Proposal for the Preparation of Objective Design Standards for the City of Diamond Bar
Torti Gallas + Partners (TG+P) proposes to prepare city-wide Objective Design Standards for the City of Diamond Bar, California. The work will be produced in TG+P’s west coast office in Downtown Los Angeles, and led by Neal Payton, FAIA, FCNU who is a Senior Principal in the Firm. Working with TG+P will be Sapphos Environmental (Sapphos) who will lead the environmental clearance (CEQA) phase of the work.
Understanding of the Problem
TG+P understands that the City Diamond Bar seeks an architecture and planning team to prepare citywide Objective Design Standards (ODS) that will become part of the City’s Development Code (i.e., Title 22 of the Diamond Bar City Code) to govern the development of multiple dwelling housing, both for exclusively residential development proposals and for mixed-use development proposals with at least a two-thirds residential component. These standards will replace the city’s current regulatory regime combining objective and subjective design standards and guidelines, implemented through a design review process, subject to either administrative or Planning Commission review.
TG+P also understands that the City expects this project to provide standards that will be consistent with the requirements for objective standards in compliance with Senate Bill (SB) 35 (Government Code Section 65913.4). Specifically, this means, among other things, “…[a] standard that involves no personal or subjective judgement by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application.” Furthermore, these standards will be consistent with the Housing Accountability Act, as amended in 2019 by SB 330, as well as any other applicable legislation in effect at the time the ODS ordinance is adopted by the Diamond Bar City Council This project is also expected to include the preparation and processing of any necessary documents relating to applicable CEQA Guidelines (i.e., Categorical Exemption, Statutory Exemption, Negative Declaration, Mitigated Negative Declaration or Addendum to the General Plan Program EIR).
Working Under the direction of the City’s Community Development Director, the aim of the ODS is for the City to continue its tradition of careful planning and to implement its vision for high quality architecture, and place-based, infill development, in a manner that is consistent with SB 330, and SB 35.
Approach
Torti Gallas will accomplish this by analyzing the City’s existing design standards and guidelines, dialoging with the City Council and/or Planning Commission, staff, as well as representative developers and architects; and creating Standards for building types as well as frontage types for multi-family and mixed-use development. We will also create architectural style regimes (which may replicate styles developed for the Town Center Specific Plan, if appropriate). Not only will the building-types section contain descriptions and drawings of the types, as well as an explanation as to how each one fits within its zoning context it will also include standards pertaining to height, bulk and scale, which will be calibrated according to the zoning district within which it sits. The standards for building blocks may also include such things as maximum building or façade length; minimum and maximum percentage of lot occupancy on the ground floor, second floor as well as upper floors.
The frontage types would identify choices that an applicant could make relative to the ground floor conditions along public streets or ways, which may include types as shop front, terrace, stoop, fence and yard, and courtyard among others. This will allow for uses and densities to shift according to the market, even as the qualitative aspects of the public realm are ensured.
Guiding the Standards will be a set of Objectives which will underpin the effort. While those are yet to be determined, we believe at the very least, they are likely to include some variation on the following:
Objective 1: Maintain or in some cases elevate and improve architectural variety, integrity, and quality.
Objective 2: Create human-scale development that contributes to pedestrian-oriented streets and boulevards.
Objective 3: Create interest and break up the overall mass of larger buildings.
Objective 4: Animate building edges on the ground floor to create an inviting public realm and pedestrian-friendly environment.
Objective 5: Orient building façades to frame the streets and other public spaces.
Objective 6: Provide graceful transitions between larger-scale format of multi-family structures and smaller scale single family housing.
Objective 7: Provide Standards such that new buildings can sit comfortably adjacent to existing buildings of varied historical styles.
Methodology
The project will be led and managed out of Torti Gallas + Partners’ (TG+P) west coast office in Downtown Los Angeles. Neal I. Payton, FAIA will serve as the Principal-in-Charge and Project Manager consistent with TG+P’s practice of having principals manage projects.
Regularly Scheduled Team Meetings with City Staff and Progress Reports We propose regular bi-weekly Team meetings via Zoom (or similar) between key TG+P and Diamond Bar City staff. An agenda for each meeting will be issued at least one day in advance. At this time, we will:
• Review progress from the previous two weeks.
• Review outstanding issues for follow-up.
• Identify action items for the next two weeks.
• Identify issues or concerns that may impact schedule, or overall project objectives.
After each meeting, we will promptly issue minutes with a list of action items and responsible parties for each item.
Soliciting and Documenting Views of Internal and External Stakeholders It has been our experience whenever efforts are made to ‘streamline’ the development review process, they need to be vetted with those that will be using them. To that end two, sets of meetings are proposed: 1) regular meetings with the Planning Commission and/or City council and 2) a, series of meetings (which could be virtual) with developers, architects and City Staff tasked with reviewing and approving site plan submissions. Further detail is provided in Tasks 2.1.B and 2.1.C below, and throughout the rest of the Scope.
Scope of Work
Task 1: Project Coordination and Management
Task 1.1: Kick-off Meeting, City Tour:
At the kick-off meeting TG+P and Sapphos Environmental will meet with Staff, to confirm assumptions, clarify any outstanding scope issues, determine the availability of data, collect data and electronic resources, determine the format and structure of the final document and finalize the CEQA approach in relation to the certified EIR for the General Plan 2040. In advance of the meeting we will review background documents, such as Existing Design Standards and Guidelines.
Additional discussion points at the kick-off will include the identification of groups or individuals with whom we should meet. This could include locally prominent developers and architects and interested neighborhood groups.
We will follow-up this meeting with a windshield tour of the city, paying attention to the areas most likely to receive such infill development.
Task 1.2: Review of Existing Regulatory Environment:
After the kick-off meeting, we will complete our review of the City’s Design Guidelines and Standards, as well as its Zoning Ordinance and applicable chapters of the General Plan.
Task 1.3: Project Management:
Collaboration with the City of Diamond Bar begins on Day 1 and ends when the project is completed. It is regular, systematic, and on-going. At the kickoff meeting we will confirm methods for checking in with staff and create a regular schedule of meetings and Progress Reviews. Included in this Task are biweekly check-in meetings with Staff, to review progress, and report on work plan for the coming two weeks.
Task 2: Preparation of Objective Design Standards
Task 2.1 Preparation of Administrative Draft:
The City has asked the project team to prepare illustrated objective design standards for multi-family and mixed-use development. Specifically, the City has stated that the Standards shall reflect the variety of building types and architectural styles appropriate for Diamond Bar and that these Standards should address topics such as site planning, building massing and elements, building frontages, entrances, exterior materials, landscaping, utilitarian/mechanical elements of building design, etc. The draft standards will consist of objective design standards applicable to multi-family and mixed-use development and standards applicable to specific typologies based on development types (such as garden apartment, townhome, apartment building, etc.), design type, lot size and configuration, or other organizing principal.
While the City has anticipated that up to four typologies may be identified, it is our experience that up to seven (7) types may be necessary. The City has further stated that the project team will test the standards on prototypical sites to ensure the standards enable the intended development. Images and exhibits representing a suggested design topic or standard, many which will contain text callouts helping to illustrate the design intent, will be prepared.
To achieve these ends, we have outlined the following set of sub-tasks:
Task 2.1.A: Architectural Field Surveys and
Research: TG+P will conduct architectural field
survey(s) and research to identify good/bad
designs and most frequently used architectural
styles in the City and beyond. With input from
Staff as to places to focus on, (or even staff
favorites) we will create photo boards
accompanied by narrative describing the style and
the critical elements in that style, including a
discussion of materials, windows, doorways,
rooflines, color, ground floor conditions and projections.
Task 2.1.B: Meet with City Council and/or Planning Commission to discuss preliminary findings, and discuss direction: After we’ve toured the city, reviewed the Regulatory Environment and identified patterns and critical elements, we’d suggest making a presentation to the Planning Commission and/or the City Council to brief members, on our observations.
Task 2.1.C: Focus Groups: As stated earlier, the Scope includes outreach to selected Stakeholders, including prominent residential developers and architects in the San Gabriel Valley, as well as City Staff to ascertain their comfort and familiarity with Objective Design Standards All in all, four focus groups are proposed, with meetings conducted virtually.
Focus Group 1: Prominent Residential and Developers in the SGV to see where there are currently issues with approval relative to market conditions and to test ideas about possible guidelines to see if they meet the market.
Focus Group 2: Prominent architects of multi-family housing in the SGV to assess similar questions.
Craftsman Style used for multi-family structure is common throughout the San Gabriel Valley
Focus Group 3: Zoning and Approval Staff to ascertain their comfort and familiarity with Objective Design Standards.
Focus Group 4: A second meeting with prominent residential architects to test and vet the ODS once a draft is issued.
Task 2.1.D: Identification of Seven (7) Building Types with representative drawings and Images: We suggest that the booklet will include at least seven (7) different building types; each with and without ground floor commercial (where appropriate).
Typically, each building type will have a set of standards that describe a) the type itself (intent); b) building height and massing (including maximum length of facades); c) access; d) parking and service (including locations and screening); e) outdoor space, f) applicable frontage; and h) landscape.
Over the course of our firm’s 71-year history, we have designed over 500,000 residential units. We have no shortage of designs and building type chassis that can be used as starting points for this assignment.
But the key is not merely assigning one-model as the base-design while allowing for variation in height style, and the like. The key is providing the essential characteristics of the type allowing a certain amount of flexibility to meet the market and allow for architectural invention. Our experience will allow us to distill the essential ingredients of the type, and then to illustrate how it may vary according to these and other considerations.
An important part of this exercise is to identify to what extent the Building Type standards must be calibrated to each of the land use categories and density provisions within the Diamond Bar Zoning Ordinance including all possible bonuses.
Task:2.1.E: Identification of Frontage Types with
representative drawings and images.
We believe that a critically important compliment
to the Building Type standards is a parallel set of
Frontage Type standards. By identifying frontage
types, one allows something of a mix-and-match
to take place (for example, four-story multi-family
buildings might have retail at the ground floor, or
stoops, a small courtyard, or some other variation.
Each of the frontage types will describe the: a)
intent, b) entry conditions, c) critical dimensions,
paving and landscape conditions, as well as special
conditions unique to that frontage type.
Task 2.1.F: Identification of 5 Style Types:
After our tour of the City, we will identify several
likely style types for consideration by staff,
ultimately arriving at up to five (5) architectural
styles applicable to all building types. Of note,
while some of these style selections maybe
specific to parts of the City, it is also possible, that these selections may repeat many if not all the
styles utilized in the Town Center Master Plan.
The majority of these styles will include variations
both in materials, color and detail.
Task 2.1.G: Prepare Administrative Draft Objective
Design Standards: Once the styles have been
developed, we will create a Standards document
that will showcase each building type, frontage type and style type, with assemblages of various permutations. In effect we will be presenting a menu with the ability to select an item from each column of that menu. Not only will this provide sufficient descriptive detail of the objective elements included in each design allowing City Planning Staff and developers to easily interpret and implement the preapproved designs, but it will also allow enormous flexibility because of the mix-and-match manner in which these menus are presented.
To these Standards we will add one more set of permutations, which might be thought of as accessories. For example, such things as encroachments (bay windows, balconies, canopies, stoops, awnings and the like) will be described, and additional guidelines presented for their possible inclusion in the proposed projects. Other elements, such as fences, hedges, and other enclosing elements as well consideration of such things as paseos, rooftop element and other accessories will also be included.
Upon assembly of the draft document, we will submit the document for review by Staff and at their discretion by the Planning Commission and the City Council
Task 2.2: Prepare Public Review Draft: After receiving comments from staff, PC and Council (if applicable) on the Administrative Draft we will make corrections as requested to create a Public Hearing Draft for review.
Task 2.3: Prepare Public Hearing Draft: After receiving comments from staff and from the PC and Council (if applicable) on the Public Hearing Draft we will make corrections as requested to create a Final Design Booklet for. Final documents will be provided to the City in InDesign and part of the Adobe Suite of products.
Tasks Required to be Performed by City staff.
City Staff will be required to:
1) Identify and schedule local developers for Focus Group; Provide meeting space.
2) Identify and schedule local architects for Focus Group; Provide meeting space. 3) Identify and schedule appropriate Zoning and Review Staff for Focus Group 4) Coordinate with TG+P times for meetings with Planning Commission and/or City Council 5) Review submissions from TG+P in a timely manner.
Task 3 CEQA Documentation
Sapphos proposes to prepare an Addendum to the EIR. Preparation of an Addendum to the EIR assumes that the Objective Design Standards would not result in new or substantially more severe impacts that could not be reduced by mitigation, beyond those that were evaluated in the EIR for the City General Plan 2040.
Background
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. 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 low income 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 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 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 Development Code amendments to provide adequate sites to accommodate the RHNA. 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 by October 2024 Sapphos understands that the General Plan 2040 and Climate Action Plan was accompanied by the preparation and certification of an Environmental Impact Report (EIR; SCH #2018051066) in accordance with CEQA. The certified EIR is a program level analysis of the potential environmental impacts associated with the General Plan 2040 and Climate Action Plan, as amended by an addendum to EIR to include the Housing Element and Housing Action Plan Program H-8. Sapphos will prepare the necessary environmental analysis and documentation while streamlining the CEQA process by preparing an Addendum to the existing EIR.
To prepare an Addendum, Sapphos will evaluate the 13 issue areas that were analyzed for their potential for significant effects in the EIR for the City General Plan 2040. As stated in Section 15164 of the State CEQA Guidelines, “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.” Section 15162 of the State CEQA Guidelines and Section 21166 of the California Public Resources Code describe the three conditions which would require the preparation of a supplemental or subsequent EIR:
1. Substantial changes are proposed in the project which will require major revisions of the environmental impact report due to new or substantially more severe environmental effects;
2. Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report; or
3. New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.
Since adoption of the City General Plan 2040 in 2019, there have not been substantial changes with respect to the circumstances nor new information presented.
Work Effort
Sapphos will provide a draft proposed Project Description for discussion at this meeting using available data and assumptions. Additionally, Sapphos will provide an Annotated Outline of the Addendum to the EIR for discussion of the environmental document.
Following the project initiation meeting, Sapphos will send the City and TG+P a Memorandum for the Record (MFR) documenting the results of the project initiation meeting. The revisions to the draft Project Description will be included in the submittal of the First Screen Check Addendum to the EIR.
Addendum to the EIR
Sapphos Environmental, Inc. will prepare an Addendum EIR pursuant to Section 15164 of the State CEQA Guidelines. The Addendum EIR will include the following sections:
• Cover Page
• Table of Contents
• 1.0 Introduction
• 2.0 Project Description
• 3.0 Environmental Analysis
• 4.0 References
• 5.0 Preparation
• Appendix: Mitigation Monitoring and Reporting Plan
Sapphos will coordinate with the City and TG+P to assess the potential for the Objective Design Standards to result in significant impacts beyond the impacts identified and mitigated for in the certified EIR, and develop new mitigation measures, if required. Sapphos will conduct the necessary research, field surveys, and analyses as required to prepare the Addendum. Sapphos will coordinate with the City and Torti Gallas regarding any existing studies, data, and/or additional investigations by the City, or other contractors hired by City, to ensure that Sapphos has the most recent information on environmental conditions for the proposed project. The City and Torti Gallas will provide Sapphos with available existing studies pertinent to the preparation of the Addendum.
The impact analysis (Section 3.0, Environmental Analysis) would address each of the 13 environmental issue areas that were evaluated in the certified EIR:
1. Aesthetics
2. Air Quality
3. Biological Resources
4. Cultural, Historic, and Tribal Cultural Resources
5. Energy, Climate Change, and Greenhouse Gases
6. Geology, Soils, and Seismicity
7. Hazards, Hazardous Materials, and Wildfire
8. Hydrology and Water Quality
9. Land Use and Housing
10. Noise
11. Public Facilities and Recreation
12. Transportation
13. Utilities and Service Systems
Consistent with the most recent 2024 State CEQA Guidelines, the Cultural Resources, Tribal Cultural Resources, Energy, Greenhouse Gas Emissions, Hazards and Hazardous Materials, and Wildfire sections will be evaluated as separate environmental issue areas, resulting in the analysis of 16 total issue areas.
Additionally, Sapphos will conduct the analysis using the updated questions for all environmental issue areas per Appendix G of the 2022 State CEQA Guidelines.
For each of the environmental issue areas, the analysis will include an explanation of how the conclusion was reached, including the methodology, most recent regulatory requirements, and new or updated mitigation measures from the certified EIR to help reduce adverse impacts to below the level of significance.
Sapphos will submit a Screen Check Addendum EIR to the City for review and comment. Sapphos will respond to one (1) consolidated set of comments from the City and after incorporating revisions, Sapphos will submit the Addendum EIR to the City and Torti Gallas.
Notices
Sapphos will submit a draft Notice of Determination (NOD) to the City for review concurrent with the Screen Check Addendum EIR. Sapphos will revise the NOD in response to one (1) compiled set of comments from the City. Following approval of the project, Sapphos will submit the final NOD to the City to be signed and filed with the County Clerk.
Work Products
• One (1) electronic copy in PDF of the project initiation meeting agenda • One (1) electronic copy in PDF of a draft Project Description and Annotated Outline of the Addendum to the EIR
• One (1) electronic copy in PDF of the Project Initiation Meeting MFR to meeting attendees • One (1) electronic copy in Microsoft Word and one (1) electronic copy in Portable Document Format (PDF) of the Screen Check Addendum to the EIR
• One (1) electronic copy in PDF of the Addendum to the EIR • One electronic copy in PDF of the draft NOD
• One (1) electronic copy in PDF of the NOD
• Up to three (3) monthly status reports, with monthly invoices Notes to this scope and attached fee:
• Assumption #1: The City will be responsible for writing and submitting the Senate Bill 18 tribal notification letters and forwarding the responses to Sapphos for inclusion in the Addendum to the EIR (Assembly Bill 52 does not apply to addenda to EIRs). • Assumption #2: There will be no new or substantially more adverse impacts identified beyond those identified in the 2019 certified General Plan 2040 EIR, as amended by the addendum to EIR for the Housing Element. If new mitigation is required, a contract amendment will be required to cover the additional work efforts.
Task 4 Zoning Code Amendments
Task 4.1 Zoning Code Amendments:
TG+P will prepare zoning code amendments in applicable City Planning Commission resolution and City Council ordinance formats for public hearings. Importantly, these amendments will seamlessly connect the Zoning Code with the ODS. Drafts of said documents will be submitted to City Staff for review.
Based on track-changes version of these documents from Staff, TG+ P will make any directed revisions and submit final versions to City Staff.
Task 4.2: Meetings and Hearings with Planning Commission and/or City Council Recognizing that the City Council has ultimate approval authority, our schedule includes a series of meetings beginning early in the process to keep the Planning Commission and the City Council engaged to ensure a satisfactory end product. In advance of each meeting, TG+P will prepare presentation materials (e.g., PowerPoint presentations), as requested, and if deemed necessary, by City Staff, for public hearings. TG+P’s principal will attend all public hearings, make presentations if and as deemed necessary by City Staff, and be available to respond to questions by Planning Commission and City Council.
In addition to Task 2.1.B, above, we have provided for up four more meetings or hearing with the Planning Commission and City Council.
Task 4.2.A: Meet with City Council and Planning Commission to discuss overall Standards and/or Styles:
After we’ve developed a draft of the Architectural Standards and illustrated the application of those styles, we propose a meeting with Council or Planning Commission to present the work to date and receive feedback.
Task 4.2.B: Planning Commission and City Council Hearings and One Continuance for a total of three (3 hearings)
The last step, to obtain Planning Commission and ultimately City Council approval of the final Objective Design Standards, will be a natural finale to the xxx-month process. As with other City Council meetings we will guide the Planning Commission and City Council through the document which will include a PowerPoint presentation highlighting how their concerns, questions and suggestions have been incorporated. Then we will respond to questions posed by Commission and/or Council members.
Task 5: Final Zoning Code Amendments
We understand that following the final City Council direction and decision, revision to the zoning code amendments may be required to respond to that direction. We will prepare a final version of the ordinance amendment for second reading to reflect final City Council action.
Schedule: Diamond Bar Citywide Objective Design Standards Production of Deliverables D Deliverable to City Staff
City Staff Review of Deliverables TG+P / Staff meeting
Focus Group Planning Commission or City Council Meeting Task
Task 1 Background Review and Goals
Task 1.1 Kick-off Meeting. City Tour
Task 1.2 Existing Document Review
Task 1.3 Monthly Coordination and Project Management
Task 2 Architectural Field Surveys and Research
Task 2.1.A Architectural Field Surveys and Resarch D
Task 2.1.B Meet with CC and/or PC to discuss preliminary findings, and discuss direction Task 2.1.C Focus Groups
Task 2.1.D Identification of Seven (7) Building Types with representative drawings and Images D
Task 2.1.E Identification of Frontage Types with representative drawings and images D Task 2.1.F Identification of 5 Style Types D D
Task 2.1.G Prepare Administrative Draft Objective Design Standards D D Task 2.2 Prepare Public Review Draft D
Task 2.3 Prepare Public Hearing Draft D D
Task 3 CEQA Documentation
Task 3 CEQA Documentation D D D
Task 4 Meeting Attendance and Community Engagement Support Task 4.1 Zoning Code Ammendments D
Task 4.2 Meet with CC and PC to discuss overall Standards and/or Styles Task 4.3 PC and CCHearings and One Continuance for a total of three (3 hearings) Task 5 Final Zoning Code Ammendments
Task 5 Final Zoning Code Ammendments D
Month 9 Month 10
DURATION
Month 1 Month 2 Month 3 Month 8 Month 4 Month 5 Month 6 Month 7 Cost Summary: City-wide Objective Design Standards for Diamond Bar, CA Task
Torti Gallas +
Partners
Sapphos
Envornomental TOTALS
Task 1 General Svcs, Kick-off, Internal Integration, Plans Integration, and Project Mgt. $17,250 $750 $18,000 Task 1.1 Kickoff Meeting, Site Visit $5,350 $750 $6,100 Task 1.2 Existing Document Review $4,400 $4,400
Task 1.3 Monthly Coordination and Project Management $7,500 $7,500 Task 2 Contextual Analysis, Research and Data Collection $118,000 $0 $118,000 Task 2.1.A Architectural Field Surveys and Resarch $6,500 $6,500 Task 2.1.B Meet with City Council and/or Planning Commission to discuss preliminary findings, and discuss direction $4,000 $4,000 Task 2.1.C Focus Groups $4,000 $4,000
Task 2.1.D Identification of seven (7) building types $19,000 $19,000 Task 2.1.E Identification of frontage types with representative drawings and images $12,000 $7,500 Task 2.1.F Identification of five (5) styles $28,000 $28,000 Task 2.1.G Prepare Administrative Draft Objective Design Standards $27,000 $27,000 Task 2.2 Prepare Public Review Draft $11,000 $11,000
Task 2.3 Prepare Public Hearing Draft $6,500 $6,500
Task 3 CEQA Documentation $2,500 $32,615 $35,115
Task 3 CEQA Documentation $2,500 $32,615 $35,115
Task 4 Meeting Attendance and Community Engagement Support $8,500 $0 $8,500 Task 4.1 Zoning Code Ammendments $1,500 $1,500
Task 4.2 Meet with City Council and Planning Commission to discuss overall Standards and/or Styles $2,000 $2,000 Task 4.3 Planning Commission and City Council Hearings and One Continuance for a total of three (3 hearings) $5,000 $5,000 Task 5 Final Zoning Code Ammendments $2,750 $0 $2,750
Task 5 Final Zoning Code Ammendments $2,750 $2,750
SUB-TOTAL $149,000 $33,365 $182,365
Direct Expenses $1,000 $1,433 $2,433
TOTAL $150,000 $34,798 $184,798
Summary of Costs