Agenda packet — Diamond Bar City Council, December 16, 2025 (part 3 of 3)

Resolution No. 2025-37
4 improved area without displacing existing land uses or requiring new infrastructure, thereby supporting the continued and efficient use of an established institutional property. In addition, the digital billboard will generate ongoing lease revenue for WVUSD, providing a consistent source of funding that will support educational programs and facility improvement. The project also includes a dedicated allocation of on-screen time for City public service announcements, allowing the City to communicate important community information and emergency notifications at no cost, further enhancing public outreach and community benefit.

The Proposed Use is consistent with General Plan Goal ED-G-3: (“Support the retention, rehabilitation, and/or expansion of existing businesses, and the attraction of new businesses”) in that the Proposed Use may contribute to supporting business visibility and marketing opportunities. The project allows businesses within the City and the surrounding region to advertise, thereby promoting customer retention and the attraction of new economic activity. In addition, the billboard will generate a steady revenue stream for the Walnut Valley Unified School District, helping sustain and enhance local public facilities that serve the community.

The Project site is not subject to the provisions of any specific plan.

3. The design, location, size and operating characteristics of the Proposed Use are compatible with the existing and future land uses in the vicinity.

The Proposed Use will be located in the southwest corner of an existing asphaltcovered school bus parking lot. The Proposed Use complies with the proposed Development Code design requirements, and project does not generate any additional parking demand.

The Proposed Use is situated on a developed site adjacent to the SR-60 freeway, oriented to limit visibility from nearby residences. Its design will not obstruct views or interfere with site operations, and operational standards—such as brightness, display transitions, and content—will be regulated through project conditions to prevent visual or lighting impacts.

Through compliance with the conditions of approval stipulating the manner in which the use must be conducted, the Proposed Use will be compatible with the other uses within the commercial building and surrounding neighborhood.

4. The subject site is physically suitable for the type and density/intensity of use being proposed, including access, provision of utilities, compatibility with adjoining land uses, and the absence of physical constraints.

The project site currently serves as the headquarters for WVUSD and is used for the parking and maintenance of school buses and other district vehicles. The Proposed Use will not create additional parking demand, as it is a self-contained structure with no on-site employees. Occasional maintenance will have minimal impact and will not affect existing parking or site circulation.

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Resolution No. 2025-37
5 The Proposed Use has been designed and sited to ensure compatibility with its surroundings and to minimize visual and land use impacts. Located within a developed, non-sensitive area adjacent to the SR-60 freeway, the structure is oriented to limit visibility from nearby residences and will not obstruct views, affect access, or interfere with existing operations. Operational features—such as brightness, display transitions, and content—will be regulated through project conditions to prevent glare, light spillover, or visual distraction. Additionally, the Proposed Use is surrounded by large-scale commercial and light industrial development.

Given the proposed location, the overall parking demands, and the types of adjoining uses, it is reasonable to conclude that the Proposed Use will be compatible with the other uses in the light industrial area and neighborhood.

The Proposed Use is physically suitable for the subject site as it will be located within an existing developed parking lot. The project will utilize the site’s existing access, circulation, and paved areas, requiring no new infrastructure or modifications to accommodate the digital billboard installation.

5. Granting the conditional use permit will not be detrimental to the public interest, health, safety, convenience, or welfare, or injurious to persons, property, or improvements in the vicinity and zoning district in which the property is located.

Prior to the issuance of any city permits, the Project is required to comply with all conditions of approval within the attached resolution, and the Building and Safety Division.

6. The proposed Project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA).

In accordance to the provisions of the California Environmental Quality Act (CEQA), Section 15070, the City prepared and filed an Initial Study/Environmental Checklist and Notice of Intent to Adopt Mitigated Negative Declaration for the Project on September 19, 2025 and with the Los Angeles County Clerk on September 19, 2025. The notice was published in the San Gabriel Valley Tribune newspaper. The notice was also mailed to property owners within a 700-foot radius of the project site. The public review period for the MND began on September 22, 2025, and ended on October 21, 2025, for a total of 30 days pursuant to CEQA Guidelines Section 15105.

Development Review Findings (DBCC Section 22.48)

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).

The design of the Project is consistent with the applicable elements of the City’s General Plan, City Design Guidelines and development standards. The City’s General Plan Policy LU-P-12 requires that commercial uses are designed in a

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Resolution No. 2025-37
6 manner compatible with adjacent residential areas in terms of traffic and noise impacts, building scale, and appropriate transitions and buffers. The proposed digital billboard is located within the enclosed bus parking lot of the Walnut Valley Unified School District (WVUSD) District Office, adjacent to the SR-60 freeway corridor. The surrounding area is characterized by institutional and commercial uses that are compatible with the proposed freeway-oriented signage. The billboard has been carefully designed and sited to minimize potential visual impacts on nearby residential areas, incorporates an architecturally-enhanced support structure that complements the surrounding built environment, and includes automatic brightness controls to reduce potential light spillover.

A gradual transition between the project and adjacent uses is achieved through appropriate separation distances, structure height, and sign configuration.

Additionally, the design includes City branding at the top of the sign faces. All elevations are architecturally treated and strongly articulated through projections along the visible façade [City’s Design Guidelines B. Architecture (3)].

The Project complies with all proposed development standards according to the Development Code Amendment by complying with all development standards such as required separation distances, structure height, and sign configuration.

The project site is not part of any theme area, specific plan, community plan, boulevard or planned development.

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.

The Project will not interfere with the use or enjoyment of neighboring existing or future developments because the digital billboard has been designed and located to minimize potential impacts on adjacent land uses. The billboard will be situated within the school bus parking lot, adjacent to the WVUSD district office building, vehicle maintenance building, and SR-60 freeway corridor. The Project site is surrounded primarily by institutional and commercial uses, with the nearest residential properties located east of the site and separated by existing buildings, landscaping, and roadway infrastructure, providing adequate buffering.

The Project will not create traffic or pedestrian hazards as no changes are proposed to existing site access, circulation patterns, or driveway configurations.

The proposed digital billboard is not intended to serve on-site vehicular or pedestrian activity and will not generate additional vehicle trips. The structure will comply with Caltrans safety regulations and applicable standards for digital freeway-oriented signage, including brightness and message display intervals, ensuring that it does not cause driver distraction or visibility hazards. Therefore, the Project will not adversely affect traffic or pedestrian safety in the surrounding area.

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.

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Resolution No. 2025-37
7 The Project is designed to be compatible with the surrounding neighborhood and minimize any potential negative impacts. From the SR-60, the proposed digital billboard integrates appropriately within the transportation corridor. Its modern, single-pole design and clean architectural lines present a streamlined and uncluttered appearance, reducing visual bulk compared to traditional multi-pole structures. The placement and orientation of the digital display are optimized for freeway visibility while maintaining adequate separation from nearby structures and public rights-of-way. From South Lemon Avenue and Glenwick Avenue, the proposed billboard appears as a distant and unobtrusive vertical feature within a predominantly commercial and industrial setting. The sign does not impede pedestrian circulation or create visual obstructions for local traffic. Existing landscaping and perimeter walls effectively screen the base of the structure, maintaining compatibility with the area’s established urban character. From nearby residential streets, the proposed billboard is screened by existing commercial buildings, walls, and mature landscaping. Any limited views of the upper display are distant and intermittent, minimizing potential visual impacts on residential areas. The sign will include automatic dimming technology to adjust brightness based on ambient light levels, ensuring compliance with City standards and preventing glare or light spillover to nearby neighborhoods.

The Project also elevates the architectural character of the area. The Project consists of a V-shaped structure with two 14-foot by 48-foot LED display faces oriented toward motorists traveling eastbound and westbound along SR-60. Each display will show static images for eight seconds without transitional effects, featuring both commercial advertising and public service messages. The Vshaped configuration maximizes freeway visibility while minimizing views from nearby residential areas. The billboard design includes a five-foot-high sign base and protective bollards, all finished in dark gray to match the pole cover. The top of the structure features prominent City branding with an illuminated “DIAMOND BAR” wordmark and a stylized mountain silhouette rendered in layered aluminum panels. The use of green and gray tones aligns with the City’s official color palette, creating a cohesive, modern, and visually distinctive design that reflects Diamond Bar’s identity along the SR-60 corridor.

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.

See Response 3 above.

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.

Before the issuance of any City permits, the Project is required to comply with all conditions within the approval resolutions, and the Building and Safety Division and Public Works Department requirements. The referenced agencies through the permit and inspection process will ensure that the Project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity.

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Resolution No. 2025-37
8 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA).

Based on the findings and conclusions set forth herein and as prescribed under DBCC Sections 22.58 and 22.48, this City Council hereby finds and approves the Conditional Use Permit and Development Review subject to the following conditions, and the attached Conditions of Approval:

A. GENERAL

1. The Project shall comply with the Conditions of Approval attached hereto and referenced herein. The following Conditions of Approval, including the Standard Conditions of Approval attached hereto, shall be binding on and enforceable against, and, whenever used herein, the terms “applicant”, "owner", and/or "applicant/owner" shall mean and refer to, each of the following: the project applicant, the owner(s) and tenants(s) of the property, and each of their respective successors and assigns.

2. This approval shall not be effective for any purpose until the applicant/owner of the property involved has filed, within twenty-one (21) days of approval of this Conditional Use Permit, Development Review, and Development Agreement Planning Case No PL2024-40, at the City of Diamond Bar Community Development Department, an affidavit stating that the applicant/owner is aware and agrees to accept all the conditions of this approval. Further, this approval shall not be effective until the applicant pays the remaining City processing fees.

3. This approval shall not become effective, and no building permits shall be issued, until the Development Agreement between the applicant and the City has been fully executed and recorded. Thereafter, the project shall be constructed, maintained, and operated in full compliance with the conditions of approval and the terms of the executed Development Agreement.

4. The Project shall comply with the Mitigation Monitoring and Report Program for the Mitigated Negative Declaration.

5. All ancillary supporting equipment and cables shall be screened from public view from abutting public streets and rights-of-way. The method of screening shall be architecturally compatible with the pole structure in terms of colors, materials, and architectural style subject to approval by

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Resolution No. 2025-37
9 the Community Development Director. The screening design/construction shall blend with the design of the pole structure.

6. The exterior of the structure (apart from the billboard faces) shall have a noncorrosive finish that is not conductive to reflection or glare.

7. Prior to the release of electrical service to the billboard, the parkway area along South Lemon Avenue, between the sidewalk and the bus yard enclosure wall, shall be rejuvenated with plantings, irrigation and/or a minimum 2-inch layer of mulch, and maintained thereafter.

8. A minimum of two 24-inch box trees shall be planted as replacements for the proposed removal of two pine trees. The species and placement of the replacement trees shall be subject to approval by the Community Development Director. The trees shall be installed and subject to City inspection prior to the release of electrical service to the billboard.

9. Prior to building permit final signature, surveillance cameras shall be installed to capture images of individuals intending to vandalize or deface the billboard structure. The placement and exact number of cameras shall be determined by the Los Angeles County Sheriff Department prior to issuance of building permits. If the Los Angeles County Sheriff Department determines that the placement of surveillance camera(s) is infeasible, alternative security measure(s) shall be proposed and is subject to review by the Community Development Director.

10. Surveillance camera recordings shall be a minimum of 1080p resolution, kept for a minimum of 15 days and relinquished to the Los Angeles County Sheriff’s Department upon request. The billboard operator shall maintain the surveillance cameras in working condition.

B. DEVELOPMENT REVIEW

1. This approval is for the site plan, elevations, exterior materials, and isometric drawings for a new digital billboard to be constructed at 880 South Lemon Avenue, as described in the staff report and depicted on the approved plans on file with the Planning Division, subject to the conditions in this Resolution.

2. The construction documents submitted for plan check shall be in substantial compliance with the architectural plans approved by the City Council, as modified pursuant to the conditions below. If the plan check submittal is not in substantial compliance with the approved Development Review submittal, the plans may require further staff review and renotification of the surrounding property owners, which may delay the project and entail additional fees.

3. All existing public improvements damaged during construction shall be repaired or replaced upon project completion.

The City Council shall:

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Resolution No. 2025-37
10 (a) Certify to the adoption of this Resolution; and
(b) Forthwith transmit a certified copy of this Resolution to the Walnut Valley Unified School District, 880 South Lemon Avenue, Diamond Bar, CA 91789.

PASSED, APPROVED, AND ADOPTED this 16th day of December, 2025.

CITY OF DIAMOND BAR

_________________________
Steve Tye, Mayor
ATTEST:

I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the City Council held on the 16th day of December, 2025, by the following vote:

AYES: Council Member:

NOES: Council Member:

ABSENT: Council Member:

ABSTAIN: Council Member:
_________________________
Kristina Santana, City Clerk

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Resolution No. 2025-37
11 COMMUNITY DEVELOPMENT

DEPARTMENT

STANDARD CONDITIONS

USE PERMITS, COMMERCIAL AND RESIDENTIAL

NEW AND REMODELED STRUCTURES
PROJECT #: Development Code Amendment, Conditional Use Permit, Development Review, and Development Agreement
Planning Case No. PL2024-40
SUBJECT: To install and operate a 97-foot high, dual-faced digital LED billboard.

PROPERTY Walnut Valley Unified School District, 880 South Lemon OWNER: Avenue, Diamond Bar, CA 91765
APPLICANT: Evergreen Media LLC, 9021 Sunset Boulevard, West Hollywood, CA 90069
LOCATION: 880 South Lemon Avenue, Diamond Bar, CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.

APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

A. GENERAL REQUIREMENTS

1. In accordance with Government Code Section 66474.9(b) (1), the applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul the approval of Development Code Amendment, Conditional Use Permit, Development Review, and Development Agreement Planning Case No. PL 2024- 40 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action:

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Resolution No. 2025-37
12 (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims.
(b) Applicant shall promptly pay any final judgment rendered against the City defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof.

2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Development Code Amendment, Conditional Use Permit, Development Review, and Development Agreement Planning Case No. PL 2024-40 at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports.

3. All designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License, and zoning approval for those businesses located in Diamond Bar.

4. Signed copies of Planning Commission Resolution No. 2025-XX, Standard Conditions, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all partied involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect.

5. Prior to the plan check, revised site plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Division review and approval.

6. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed.

7. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable Federal, State, or City regulations.

8. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance.

9. All site, grading, landscape/irrigation, roof, and elevation plans shall be coordinated for consistency prior to issuance of City permits (such as grading, tree removal, encroachment permit, etc.,) or approved use has commenced, whichever comes first.

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Resolution No. 2025-37
13 10. Property owner/applicant shall remove the public hearing notice board within three (3) days of this project's approval.

11. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, and Public Works Department.

B. FEES/DEPOSITS

1. Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, and Public Works Department) at the established rates, prior to issuance of building permits, as required by the City. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to issuance of grading or building permit, whichever comes first.

2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits.

C. TIME LIMITS

1. The approval of Development Code Amendment, Conditional Use Permit, and Development Review shall expire within one (1) year from the date of approval if the use has not been exercised as defined per DBCC Section 22.66.050(b)(1).

The applicant may request in writing a one-year time extension subject to DBCC Section 22.66.050(c) for City Council approval.

D. SITE DEVELOPMENT

1. The project site shall be developed and maintained in substantial conformance with the approved plans submitted to, approved, and amended herein by the Planning Commission, on file with the Planning Division: site plans, architectural elevations, and isometric drawings in the Planning Division, the conditions contained herein, Development Code regulations.

2. All ground-mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division.

3. All structures, including walls, trash enclosures, canopies, etc., shall be maintained in a structurally sound, safe manner with a clean, orderly appearance.

All graffiti shall be removed within 72 hours by the property owners/occupant.

4. If any aspect of construction requires the use of an easement on a third party’s property or the use of an easement granted to a third party on the applicant’s property, the applicant must provide the City with correspondence/proof documenting that the easement has been granted before any building permits will be issued.

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Resolution No. 2025-37
14 5. Prior to placement of any construction trailers, the applicant shall submit a site plan showing placement of the construction trailers and shall agree to abide by all conditions of approval required by the Community Development Director.

6. Prior to issuance of a building permit, the location, size, and screening of all building utility service connections, including water, gas, and electric service, fire service, and irrigation connections shall be approved by the Community Development Director. All changes to building utility connections shall be approved by the Community Development Director prior to construction. Building utility connections shall be located, sized and screened in such a manner that they have the least possible impact on the design of the building and site. The architect of record shall be directly involved in the design and placement of all site and building service connections and shall sign all plans submitted to the City which locate, size and/or screen utility connections.

E. SOLID WASTE

1. The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement approved herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to ensure that the waste contractor used has obtained permits from the City of Diamond Bar to provide such services.

2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project.

APPLICANT SHALL CONTACT THE PUBLIC WORKS/ENGINEERING DEPARTMENT, (909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

A. GENERAL

1. Prior to issuance of a building permit, the applicant shall submit an Erosion Control Plan to the Public Works Department for review and approval. The Erosion Control Plan shall clearly detail erosion control measures that will be implemented during construction. The Erosion Control Plan shall conform to National Pollutant Discharge Elimination System (NPDES) standards and incorporate the appropriate Best Management Practices (BMP’s) as specified in the Storm Water BMP Certification.

B. DRAINAGE

1. Prior to issuance of a building permit, the applicant shall submit a detailed

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Resolution No. 2025-37
15 drainage system information of the lot with careful attention to any flood hazard area to the Public Works Department. All drainage/runoff from the development shall be conveyed from the site to the natural drainage course. No on-site drainage shall be conveyed to adjacent parcels, unless that is the natural drainage course.

APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

A. GENERAL CONDITIONS:

1. A complete electrical plan is required to be submitted and approved during building plan check, which includes grounding, panel location, panel size, and energy compliance measures.

END

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Agenda Item #: 6.1
Meeting Date: November 25, 2025

PLANNING COMMISSION AGENDA
REPORT
CASE/FILE NUMBER: Development Code Amendment, Conditional Use Permit, Development Review, and Development Agreement Planning
Case No. PL2024-40
PROJECT LOCATION: The proposed Development Code Amendment applies Citywide.

The proposed Conditional Use Permit, Development Review, and Development Agreement apply to 880 South Lemon Avenue.

APN: 8760-015-901
GENERAL PLAN DESIGNATION: School (S)
ZONING DISTRICT: Light Industry (I)
PROPERTY OWNER: Walnut Valley Unified School District
880 South Lemon Avenue
Diamond Bar, CA 91789
APPLICANT: Evergreen Media LLC
9021 Sunset Boulevard
West Hollywood, CA 90069
SUMMARY:

The applicant, Evergreen Media LLC, and property owner, Walnut Valley Unified School District (WVUSD), propose to install and operate a 97-foot-high, dual-faced digital LED billboard at the District headquarters, located at 880 South Lemon Avenue.

Title 22 of the Diamond Bar City Code (“Development Code”) currently prohibits billboards citywide. In order to move forward with its proposal, Evergreen Media and WVUSD, are requesting approvals for the following:
• Development Code Amendment (DCA) to Title 22 (Development Code) of DBCC to allow billboards and to establish standards for billboards, in the Light Industry (I) zone, subject to the approval of a Conditional Use Permit, Development Review, and a Development Agreement. The Development Code sections to be amended include 22.10.030, 22.36.080, 22.36.120, and 22.80.020; • Conditional Use Permit (CUP) to authorize a billboard in the Light Industry (I) zone, consistent with the Development Code Amendment;
• Development Review (DR) to assess the visual design elements of the proposed billboard; and • Development Agreement (DA) between the City and WVUSD governing operation and community benefits for the proposed digital billboard.

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
RECOMMENDATION:

Adopt the attached Resolution (Attachment A) recommending that the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.

Adopt the attached Resolution (Attachment B) recommending that the City Council approve Development Code Amendment No. PL2024-40 based on the findings of Diamond Bar City Code (DBCC) Section 22.70.

Adopt the attached Resolution (Attachment C) recommending that the City Council adopt Development Agreement No. 2026-01 between the City and District, based on the findings of DBCC Section 22.62 and included as Exhibit A thereto.

Adopt the attached Resolution (Attachment D) recommending that the City Council approve Conditional Use Permit and Development Review Planning Case No. PL2024-40, based on the findings of DBCC Sections 22.58 and 22.48, subject to conditions.

BACKGROUND:

Over the past several decades, many communities, including Diamond Bar, have taken steps to prohibit or phase out billboards due to long-standing concerns about visual clutter, traffic safety, and the preservation of community character. As billboards multiplied along major corridors, they were increasingly viewed as detracting from scenic quality and undermining local aesthetic goals. In response, cities adopted strict sign regulations and, in some instances, amortization programs to gradually remove existing billboards. This historical context is critical to understanding the City’s cautious approach in amending its current sign regulations. The intent has been to prevent the unchecked proliferation of new billboards while maintaining the City’s visual integrity. Accordingly, the proposed Development Code Amendment is narrowly tailored to allow only one freeway-oriented digital billboard under tightly controlled standards.

Although the proliferation of billboards in urbanized areas has been curtailed over the years, many San Gabriel Valley communities have approved the construction of digital billboards. Throughout the San Gabriel Valley region, digital billboards have become increasingly common along major transportation corridors. Cities such as West Covina, Industry, Pomona, and El Monte have approved freeway-oriented digital billboards in recent years, citing both economic benefits and opportunities for enhanced communication with the traveling public. As cities across the region adopt policies to accommodate freeway-oriented digital billboards, it is important to note that these signs remain subject to multiple layers of regulation beyond local control.

In addition to municipal codes, digital billboards are also subject to state and federal oversight. Caltrans regulates the placement of outdoor advertising displays visible from California highways and conducts regular reviews of freeways and highways identified on the National Highway System to ensure compliance with the Federal Highway Beautification Act and the State’s Outdoor Advertising Act. The Outdoor Advertising Act establishes minimum standards governing the placement and operational characteristics of billboards along applicable highways.

With this regional and regulatory context in mind, WVUSD requests that the City consider allowing a freewayoriented digital billboard adjacent to State Route (SR) 60. This proposal is significant as it would be the first digital billboard in Diamond Bar, and the first billboard built in the City since its incorporation. Development Code Section 22.36.080 currently prohibits billboards in all zoning districts. Thus, to allow for the construction of the proposed digital billboard, the Development Code would need to be amended.

The School District initially approached the City with the concept of installing a digital billboard on District property. In response, City staff engaged in a collaborative process with the District to evaluate the proposal and negotiate mutually acceptable terms. This effort included the development of a comprehensive Development Agreement, refinement of the billboard’s architectural design, and the establishment of operational and design standards intended to safeguard community interests. Throughout this process, the City worked to ensure that the applicants achieved a functional and economically viable project, while also

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
considering community concerns regarding billboard visibility, aesthetics, and potential impacts. The resulting agreement reflects a balanced approach that aligns the applicants’ objectives with the City’s goals for public benefit, design quality, and neighborhood compatibility.

This measured approach stands in contrast to other regional examples—such as the recent dispute over the Regency billboards in Pomona—which underscores the importance of clear, defensible regulatory boundaries and the need for well-crafted standards when considering any new billboard installation.

Site Characteristics
The project site is located in the southwest corner of an existing asphalt-covered parking lot, east of South Lemon Avenue and north of SR-60. The property currently serves as the headquarters for WVUSD and is used for the parking and maintenance of school buses and other district vehicles. WVUSD administrative offices are located to the north, while school bus maintenance facilities occupy the southern portion of the project site.

Site and Surrounding General Plan, Zoning and Land Uses The image on the following page highlights the subject property:

Site (Plan View) Aerial

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
Project Site Looking Southwest
The following table summarizes the land use status of the subject property and its surroundings:

General Plan Designation Zoning District Land Use
Site School I
WVUSD Administrative Office,
Vehicle Maintenance, and
Parking Lot
North School I Walnut Elementary School
South N/A N/A State Route 60
East Low-Medium Residential RLM Single-Family Residential West Light Industrial I Industrial Park
Project Description
Site Plan
The subject property has a lot area of 6.08 acres and contains no existing easements. It is a flat, rectangularshaped lot that is fully developed with a parking lot, a vehicle maintenance building, and the WVUSD administrative office building. The applicant, Evergreen Media LLC, proposes to sublease approximately 100 square feet in the southwest corner of the property for the construction and operation of a new V-shaped digital billboard.

The proposed digital billboard would be located in the southwest corner of the property, set back one foot from the southern property line along SR-60 and 17 feet from the western property line along South Lemon Avenue, measured from the closest edge of the billboard sign face to the property lines. Additionally, the billboard will be located 810 feet from the nearest existing static billboard at 20450 Yellow Brick Road, measured between the bases of each structure, and 510 feet from the nearest residentially used parcel

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
boundary, measured from the closest point of that boundary to the base of the proposed digital billboard.

Minimal grading will be required, limited to excavation for footings and foundation work, as the billboard will be constructed entirely on the existing parking lot.

Elevations
The overall height of the proposed billboard is 97 feet, measured from the finished grade to the highest point of the structure.

Proposed North and South Facing Elevations
Landscape Plan
As part of the construction of the proposed digital billboard, the applicants will remove two existing mature

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
pine trees located directly adjacent to the project site along South Lemon Avenue and replace them with two 24-inch-box crape myrtle trees in the same locations. The applicants will also enhance the existing streetscape by installing bark ground cover throughout the entire landscaped area along South Lemon Avenue. These improvements are intended to maintain the aesthetic quality of the frontage, provide visual continuity along the corridor, and ensure that the landscape remains consistent with the City’s landscape standards.

ANALYSIS:

Review Authority (Development Code Sections 22.70, 22.58, 22.48, and 22.62) Before the City Council adopts an ordinance to amend the Development Code in conjunction with a proposed project, the Planning Commission must first conduct a public hearing to consider the proposed amendments, and then transmit its recommendations by resolution to the Council. The proposed project requires Planning Commission review and recommendation of the Development Code Amendment (DCA), Mitigated Negative Declaration (MND), Mitigation Monitoring and Report Program (MMRP), Development Agreement (DA), Conditional Use Permit (CUP), and Development Review (DR).

The following analysis sets forth the foundation for the Findings of Fact contained in the attached Resolutions.

Together, the analysis and findings provide the basis for staff’s recommendation that the Planning Commission recommend approval of the project and all of its components, subject to the conditions set forth in the approval resolutions.

Development Code Amendment (DBCC Chapter 22.70)
As stated previously, WVUSD and Evergreen Media are requesting an amendment to the City’s Development Code to establish specific regulations governing the placement, design, and operation of digital billboards.

The proposed code amendment is intended to establish a narrowly defined framework for the consideration of freeway-oriented digital billboards within the City while maintaining strong safeguards to protect community aesthetics, traffic safety, and residential quality of life. These standards ensure that any digital billboard is located only in appropriate industrial areas adjacent to the freeway, does not create visual clutter or light pollution, maintains strict separation from residential neighborhoods and other billboards, and operates in full compliance with state and federal outdoor advertising laws. Through these measures, the ordinance ensures that the City retains tight control over billboard placement and appearance effectively allowing only one new billboard in the City rather than opening the door for widespread billboard development.

The proposed code amendment consists of the following regulations:
• Allowed only in the I (Light Industry) zone and only with approval of a Conditional Use Permit (CUP) and Development Agreement (DA).
• Must be located within 400 feet of a freeway right-of-way. • Minimum 800 feet from any existing static billboard, 2,000 feet from any existing digital billboard, and 400 feet from any residentially zoned or used property. • Maximum height of 75 feet, measured as a vertical distance from the highest point of the structure to the finished surface elevation at the edge of the nearest freeway travel lane (plus 10 feet for decorative elements).
• Maximum sign face area of 672 square feet (48' × 14'); one sign face per travel direction. • Maximum of two faces allowed, with a maximum 45° V-angle. • Only static images permitted (no motion, animation, flashing, or visual effects). Each image must remain for a minimum of eight seconds with instantaneous transitions. • Lighting must prevent glare, light spillover, or visibility impairment for motorists. Maximum 0.3 footcandles above ambient light at 250 feet. • New definitions for billboards, including sub definitions for digital and static types.

These standards reflect the City’s cautious and deliberate approach to regulating digital billboards—ensuring

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
compatibility with surrounding land uses, compliance with higher-level regulations, and preservation of Diamond Bar’s visual character while providing a limited and tightly controlled opportunity for freewayoriented signage.

Conditional Use Permit (DBCC Chapter 22.58)
A CUP is required for uses whose effect on the surrounding area cannot be determined before being analyzed for suitability at a particular location.

When reviewing a CUP, consideration is given to the location, design, configuration, operational characteristics and potential impacts to determine whether or not the proposed use will pose a detriment to the public health, safety and welfare. If it can be found that the proposed use is likely to be compatible with its surroundings, the Commission may recommend approval for the proposed use subject to conditions stipulating the manner in which the use must be conducted. If the Commission finds that the proposed use is likely to be detrimental to the general peace, health and general welfare, then it must deny the request.

When a CUP is approved, it runs with the land, and all associated conditions remain binding on any future property owners or operators. In other words, if the existing digital billboard were removed, a new digital billboard could be installed in the same location and operate under the same terms. The new billboard would be required to adhere to all previously imposed conditions and could not modify or expand its operations without undergoing a full review and receiving approval from the Planning Commission.

Staff has evaluated the proposed digital billboard and determined that the use is compatible with the surrounding industrial and commercial setting. The billboard is located adjacent to the SR-60 freeway, within a developed site that currently supports non-sensitive uses, and its placement and orientation are designed to minimize visibility from nearby residential areas. The structure will not obstruct views, impede access, or conflict with existing site operations. Operational characteristics, such as brightness levels, display transitions, and content restrictions, will be regulated through project conditions to ensure the billboard does not create visual distractions or light spillover.

The proposed digital billboard does not generate any additional parking demand. The structure is selfcontained and does not involve on-site employees or any land use intensification that would otherwise require additional parking spaces. The installation and maintenance of the billboard will occur periodically and will not interfere with the existing on-site circulation or parking configuration.

The project is also consistent with the intent of the DCA, which establishes specific regulations and permitting requirements for digital billboards, including the requirement for a CUP within the I zone. The DCA ensures that such installations are appropriately located, visually compatible with their surroundings, and regulated to minimize potential visual, operational, and aesthetic impacts.

Based on these factors, staff finds that the proposed digital billboard is compatible with its surroundings, will not be detrimental to the public health, safety, or welfare, and meets the required findings for approval of a CUP.

Development Review (DBCC Chapter 22.48)
The purpose of the DR process is to assess the visual design elements of new development within the City. The process ensures that new development and intensification of existing development is consistent with the General Plan’s Goals and Policies that promote good design.

Development Standards: The following table compares the proposed project with the proposed City’s development standards for billboards in the I zone:

Development Feature
Proposed Billboard
Development
Standards
Proposed Meets
Requirements

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
Max. Distance from
Freeway Right-of-Way 400’ 37’-8” Yes
Min. Separation from
Nearest Billboard
800’ from any existing
static billboard, 2,000’
from any existing digital
billboard
810’ from existing static
billboard, N/A for digital
billboard
Yes
Min. Separation from
Nearest Residentially
Zoned Parcel or
Boundary
400’ 510’ Yes
Max. Billboard Height
from Nearest Edge of
the Freeway Surface
75’ plus 10’ for
architectural or
decorative elements
68’-7” plus 7’ for
architectural/decorative
elements
Yes
Max. Sign Face
Dimensions and Area
48’ in length and 14’ in
height, 672 square feet
48’ in length and 14’ in
height, 672 square feet Yes
Max. Number of Sign
Faces Two Two Yes
Max. Degree Between
Sign Faces 45 degrees 30 degrees Yes
Architectural Features, Colors, and Materials: The City’s Design Guidelines have been established to improve the visual quality of the surrounding area through aesthetically pleasing site planning, structure design, and architecture. In addition, a primary objective is to promote compatibility with adjacent uses to minimize any potential negative impacts.

Notable elements of the project include the following:

As previously noted, the proposed digital billboard is designed as a V-shaped structure with two LED display areas, each measuring 14 feet by 48 feet (627 square feet). Each sign would display a combination of general market advertisements and public service messages. Each image would remain static for eight seconds before changing to the next, with no transitional effects between displays. The two sign faces of the proposed digital billboard would be oriented to primarily target visibility for motorists traveling eastbound and westbound along SR-60. The V-shaped configuration is designed to maximize exposure to freeway traffic in both directions while minimizing visibility from adjacent off-site areas, such as nearby residences. The billboard will be protected by a five-foot-high, 64 square-foot sign base and four three-foot-high bollards. Both elements will be painted dark gray to complement the color of the billboard pole cover.

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
Proposed Southwest and Southeast (Facing SR-60) Isometric Drawings In addition to the display areas, the design incorporates prominent City branding at the top of the structure.

The “DIAMOND BAR” wordmark is approximately three feet tall and in Century Gothic font style, is fabricated in illuminated pan channel letters and flush mounted against a fabricated mountain silhouette feature. The mountain silhouette is constructed of 0.125-inch-thick aluminum plate panels with varied contour depths of up to four inches from one segment to the next, providing a dynamic and dimensional backdrop. The design extends across the two display panels, creating continuity and visual interest while echoing Diamond Bar’s natural topography. The applicants have also incorporated official City colors into the design. The pole cover and pole trim utilize cool gray tones, ensuring a neutral, modern finish consistent with City streetscape elements. The mountain backdrop and logo elements are finished in green at varying hues, which directly align with the City’s established branding palette. These design elements are intended to reflect the City’s unique identity and reinforce recognition along the SR-60 corridor.

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
Proposed Sign Face (The final construction plans will also specify the use of the Century Gothic font to ensure that the billboard logotype fully adheres to the City’s established branding specifications)
Development Agreement (DBCC Section 22.62)
A Development Agreement (DA) is a legal contract between the City and the applicant that establishes the terms and conditions governing the development and ongoing operation of the proposed project. In this case, the DA would authorize the installation and operation of a new digital billboard and outline the associated responsibilities of both parties. Pursuant to Government Code Section 65867.5(a) and DBCC Section

22.62, Development Agreements are legislative actions requiring City Council approval via ordinance.

The agreement provides mutual assurances—granting the applicant vested rights to construct and operate the digital billboard in accordance with approved plans and regulations, while ensuring that the City receives specified public benefits, such as revenue sharing or community messaging time.

The DA serves as an implementation tool to ensure that the project is consistent with the City’s General Plan, Development Code, and overall economic and aesthetic objectives, while providing a clear and enforceable framework for the long-term maintenance and operation of the digital display.

The DA between the City of Diamond Bar and the Walnut Valley Unified School District (WVUSD) establishes the terms for the proposed digital billboard. The billboard will be developed and operated by Evergreen Media LLC under a separate lease agreement with the District.

The DA provides WVUSD with the vested right to construct, maintain, and operate the billboard in accordance with City entitlements and establishes financial and community benefit provisions for the City. The term of the agreement is 20 years, with an option for a 10-year renewal upon notice and mutual consent.

Benefits to the School District and Community:
• Evergreen Media will pay WVUSD a minimum of $300,000 annually, plus a percentage of the billboard’s Net Gross Revenue (starting at 52%, increasing over time). Rent amounts will increase by 15% every five years thereafter.
• WVUSD retains exclusive control over billboard content except for City emergency and public service messages. Political, adult, or offensive content is prohibited under the lease. • The lease provides WVUSD with revenue to support education programs and facility maintenance. • The DA grants WVUSD a vested right to operate the billboard for the term of the agreement, ensuring

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
stability against future regulatory changes.
• Evergreen Media is responsible for maintaining the billboard in a clean, safe, and graffiti-free condition.

Damaged or vandalized panels must be repaired within 72 hours of notice Benefits to the City:
• The City receives 25% of all revenue (including annual rent and revenue share) WVUSD receives from Evergreen Media under the lease agreement. Payments are due within 30 days after WVUSD receives its rent.

Year Guaranteed Annual Rent to WVUSD City’s Annual 25% Share (Community Benefit Fee)*
1-5 $300,000/year $75,000/year
6-10 $345,000/year $86,250/year
11-15 $396,750/year $99,187.50/year
16-20 $456.262.50/year $114,065.63/year
*These amounts represent the minimum guaranteed payments to the City; total annual revenue may be higher depending on billboard advertising performance.
• The City receives 50% of 12% of total daily display time (6% total time) for public service announcements, provided at no cost. In simple terms, if the billboard runs for 24 hours a day, the City would get about 1 hour and 26 minutes per day (6% of 24 hours) to display City-related messages or public service announcements at no cost.
• The billboard will display Amber Alerts, emergency notifications, and public safety messages at no charge to the City.
• The City retains the right to audit revenue records to ensure accurate calculation of payments and compliance.
• The City may conduct annual performance reviews to verify good faith compliance with DA terms.

Compatibility with Neighborhood
The proposed digital billboard at 880 S. Lemon Avenue has been carefully designed and located to ensure compatibility with its surrounding environment and to minimize potential visual and land use conflicts with nearby properties. As shown in the simulations, the billboard is situated adjacent to the SR-60 freeway corridor, an area characterized by heavy vehicular traffic, large-scale commercial and light industrial development, and limited residential visibility.

From the freeways (see the images below), the sign integrates appropriately into the visual context of the transportation corridor. Its modern, single-pole design and clean architectural lines reduce bulk and visual clutter, providing a more streamlined appearance than traditional multi-pole or lattice-style structures. The digital display’s placement and orientation are optimized for visibility to freeway motorists while maintaining appropriate separation from adjacent on-site structures and public rights-of-way.

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
Billboard Simulations from SR-60
From South Lemon Avenue and Glenwick Avenue (see the images on the following page), the billboard appears as a distant and unobtrusive vertical element within an area dominated by commercial, industrial, and transportation infrastructure. The sign does not interfere with pedestrian circulation or create visual obstructions for local traffic. Landscaping and existing perimeter walls further help screen the sign base from view at the street level, reinforcing compatibility with the established urban character of the area.

Billboard Simulations from Adjacent Streets
From nearby residential streets such as Flintgate Drive and South Lemon Avenue (see the images below), the billboard is largely screened by existing commercial buildings, walls, and mature landscaping. While portions of the upper display may be faintly visible from select vantage points, these views are distant and intermittent, minimizing any potential visual impacts on residential properties. The digital display will employ automatic dimming technology that adjusts brightness in response to ambient lighting conditions, ensuring that nighttime illumination remains within City standards and does not create light spillover or glare affecting nearby neighborhoods.

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
Billboard Simulations from Nearby Residences
Overall, the proposed digital billboard is compatible with the existing visual environment of the SR-60 corridor and surrounding land uses. Its placement adjacent to a major freeway interchange, modern architectural treatment, and integrated lighting controls ensure that it functions as a high-quality advertising structure consistent with the City’s intent to enhance freeway-oriented commercial visibility while preserving the character and quality of surrounding neighborhoods.

The project also incorporates the principles of the City’s Design Guidelines as follows:
• The proposed digital billboard will conform to all proposed development standards, including structure height, separation requirements, and sign area;
• A gradual transition between the project and adjacent uses is achieved through appropriate setbacks, structure height, and colors;
• The proposed digital billboard is appropriate in mass and scale to the site; • Elevations are treated with detailed architectural elements; • The exterior finish materials and colors blend with the natural environment; • The proposed digital billboard will not obstruct views or be detrimental for nearby properties.

Additional Review
The Public Works Department and Building and Safety Division reviewed this project, and their comments are included in the attached resolution as conditions of approval.

NOTICE OF PUBLIC HEARING:

On November 14, 2025, public hearing notices were mailed to property owners within a 1,000-foot radius of the project site. The notice was submitted to the San Gabriel Valley Tribune newspaper for publication on November 14, 2025. A notice display board was posted at the site, and a copy of the notice was posted at the City's designated community posting sites.

PUBLIC COMMENTS RECEIVED:

No comments have been received as of the publication date of this report, except those received during the public review period of the IS/MND.

ENVIRONMENTAL ASSESSMENT:

This Project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City prepared an Initial Study and filed a Notice of Intent to Adopt a Mitigated Negative Declaration (MND) for the Project with the Office of Land Use and Climate Innovation and the Los Angeles County Clerk on September 19, 2025 (see Exhibit A of Attachment A). The notice was published in the San Gabriel Valley Tribune on September 22, 2025. A notice display board was posted at the site on September 22, 2025, and a copy of the notice was posted at the City’s designated community posting sites. The notice was also mailed to property owners within a 700-foot radius of the subject property on September 22, 2025.

Pursuant to CEQA Section 15105, a 30-day public review period for the MND began on September 22, 2025 and ended October 21, 2025.

The Initial Study is a preliminary analysis to determine whether or not a Negative Declaration, Mitigation Negative Declaration, or Environmental Impact Report (EIR) is needed for a project. If the Initial Study concludes that the proposed Project will not significantly affect the environment, a Negative Declaration may be prepared. If there are potential impacts from the proposed Project that can be mitigated to a level of less than significant, a Mitigated Negative Declaration may be prepared. The Initial Study concluded that the

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Agenda Item #: 6.1
Meeting Date: November 25, 2025
Project will not significantly affect the environment through the incorporation of six mitigation measures.

It is used to guide and assist the City staff, Planning Commission, City Council, and the public in the consideration and evaluation of potential environmental impacts that may result from the Project and must be considered by the Commission prior to recommending approval of the Project.

The MND for the Project documents reasons to support the findings that the Project would not have any potentially significant impacts on the environment with the proposed mitigation measures which are contained with the Mitigation Monitoring and Report Program (MMRP) prepared as part of the MND. The purpose of the MMRP is to ensure compliance with the mitigation measures, address site-specific conditions for the Project, and also identifies timing and responsibility for monitoring each measure and is attached to the Resolution recommending adoption of the MND (Exhibit B of Attachment A). The Project is conditioned to include these mitigation measures as part of the Project approval.

During the public review period, the City received three comments on the draft IS/MND from the following agencies/person:

1. California Department of Toxic Substances Control (DTSC): Recommends that if the project uses California Department of Education (CDE) funds, it complies with CDE and DTSC site review requirements, and regardless of funding, investigate potential contamination, test for hazardous materials during demolition, and ensure all imported soil is clean and contaminant-free per state regulations.

2. California Department of Transportation (Caltrans): Commented that the proposed billboard may be located along a designated Landscape Freeway where new outdoor advertising is prohibited, and that any work or materials transported within the State Highway right-of-way would require the appropriate Caltrans permits.

3. William Moore: Expressed concern that the billboard’s ownership by an out-of-area company (Evergreen Media from West Hollywood) could allow nonlocal entities to control advertising content, questioning whether Diamond Bar or Walnut residents would have any say in what is displayed.

Cultural Resources
Assembly Bill 52 – Tribal Consultation: AB52 requires notification/request for tribal consultation for projects. AB52 applies to projects subject to CEQA. The City sent notices to three Tribes that have sent written consultation requests, informing them of the opportunity to request consultation on June 13, 2025. Those three Tribes are the Gabrieleño Band of Mission Indians (Kizh Nation), Gabrieleño Tongva San Gabriel Band of Mission Indians, and the Soboba Band of Luiseño Indians. On June 24, 2025, the City received a letter from the Gabrieleño Band of Mission Indians (Kizh Nation), indicating that the Project lies in an area where the ancestral territories of the Kizh (Kitc) Gabrieleño villages adjoined and overlapped. In accordance with the request by the tribe, mitigation measures were added requiring the applicant to retain a culturally-affiliated Native American monitor to observe earthmoving activities for the purpose of identifying the potential presence of any significant historic or prehistoric cultural resources.

PREPARED BY:

Rudy Lopez, Assistant Planner, Planning
ATTACHMENTS:

1. Draft Resolution No. 2025-XX (Recommending Approval of MND)

2. Draft Resolution No. 2025-XX (Recommending Approval of DCA)

3. Draft Resolution No. 2025-XX (Recommending Approval of DA)

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Agenda Item #: 6.1
Meeting Date: November 25, 2025

4. Draft Resolution No. 2025-XX (Recommending Approval of CUP and DR) and Standard Conditions of Approval

5. Architectual Plans, Elevations, and Isometric Drawings

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MINUTES OF THE CITY OF DIAMOND BAR

REGULAR MEETING OF THE PLANNING COMMISSION
November 25, 2025

1. CALL TO ORDER:

C/Barlas called the meeting to order at 6:30 p.m. in the Windmill Community Room, 21810 Copley Drive, Diamond Bar, CA 91765.

PLEDGE OF ALLEGIANCE: VC/Worthington
ROLL CALL: Mehta, Torres, V/C Worthington, C/Barlas
ABSENT: Rawlings
STAFF PRESENT: Greg Gubman, Community Development Director, Grace Lee, Planning Manager, Mayuko Nakajima, Senior
Planner; Arlene Laviera, Administrative Coordinator; and James H. Eggart, Assistant City Attorney
Commissioner Rawlings arrived at 6:33 p.m.

2. PUBLIC COMMENTS: Mr. Huang, resident who resides on Trigger Lane, expressed concerns with an on-going permit. C/Barlas suggested Mr. Huang contact City Hall during normal business hours.

3. CONSENT CALENDAR:

3.1 MINUTES OF THE PLANNING COMMISSION REGULAR MEETING – October 14, 2025.

Rawlings moved, and VC/Worthington seconded to approve consent calendar. Motion carried 4-0-0-1 by the following Roll Call vote:

AYES: 4 COMMISSIONERS: Mehta, Rawlings, Torres, V/C Worthington NOES: 0 COMMISSIONERS: None
ABSTAIN: 1 COMMISSIONERS: Barlas
ABSENT: 0 COMMISSIONERS: None

4. OLD BUSINESS:

5. NEW BUSINESS:

6. PUBLIC HEARING:

6.1 Walnut Valley Unified School District Electronic Billboard Project No. PL2024-40:

Under the authority of DBCC Sections 22.70, 22.58, 22.48, and 22.62, the property owner, Walnut Valley Unified School District, and applicant, Evergreen Media LLC, are requesting

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November 25, 2025 PAGE 2 PLANNING COMMISSION
the following entitlement approvals for the installation and operation of a 97-foot-high, dualfaced digital LED billboard on a six-acre developed lot:
• Development Code Amendment (DCA) to Title 22 (Development Code) of DBCC to allow billboards and to establish standards for billboards, in the Light Industry (I) zone, subject to the approval of a Conditional Use Permit, Development Review, and a Development Agreement. The Development Code sections to be amended include

22.10.030, 22.36.080, 22.36.120, and 22.80.020;
• Conditional Use Permit (CUP) to authorize a billboard in the Light Industry (I) zone, consistent with the Development Code Amendment;
• Development Review (DR) to assess the visual design elements of the proposed billboard; and
• Development Agreement (DA) between the City and WVUSD governing operation and community benefits for the proposed digital billboard.

The subject property is zoned Light Industry with an underlying General Plan land use designation of School (S).

PROJECT ADDRESS: 680 South Lemon Avenue, Diamond Bar, CA 91789 (APN: 8760- 015-901)
APPLICANT: Evergreen Media LLC, 9021 Sunset Boulevard, West Hollywood, CA, 90069
PROPERTY OWNER: Walnut Valley Unified School District, 880 South Lemon Avenue, Diamond Bar, CA 91789
Environmental Assessment:

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November 25, 2025 PAGE 3 PLANNING COMMISSION
significantly affect the environment, a Negative Declaration may be prepared. If there are potential impacts from the proposed Project that can be mitigated to a level of less than significant, a Mitigated Negative Declaration may be prepared. The Initial Study concluded that the Project will not significantly affect the environment through the incorporation of six mitigation measures.

An MND is a written document that describes the reasons that the Project will not have a significant effect on the environment by properly conditioning the Project (“mitigation measures”) to make the Project acceptable. It is used to guide and assist the City staff, Planning Commission, City Council, and the public in the consideration and evaluation of potential environmental impacts that may result from the Project and must be considered by the Commission prior to recommending approval of the Project.

During the public review period, the City received three comments on the draft IS/MND from the following agencies/person:

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November 25, 2025 PAGE 4 PLANNING COMMISSION
Gabrieleño Band of Mission Indians (Kizh Nation), Gabrieleño Tongva San Gabriel Band of Mission Indians, and the Soboba Band of Luiseño Indians. On June 24, 2025, the City received a letter from the Gabrieleño Band of Mission Indians (Kizh Nation), indicating that the Project lies in an area where the ancestral territories of the Kizh (Kitc) Gabrieleño villages adjoined and overlapped. In accordance with the request by the tribe, mitigation measures were added requiring the applicant to retain a culturally-affiliated Native American monitor to observe earthmoving activities for the purpose of identifying the potential presence of any significant historic or prehistoric cultural resources.

Recommended Action:

Adopt the attached Resolution (Attachment A) recommending that the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.

Adopt the attached Resolution (Attachment B) recommending that the City Council approve Development Code Amendment No. PL2024-40 based on the findings of Diamond Bar City Code (DBCC) Section 22.70.

AP/Lopez presented the staff report.

C/Barlas opened the public hearing.

The following provided public comments:

Leila Abou-Taleb, Walnut Valley Unified School District Board President Andy Goodman, Evergreen Outdoor
Angie, resident
Cindy Tam, resident
Torres moved, and VC Worthington seconded to adopt Resolution Nos. 2025-18, 2025-19, 2025-20 and 2025-21 approving all exhibits for PL 2024-40 Walnut Valley Unified School District (WVUSD) Electronic Billboard Project No. PL2024-40 subject to the conditions of approval. Motion carried 5-0 by the following Roll Call vote:

AYES: 5 COMMISSIONERS:Torres, Worthington, Rawlings, Mehta, Barlas NOES: 0 COMMISSIONERS:None
ABSTAIN: 0 COMMISSIONERS:None

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November 25, 2025 PAGE 5 PLANNING COMMISSION
ABSENT: 0 COMMISSIONERS:None

7. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:

C/Barlas announced her retirement from the Planning Commission.

Commissioners commended staff for well written report and presentation.

8. STAFF COMMENTS/INFORMATIONAL ITEMS:

CDD/Gubman informed the Planning Commission that both meetings in December are canceled.

9. SCHEDULE OF FUTURE EVENTS:

As noted in the agenda.

10. ADJOURNMENT: With no further business before the Planning Commission, C/Barlas adjourned the Regular Planning Commission meeting at 7:21 p.m.

The foregoing minutes are hereby approved this __ day of ______, 2026.

Attest:

Respectfully Submitted,
_______________________________________
Greg Gubman, Community Development Director
_____________________________
Naila Barlas, Chairperson

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LOCATION MAP
N.T.S.

PROJECT DATA

PROJECT SITE
·
·
·
·
·
·

SITE PLAN
SCALE: 1"=50'
10' 0

GRAPHIC SCALE
50' 30' 50'
·
·

ENLARGED BILLBOARD LOCATION & CALLOUT
SCALE: 1"=30'

VICINITY MAP
SCALE: N.T.S.
·

HVAC HVAC

SIDEWALK MODULAR

EXISTING BUILDING
(1 STORY)

EXISTING BUILDING
(1 STORY)
EXISTING BUILDING (1
STORY)

BUS PARKING
MAINT. STOR.

LANDSCAPE

FREEWAY

LANDSCAPE

SIDEWALK
FWY. SHOULDER

PARKING

PARKING
POMONA FRWY 60

PARKING

BENEATH

PARKING

BENEATH PARKING BENEATH PARKING BENEATH

X'FORMERS
FWY. SHOULDER
ACCESS

DRIVEWAY
MAINT.

LANDSCAPE

SIDEWALK

PARKING
POMONA FRWY 60

PROJECT SITE
8680

S T R U C T U R E S F O U N D A T I O N S
3380 FLAIR DRIVE, SUITE 225, EL MONTE, CA. 91731 (626) 234-2247 A1

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DIAMOND BAR DIAMOND BAR DIAMOND BAR DIAMOND BAR DIAMOND BAR DIAMOND BAR

PLAN VIEW
SCALE: 1/8"=1'-0"
N.T.S. 3

SCREEN CONNECTION DETAIL
N.T.S. 4

UPRIGHT FRAME CONNECTION TO PIPE BEAMS
WEST ELEVATION OF L.E.D. VEE BOARDS
SCALE: 1/8"=1'-0"
14'x48' VEE
L.E.D. BOARD
672 S.F.

SOUTH ELEVATION OF L.E.D. VEE BOARDS
SCALE: 1/8"=1'-0"
14'x48' VEE
L.E.D. BOARD
672 S.F.
14'x48' VEE
L.E.D. BOARD
672 S.F.
14'x48' VEE
L.E.D. BOARD
672 S.F.

NORTH ELEVATION OF L.E.D. VEE BOARDS
SCALE: 1/8"=1'-0"
N.T.S. 1

MATERIAL BOARD
A
B
C
D
E
EAST ELEVATION OF L.E.D. VEE BOARDS
SCALE: 1/8"=1'-0"
F
1 2
6'-6" HILL
7'-0" HILL
4'-0" HILL

WHITE ACRYLIC

RAISED LETTERS

PMS COOL GRAY
11C @ 100%

PMS COOL GRAY
11C @ 40%
8680

S T R U C T U R E S F O U N D A T I O N S
3380 FLAIR DRIVE, SUITE 225, EL MONTE, CA. 91731 (626) 234-2247 A2

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DIAMOND BAR
B
BOLLARD POST DET.

SCALE: N.T.S.

B1 BOLLARD POST
SCALE: N.T.S.

A
SIGN BASE & CLADDING DET.

SCALE: N.T.S.

SECTION 2 ( LOOKING EAST)
SCALE: 1/8"=1'-0"
SECTION 1 (LOOKING SOUTH)
SCALE: 1/8"=1'-0"
F
1 2
6'-6" HILL
7'-0" HILL
4'-0" HILL

WHITE ACRYLIC

RAISED LETTERS

DIAMOND BAR

WEST ELEVATION (SEE TOP CITY ID NOTES HEREIN)

EAST ELEVATION (SEE TOP CITY ID NOTES HEREIN)
8680

S T R U C T U R E S F O U N D A T I O N S
3380 FLAIR DRIVE, SUITE 225, EL MONTE, CA. 91731 (626) 234-2247 A3

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Pole cover to be approximately 8' wide at the base, internal 2'x2'x1/4" aluminum angle frame with .125" thick aluminum outer surface. Base to be approximately 60" tall x 96" wide x 96" depth with dark gray finish, 4 bollards to surround base and match color. Upper primary pole cover to 72" wide x 72" deep. Pole cover to be PMS Cool Gray 11C @ 100%, accent color of pole cover to be PMS Cool Gray 11C @ 40%. Pole cover to extend to torque tube inside of superstructure. City logo at top of sign to simulate rolling mountains. "DIAMOND BAR" copy to be 31" tall illuminated pan channel letters, font style is Century Gothic, and face to be white acrylic with internal white LED illumination. 5" deep return and 1" wide perimeter trim cap edge to be white. Letters mount flush to front mountain segment and is progressively extended out away from other 2 mountain segments to keep copy consistently straight.

Mountain accent to be fabricated from .125" thick aluminum plate with visual front overlap depths of 4" from one segment to the next. The back surface to be a continuous flat surface for mounting to the approximate four upright I-Beams for support. 12" deep overall maximum depth. Textured finish to be: Race and Side returns - PMS 378C, 377C, 377C at 70%. Continuous back to be PMC 378C.

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Agenda Item #: 9.1
Meeting Date: December 16, 2025

CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Annual Appointment of Council Members to Serve on Local and Regional Boards, Commissions and Committees.

STRATEGIC GOAL: Open, Engaged and Responsive Government RECOMMENDATION:

Ratify the Mayor's appointments, and adopt Resolution No. 2025-38 confirming appointments to the San Gabriel Valley Council of Governments.

FINANCIAL IMPACT:

None.

BACKGROUND:

Following the annual reorganization of the City Council, it is customary for the newly selected Mayor to appoint Council Members to serve on various local and regional organizations of which the City is a member.

In addition, the Mayor also makes appointments to the various standing committees and ad-hoc committees created by the City Council. The Mayor’s appointments are included in Attachment 1.

ANALYSIS:

Pursuant to the bylaws of the San Gabriel Valley Council of Governments (SGVCOG), a resolution must be adopted to formalize the Mayor’s appointments to the SGVCOG. The proposed Resolution (Attachment 2) confirming the appointments will be sent to the SGVCOG upon adoption.

PREPARED BY:

Kristina Santana, City Clerk, City Clerk's Office
ATTACHMENTS:

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Agenda Item #: 9.1
Meeting Date: December 16, 2025

1. City Council Appointments List - 2026

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2026 City Council Appointments 1 Effective: 12/16/2025
2026 CITY COUNCIL APPOINTMENTS
Effective 12/16/2025

INTERGOVERNMENTAL AGENCIES AND ORGANIZATIONS

AGENCY/ORGANIZATION DELEGATE/ALTERNATE
California Contract Cities Association

(Board of Directors membership – CCCA bylaws specify that voting delegate and alternate needs to be any City elected official) 17315 Studebaker Road, Suite 210, Cerritos, CA 90701
Executive Director Marcel Rodarte 562-622-5533 FAX 562- 222-8183
Meets 3rd Wednesday of each month at 6:30 p.m. (social hour), 7:30 p.m., dinner, various locations. Reservations required.

Ruth Low - Delegate
Chia Teng - Alternate
Foothill Transit Board

(Foothill Transit is governed by a Joint Powers Authority of 22 member cities and the County of Los Angeles. The larger Governing Board is divided into five regional clusters that elect representatives one a year at the agency’s annual meeting to serve on a five-member Executive Board – City of Diamond Bar –Cluster 4)

Doran Barnes, Exec. Dir., 100 S. Vincent Ave., Suite 200, West Covina, CA 91790, 626-931-7300, FAX 626-915-1143
Meets last Friday of each month at 8:00 a.m. at above address.

Steve Tye - Delegate
Ruth Low - Alternate
Greater Los Angeles County Vector Control District

(Appointment of Trustee – does not have to be an elected official.

Appointment is for 2-year term; 2026 & 2027)
12545 Florence Ave., Santa Fe Springs, CA 90670, 562-944- 9656, FAX 562-944-7976
Meets 2nd Thursday of the month at 7:00 pm at the address above.

Stan Liu- Trustee

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2026 City Council Appointments 2 Effective: 12/16/2025
Joint Powers Insurance Authority
(Board of Directors membership – Delegate must be any elected official appointed by the Mayor. Alternate may be elected official or staff member)
Alex Smith, Executive Director, 8081 Moody St., La Palma, CA 90623, 800-229-2343, FAX 562-860-4992
General Board Committee meets annually each July - location to be announced.

Steve Tye - Delegate
Ruth Low - Alternate
L.A. County Sanitation District No. 21
(Board of Directors Membership – Mayor is automatically delegate per Health & Safety Code Sec. 4730.1. Alternate is required to be an elected official whose appointment is confirmed by City Council action)
Grace Hyde, Chief Engineer & General Manager, 1955
Workman Mill Rd., Whittier CA 90607-4998 Mailing: P.O. Box 4998, Whittier CA 90607-4998, 562-699-7411 x1500, FAX 562- 695-8660
Meets 4th Wednesday of each month at 1:30 p.m. at District Office.

Steve Tye - Delegate
Ruth Low - Alternate
L.A. County City Selection Committee

(Board of Directors membership - Mayor and Mayor Pro Tem are automatically designated as Delegate and Alternate, respectively) Patrick Ogawa, Acting Executive Officer, Board of Supervisors, Kenneth Hahn Hall of Administration, 500 W. Temple St., Room 383, Los Angeles, CA 90012, 213-974-1401, FAX 213-620-
0636
Meets: After the League of California Cities - L.A. County Division Meeting - (Approx. 8:30 p.m.)
Steve Tye - Delegate
Ruth Low - Alternate
League of California Cities - L.A. County Division
(Board of Directors membership – Delegate and alternate must be elected officials. Mayor does not have to be appointed) Jennifer Quan, P.O. Box 1444, Monrovia, CA 91017, 626-786- 5142, FAX 626-460-8034
Meets 1st Thursday each month at 6:30 p.m. at various
locations.

Andrew Chou - Delegate
Chia Teng - Alternate

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2026 City Council Appointments 3 Effective: 12/16/2025
San Gabriel Valley Council of Governments

(Board of Directors membership – Delegate and alternate must be elected officials. Adoption of a resolution confirming the appointment is required.

Marisa Creter, Executive Director, 1333 S. Mayflower Avenue, Suite 360, Monrovia, CA 91016, 626-457-1800, FAX 626-457- 1285 [email protected].

Meets 3rd Thursday of each month at 4:00 p.m. at SGVCOG Offices, 1333 S. Mayflower Avenue, Suite 360, Monrovia, CA 91016.

Andrew Chou - Delegate
Stan Liu - Alternate
Southern California Association of Governments (SCAG)

(Board of Directors membership – Delegate and alternate must be elected officials but there is no requirement that delegate be the Mayor) (Appointment to SCAG District 37 is not contingent on appointment as delegate or alternate by the City)
900 Wilshire Boulevard, Suite 1700, Los Angeles, CA 90017, 213-236-1800, FAX 213-236-1816
General Assembly meets annually each March - location to be announced.

Stan Liu - Delegate
Chia Teng - Alternate
Tres Hermanos Conservation Authority

(2 Board of Directors Memberships & 1 Alternate – Council may appoint anyone)

c/o City of Industry, Joshua Nelson, Executive Director Meets 2nd Wednesday quarterly in March, June, September and December at 6:00 pm at City of Industry, 15625 Mayor Dave Way, City of Industry, CA 91744
Andrew Chou - Delegate
Stan Liu - Delegate
Chia Teng - Alternate
Wildlife Corridor Conservation Authority (WCCA)

(Board of Directors Membership – Council may appoint anyone) Joseph Edmiston, Executive Director, Contact Judi Tamasi 5810 Ramirez Canyon Rd., Malibu, CA 90265, 310-589-3230 x121
Chia Teng - Delegate
Stan Liu - Alternate

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2026 City Council Appointments 4 Effective: 12/16/2025

CITY COUNCIL STANDING COMMITTEES

COMMITTEE MEMBERS
City Audit Committee (Mayor & Mayor Pro Tem) Steve Tye
Ruth Low
City Council Goals/City Manager Evaluation (Mayor & Mayor Pro Tem)
Steve Tye
Ruth Low
Economic Development Andrew Chou
Ruth Low
Fee Study Sub-Committee Andrew Chou
Chia Teng
LLAD Council Sub-Committee N/A
Legislative Subcommittee Andrew Chou
Ruth Low
Neighborhood Improvement Stan Liu
Chia Teng
Public Safety Committee (Mayor & Mayor Pro Tem) Steve Tye Ruth Low
Council Policy Review Subcommittee Andrew Chou
Chia Teng

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2026 City Council Appointments 5 Effective: 12/16/2025

CITY COUNCIL LIAISON

COMMITTEE DELEGATE/ALTERNATE
Regional Chamber of Commerce – San Gabriel Valley Stan Liu - Delegate Andrew Chou - Alternate
Diamond Bar Community Foundation Stan Liu - Delegate
Chia Teng - Alternate
Library Stan Liu - Delegate
Ruth Low - Alternate
Pomona Unified School District/City Ruth Low - Delegate Chia Teng - Alternate
Senior Citizen Ruth Low - Delegate
Andrew Chou - Alternate
Walnut Valley Unified School District/City Stan Liu - Delegate Andrew Chou - Alternate

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Agenda Item #: 9.2
Meeting Date: December 16, 2025

CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Appointments to the Parks and Recreation Commission and Planning Commission to Fill Unexpired Terms.

STRATEGIC GOAL: Open, Engaged and Responsive Government RECOMMENDATION:

Ratify Mayor Tye’s appointment of Lee Mao to the Planning Commission and Devang Mehta to the Parks & Recreation Commission.

FINANCIAL IMPACT:

None.

BACKGROUND:

The City of Diamond Bar has three standing Commissions: the Parks and Recreation Commission, the Planning Commission, and the Traffic and Transportation Commission. The Commissions serve in an advisory capacity to the City Council. The City Code provides for each Council Member to appoint one individual per Commission to serve a two-year term, subject to confirmation by a majority vote of the Council. Commissioner appointments were last made in February 2025 with terms running through February 2027.

ANALYSIS:

Mayor Tye appointed Naila Barlas to the Planning Commission in February 2025. After serving on the Planning Commission for almost 10 years, Commissioner Barlas has submitted her resignation effective November 26, 2025. In the event of a vacancy, the City Code provides for the appointing Council Member to make another appointment to fill the unexpired term.

Following the solicitation of applications from November 18 through December 8, 2025, Mayor Tye has selected Parks & Recreation Commissioner Lee Mao (also an appointee of Mayor Tye) to serve the remaining unexpired term on the Planning Commission through February 2027. This has created a vacancy on the Parks & Recreation Commission. Mayor Tye has selected Devang Mehta to serve the remaining unexpired term on the Parks & Recreation Commission through February 2027.

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Agenda Item #: 9.2
Meeting Date: December 16, 2025
PREPARED BY:

Kristina Santana, City Clerk, City Clerk's Office
ATTACHMENTS:

None

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Diamond Bar City CouncilDecember 16, 2025

Diamond Bar City Council
December 16, 2025