential and ancillary neighborhood-serving retail and service uses. This neighborhood is designated High Resource in the TCAC/HCD composite opportunity map and is enhanced by its proximity to Mt. San Antonio College and Cal Poly Pomona. • The Transit-Oriented Mixed Use Focus Area is currently developed with lowdensity underutilized commercial and light industrial uses adjacent to the Industry Metrolink commuter rail station and is intended to provide higherdensity housing, offices, and supporting commercial uses close to multi-modal transit opportunities.

Figure D-31
TCAC Opportunity Areas Composite Score – Diamond Bar
While former commercial and light industrial areas provide the largest component of the potential residential inventory, it is important to recognize that existing residential neighborhoods also provide substantial potential for new housing in areas of higher opportunity through ADUs and SB 9 urban lot splits.

4. Contributing Factors, Goals, Policies and Actions

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9-214 HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040 The Housing Element AFFH analysis must include an identification and prioritization of significant contributing factors to segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs. “Fair housing contributing factor” means a factor that creates, contributes to, perpetuates, or increases the severity of one or more fair housing issues.

Contributing factors should be based on all the prior efforts and analyses: outreach, assessment of fair housing, and site inventory. Contributing factors must also be prioritized in terms of needed impact on fair housing choice and strongly connect to goals and actions.

The City of Diamond Bar was a participating city with the County of Los Angeles in the preparation of the 2018 Analysis of Impediments to Fair Housing Choice (AI).

Based on extensive analysis of housing and community indicators, and the input of residents, a list of impediments to fair housing choice was developed. The fair housing assessment prepared as part of this Housing Element update considers the findings of the AI as well as other issues described above, and the City has identified fair housing issues and contributing factors as well as meaningful actions to address those issues as described in Table D-1 below. Program H 14 in Section 9.5 describes meaningful actions the City will take to affirmatively further fair housing during the planning period.

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9.0 Table D-2
Fair Housing Issues, Contributing Factors and Meaningful Actions Fair Housing Issue Contributing Factor Priority Meaningful Action Fair Housing
Outreach
Some residents who are in need of fair housing
resources, including low-income households,
persons with disabilities, racial/ethnic minorities and other protected classes, may be unaware of the fair
housing resources that are available. Although
information about fair housing services is posted on
the City website and in public offices, more could
be done to make this information available.

High • Continue directing fair housing inquiries to the Housing Rights Center.
• Continue to support the provision of housing for
persons with disabilities.
• Post information regarding fair housing and
conduct a presentation every two years about
services available through the County CDC,
Housing Rights Center and the City.
• In cooperation with the Housing Rights Center,
contact low-income apartment complexes to
provide education and materials about the
Section 8 program including multi-lingual materials.
• Publish links to fair housing information on the City website and via social media.

Access to
Opportunity
Lack of access to opportunity due to high housing
costs is a significant contributing factor to fair
housing throughout the San Gabriel Valley area.

Most areas of Diamond Bar are rated “High” or
“Highest” resource. Increasing housing opportunities
in areas with good opportunity make it easier for
lower-income households to access the types of
services and amenities that further social mobility.

High Several programs in the Housing Plan are intended
to improve access to opportunity, including:
• Programs H-3: Section 8 Rental Assistance,
H-4: Preservation of Assisted Housing and H5: Mobile Home Park Preservation improve the ability of lower-income households to
afford suitable housing in areas with better
access to opportunity.
• Programs H-7: Senior and Workforce
Housing Development, H-8: Land Use
Element and Development Regulations,
and H-9: Mixed Use Development will
expand housing opportunities by
encouraging new housing in highopportunity areas.
• Program H-6: First-Time Homebuyer
Assistance will provide financial assistance
to households wishing to purchase their first
home in areas of higher opportunity.

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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
February 2, 2022
Greg Gubman, Director
Community Development Department
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
Dear Greg Gubman:

RE: Review of Diamond Bar’s 6th Cycle (2021-2029) Adopted Housing Element Thank you for submitting the City of Diamond Bar’s (City) housing element adopted on November 2, 2021 and received for review on November 4, 2021. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The adopted element addresses some statutory requirements described in HCD’s June 3, 2021 review; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

As a reminder, the City’s 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of this statutory deadline, then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that

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Greg Gubman, Director

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represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

We are committed to assist the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact me at [email protected].

Sincerely,
Senior Program Manager
Enclosure
Paul McDougall

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HCD’s Review of Diamond Bar’s 6th Cycle Adopted Housing Element Page 1 February 2, 2022

APPENDIX

CITY OF DIAMOND BAR
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at http://www.hcd.ca.gov/community-development/housing-element/housing-elementmemos.shtml. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and includes the Government Code addressing State Housing Element Law and other resources.

A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and progress in implementation, and reflect the results of this review in the revised element. (Gov. Code, § 65588 (a) and (b).)
While the element includes some brief discussion of program objectives and in some cases, whether a program was successful, as noted in HCD’s prior review, it still must discuss outcomes or actual results and evaluate the effectiveness of program to evaluate appropriateness of programs in the current planning period. Please see HCD’s prior review for additional information.

B. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) The element now includes some brief and general discussion of public comments, poverty and introductions of some of the components of an assessment of fair housing (e.g., segregation and integration and disparities in access to opportunity). However, the element generally was not revised to address this requirement. Please see HCD’s prior review and HCD’s Guidance Memo and Data Viewer at
https://www.hcd.ca.gov/community-development/affh/index.shtml. In addition, HCD will send examples under separate cover.

2. Include an analysis of population and employment trends and documentation of projections and a quantification of the locality's existing and projected needs for all income levels, including extremely low-income households. (Gov. Code, § 65583, subd. (a)(1).)

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The element now lists some programs that could assist in addressing the housing needs of extremely low-income (ELI) households. However, the element generally was not revised with an analysis of the housing needs of ELI households. This is particularly important given the unique and disproportionate needs of ELI households. For example, the element should analyze tenure, cost burden and other household characteristics and consider trends and available resources to better understand the magnitude of the housing need and formulate appropriate policies and programs.

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Sites Inventory: While the element now lists sites by floor area ratio, it should consider additional information to facilitate an analysis of the potential for additional development.

For example, the element could list the age of the structure, improvement to land ratio and any indicators of property turnover such as the use is vacant, structural conditions, lack of improvements or has recently changed use and any expressed interest in additional residential development.

In addition, as noted in the prior review, pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory and submit an electronic version of the sites inventory.

To date, HCD has not received an electronic version of the sites inventory in the adopted forms. Any future re-adopted versions of the element must submit the electronic version of the sites inventory.

Suitability of Nonvacant Sites: The element now includes some information on floor area ratios (FAR) and concludes the potential increase in development creates an incentive for redevelopment. However, the element should evaluate the differences between existing and allowable FAR, including what threshold was utilized and support these assumptions based on market conditions, development trends and recent experience in additional higher density residential development. The element should also include additional factors and analysis to demonstrate existing uses do not impede additional development. For example, for each of the future growth areas (e.g., Town Center Mixed Use, Neighborhood Mixed Use and Transit Oriented Mixed use), the element could discuss existing uses based on additional factors that indicate potential turnover of uses as described above.

In addition, as noted in the prior review, the element appears to rely on nonvacant sites to accommodate 50 percent or more of the housing needs for lower-income households, this triggers requirements to make findings based on substantial evidence that the existing use is not an impediment and will likely discontinue in the planning period. While the City’s adopted resolution notes substantial evidence, the element lacks substantial evidence and, with any future re-adoption of the housing element, the resolution should explicitly describe the substantial evidence to draw a nexus between

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the resolution and analysis in the housing element. HCD will send examples under separate cover.

Water and Sewer Priority: As noted in the prior review, local governments are required to immediately deliver the housing element to water and sewer service providers and should coordinate with providers to assure priority is granted to developments with units affordable to lower income households. The element should describe compliance with these requirements or add or modify programs, if necessary.

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures…(Gov. Code, § 65583, subd. (a)(5)).

Fees and Exactions: The element generally was not revised to address this requirement. Please see HCD’s prior review.

Local Processing and Permit Procedures: The element includes some brief information related to the timing and density of development. However, the element generally was not revised to address this requirement. Please see HCD’s prior review.

Housing for Persons with Disabilities: While the element now lists findings and decisionmaking criteria for the reasonable accommodation procedures, it must still analyze these findings and criteria for any constraints on housing for persons with disabilities.

For example, several criteria appear to be constraints such as criteria related to altering the character of the neighborhood. The element should specifically evaluate these findings and constraints and add or modify programs to address constraints.

In addition, the element generally was not revised to address barriers on residential care facilities. Pleas see HCD’s prior review for additional information.

5. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including… …requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2... (Gov. Code, § 65583, subd. (a)(6)).

Requests for Lower Density and Approval to Building Permit Times: The element now generally states times between project approval and building permits vary but should include some discussion and analysis of the actual length of time.

C. Housing Programs

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1. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing (Gov. Code, § 65583, subd. (c)(1)).

As noted in the Finding B3, the element does not include a complete sites inventory or analysis; as a result, the adequacy of sites and zoning has not been established. Based on the results of a complete sites inventory and analysis, programs may need to be added, or revised, to address a shortfall of sites and zoning for a variety of housing types.

In addition, while Program H-8 was revised to address various requirements pursuant to Government Code sections 65583.2, subdivisions (h) and (i), it must still commit to accommodate 100 percent of the shortfall of sites necessary to accommodate the remaining housing need, including for lower-income households. Specifically, the Program should include specific commitment to the shortfall of sites, minimum acreages to be rezoned, allowable densities and anticipated development standards to encourage maximum allowable densities.

2. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderateincome households. (Gov. Code, § 65583, subd. (c)(2).) Extremely Low-income (ELI) Households: The element includes Program H-7 (Senior and Workforce Housing Development) to assist in the development of housing, including extremely low-income households. However, the Program should include specific commitment to proactively reach out to developers of affordable housing with discrete timelines (e.g., annually).

3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings B4 and B5, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

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4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding B1, the element must include a complete analysis of affirmatively furthering fair housing. Based on the outcome of that analysis, the element must add or modify programs.

D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd. (c)(8).) The element now describes the City developed a website and provides reasonable accommodation for participation in meetings. However, the element must still demonstrate diligent efforts were made to involve all economic segments of the community in the development of the housing element. Moving forward, the City should employ additional methods for public outreach, particularly to include lower-income and special needs households and neighborhoods with higher concentrations of lower-income households.

For example, the City could conduct targeted stakeholder interviews or establish a committee representative of lower-income households in future public outreach efforts. In addition, while the element includes a summary of comments and responses, comments appear to be minimal and how the element was revised is not apparent. Future versions should continue to summarize comments and revise the element as appropriate in response to comments.

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Addendum to the
Certified Final Program EIR
for the
City of Diamond Bar 2040 General Plan
July 2022

OVERVIEW
On December 17, 2019 the Diamond Bar City Council certified Final EIR No. SCH 2018051066 for the Diamond Bar 2040 General Plan. The City is now required to adopt an updated Housing Element for the 2021-2029 planning period. The purpose of this Addendum is to demonstrate that the 2021-2029 Housing Element update would not result in any of the conditions under which a subsequent environmental document would be required pursuant to CEQA Guidelines Section 15164.

PURPOSE OF AN ADDENDUM
CEQA Guidelines Section 15164(a) states: “The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.”
The following analysis demonstrates that the 2021-2029 Housing Element update does not raise any new environmental issues and requires only minor technical changes or additions to the previous EIR to satisfy the requirements of CEQA for the proposed Housing Element update.

PUBLIC REVIEW PROCESS FOR AN ADDENDUM
CEQA Guidelines Section 15164(c) and 15164(d) state: “An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration.

The decision making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project.” PROJECT DESCRIPTION: 2021-2029 HOUSING ELEMENT UPDATE
State law requires every jurisdiction within the Southern California Association of Governments (“SCAG”) region to prepare a Housing Element update for the 2021-2029 planning period.

Detailed requirements for Housing Elements are established in California Government Code Sec. 65580 et seq.

The Draft 2021-2029 Housing Element, which is posted on the City website at:
https://www.diamondbarca.gov/963/Housing-Element-Update, focuses on establishing City policies and programs to address the housing needs of current and future Diamond Bar residents.

The Draft Housing Element includes the following sections:
• An introductory overview of the Housing Element (Section 9.1) • Analysis of the City's demographic and housing characteristics and trends (Section 9.2) • Evaluation of resources and opportunities available to address housing needs (Section 9.3)

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• Analysis of potential governmental and non-governmental constraints to meeting the City's housing needs (Section 9.4)
• The Housing Action Plan for the 2021-2029 planning period (Section 9.5) • Review of the City’s accomplishments during the previous planning period (Appendix A) • An inventory of sites that could accommodate the City’s new housing needs (Appendix B); • A description of opportunities for stakeholders to participate in the preparation of the Housing Element (Appendix C); and
• An assessment of fair housing issues (Appendix D).

ENVIRONMENTAL ANALYSIS
Generally, the most significant issues addressed in the Housing Element are: 1) whether City plans and regulations accommodate housing for persons with special needs in compliance with State law; and 2) how the City will accommodate its share of regional housing needs assigned through the Regional Housing Needs Assessment (“RHNA”) process.

Housing for Persons with Special Needs. State law establishes specific requirements related to City regulation of housing for persons with special needs, including the homeless and persons with disabilities. Section 9.4 of the Housing Element (Constraints) contains an analysis of City plans and regulations for a variety of housing types. The analysis concluded that while current City regulations are consistent with most laws regarding special needs housing, some recently adopted laws will require that the Municipal Code be amended in order to ensure consistency with State law. Section 9.5 (Housing Action Plan) of the Housing Element includes the following programs to comply with State requirements:
• Program H-10. Accessory Dwelling Units. State law has been amended several times over the past few years to establish mandatory local standards and procedures intended to encourage production of ADUs. This program includes a commitment to process a Development Code amendment in conformance with current State law. • Program H-11. Emergency Shelters, Low Barrier Navigation Centers and Transitional/Supportive Housing. The Development Code establishes standards and procedures for these types of housing targeted for persons who are homeless or at risk of becoming homeless. This program includes a commitment to process a Development Code amendment in conformance with recent changes to State law. These changes include allowing supportive housing meeting specified criteria in zones where multi-family and mixed uses are permitted, and allowing low barrier navigation centers meeting specified standards in areas zoned for mixed use and in non-residential zones permitting multi-family uses. Low barrier navigation centers are defined as “Housing first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.”
• Program H-12. Affordable Housing Incentives/Density Bonus. Density bonus refers to the State law requiring cities to allow increased density and other incentives for housing developments that include long-term commitments to provide units affordable to low- and moderate-income households. Recent changes to State Density Bonus Law have increased the required amount of density bonus and other incentives for affordable housing. This program includes a commitment to amend the City’s density bonus regulations consistent with current State law.

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Regional Housing Needs Assessment. The Regional Housing Needs Assessment (“RHNA”) is the process established in State law by which housing needs are determined for each city. On March 4, 2021 SCAG adopted the final RHNA Plan, which assigns Diamond Bar the following housing needs for the 2021-2029 planning period.
2021-2029 RHNA Allocation – Diamond Bar
Extremely Low +
Very Low Low Moderate AboveModerate Total
844 434 437 806 2,521
Source: SCAG, 3/4/2021
The RHNA allocation identifies the amount of additional housing a jurisdiction would need in order to have enough housing at all price levels to fully accommodate its assigned share of the region’s housing need during the 8-year planning period. The RHNA is a planning requirement based upon existing and projected housing need, not a construction quota, mandate, or prediction of future housing development. Jurisdictions are not required to build housing or issue permits to achieve their RHNA allocations.

The Housing Element must include an evaluation of potential capacity for additional housing based on land use patterns, development regulations, other development constraints (such as infrastructure availability and environmental conditions) and real estate market trends. The analysis must be prepared at a parcel-specific level of detail and identify properties (or “sites”) where additional housing could be built consistent with City regulations. This evaluation is referred to as the “sites analysis” and State law requires the analysis to demonstrate that the city has adequate sites with appropriate zoning to fully accommodate additional housing development commensurate with its RHNA allocation in each income category. Appendix B of the Housing Element includes a parcel-level analysis of sites that could accommodate the City’s RHNA allocation. State law establishes an allowable density of 30 units/acre that is assumed to facilitate development of housing affordable to lower-income households.

Diamond Bar’s 2040 General Plan, adopted in December 2019, estimates that up to 3,750 new housing units could be built in the city by 2040, depending on market conditions. It is expected that much of this growth will occur within the Town Center Mixed Use, Neighborhood Mixed Use, Transit Oriented Development and Community Core Overlay focus areas, while most existing residential neighborhoods will experience less growth and change. The amount of additional housing development anticipated in the General Plan and analyzed in the General Plan Program EIR exceeds the RHNA allocation of 2,521 units by approximately 49%. While the total additional housing development anticipated in the Housing Element is less that the level of development assumed in the General Plan, the Housing Element sites inventory assumes an allowable density of 30 units per acre and a realistic density of 24 units per acre in the Town Center Focus Area as compared to the General Plan policy of 20 units/acre for the Town Center. It is important to note that the Housing Element is a policy document and no specific housing project would be approved and no development regulations would be changed by adoption of the Housing Element; therefore, no direct environmental impacts would be caused by adoption of the Housing Element.

Program H-8 includes a commitment to adopt revised land use regulations for the focus areas to establish detailed development standards, and the City has initiated preparation of a specific plan for the Town Center area. Once specific development standards such as height limits and allowable building floor area have been identified as part of the specific plan process, additional CEQA analysis will be conducted to evaluate whether any new environmental impacts would be expected to occur that were not analyzed in the General Plan Program EIR. A similar CEQA

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review will also be conducted in connection with the preparation of new development regulations for the other focus areas.

CONCLUSION
The 2040 General Plan Program EIR evaluated potential environmental impacts that would be expected to occur as a result of future development consistent with the General Plan. Since the amount of new residential development assumed in the 2021-2029 Housing Element does not exceed General Plan assumptions, no new significant effects would occur that were not previously analyzed in the General Plan EIR. No specific development project would be approved as part of the Housing Element, and the proposed Development Code amendments related to affordable housing density bonus and housing for persons with special needs are required to conform City regulations with current State law. Therefore, these amendments would not change the type or amount of development already allowed under State law.

On the basis of the foregoing analysis the City has determined that pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15164, an addendum is the appropriate CEQA document for the 2021-2029 Housing Element update. There is no substantial evidence that the proposed Housing Element amendment will result in significant environmental impacts not previously addressed in the 2040 General Plan EIR. Consequently, no additional CEQA analysis is required at this time.

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Diamond Bar City CouncilAugust 11, 2022

Diamond Bar City Council
August 11, 2022