Diamond Bar City Council
September 1, 2026

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to face away from the freeway for the life of the project, including any modifications to or replacements of the air intakes for the HVAC systems.

3. The HOA shall provide air filtration media for outside and return air that provides a minimum efficiency reporting value of 16.

4. The HOA shall replace all air filtration media at the manufacturer’s designated interval.

5. No balconies facing the freeway may be constructed on the building.
viii. The CC&Rs shall identify the City as an express third-party beneficiary for purposes of enforcing the CC&Rs and these Conditions of Approval and shall give the City the right, but not the obligation, to enforce the provisions of the CC&Rs and the Conditions of Approval by any legal or equitable means, or by any method available to the HOA, against the Declarant, HOA, property owners, their successors and assigns, or other persons in possession of the Project. In the enforcement of the CC&Rs, the City shall not be limited to the procedures or processes applicable to the HOA and may use any remedy provided under law or equity, including the City’s Municipal Code. Any Alternative Dispute Resolution procedures set forth in the CC&Rs shall not apply to or bind the City.
ix. The CC&Rs may not be terminated or substantially amended without prior written approval of the City.

5. Prior to the final map recordation or issuance of building permit, whichever comes first, the applicant shall provide the City with a “Buyer’s Awareness Package” for the City’s review and approval. The Buyer’s Awareness Package shall include, but is not limited to, information pertaining to the affordable housing regulatory agreement, and similar related matters. The applicant shall give each buyer a copy of the Buyer’s Awareness Package and shall document their receipt of the same in the escrow instructions of each lot and document their receipt to the City.

6. Prior to the final map recordation or issuance of building permit, whichever comes first, applicant shall provide to City recorded copies of amendments to (i) that certain Declaration Establishing Conditions, Covenants and Restrictions, and (ii) that certain Declaration of Restrictions Concerning Reciprocal Access and Parking and Drainage Agreement, each recorded in the Official Records of Los Angeles County on July 21, 2006, as instrument numbers 061612168 and 061612169, respectively, which amend the rights or duties of the parties thereto, as needed, to ensure that the required number of on-site parking spaces for the approved Project remains available for residents and guests of the development at all times and that any alteration of existing drainage patterns affecting the subject property, including any alteration, obstruction, or restriction of existing

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cross-lot drainage, shall comply with DBCC Section 22.22.090, CBC Section 1804.4, and CBC Appendix J112, as adopted by DBCC Section

15.00.320, and shall be reflected in the grading and drainage plans approved by the City.

7. This project will require the preparation of a Low Impact Development (LID) Plan. These mitigation measures shall be included with the submitted grading plans and implemented during construction. Upon approval of these plans, the developer/owner must submit an electronic copy of the approved files, including site drawings, prior to the issuance of a grading permit. The applicant / property owner must record with Los Angeles County Recorder’s Office a Master Covenant and Agreement as part of the LID Plan and as required by the MS4 Permit.

8. The CC&Rs shall outline LID BMP ownership and maintenance responsibilities in accordance with the Approved LID Operation and Maintenance Plan.

9. All plan check fees adopted by the City Council Resolution in effect as of March 12, 2026 shall be paid prior to engineering plan review.

10. The developer/owner is responsible for ascertaining and paying all City development fees.

11. Applicant shall provide digitized information in a format defined by the City for all related plans, at no cost to the City.

12. Approval shall be obtained for all off-site improvements from the affected property owners and the City and evidence of such approvals from other property owners shall be provided to the City Engineer prior to commencement or issuance of permits for such off-site improvements.

13. Prior to approval of the final map, the applicant shall submit documentary evidence to City for each right-of-way or easement in, on, or through the subject property held by a public entity or public utility, whether shown on the Tentative Map, or acquired by the public entity or public utility subsequent to approval of the Tentative Map, which demonstrates either:
(i) that the right-of-way or easement has been vacated, quitclaimed, released, or removed, or
(ii) that the public entity or public utility has determined that development of the property in the manner set forth on the Tentative Map will not unreasonably interfere with the free and complete exercise of the public entity or public utility right-of-way or easement and does not object to recording of the final map. Nothing in this approval shall be construed as authorizing interference with any existing easement rights or as a determination by the City that any existing public entity or public utility right-of-way or easement rights are unnecessary for public use.

14. All storm drain facilities within or serving the development must accommodate a 50-year storm. If existing storm drain facilities are deficient, they must be upgraded as necessary. All storm drain facilities

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must be designed and constructed to Los Angeles County Department of Public Works standards and specifications and to the satisfaction of the City Engineer.

15. Residential vehicular access to the project site from Prospectors Road shall be prohibited (see Instrument No. 2866, recorded January 16, 1975, releasing and relinquishing vehicular access rights). Any future public access to Prospector(s) Road from, to, or through the Project site shall be subject to future approval of the appropriate City review authority. A designated access route shall be provided for emergency vehicles.

16. All required or proposed public improvements and/or improvements within or directly impacting the public right-of-way within or along Prospectors Road, if any, shall conform to applicable uniform standards and specifications utilized by the City, and applicable street improvement, striping, and/or other plans prepared by a duly qualified and licensed Engineer shall be submitted to and approved by the City Engineer prior to issuance of a grading permit.

17. The Applicant, at its sole cost and expense, shall construct the sewer connection in compliance with all applicable City and Los Angeles County Public Works standards. Sewer plan should be submitted to the City and Los Angeles County Public Works for review and approval.

D. DEVELOPMENT REVIEW

1. This approval is for the site plan, elevations, exterior materials, and conceptual landscape plans for a new 36-unit residential condominium development to be constructed on an undeveloped lot between Gentle Springs Lane and South Prospectors Road, as described in the staff report and depicted on the approved plans on file with the Planning Division, subject to the conditions in this Resolution.

The City Council shall:
(a) Certify to the adoption of this Resolution; and
(b) Forthwith transmit a certified copy of this Resolution to Rita Huang, Tranquil Garden LLC, 16007 Richvale Drive, Whittier, CA 90604 and Eric Chen, CDA+PDG, Inc, 150 El Camino Real #112, Tustin, CA 92780.

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PASSED, APPROVED, AND ADOPTED this 1st day of September, 2026.

CITY OF DIAMOND BAR
_________________________
Steve Tye, Mayor
ATTEST:

I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the City Council held on the 1st day of September 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
_______________________________
Kristina Santana, City Clerk

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COMMUNITY DEVELOPMENT

DEPARTMENT

STANDARD CONDITIONS

USE PERMITS, COMMERCIAL AND RESIDENTIAL

NEW AND REMODELED STRUCTURES
PROJECT #: State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development Review Planning
Case No. PL2025-77
SUBJECT: To construct a new 36-unit residential condominium building and associated infrastructure on a 0.99-acre
undeveloped site.

PROPERTY Rita Huang, Tranquil Garden LLC, 16007 Richvale Drive, OWNER: Whittier, CA 90604
APPLICANT: Daphne Shen, CDA+PDG, Inc, 150 El Camino Real #112, Tustin, CA 92780
LOCATION: Between Gentle Springs Lane and South Prospectors Road, Diamond Bar, CA 91765 (Los Angeles County
Assessor’s Parcel Number 8717-008-189)
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.

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

A. GENERAL REQUIREMENTS

1. In accordance with Government Code Section 66474.9(b) (1), the applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul the approval of State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development Review Planning Case No. PL 2025-77 brought within the time period provided by Government Code Section 66499.37.

In the event the city and/or its officers, agents and employees are made a party

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of any such action:
(a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorney’s fees, incurred in defense of such claims.
(c) Applicant shall promptly pay any final judgment rendered against the City defendants.
(d) The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof.

2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development Review Planning Case No. PL 2025-77 at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports.

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

4. Signed copies of City Council Resolution No. 2026-09, Project-specific Conditions, and Standard Conditions shall be included on the plans (full size).

The sheet(s) are for information only to all partied involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect.

5. The development shall comply with all applicable Conditions of Approval imposed by the applicable City review authority. These Conditions of Approval shall be binding on and enforceable against, and, whenever used herein, the terms “applicant”, "owner", and/or "applicant/owner" shall mean and refer to, each of the following: the project applicant, the owner(s) and tenants(s) of the property, and each of their respective successors and assigns.

6. The construction documents submitted for plan check shall be in substantial compliance with the architectural plans approved by the City, as modified pursuant to the Conditions of Approval. If the plan check submittal is not in substantial compliance with the approved submittal, the plans may require further staff review, which may delay the project and entail additional fees [DBCC Section 22.66.060].

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

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8. Except for those conditions pertaining to ongoing operation of the Project, all applicable requirements set forth in the Conditions of Approval shall be completed prior to the commencement of any use of the project site.

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

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

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

12. City’s approval of the proposed project shall not waive the applicant’s obligation to comply with all applicable sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan.

13. The applicant shall comply with all applicable requirements of City Planning, Building and Safety Divisions, and Public Works Department.

14. Property owner/applicant shall remove the public hearing notice board within three (3) days of this project's approval.

15. The applicant shall comply with DBCC Section 22.34.040 (Property Maintenance Standards). A permanent maintenance program shall be implemented ensuring regular irrigation, fertilization, and weed removal. All landscaping shall be maintained in a healthy, neat and orderly condition, free of weeds and debris and with operating irrigation at all times.

16. All structures shall be maintained in a structurally sound, safe manner with a clean, orderly appearance. Any physical damage or deterioration (e.g., broken windows/doors, leaking roof, etc.) peeling paint, graffiti or other types of damage or deterioration shall be repaired as soon as possible. When re-roofing a structure, the entire roof shall be completed. All re-roofing shall be uniform in material and color or match existing except as approved by the Director in cases of emergency. Graffiti shall be removed within 72 hours by the owner of the structure [DBCC Section 22.34.040 (d)].

17. Pursuant to Government Code Section 66020, the 90-day period in which the applicant may protest the fees, dedications, reservation or other exactions imposed in conjunction with the project approval shall begin on the day the City notifies the applicant of the project approval.

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18. No occupancy permit will be granted until all improvements shown on the plans approved by the City and/or required by the Conditions of Approval have been properly constructed, inspected, and approved.

19. If any aspect of construction requires the use of an easement on a third party’s property or the use of an easement granted to a third party on the applicant’s property, the applicant must provide the City with copies of the recorded document(s) granting such easement before any building permits will be issued.

B. FEES/DEPOSITS

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

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

C. TIME LIMITS

1. The approval of State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development Review shall expire within three (3) years from the date of approval if the use has not been exercised as defined per DBCC Section 21.20.140 and 22.66.050(b)(1). In accordance with DBCC Section 22.66.050(c), the applicant may request, in writing, a one-year time extension for Planning Commission consideration. Such a request must be submitted to the Planning Division prior to the expiration date and be accompanied by the review fee in accordance with the fee schedule in effect at the time of submittal.

D. SITE DEVELOPMENT

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

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

3. All roof-mounted equipment shall be screened from public view.

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

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

5. No occupancy permit can be granted, until all improvements required by this approval have been properly constructed, inspected, and approved.

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

7. Prior to issuance of a building permit, the location, size, and screening of all building utility service connections, including water, gas, and electric service, fire service, and irrigation connections shall be screened from public view from abutting public streets and rights-of-way, and abutting area(s) zoned for residential or open space uses, including views from above the subject project.

The method of screening shall be installed in accordance with DBCC Section 22.16.080(2). The architect of record shall be directly involved in the design and placement of all site and building service connections and shall sign all plans submitted to the City which locate, size and/or screen utility connections [DBCC Section 22.16.080(2)].

8. All site, grading, landscape/irrigation, roof, and elevation plans shall be coordinated for consistency prior to issuance of City permits (such as grading, tree removal, encroachment permit, etc.).

9. All designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License, and zoning approval for those businesses located in Diamond Bar [DBCC Section 5.00.030].

10. The hours during which construction activities causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work may take place are limited to Monday through Saturday, between the hours of 7:00 a.m. and 7:00 p.m., and such construction activities are not allowed at any time on Sundays or holidays [DBCC Sections 8.12.720 and 22.28.120].

11. Prior to the issuance of building permits, the following plans shall be submitted to the Los Angeles County Fire Department (LACFD) for review and approval, and documentation of such approvals shall be submitted to the City: (1) final water improvement plans including, but not limited to, the location, sizing, design, and fire flow capacity of the proposed water mains and fire hydrants and proposed access improvements to ensure compliance with applicable Fire Code requirements; and (2) building plans. The project’s water system shall be designed in response to final fire flow requirements identified by the LACFD.

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12. Prior to the commencement of grading or grubbing activities, the applicant shall prepare and submit a fire protection program and workplace standards for fire safety outlining those activities to be undertaken by the applicant during the construction period to the LACFD for review and approval. The applicant shall abide by specific project-level permit conditions identified by the LACFD.

13. Prior to the issuance of a grading permit, the applicant shall submit to the Building Official for review and approval a temporary fencing and signage plan designed to discourage access to any active construction areas by children and other unauthorized parties as required per CBC 3306.

14. Prior to placement of any construction trailers, the applicant shall submit a site plan showing placement of the construction trailers along with a temporary use permit application to the Community Development Director, pursuant to DBCC Section 22.50.030.

15. Grading shall be phased so that prompt revegetation or construction will control erosion. Only those areas that will be built on, resurfaced, or landscaped shall be disturbed. Topsoil shall be stockpiled during rough grading and used on cut and fill slopes. Revegetation of cut and fill slopes shall occur within three months of grading completion [DBCC Section 22.22.080 (b)(2)].

E. ARCHITECTURAL

1. All roof-mounted equipment shall be screened from public view [DBCC Section 22.16.080(2)].

2. Gutters and downspouts shall be concealed unless designed as an architectural feature. Exposed gutters and downspouts not used as architectural features shall be color coordinated with the surface to which they are attached. Roof vents shall be colored to coordinate with roofing material [Residential Design Guidelines:

Equipment Screening Gutters, Downspouts and Vents (E)(2) of page 36].

F. LANDSCAPING

1. Prior to building permit issuance, landscape and irrigation plans shall be submitted for review and approval by the City’s Consulting Landscape Architect for compliance with the City’s Water Conservation Landscaping Ordinance pursuant to DBCC Chapters 8.14 and 22.26.

2. All landscaping shall be installed prior to final inspection. Contact the Planning Division at least two weeks prior to final inspection to request a site inspection of all exterior improvements including buildings, driveways, parking lots, landscaping, irrigation, signs, lighting, walls, fences, and trash enclosures.

3. The applicant shall submit a Certificate of Substantial Completion to the Planning

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Division after all landscaping is installed for the project [DBCC Section 22.26.040 (a)(5)].

G. LIGHTING

1. All exterior lighting shall comply with DBCC Section 22.16.050. Prior to the issuance of building permits, the applicant shall submit a detailed on-site lighting plan, including a photometric diagram, to the Planning Division and Building and Safety Division for review. Such plan shall indicate type, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties, in compliance with DBCC Section 22.16.050.

H. SOLID WASTE

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

8.16.720].

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

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

A. GENERAL

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

2. Grading and construction activities and the transportation of equipment and materials and operation of heavy grading equipment shall be limited to between the hours of 7:00 a.m. and 5:00 p.m., Monday through Saturday. Dust generated by grading and construction activities shall be reduced by watering the soil prior to and during the activities and in accordance with South Coast Air Quality Management District Rule 402 and Rule 403. Reclaimed water shall be used

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whenever possible. Additionally, all construction equipment shall be properly muffled to reduce noise levels.

B. SOILS REPORT/GRADING/RETAINING WALLS

1. Prior to issuance of a grading permit, the applicant shall submit a geotechnical report concurrently with the grading plan to the Public Works Department for review and approval. The geotechnical report shall be prepared by a Geotechnical Engineer, licensed by the State of California. The developer must comply with any recommendation of the approved geotechnical report.

2. Prior to issuance of a grading permit, the applicant shall submit drainage and grading plans to the Public Works Department for review and approval. Drainage and grading plans shall be prepared by a Civil Engineer, licensed by the State of California and in accordance with the City’s requirements. A list of requirements for grading plan check is available from the Public Works Department. All grading (cut and fill) calculations shall be submitted to the City concurrently with the grading plan.

3. Finished slopes shall conform to Diamond Bar City Code Section 22.22.080- Grading.

4. All easements and flood hazard areas shall be clearly identified on the grading plan.

5. The grading plan shall show the location of any retaining walls and the elevations of the top of wall/footing/retaining and the finished grade on both sides of the retaining wall. Construction details for retaining walls shall be shown on the grading plan. Calculations and details of retaining walls shall be submitted to the Building and Safety Division for review and approval.

6. All equipment staging areas shall be located on the project site. Staging area, including material stockpile and equipment storage area, shall be enclosed within a 6-foot-high chain link fence. All access points in the defense shall be locked whenever the construction site is not supervised.

7. Grading of the subject property shall be in accordance with the California Building Code, City Grading Ordinance, Hillside Management Ordinance and acceptable grading practices.

8. The maximum grade of driveways serving building pad areas shall be 15 percent.

Driveways with a slope of 15 percent shall incorporate grooves for traction into the construction as required by the City Engineer.

9. Prior to issuance of a grading permit, the applicant shall submit a stockpile plan to the Public Works Department for review and approval. Stockpile plan shall show the proposed location for stockpile for grading export materials, and the

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route of transport.

10. Prior to commencement of grading operations, a pre-construction meeting shall be held at the project site with the grading contractor, applicant, and city grading inspector at least 48 hours prior to work commencing.

11. Prior to issuance of building permits for the foundation of the residential structure, the applicant shall submit rough grade certifications by project soils and civil engineers and the as-graded geotechnical report to the Public Works Department for review and approval. Retaining wall permits may be issued without a rough grade certificate.

12. Prior to issuance of any project final inspections/certificate of occupancy, the applicant shall submit final grade certifications by project soils and civil engineers to the Public Works Department.

13. Prior to the issuance of any permits, the Applicant shall provide written permission to the satisfaction of the City from any property owners who will be affected by onsite and offsite grading.

C. DRAINAGE

1. Prior to issuance of a grading permit, the applicant shall submit a detailed drainage system information of the lot with careful attention to any flood hazard area to the Public Works Department. All drainage/runoff from the development shall be conveyed from the site to the natural drainage course. No on-site drainage shall be conveyed to adjacent parcels, unless that is the natural drainage course.

2. Prior to the issuance of a grading permit, a complete hydrology and hydraulic study shall be prepared by a Civil Engineer registered in the State of California to the satisfaction of the City Engineer and Los Angeles County Public Works Department.

D. STREET

1. The Applicant shall replace and record any centerline ties and monuments that are removed as part of this construction with the Los Angeles County Public Works Survey Division.

E. TRAFFIC

1. A means of entry, to be approved by the City-franchised trash disposal service, shall be provided.

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F. UTILITIES

1. Prior to issuance of a grading permit, easements for public utility and public service purposes shall be offered and shown on a detailed site plan for affected utility company. Legal description, plat and plans shall be to the satisfaction the City Engineer and the utility companies.

2. Prior to issuance of a grading permit, the applicant shall submit Will Serve Letters to the Public Works Department, stating that adequate facilities are or will be available to serve the proposed project from all utilities such as, but not limited to, phone, gas, water, electric, and cable.

3. Underground utilities shall not be constructed within the drip line of any mature tree except as approved by a registered arborist.

4. The Applicant shall obtain all necessary connection permits from the City and the Los Angeles County Department of Public Works – Sewer Maintenance Division prior to the issuance of building permit.

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

A. GENERAL CONDITIONS:

1. Plans and construction shall conform to current State and Local Building Code (i.e. 2025 California Building Code series will apply) requirements and all other applicable construction codes, ordinances and regulations in effect at the time of permit issuance.

2. Implementation of the CAL Green Code shall be reflected on the plans, and certification shall be by a third party as required by the Building Division. Specific water, waste, low VOC, and related conservation measures shall be shown on plans. Construction shall conform to the current CAL Green Code.

B. PLAN CHECK – ITEMS TO BE ADDRESSED PRIOR TO PLAN APPROVAL:

3. All units shall be ADA accessible per CBC 1102A.

4. The structural engineer shall design the foundation system for settlement as required by the soils report page 10 of 11/10/20 QCI report.

5. Interior sound levels shall be designed to be at 45 dB maximum as per CBC 1206.4. An acoustic engineer may be required to justify this.

6. An allowable area analysis will be provided per CBC 506.

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7. The minimum design load for wind in this area is 110 M.P.H. exposures “C” and the site is within seismic zone D or E. The applicant shall submit drawings and calculations prepared by a California State licensed Architect/Engineer with wet stamp and signature.

8. Indoor air quality shall be provided consistent with ASHRAE 62.2 as required per California Energy Code 150(o).

9. Public Works/Engineering Department is required to review and approve grading plans that clearly show all finish elevations, drainage, and retaining wall(s) locations. These plans shall be consistent with the site plan submitted to the Building & Safety Division.

10. The following statement shall be included on the plans: “Separate permits are required for carports, retaining walls, and other accessory structures.”

11. Number of plumbing fixtures shall be in compliance with CPC T-422.

12. Provide at least one bathroom for each sex per CBC 412.3.

13. The specific type of housing shall be identified on plans. This will include publicly funding, type of care facility, or other special use.

14. This project shall comply with the energy conservation requirements of the State of California Energy Commission. All lighting shall be high efficacy or equivalent per the current California Energy Code 140.6 to 140.9.

15. Rooftop solar installations shall be provided in accordance with CA Energy Code 140.10.

16. New gas appliances shall be designed to be electric ready per CA Energy Code 150.0(t) to (v).

17. Design for future energy storage system shall be provided including 225 busbar rating of panel per CA Energy Code 150.0(s).

18. Indicate the proposed building on the plans. Submit code analysis and justification showing the following:
a. Each building square footage
b. Each building height
c. Type of construction
d. Sprinkler system
e. Each group occupancy
f. Property line location in relation to each building (side yard)

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g. Exit analysis for each building (occupant load/corridor rating/exit width/exit signs, etc.)
h. Accessibility analysis for the entire site and for each building i. Shaft rating/exterior wall construction/opening protection

19. All balconies shall be designed for 1.5 times the live load for the area served per CBC Table 1607.1 and provide ventilation in the joist space per CBC 2304.12.2.6.

20. All easements shall be shown on the site plan.

21. Fire Department approval shall be required. Contact the LA County Fire Department.

22. All retaining walls shall be separately submitted to the Building & Safety and Public Works/Engineering Departments for review and approval.

23. A soils report is required per CBC 1803 and all recommendations of the soils report shall be adhered to.

24. Slope setbacks shall be consistent with California Building Code Figure 1805.3.1 and California Residential Code R403.1.7. Foundations shall provide a minimum distance to daylight.

25. Light and ventilation shall comply with CBC 1203 and 1205.

26. Design for future electric vehicle charging shall be provided consistent with CAL Green 4.106.4 or 5.106.5.3.

27. Bicycle parking shall be provided as per CAL Green 5.106.4.1.

C. PERMIT – ITEMS TO BE REQUIRED PRIOR TO BUILDING PERMIT ISSUANCE:

28. Solid waste management of construction material shall incorporate recycling material collection per Diamond Bar City Code 8.16 of Title 8. The contractor shall complete all required forms and pay applicable deposits prior to permit.

29. Prior to building permit issuance, all school district fees shall be paid. Please obtain a form from the Building and Safety Division to take directly to the school district.

30. Submit grading plans clearly showing all finish elevations, drainage, and retaining wall locations. No building permits shall be issued prior to submitting a pad certification.

31. Sewer connections require sewer connection fees and approval from the LA

40 CC Resolution No. 2026-30
4915-9181-7147, v. 1
County Sanitation District.

32. AQMD notification is required at least 10 days prior to any demolition. Proof of notification is required at permit issuance.

33. All workers on the job shall be covered by workers’ compensation insurance under a licensed general contractor. Any changes to the contractor shall be updated on the building permit.

34. Where portions of retaining walls are used to create the building pad, the retaining wall plans shall be submitted separately from the overall building plans and require a separate permit. The building pad must be certified prior to issuance of the permit for the residential structure.

D. CONSTRUCTION – CONDITIONS REQUIRED DURING CONSTURCTION:

35. Fire sprinklers are required for new structures. Sprinklers shall be approved by LA County Fire Department prior to installation and shall be inspected at framing stage and finalization of construction.

36. Occupancy of the facilities shall not commence until all California Building Code and State Fire Marshal regulations have been met. The buildings shall be inspected for compliance prior to occupancy.

37. Every permit issued by the Building Official under the provisions of this Code shall expire and become null and void unless the work authorized by such permit is commenced within one year after permit issuance, and if a successful inspection has not been obtained from the Building Official within one-hundred-eighty (180) days from the date of permit issuance or the last successful inspection. A successful inspection shall mean a documented passed inspection by the City building inspector as outlined in Section 110.6.

38. All structures and property shall be maintained in a safe and clean manner during construction. The property shall be free of debris, trash, and weeds.

39. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum 6’ high fence.

40. A height and setback survey may be required at completion of framing and foundations construction phases respectively.

41. The project shall be protected by a construction fence to the satisfaction of the Building Official, and shall comply with the NPDES & BMP requirements (sand bags, etc.). All fencing shall be view obstructing with opaque surfaces.

42. The applicant shall contact Dig Alert and have underground utility locations

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marked by the utility companies prior to any excavation. Contact Dig Alert by dialing 811 or their website at www.digalert.org.

43. The applicant shall first request and secure approval from the City for any changes or deviations from approved plans prior to proceeding with any work in accordance with such changes or deviations.

44. All glazing in hazardous locations shall be labeled as safety glass. The labeling shall be visible for inspection.

45. Pursuant to California Residential Code (CRC) Section R315, carbon monoxide detectors are required in halls leading to sleeping rooms.

46. Drainage patterns shall match the approved grading/drainage plan from the Public Works/Engineering Department. Surface water shall drain away from the building at a 2% minimum slope. The final as-built conditions shall match the grading/drainage plan or otherwise approved as-built grading/drainage plan.

47. Decks roofs, and other flat surfaces shall slope at least 1/4”/ft with approved and listed water proofing material. Guardrails shall be provided for these surfaces at least 42” minimum in height, 4” maximum spacing between rails, and capable of resisting at least 20 pounds per lineal foot of lateral load.

48. Special inspections and structural observation will be required in conformance with CBC 1704 to 1709.

END

Agenda Item #: 4.1
Meeting Date: July 28, 2026

PLANNING COMMISSION AGENDA
REPORT
CASE/FILE NUMBER: Case No. PL2025-77
PROJECT LOCATION: Westerly terminus of Gentle Springs Lane between 259 Gentle Springs Lane (Best Western Hotel) and Prospectors Road
APN: 8717-008-189
GENERAL PLAN DESIGNATION: Town Center Mixed Use (MU-TC) ZONING DISTRICT: Town Center Specific Plan (TCSP)
PROPERTY OWNER: Rita Huang
Tranquil Garden LLC
16007 Richvale Drive
Whittier, CA 90604
APPLICANT: Eric Chen
CDA+PDG, Inc
150 El Camino Real #112
Tustin, CA 92780
SUMMARY:

The property owner, Rita Huang, and applicant, Daphne Shen, are requesting approval of a Vesting Tentative Tract Map (VTTM) and Development Review (DR) for the construction of a new four-story, 36-unit residential condominium development with a gym, clubhouse, open courtyard, and a community rooftop garden on a

0.99-acre undeveloped parcel located between the westerly terminus of Gentle Springs Lane and South Prospectors Road. The Project site is identified in the City’s Housing Element as a site suitable for the development of affordable housing. The applicant proposes designating 3 of the 36 units for sale to lowincome households, and the proposed project is designed to incorporate a twenty percent (20%) density bonus, one incentive/concession, three waivers and reductions of development standards, and reduced parking ratios pursuant to the State Density Bonus Law (SDBL). This project will be the first development within the newly adopted Town Center Specific Plan area and implements the Specific Plan’s land use and housing objectives. The applicant has invoked the new Assembly Bill 130 (AB 130) CEQA exemption for infill housing developments, and the proposed project is therefore subject to an expedited review and decision by the Planning Commission and City Council.

The project was originally noticed for public hearing before the Planning Commission on July 14, 2026, but the public hearing was rescheduled to July 28, 2026 at the applicant’s request.

RECOMMENDATION:

Agenda Item #: 4.1
Meeting Date: July 28, 2026
Conduct a public hearing and adopt the attached Resolution (Attachment 1) recommending that the City Council approve the Tranquil Garden 36-unit residential condominium project (Case No. PL2025-77), consisting of a State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development Review, subject to conditions, making necessary findings pursuant to provisions of Government Code Section 65915, Government Code Section 65863, and Diamond Bar City Code (DBCC) Chapters 22.18, 21.20, and 22.48, and find that the Project is exempt from the California Environmental Quality Act pursuant to Public Resources Code Section 21080.66.

BACKGROUND:

The applicant is proposing the construction of a 36-unit, four-story residential condominium development ("Tranquil Garden") with a gym, clubhouse, open courtyard, and a community rooftop garden. The Project site is identified in the City’s Housing Element as a site suitable for the development of affordable housing. The applicant proposes designating three (3) of the 36 units for low-income households, thereby qualifying the project for a density bonus, incentives and concessions, waivers or reductions of development standards, and reduced parking ratios under the State Density Bonus Law (SDBL).

The project application was deemed complete on March 12, 2026, thereby vesting the proposed project to the applicable ordinances, policies, standards, and fees in effect as of this date. As a result, although the subject property is currently designated in the Town Center Specific Plan (TCSP), the proposed project remains subject to the Regional Commercial - Housing Element Overlay (C-3-H) development standards since the TCSP was not adopted until April 16, 2026.

The applicant has invoked the new Assembly Bill 130 (AB 130) CEQA exemption for infill housing developments. (Codified as Public Resources Code § 21080.66.) AB 130 is a new statutory CEQA exemption for infill housing development projects that meet specified criteria and which have undergone a consultation process with California Native American tribes traditionally and culturally affiliated with the project site. Projects that satisfy AB 130’s requirements are exempt from CEQA and subject to an expedited review and approval timeline.

Because the proposed project satisfies AB 130 requirements, the project is exempt from CEQA, and the City Council is required to take final action approving or disapproving the proposed project by August 18, 2026.

Site Characteristics
The project site is a relatively flat, undeveloped lot, east of South Prospectors Road and at the end of the culde-sac on Gentle Springs Lane. The Best Western Diamond Bar hotel is located north of the project site and the Fall Creek gated residential condominiums are located south of the project site. Much of the site is covered with annual grasses, brush, and mature trees. There are no protected trees on-site.

The project site is legally described as Lot 3 of Parcel Map No. 22987, and the Assessor’s Parcel Number (APN) is 8717-008-189.

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

Agenda Item #: 4.1
Meeting Date: July 28, 2026
Site (Plan View) Aerial

Agenda Item #: 4.1
Meeting Date: July 28, 2026
View Of Project Site From South Prospectors Road
The following table summarizes the land use status of the subject property and its surroundings:

General Plan Designation Zoning District Land Use
Site Town Center Mixed Use TCSP Undeveloped
North Town Center Mixed Use TCSP Best Western Diamond Bar Hotel, State Route 60
South High Density Residential RMH Residential Condominiums (Fall Creek Gated Community)
East Town Center Mixed Use TCSP Diamond Bar Ranch Shopping Center
West Light Industrial I Self-Storage Facility
Applicable General Plan and Zoning Standards
The project site has a General Plan Land Use Designation of Town Center Mixed Use and is identified in the General Plan Housing Element site inventory as a site appropriate for the development of housing within the current Housing Element cycle (2021–2029).

To implement Program H-8 of the City’s Sixth Cycle Housing Element (2021–2029), in early 2025, the City Council adopted an amendment to the Land Use Element of the General Plan to allow a maximum residential density of 30 dwelling units per acre within the Town Center Mixed Use designation area. Concurrently, the City Council amended Title 22 (Development Code) of the Diamond Bar City Code and Official Zoning Map to establish the Housing Element Site (H) Overlay zoning designation and associated development standards for properties within the three mixed-use areas designated in the General Plan (including the project site). This zoning designation generally applies the site planning and development standards applicable to the development of property within the RH-30 (high density residential-30 dwelling units per acre) zoning district to developments within the (H) overlay district containing multifamily dwellings. In April 2026, the City Council adopted the Town Center Specific Plan, which replaced the zoning and development standards applicable to properties within the Town Center area.

On October 20, 2025, the applicant submitted a Vesting Tentative Tract Map and Development Review application for the proposed residential condominium project. The applicant also submitted a SDBL application, seeking a twenty percent (20%) density bonus (6 units), one incentive/concession (relief from undergrounding utilities), the waiver or reduction of certain otherwise applicable development standards (maximum building height, minimum landscaping percentage, and minimum parking dimensions, and reduced parking ratios. Staff determined the initial application was incomplete, and after multiple resubmittals, ultimately determined the application to be complete on March 12, 2026.

Senate Bill 330 (SB 330), codified in Government Code Section 66300 et seq. and commonly referred to as the Housing Crisis Act of 2019, made changes to land use and zoning law to remove barriers and impediments to building new housing in urban areas of the state. To increase certainty in the development application process, SB 330 allows an applicant to vest a proposed project to the applicable ordinances, policies, standards, and fees in effect on the date the applicant submits either a “preliminary application” or a complete formal development application. In this case, the applicant did not submit a preliminary application, and its formal development application was deemed complete on March 12, 2026, thereby vesting the proposed project to the applicable ordinances, policies, standards, and fees in effect as of this date. Since the TCSP had yet been adopted as of the project’s vesting date, the proposed project is subject to the Regional Commercial - Housing Element Overlay (C-3-H) development standards that were in place as of

Agenda Item #: 4.1
Meeting Date: July 28, 2026
March 12, 2026.

Staff has reviewed the project application and submitted plans against the applicable site and development standards and has determined that, with the exception of the identified waivers or reductions of development standards authorized pursuant to the SDBL, the proposed project satisfies, or can be conditioned to satisfy, all applicable City development standards and requirements.

PROJECT DESCRIPTION:

Site Plan
The subject property has a gross lot area of 43,130 square feet and contains the following easements:
• A 10-foot-wide County of Los Angeles sanitary sewer easement that affects approximately 1,345 square feet of the site.
• A 10-foot-wide Walnut Valley Water District water pipe easement that affects approximately 4,915 square feet of the site.
• A 10-foot-wide County of Los Angeles flood control easement that affects approximately 4,949 square feet of the site.
• A portion of the abandoned Old Brea Canyon Road is reserved as a blanket easement for Southern California Edison, affecting approximately 6,965 square feet of the site. • A 30-foot-wide reciprocal drainage easement that affects approximately 506 square feet of the site. • A private driveway and fire lane easement that affects approximately 12,040 square feet of the site. • A flood hazard area that affects approximately 460 square feet of the site.

The applicant is proposing the construction of a 36-unit, four-story residential condominium development with a gym, clubhouse, open courtyard, and a community rooftop garden. Access to the site is provided via Gentle Springs Lane. The South Prospectors Road entrance will be gated for emergency access only, while the existing gate at Gentle Springs Lane will be removed as part of the project. Therefore, primary access to the site will be provided from Gentle Springs Lane via an unsignalized right turn in and left turn out driveway. While majority of the parking for the future residents will be provided by the first-floor parking garage, 13 existing uncovered parking spaces will be relocated along the northeast and southeast side of the building.

The proposed building footprint encroaches into the existing 10-foot-wide County of Los Angeles sanitary sewer easement. The applicant will be required to obtain written authorization from the County of Los Angeles for any proposed encroachment into the easement, including any required easement modification, relocation, or vacation, which has been added as a condition of project approval.

Grading Plan

Agenda Item #: 4.1
Meeting Date: July 28, 2026
Proposed grading activities will include approximately 600 cubic yards of cut and 186 cubic yards of fill for a total of approximately 786 cubic yards of earthwork. Standard dump truck capacities range from 10 to 15 cubic yards, so the proposed amount of import and export would require between 53 to 79 hauls to accommodate the proposed building pad, parking areas, driveway access, and associated site improvements, while also ensuring proper drainage across the site. The proposed grading will be relatively minor.

Subdivision
The proposed project will include the subdivision of air space for 36 residential condominium units.

Floor Plans
The four-story building will have 33,823 square feet of living area and 2,648 square feet of private balcony area allocated between the second, third, and fourth floors. There are a total of eight (8) different floor plan types that will make up the thirty-six (36) residential condominium units, each with its own private balcony as follows:

1. Floor Plan Type B1 is 940 square feet with two bedrooms and two bathrooms.

2. Floor Plan Type B2 is 947 square feet with two bedrooms and two bathrooms.

3. Floor Plan Type B2-B is 947 square feet with two bedrooms and two bathrooms.

4. Floor Plan Type B3 is 968 square feet with two bedrooms and two bathrooms.

5. Floor Plan Type B4 is 786 square feet with two bedrooms and one bathroom.

6. Floor Plan Type B5 is 717 square feet with two bedrooms and one bathroom.

7. Floor Plan Type C1 is 1,172 square feet with three bedrooms and two bathrooms.

8. Floor Plan Type C2 is 1,259 square feet with three bedrooms and two bathrooms.

The height of the building is 60’-6”, measured from the finished grade to the top of the elevator tower, and 50 feet measured from the finished grade to the top of the residences/main building.

Access and Internal Circulation
As previously discussed, primary vehicular access to the proposed project site will be provided from Gentle Springs Lane, while secondary emergency access will be provided from South Prospectors Road. A 28-footwide, L-shaped private driveway will extend from the terminus of Gentle Springs Lane to South Prospectors Road and will provide access to the first-floor parking garage. The garage entrance will be located at the northeast side of the building adjacent to the main residential lobby and entry area.

The project site is also subject to a Reciprocal Access and Parking Agreement with the properties located at 259 and 245 Gentle Springs Lane, which provides for shared vehicular access and parking between the three properties. Existing access from 259 Gentle Springs Lane will remain unchanged, and the project approval will be conditioned to require the applicant to obtain the other property owners’ approval of an amended Agreement reflecting the proposed changes to circulation and parking.

Agenda Item #: 4.1
Meeting Date: July 28, 2026
Aerial View of Project Site, 259 and 245 Gentle Springs Lane Architecture
The proposed building incorporates a contemporary interpretation of Mediterranean architecture that blends traditional Mediterranean design elements with modern multifamily residential building forms. The architectural style is characterized by smooth stucco wall surfaces, a light-colored exterior palette, decorative parapet features, recessed balconies, and vertically oriented architectural accents that provide visual depth and articulation.

Several architectural features have been incorporated to reduce the perceived scale and mass of the fourstory structure. Most notably, the elevations are articulated through a series of vertically oriented architectural projections that extend from the second floor to the roofline. These projections divide the building into smaller visual components, creating a consistent rhythm along the primary façade plane and preventing the appearance of long, uninterrupted wall planes. Prominent tower elements located at key corners of the building extend above the primary roofline and serve as vertical focal points that frame the structure which provides additional visual interest along the South Prospectors Road and Best Western Plaza frontages.

The base of the building is visually distinct from the upper levels through subtle changes in color, helping to ground the structure while establishing a clear separation between the parking and residential areas. The

Agenda Item #: 4.1
Meeting Date: July 28, 2026
upper floors incorporate a combination of projecting and recessed wall planes that enhance visual interest and create articulation across the façades. Cantilevered balconies placed three feet from the primary façade plane and recessed windows and doors introduce depth and shadow to provide additional articulation to the building envelope.

The roofline incorporates varying parapet heights, tower elements, and trellis features that create an articulated skyline and avoid the appearance of a large flat-roofed structure. The exterior color palette combines light neutral tones with darker accent materials to create contrast, define distinct building components, and emphasize the vertical architectural elements. Collectively, the vertical projections, tower features, recessed balconies, contrasting base treatment, and varied roofline reduce the perceived scale of the building, enhance visual interest, and create a cohesive architectural composition on all elevations.

Although the project is vested to the Regional Commercial - Housing Element Overlay (C-3-H) development standards and is not subject to the Town Center Specific Plan (TCSP), the building's architectural design is nonetheless consistent with the TCSP's design objectives for high-quality multifamily development through its articulated façades, varied massing, pedestrian-oriented design features, roof-wall connection, enhanced corner treatments, durable building materials, and integrated architectural detailing that collectively contribute to an attractive and visually engaging streetscape.

Northeast Elevation (view from Best Western Plaza)
Southwest Elevation (view from South Prospectors Road)
Landscape Plan
There are 14 existing mature trees within the site, none of which are native or protected. According to the existing site plan, 8 of those trees will be removed and 6 will remain. A total of 68 new trees will be planted.

The proposed conceptual landscape plan presents a diverse and well-integrated palette of trees, shrubs, and

Agenda Item #: 4.1
Meeting Date: July 28, 2026
groundcover designed to create visual interest through variations in color, scale, and texture. The landscape design employs a layered planting strategy that combines canopy trees, accent trees, ornamental species, shrubs, and groundcover to soften the bulk of the building, enhance the pedestrian experience, and establish a cohesive visual identity throughout the site. Landscaping is distributed across the ground level, second-floor courtyard, upper-level residential terraces, and rooftop amenity areas, creating a comprehensive vertical landscape program that integrates vegetation into all levels of the proposed development. The design emphasizes perimeter screening, streetscape enhancement, resident amenities, and visual connectivity between the building and surrounding neighborhood while utilizing predominantly low-water-use plant materials consistent the City’s Water Efficient Landscaping Ordinance.

The first-floor features prominent accent trees at the lobby entrance, including two 48-inch box Marina strawberry trees, which establish a welcoming focal point and help define the primary pedestrian entry.

Complementing these focal elements, the eastern and western building frontages are lined with a mix of seven 24-inch box Wilson’s fruitless olive trees, three 24-inch box pineapple guava trees, and two 36-inch box African sumac trees, establishing a structured and visually balanced streetscape edge. Along South Prospectors Road, the landscape plan introduces a continuous planting corridor consisting of canopy trees, accent plantings, shrubs, and groundcover that reinforces the street frontage, enhances screening of surface parking areas, and contributes to an attractive pedestrian environment. Along the western property line, five 15-gallon Nagami kumquat trees are introduced to reinforce the landscape edge and provide continuity with the larger canopy trees.

The second-floor courtyard serves as a central shared open space and incorporates a combination of vertical and ornamental plantings, including three 12-foot brown trunk height King palms, nine 15-gallon Tom Knudsen camellias, and two 15-gallon Marina strawberry trees. These landscape elements are integrated with seating areas, walkways, and outdoor gathering spaces to create an inviting and usable amenity area for residents.

Additional planter beds distributed throughout the courtyard provide seasonal color, textural variation, and shade while helping to visually soften adjacent building elevations.

On the third floor, eight 15-gallon Nagami kumquat trees are arranged along the southern walkway within integrated planter areas that provide greenery adjacent to residential units and common circulation areas.

The fourth floor introduces three 15-gallon Bloodgood Japanese maple trees in similar locations, adding seasonal color and architectural character to the upper-level landscape design. These elevated planting areas contribute to the project's vertical greening strategy by extending landscape amenities beyond the ground plane and enhancing views from both within and outside the development.

At the rooftop level, a 3,678-square-foot community garden and rooftop amenity deck provide a distinctive resident gathering space. The rooftop landscape includes six 15-gallon dwarf lime trees, six 15-gallon dwarf navel orange trees, and eleven 15-gallon dwarf lemon trees arranged throughout raised planters and garden areas. The rooftop design combines edible landscaping, seating areas, circulation pathways, and decorative planting beds to create an active recreational space while contributing to urban greening, visual interest, and resident wellness.

In addition to on-site improvements, the project includes enhancements to the existing parkway landscaping along South Prospectors Road adjacent at the western property line. Existing Crape Myrtle trees will be preserved and incorporated into the overall landscape composition, while surrounding planter areas will be revitalized with new shrubs and groundcover to improve the appearance of the public streetscape.

Collectively, the proposed landscape improvements establish a cohesive design that strengthens the project's visual character, enhances resident amenities, improves the pedestrian environment, and contributes to the overall quality of the surrounding neighborhood. The majority of the plant palette consists of low-water-use species and is required to comply with applicable water-efficient landscape requirements, which will be verified during landscape plan check review.

ANALYSIS:

Review Authority

Agenda Item #: 4.1
Meeting Date: July 28, 2026
Before the City Council approves a Vesting Tentative Tract Map in conjunction with a proposed project, the Planning Commission must first conduct a public hearing to consider the proposed project, and then transmit its recommendations by resolution to the Council. The proposed project requires Planning Commission review and recommendation of the State Density Bonus Law (SDBL) Application, Vesting Tentative Tract Map (VTTM), and Development Review (DR). Applicable provisions of state law that apply to multiple-family housing development projects, which impact the Planning Commission’s and City’s review of the proposed project, are described below.

Housing Accountability Act
Pursuant to DBCC Section 22.18.040(c)(2) and the Housing Accountability Act (Government Code Section 65589.5), the findings set forth in DBCC Section 22.48.040 are not required to be made as a prerequisite to approval of a Development Review application or other entitlements for a housing development project.

Rather, except as otherwise permitted or required by state law, the final City review authority must approve or conditionally approve an application for a housing development project unless it makes written findings for disapproval in accordance with the Housing Accountability Act. Subdivision (j)(1) of Government Code Section 65589.5 states:
“(j)(1) When a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a condition that the project be developed at a lower density, the local agency shall base its decision regarding the proposed housing development project upon written findings supported by a preponderance of the evidence on the record that both of the following conditions exist:
(A) The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density.” No Net Loss
In addition, when a proposed development project is located on a “housing element parcel” and proposes fewer residential units in any income category than were projected in the Housing Element sites inventory to be accommodated on the parcel, the final City review authority must also make “No Net Loss” findings pursuant to Government Code Section 65863 and DBCC Section 22.18.050(d)(2).

AB 130 / Permit Streamlining Act
The applicant contends the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Assembly Bill (AB) 130. On June 30, 2025, the State Legislature adopted, and the Governor signed, AB 130, and it took effect immediately. AB 130 made substantial changes to the CEQA review and the Permit Streamlining Act procedures that apply to multiple-family housing development projects. Relevant here, AB 130 created a new statutory CEQA exemption for infill housing development projects meeting specified criteria and which have undergone a consultation process with California Native American tribes that are traditionally and culturally affiliated with the project site. (Codified as Public Resources Code § 21080.66.)

Agenda Item #: 4.1
Meeting Date: July 28, 2026
AB 130 also amended certain provisions in the Permit Streamlining Act to require expedited review of housing development projects to which the new CEQA infill exemption applies. Importantly, Government Code Section 65950 was amended to require a lead agency for a development project (in this case the City) to either approve or disapprove a project that is exempt from CEQA under Public Resources Code Section 21080.66 within 30 days of completion of the tribal consultation required by AB 130, unless this time period is extended by mutual agreement of the applicant and the City. Tribal consultation concluded on June 15, 2026, and the 30- day time period for the City to act would therefore have ended on July 15, 2026. On July 7, 2026, the applicant and City mutually agreed in writing to extend the date by which the City Council must take final action to approve or disapprove the proposed project until and through the end of the August 18, 2026 regular City Council meeting.

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

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

State Density Bonus Law (Government Code Section 65915 and DBCC Section 22.18.010) The proposed project is subject to the provisions of the State Density Bonus Law (SDBL), as codified in Government Code Sections 65915-65918 and implemented by DBCC Section 22.18.010. The SDBL is intended to encourage the production of housing, including affordable housing, by providing qualifying residential developments with increased development potential and regulatory relief. The law requires local jurisdictions to grant density bonuses, incentives, concessions, waivers and reductions in development standards, and reduced parking ratios to housing developments that provide a specified percentage of affordable units and meet the applicable eligibility requirements.

Density Bonus: The applicant is requesting a density bonus of six (6) additional units, or 20 percent (20%). The maximum allowable residential density (or “base density”) for the Project site pursuant to the MU-TC General Plan Land Use Designation and C-3-H zoning is 30 dwelling units per acre – or 30 units on the 0.99-acre project site. The base project consists of 30 residential condominium units, with the applicant proposing to deed restrict three units for sale to low-income households. By reserving three units for sale to low-income households, representing 10 percent of the base units, the project automatically qualifies for a twenty percent (20%) density bonus pursuant to SDBL, equating to a total of six additional units (30 multiplied by 0.20 equals 6).

Therefore, the maximum number of units permitted under the SDBL is 36.

Concessions/Incentives: In addition to a density bonus, SDBL allows developers to request “concessions” or “incentives” in order to facilitate the construction of the development including the density bonus units. (See Gov’t Code §65915(b)). A concession or incentive may include a reduction in site development standards, modification of zoning code requirements or architectural design requirements, a reduction in required parking spaces, approval of mixed-use zoning (where it does not already exist), or other regulatory incentives or concessions that result in identifiable and actual cost reductions to provide for affordable housing costs. The number of allowed incentives or concessions varies based on the number and affordability level of the affordable units provided and whether they are rental or for-sale units.

The granting of a concession or incentive does not require, in and of itself, a general plan amendment, zone change, study, or other discretionary approval. Rather, the City is required to grant a requested concession or incentive unless it makes a written finding, based upon substantial evidence, that the requested concession or incentive: (1) does not result in identifiable and actual cost savings to the project to provide for the affordable housing costs; (2) would be contrary to state or federal law; or (3) would have a specific adverse impact on public health, safety or on property which is listed on the state Register of Historical Resources and there is no feasible method to satisfactorily mitigate the specific adverse impact without making the project unaffordable to the affordable households [for purposes of this finding, a “specific adverse impact” means “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete”].

In this case, the SDBL entitles the applicant to one concession or incentive in exchange for reserving 3 of

Agenda Item #: 4.1
Meeting Date: July 28, 2026
condominium units (or 10% of the base density) for sale to low-income households. For its one concession/incentive, the applicant is requesting relief from the requirement that would otherwise be imposed pursuant to DBCC Section 22.16.110 to underground on-site electric or communications facilities at the time of development.

According to the applicant, relief from the utility undergrounding requirement is appropriate because it would result in substantial cost savings, would not cause a public health or safety problem because the purpose of the undergrounding requirement is to provide aesthetic benefits, would not result in environmental problems or harm to historical property, and would not be contrary to state or federal law.

Waivers/Reductions: In addition to incentives and concessions, SDBL prohibits the City from applying any development standard to a qualifying density bonus project that would have the effect of physically precluding the construction of the proposed project with the density bonus units and/or the developer’s requested concessions or incentives and allows developers entitled to a density bonus to also request an unlimited number of waivers or reductions of such development standards. (See Gov’t Code §65915(e)). As a result, qualifying projects may be permitted to exceed local development standards when necessary to accommodate the density bonus and associated incentives authorized by State law.

In order to deny a requested waiver or reduction of a particular development standard, the City must make a written finding, based upon substantial evidence, that application of the development standard would not physically preclude the proposed project or that the requested waiver or reduction of the development standard would either (1) be contrary to state or federal law; or (2) have a specific adverse impact on public health, safety or on property which is listed on the state Register of Historical Resources and there is no feasible method to satisfactorily mitigate the specific adverse impact without making the project unaffordable to the affordable households [for purposes of this finding, a “specific adverse impact” means “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete”).

The applicant is requesting the following three waivers and reductions of otherwise applicable development standards pursuant to SDBL: (1) a waiver of the maximum building height permitted under the C-3-H Zone, proposing a height of 60 feet 6 inches (where 35 feet is the maximum allowed); (2) a reduction in the minimum garage parking stall dimensions to 19 feet by 8 feet (where 20 feet by 10 feet is required) and 18 feet by 9 feet for uncovered parking stalls (where 19 feet by 9 feet is required); and (3) a reduction in the minimum landscaping requirement for high-density residential development from 15 percent to 10 percent.

According to the applicant, strict application of these development standards would physically preclude construction of the proposed project at the permitted density of 36 units, and waiving or modifying them would not be contrary to state or federal law and would not cause any environmental or public health or safety problems or harm historically designated property.

Reduced Parking Ratios: If requested by a developer, SDBL prohibits the City from requiring a parking ratio of more than 1.5 onsite parking spaces per bedroom for 2- or 3-bedroom units in a qualifying density bonus project. The applicant has requested application of this SDBL parking ratio for the project. All 36 units in the proposed project are either two- or three-bedroom units; therefore, the total number of required parking spaces per the SDBL is 54. The applicant is proposing a first-floor parking garage with 41 spaces and relocating 13 existing uncovered parking stalls along the northeast and southeast side of the building. There is no applicable requirement governing the type of parking spaces to be provided (garage versus uncovered).

Therefore, the applicant will comply with the required parking for the project.

Parking Requirement
Use Units Parking Ratio Parking
Required*
Parking
Provided
Proposed 36-Unit Residential Condominium Building

Agenda Item #: 4.1
Meeting Date: July 28, 2026
36-Unit Residential
Condominium Building
36 1.5 spaces per unit for
units that are two to
three bedrooms
54 54
Total 54 54
*Number of required parking spaces is reduced pursuant to SDBL and DBCC Section 22.18.010(g)(3)(a).

SDBL provides the substantive entitlement mechanism that authorizes the increase in density from 30 to 36 units and permits the requested concessions/incentives, development standard waivers/reductions, and reduced parking ratios in exchange for the provision of affordable housing. This statute ensures that the project’s density is both preserved and implementable under State law, thereby facilitating the delivery of housing consistent with legislative intent.

The project approval is conditioned to require the applicant to enter into a regulatory agreement with the City prior to final map approval to ensure the initial and continued affordability of the three low income-restricted dwelling units.

Vesting Tentative Tract Map (DBCC Chapter 21.20.080)
Pursuant to Section 66424 of the Subdivision Map Act, a Tentative Tract Map is required for the subdivision of any units/parcels of improved land for the purpose of sale, lease, or financing. Therefore, a Tentative Tract Map is requested to subdivide the four-story, residential condominium building into airspace for 36 residential condominium units to allow each unit to be sold off and separately owned.

A Vesting Tentative Tract Map provides the Applicant with a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the vesting map application is approved by City Council. Upon approval of the Vesting Tentative Tract Map and satisfaction of applicable conditions of approval, the Applicant is entitled to rely on those development standards during the subsequent processing of the final map and building permits, subject to limitations established by the Subdivision Map Act and applicable state law.

Several necessary and required conditions of approval for the Vesting Tentative Tract Map are included in the proposed Resolution, including the recordation of City-approved Covenants, Conditions, and Restrictions (CC&Rs) that govern the condominium units prior to final map approval. The applicant will need to satisfy these conditions before a final map may be approved and recorded and/or the proposed project may be developed. Subject to these conditions of approval, Staff believes all prerequisites and findings required for approval of the proposed Vesting Tentative Tract Map pursuant to DBCC Section 21.20.080 and the Subdivision Map Act can be satisfied and made, and these findings have been included in the proposed Resolution.

In-Lieu Park Fee
State law (the “Quimby Act”) and Diamond Bar’s Subdivision Ordinance require the dedication of land or payment of fees for park or recreational purposes as a condition of approval for a tentative map. Because the proposed subdivision contains fewer than 50 dwelling units, the City may only require the payment of an in-lieu fee. Such fees are to be used only for the purpose of developing new or rehabilitating existing park or recreational facilities to serve the proposed subdivision.

DBCC Title 21(Subdivision Ordinance) Section 21.32.040 provides that the amount of the in-lieu fee paid by the applicant is based upon the number and type of dwelling units expected to be developed within the proposed subdivision, and the per-acre fair market value of the land as determined by City staff and approved by the Planning Commission or City Council at the time of approval of the Tentative Tract Map. An applicant may choose to provide an appraisal establishing the fair market value of the property, at its own expense, which the City may accept if found reasonable. To calculate the amount of the in-lieu fee, the peracre fair market value of the property is multiplied by the amount of required park acreage established by the following formula:

X = .005(UP)
Where:

Agenda Item #: 4.1
Meeting Date: July 28, 2026
• X = Required parkland (acres)
• U = Number of dwelling units
• P = 2.1 for multifamily developments containing five (5) or more dwelling units During negotiations for another residential condominium development currently under consideration by the City ("Montefino"), the applicant and City staff have mutually agreed to utilize a fair market land value of $2.8 million per acre for purposes of calculating that project's Quimby obligation. Staff believes that the agreedupon valuation provides a reasonable benchmark for comparable land within Diamond Bar. Applying that valuation to the Tranquil Garden proposal would thus yield a Quimby fee of approximately $1.06 million.

The applicant for Tranquil Garden submitted an appraisal prepared by a licensed real estate appraiser concluding that the project site's fair market value is approximately $1.47 million per acre. Thereafter, by letter dated July 16, 2026 (“Elevated Entitlements letter,” Attachment 2), the applicant requested that the City reduce the project's Quimby in-lieu park fee by accepting the appraisal's lower valuation and considering the project's unique circumstances. The applicant's request is based upon three principal arguments: (1) that the property's fair market value is substantially lower than the City's estimate because of physical site constraints; (2) that the project experienced extraordinary cost increases after the applicant voluntarily delayed processing while the City completed the Town Center Specific Plan; and (3) that the project includes deedrestricted affordable housing units.

Staff has carefully considered both the applicant's appraisal and the July 16, 2026 Elevated Entitlements letter.

Staff does not recommend granting the applicant's request to reduce the Quimby in-lieu fee calculated pursuant to the City's recommended fair market valuation. Specifically, staff does not find that the appraisal or other information submitted by the applicant supports replacing the City's recommended fair market value or reducing the calculated Quimby fee to the extent requested by the applicant.

With respect to valuation, staff does not recommend relying upon the applicant’s appraisal to establish the property's fair market value. While the Elevated Entitlements letter identifies several characteristics of the property—including its irregular configuration, freeway adjacency, easements, constrained access, and limited street visibility—staff does not believe these factors support the substantial reduction in value reflected in the appraisal. Staff is also concerned that the appraisal relies upon comparable sales from jurisdictions with materially different market conditions than those existing in Diamond Bar and that the appraisal methodology does not adequately support the resulting significant downward adjustment in value. Montefino’s appraisal, on the other hand, relied entirely on comparable land sales within Diamond Bar, which staff found to be a reasonable reflection of local prevailing market conditions.

Recommended Discretionary Adjustment
Applying the formula prescribed by Subdivision Ordinance Section 21.32.040, a fair market value of $2.8 million per acre results in a calculated in-lieu park fee of $1,058,400.

Notwithstanding staff's recommendation regarding the property's fair market value, staff believes the applicant has identified several unique project-specific circumstances that warrant separate consideration as a discretionary adjustment to the calculated in-lieu park fee. Unlike the issue with comparable land sales listed in the appraisal, these circumstances do not affect the property's fair market value, but rather support a limited equitable reduction in the amount of the fee imposed.

First, the applicant voluntarily delayed formal processing of the project while the City completed preparation and adoption of the C-3-H/RH-30 zoning designation to meet a Housing Element implementation deadline while the Town Center Specific Plan process was still underway. Although the applicant could have independently pursued a zone change application, the applicant instead agreed to postpone formal processing so that the project could proceed with its broader rezoning effort. During the intervening years, land values, construction costs, financing costs, insurance costs, and other development expenses increased substantially. Staff believes it is appropriate for the City to recognize that the applicant's cooperation advanced an important City planning initiative while exposing the project to significantly greater development

Agenda Item #: 4.1
Meeting Date: July 28, 2026
costs than would likely have been incurred had the project proceeded several years earlier.

Second, the proposed project will provide three deed-restricted low-income ownership units while implementing the City's Housing Element. Although the provision of affordable housing alone would not justify modifying the Quimby fee methodology, staff believes it is an appropriate factor for the City Council to consider in evaluating whether a limited discretionary adjustment is warranted.

Third, although the project contains fewer than fifty dwelling units and therefore does not qualify for a mandatory recreational credit pursuant to Subdivision Ordinance Section 21.32.040(e)(6), it nevertheless provides approximately 9,353 square feet of private recreational amenities, including a fitness room, clubhouse, open courtyard, and rooftop community garden. These amenities will provide meaningful recreational opportunities for future residents while reducing, to some degree, the demand placed upon City park facilities.

Staff emphasizes that these considerations do not support modifying the property's fair market value or the methodology prescribed by the Subdivision Ordinance for calculating the Quimby fee. Rather, staff believes they support a limited discretionary adjustment to the fee that would otherwise be imposed.

Staff has also considered the potential application of Labor Code section 1720(c)(2)(B)(i) and the potential applicability of California’s prevailing wage laws. That section provides that a private development project receiving public subsidies (in this case, a reduction in Quimby fees) exceeding $600,000 may constitute a "public work" subject to California's prevailing wage requirements. While the applicability of that provision depends upon the particular facts and circumstances of a project, staff believes it is prudent to recommend an adjustment that remains below that statutory threshold in order to avoid creating uncertainty regarding the potential application of the prevailing wage laws.

Accordingly, staff recommends that the City Council calculate the Quimby fee using a fair market value of approximately $2.8 million per acre, but reduce the calculated fee by $450,000, which recognizes the project's unique equitable circumstances while remaining below the monetary threshold identified in the Labor Code.

This recommendation is based upon the unique combination of circumstances presented by this project. Those circumstances include: (1) the applicant's voluntary delay in processing the project while the City completed the C-3-H/RH-30 rezoning; (2) the project's role as the first residential implementation project within the Specific Plan area; (3) the substantial increase in development costs incurred during that delay; (4) the provision of three deed-restricted affordable ownership units; and (5) the provision of approximately 9,353 square feet of private recreational amenities that will reduce, to some degree, the recreational demand otherwise placed upon City park facilities.

The recommended discretionary adjustment in the project’s Quimby fee is summarized in the following table:

Fair Market Value $2,800,000
Unadjusted Quimby Fee (X = .005UP) $1,058,400
Recommended Discretionary Adjustment ($ 450,000)
Adjusted Quimby Fee $ 608,400
The recommended adjustment is based upon the totality of these unique facts and should not be construed as modifying the City's methodology for determining fair market value under Subdivision Ordinance Section

21.32.040 or as establishing a generally applicable policy or precedent for future residential subdivisions. These circumstances are collectively unique to this project and are not expected to recur as future Town Center development proceeds under the adopted planning framework and future development impact fee methodology.

Development Review (DBCC Chapter 22.48)
Pursuant to Chapter 22.48 of the DBCC, approval of an application for Development Review (DR) is required for proposed development of new multiple-family dwellings to ensure that development projects comply with all applicable design guidelines and standards, and minimize adverse effects on surrounding properties and the environment. However, pursuant to DBCC Section 22.18.040(c)(2) and the Housing Accountability Act

Agenda Item #: 4.1
Meeting Date: July 28, 2026
(Government Code Section 65589.5), the subjective findings set forth in DBCC Section 22.48.040 are not required to be made as a prerequisite to approval of a Development Review application for a housing development project, and the City must apply applicable, objective General Plan and zoning standards and criteria, including design review standards, in effect at the time that the application for the proposed project was deemed complete.

At the time the application was deemed complete, the City had not adopted objective design standards applicable to the project. Although the Town Center Specific Plan (TCSP) subsequently established objective design standards for future development within the Specific Plan area, those standards were adopted after the project application was deemed complete and therefore cannot be applied to the Project. Accordingly, the City’s review is limited to the objective standards in effect at the time of application completeness, including applicable State Density Bonus Law requirements, all of which the Project satisfies.

Development Standards: The following table compares the proposed project with the proposed City’s development standards for residential development in the Regional Commercial - Housing Element Overlay zone:

Development Feature Development
Standards
Proposed Meets
Requirements
Residential Density 20 units per acre
(minimum), 30 units per
acre (maximum)
36 units per acre No*
Front Setback None 53’-4” Yes
Side Setback None 47’-8” northeast side,
10 feet south side
Yes
Rear Setback None 5’-1” Yes
Lot Coverage 60% 44% Yes
Building Height Limit 35 feet 60’-6” No**
Min. Percent of Site
Area Required to be
Landscaped
15% 10% No**
Parking 54 spaces 54 spaces Yes
*The base density proposed without SDBL is 30 units per acre. Since the applicant is allocating 10% of the 30 units to be restricted for low income, SDBL grants a 20% density increase. Therefore, 20% of 30 is six additional units, or 36 units per acre. **Waiver of maximum height requirements and reduction of landscaping requirements are granted pursuant to SDBL and DBCC Section 22.18, as aforementioned.

Except for those development standards the applicant has requested to be waived or reduced pursuant to the SDBL, the proposed project complies with all objective development and design standards applicable to development subject to the Regional Commercial – Housing Element Overlay zoning.

Town Center Specific Plan Objective Design Standards:Although the project is not required to comply with the Town Center Specific Plan Objective Design standards, as stated previously, the applicant has designed the proposed condominium building to be consistent with the Disciplined Modern objective standards intended to guide future development within the Town Center, as set forth in Section 6.16.5 of the Town Center Specific Plan. The project demonstrates consistency with the following TCSP objective design standards:
• Massing: The proposed building is composed of multiple articulated vertical volumes that break down the overall length and scale of the structure. Projecting tower elements, recessed wall

Agenda Item #: 4.1
Meeting Date: July 28, 2026
planes, balconies, and changes in building height create a layered façade that provides visual depth and avoids long uninterrupted elevations. The building incorporates distinct vertical bays that establish a repetitive architectural rhythm while emphasizing primary building entrances and architectural focal points. The varying parapet heights and rooftop elements further reduce the perceived building mass.
• Base: The ground floor is visually differentiated from the upper residential floors through the use of a distinct architectural base. The base incorporates a different material palette and color, including concrete-like finishes, and provides a strong horizontal transition between the podium level and residential stories above.
• Primary Walls of Upper Floors: The upper residential stories establish clearly defined primary façade planes that comprise the majority of each elevation. Recessed windows, balconies, projecting architectural frames, and accent materials create secondary façade planes that provide additional depth and articulation while maintaining the predominance of the primary wall plane.

The use of contrasting exterior finishes, including smooth stucco and darker accent panels, further emphasizes the building's layered architectural composition. • Roof-Wall Connections: The building incorporates articulated parapets and varying roof heights that terminate each building volume in a cohesive manner. Decorative cornices, parapet caps, and rooftop architectural elements provide a continuous architectural edge that visually integrates the roofline with the building façades rather than creating an abrupt termination. • Roof: The project utilizes a primarily flat roof form consistent with contemporary mixed-use and multifamily development envisioned by the TCSP. Rooftop architectural elements, including parapets and trellis features, provide visual interest while screening rooftop equipment from public view.
• Drainage: Building elevations do not show exposed gutters along the primary façades. Roof drainage systems are integrated into the building design to maintain clean architectural lines consistent with the intent of the TCSP standards.
• Door and Window Openings: The proposed elevations incorporate recessed windows and doors throughout the residential façades, providing shadow lines and architectural depth. Window openings are organized into a consistent and proportional pattern that reinforces the building's repetitive bay system. The regular spacing and alignment of windows contribute to a cohesive architectural composition while avoiding large uninterrupted wall surfaces.

Attached Elements: The project incorporates numerous attached architectural elements, including recessed balconies, projecting balcony frames, awnings, trellises, and architectural surrounds over window and door openings. These elements create additional façade articulation and reinforce the vertical bay composition.

Agenda Item #: 4.1
Meeting Date: July 28, 2026
Northeast 3-D Rendering (view from Best Western Hotel)
No Net Loss (Government Code Section 65863 and DBCC Section 22.18.050) A component of preparing the City’s Housing Element is the identification of vacant and underutilized sites suitable for residential development, and an evaluation of the housing development potential of these sites in fulfilling the City’s RHNA. Pursuant to Government Code Section 65863, the City must ensure its Housing Element sites inventory continues to have capacity at all times to accommodate the RHNA by income group throughout the planning period. If a jurisdiction approves a development on a parcel identified in its Housing Element sites inventory with fewer units in an income category than shown in the Housing Element, the City must either make findings that the Housing Element’s remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level, or identify and make available additional adequate sites to accommodate the remaining unmet RHNA for each income category. A jurisdiction may not disapprove a housing development project on the basis that it does not propose as many affordable units as projected for the project site in the Housing Element of if approval of the development would trigger the identification or zoning of additional adequate sites to accommodate the remaining RHNA.

The undeveloped project site (APN 8717-008-189) was identified in the 6th Cycle Housing Element as a Town Center Mixed Use Site to be rezoned from its then existing commercial use and listed the project site as having a realistic capacity to accommodate 7 very low income units, 5 low income units, 5 moderate income units, and 7 above moderate-income units. The proposed project would provide 33 above moderate-income units and 3 low-income units, resulting fewer very low, low, and moderate income units than projected for the site in the Housing Element.

Approval of the proposed project will not prompt the City to identify and make available any additional sites, as the remaining sites identified in the Housing Element are adequate to meet the requirements of Section 65583.2 and to accommodate the City’s remaining share of the unmet RHNA for the planning period.

However, because the proposed project will result in the development of fewer very low, low, and moderate income units than projected for the site in the Housing Element, Government Code section 65863 and DBCC Section 22.18.050 require the final review authority to make a written finding supported by substantial evidence that the remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's share of the regional housing need pursuant to Government Code Section 65584. This finding must include a quantification of the remaining unmet need for the City’s RHNA at each income level and the remaining capacity of sites identified in the Housing Element to accommodate that need by income level.

Agenda Item #: 4.1
Meeting Date: July 28, 2026
At the time the 6th Cycle Housing Element was prepared and adopted, the City’s RHNA was calculated to be 2,521 units, divided into the following categories: 844 very low-income units, 434 lower-income units, 437 moderate-income units, and 806 above moderate-income units. The sites identified in the certified Housing Element were determined adequate to accommodate a total of 2,665 units, including 39 more units than the City’s unmet RHNA in the very low income category, 36 more units than the City’s unmet RHNA in the lower income category, 3 more units than the City’s unmet RHNA for the moderate-income category, and 64 more units than the City’s unmet RHNA for the above-moderate income category. Overall, the sites inventory in the adopted Housing Element reflected a total capacity surplus of 144 units.

Since the beginning of the 6th RHNA cycle, the City has approved or entitled 230 housing units, including 86 very low income units, 103 low income units, 12 moderate income units, and 29 above moderate income units.

After accounting for permitted and entitled units since the beginning of the 6th RHNA cycle, and the 3 low income units and 33 above moderate income units in the proposed project, the City’s total remaining capacity surplus for each income category in excess of its RHNA would be 118 very low income units, 137 low income units, 10 moderate income units, and 119 above moderate income units. Therefore, although the proposed project will result in 7 fewer very low-income, 2 fewer low-income, and 5 fewer moderate-income units than were assumed for the project site in the Housing Element, the remaining sites identified in the Housing Element will still be sufficient to accommodate the City’s total remaining unmet RHNA if the proposed project is approved. The required No Net Loss findings can be made and are included in the proposed Resolution.

Additional Review
The L.A. County Public Works, L.A. County Sanitation District, Spectrum Cable Company, Public Works Department, and Building and Safety Division have reviewed this project, and their comments are included in the attached resolution as conditions of approval.

NOTICE OF PUBLIC HEARING:

On July 2, 2026, and July 17, 2026, public hearing notices were mailed to property owners within a 500-foot radius of the project site. The notice was also published in the San Gabriel Valley Tribune newspaper on July 2, 2026, and July 17, 2026. A notice display board was posted at the site, and a copy of the notice was posted at the City's designated community posting sites.

PUBLIC COMMENTS RECEIVED:

As of the date of publication of this staff report, staff has received two written public comments regarding the proposed project. One comment was provided by Gonzalez on July 14, 2026, and another comment was provided by Camacho on July 21, 2026. Copies of the comments are included as attachments to this report.

ENVIRONMENTAL ASSESSMENT:

This Project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, Staff recommends that the Planning Commission recommend that the City Council determine that the proposed project is exempt from CEQA pursuant to AB 130. (Codified as Public Resources Code § 21080.66.)
AB 130 created a new statutory CEQA exemption for infill housing development projects meeting specified criteria and which have undergone a consultation process with California Native American tribes that are traditionally and culturally affiliated with the project site. (Codified as Public Resources Code § 21080.66.) Among other requirements, the exemption applies to housing development projects that are located within an urbanized area and on a site that is less than 20 acres in size and consistent with the applicable General Plan and zoning designation. The project must also achieve a minimum density of 15 dwelling units per acre and comply with objective development standards and applicable State housing laws, including density bonus

Agenda Item #: 4.1
Meeting Date: July 28, 2026
provisions where applicable. In addition, the site cannot be located within environmentally sensitive or hazardous areas identified by State law, such as wetlands, designated conservation lands, very high fire hazard severity zones (in certain circumstances), hazardous waste sites, or other historic or otherwise protected resource areas listed in the statute.

Based on City staff’s review and the AB 130 CEQA Checklist provided by the applicant on June 23, 2026 (included as Attachment 4), the proposed 36-unit residential condominium development is located within a developed urban area, is consistent with the site’s land use designation and zoning regulations, and complies with applicable objective development standards. The project site is not located within any of the environmentally sensitive or hazardous areas identified in the statute, and no historic resources have been identified on the property. Accordingly, City staff has determined that the Project satisfies the applicable requirements of Assembly Bill 130 and is therefore recommending that the proposed project be found to be exempt from further environmental review under CEQA.

Freeway Proximity Requirements
For projects located within 500 feet of a freeway, AB 130 requires that buildings have a centralized HVAC systems with air intakes facing away from the freeway, provide specified air filtration media that must be replaced at the manufacturer’s designated interval, and not have any balconies facing the freeway. The proposed project is located within 500 feet of the 60 Freeway, but meets (or will be conditioned to meet) all of these requirements.

Tribal Cultural Resources
While AB 130 provides a statutory exemption from further environmental review for qualifying housing development projects, the legislation established its own tribal consultation requirements to ensure that potential impacts to tribal cultural resources are identified and addressed.

As required by AB 130, the City initiated and concluded AB 130 tribal consultation with each tribe that is traditionally and culturally affiliated with the project site and that requested such consultation. Based on tribal consultation, measures have been incorporated into the project’s conditions of approval that are designed to avoid significant impacts to tribal cultural resources.

A summary of AB 130 Tribal Consultation for the Tranquil Garden project is included as Attachment 5.

PREPARED BY:

Rudy Lopez, Assistant Planner, Planning
ATTACHMENTS:

1. Draft Resolution No. 2026-09 (Recommending City Council Approval of SDBL, VTTM, and DR) and Conditions of Approval

2. Elevated Entitlements Letter

3. Appraisal Submitted by Applicant for Calculation of In-lieu Park Fee

4. AB 130 CEQA Checklist and Technical Studies

5. Summary of AB 130 Tribal Consultation

6. Comment Received from Gonzalez on July 14, 2026

7. Comment Received from Camacho on July 21, 2026

8. Vesting Tentative Tract Map, Architectual, Grading, and Landscape Plans

..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
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2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL tranquil garden | 36 Unit Multi-Family Project
DIAMOND BAR CA, 91789 | APN 8717-008-189

PROJECT DESCRIPTION

PARTICIPANTS
G-100 TITLE SHEET
SHEET INDEX 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL

..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
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Jul 01, 2026
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Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-101 PROJECT DATA & CODE.DWG XREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL

BUILDING SUMMARY
G-101 PROJECT DATA
NOTES
Density Bonus Law
Density Bonus
Project may achieve a 20% density increase (total 36 units) with the provision of 10% low-income housing units (3 units)
Proposed Incentive/Concession
Relief from undergrounding utility requirements
Proposed Waivers/Reductions
- Waiver of maximum height requirements to permit a maximum height of 60 feet, 6 inches (60'-6") - Reduction of landscaping requirements from 15% to 10% - Reduction of exterior parking stall size to 9'x17', and reduction of interior parking stall size to 9'x18' SECTION 1511 ROOF STRUCTURES
CHAPTER 6: TYPES OF CONSTRUCTION

PARKING NO VAN 48"X48" 54"X60"
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
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issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWG XREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _A-201 [.\_A-201 Elevations.dwg] AP_elev [.\AP_elev.dwg] _kn_elev [.\_kn_elev.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL

OVERALL SITE PLAN
SCALE: 1" = 30'-0" 2 VICINITY MAP
SCALE: N.T.S. 1 G-102 OVERALL SITE PLAN

PROJECT LOCATION

PARKING
NO
VAN
48"X48"
54"X60"
100'
51'
53'
54'
29'
21'
17'
12'
7'
30'
38'
21'
13'
11'
11' 6' 25'
15'

EXIT ACCESS TRAVEL DISTANCE PER TABLE
1006.2.1

COMMON PATH OF EGRESS
PARKING GARAGE 100'= 100' MAX (100')
99 OCC./ 3 EXITS = 33 OCC. x 0.15 INCHES (PER 1005.3.2.1) 4.95" REQUIRED 32" MIN. PROVIDED

EGRESS WIDTH
GROUND FLOOR: 99 OCCUPANCIES

TOTAL OCCUPANT LOAD
Lobby = 3
Elevator Rm 1 = 1
Mechanical Room = 2
Bike Storage = 8
Elevator Rm 2 = 2
Parking Garage = 83
99 OCC./ 3 EXITS = 33 OCC. x 0.15 INCHES (PER 1005.3.2.1) 4.95" REQUIRED 72" MIN. PROVIDED

EGRESS WIDTH
99 OCC./ 3 EXITS = 33 OCC. x 0.15 INCHES (PER 1005.3.2.1) 4.95" REQUIRED 72" MIN. PROVIDED

EGRESS WIDTH

EXIT ACCESS TRAVEL DISTANCE PER
TABLE 1006.2.1

COMMON PATH OF EGRESS
Mechanical Room
30' + 7' + 38'= 75' MAX (75')
Bike Storage
12' + 17' + 38' =67' MAX (100')

EXIT ACCESS TRAVEL DISTANCE PER
TABLE 1017.2
Parking Garage
100' +54' +13' + 3' + 3'= 173' MAX
(400')
Elevator Room 1
21' + 29 + 3' = 53' MAX (400')
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2
Parking Garage
100' + 51' + 53' + 21' + 13' +11' + 11' + 25' = 285' MAX (400') Mechanical Room
30' + 7' + 38' + 21' +13' +11' + 11' + 25' =156' Max (400') Bike Storage
17' + 12' +38' +21' + 13' + 11' + 11' +25' = 148' MAX (250') EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2
Parking Garage
100' + 51' + 53' + 21' + 13' +11' + 6' = 255' MAX (400') Mechanical Room
30' + 7' + 38' + 21' +13' +11' + 6' =126' Max (400')
Bike Storage
17' + 12' +38' +21' + 13' + 11' + 11' +6' = 129' MAX (250')

PARKING GARAGE
S-2
16525
/ 200 =
83 OCCUPANTS
ELEV. RM 1
U
438
/ 300 =
2 OCCUPANTS
MECH. ROOM
U
426
/ 300 =
2 OCCUPANTS

BIKE STRG
S-1
369
/ 50 =
8 OCCUPANTS

TRASH ENCLOSURE
U
ELEC. ROOM
U
ELEVATOR RM 2
U
61 / 300 =
1 OCCUPANTS
LOBBY
R-2
600
/ 200 =
3 OCCUPANTS
10'
13' 3'3'
MIN. SEPERATION 171'-2" 171'-2"/3=57'-1" OF EXITS =
1 2
1 2

DIRECTIONAL CEILING MOUNTED ILLUMINATED EXIT SIGN
LEGEND

EXITING PATH OF TRAVEL
2ND FLOOR: 341 OCCUPANCIES

TOTAL OCCUPANT LOAD
B2 units = 2x5=10
B2-B units = 1x5=5
B3 units = 2x5=10
B4 units = 2x4=8
B5 units = 1x4=4
C1 units = 1x6=6
C2 units = 1x7=7
KITCHEN = 2
Shower Room = 1
Restroom = 1
Storage Room = 1
Club House/Lounge = 76
Classroom/Lounge = 42
Gym = 25
Courtyard= 143
(341 OCC./2 EXITS) x 0.20 INCHES (PER 1005.3.1.1) 34.1" REQUIRED 44" MIN. PROVIDED

STAIR WIDTH
341 OCC./ 2 EXITS =171 OCC. x 0.15 INCHES (PER 1005.3.2.1) 25.65" REQUIRED 32" MIN. PROVIDED

EGRESS WIDTH
20'
107'
27' 5'
6'
16'
16'
10'
82' 16'
8'

EXIT ACCESS TRAVEL DISTANCE
PER TABLE 1006.2.1

COMMON PATH OF EGRESS
RESIDENTIAL B5 UNIT
10'+16' +16' + 6' + 5' + 27'=
80' MAX (125')
8'
6'
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 107' +20'= 191' MAX (250')
GYM
31' + 11' + 40' +16' + 9' +8' +20' =135' MAX (250')

EXIT ACCESS TRAVEL DISTANCE PER TABLE
1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 24' + 82' +16'
+ 8' + 6'= 200' MAX (250')

COURTYARD
14' + 6' + 82' + 16' + 8' = 126' MAX
(250')
(341 OCC./2 EXITS) x 0.20 INCHES (PER 1005.3.1.1) 34.1" REQUIRED 44" MIN. PROVIDED

STAIR WIDTH
341 OCC./ 2 EXITS = 171 OCC. x 0.15 INCHES (PER 1005.3.2.1) 25.65" REQUIRED 32" MIN. PROVIDED

EGRESS WIDTH
10'
30' 31'
11'
40'
16'
9'
6' 24'
14'
B5
R-2
740
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS C1
R-2
1172
/ 200 =
6 OCCUPANTS
C2
R-2
1257
/ 200 =
7 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2-B
R-2
950
/ 200 =
5 OCCUPANTS

KITCHEN
A-2
253
/ 200 =
2 OCCUPANTS

CLUB HOUSE/LOUNGE
A-2
1058
/ 15 =
76 OCCUPANTS

CLASSROOM/LOUNGE
A-2
623
/ 15 =
42 OCCUPANTS
GYM
A-3
1215
/ 50 =
25 OCCUPANTS

STRG RM
S-1
56 SF
/ 300 =
1 OCC.

RESTROOM
A-2
60 / 200 =
1 OCCUPANTS

SHWR RM
A-2
60 / 200 =
1 OCCUPANTS

TRASH RM
U

COURTYARD
A-2
2139
/ 15 =
143 OCCUPANTS
171'-2" MIN. SEPERATION 171'-2"/3=57'-1" OF EXITS =
2 4
4 2
(80 OCC./2 EXITS) x 0.20 INCHES (PER 1005.3.1.1) 8" REQUIRED 44" MIN. PROVIDED

STAIR WIDTH
80 OCC./ 2 EXITS = 40 OCC. x 0.15 INCHES (PER 1005.3.2.1) 6" REQUIRED 32" MIN. PROVIDED

EGRESS WIDTH
80 OCC./ 2 EXITS = 40 OCC. x 0.15 INCHES (PER 1005.3.2.1) 6" REQUIRED 32" MIN. PROVIDED

EGRESS WIDTH
(80 OCC./2 EXITS) x 0.20 INCHES (PER 1005.3.1.1) 8" REQUIRED 44" MIN. PROVIDED

STAIR WIDTH
20'
84'
27' 5'
6'
16'
16'
10'
16' 106'
8'
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1006.2.1

COMMON PATH OF EGRESS
RESIDENTIAL B5 UNIT
10'+16' +16' + 6' + 5' + 27'= 80' MAX (125')
8'
11'
49'
51'
9'
4'
25'
4'
14'
3RD FLOOR: 80 OCCUPANCIES

TOTAL OCCUPANT LOAD
B1 units = 2x5 = 10
B2 units = 2x5=10
B2-B units = 1x5=5
B3 units = 2x5=10
B4 units = 3x4=12
B5 units = 1x4=4
C1 units = 1x6=6
C2 units = 1x7=7
Deck = 16

EXIT ACCESS TRAVEL DISTANCE PER TABLE
1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 23' + 84'
+20'= 191' MAX (250')
DECK
19' + 7' + 7' + 4' + 84' + 20' = 141'
MAX (250')

EXIT ACCESS TRAVEL DISTANCE PER
TABLE 1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 106'
+16' + 8' + 6'= 200' MAX (250')
23'
7'
7'
4'
19'
B4
R-2
787
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS C1
R-2
1172
/ 200 =
6 OCCUPANTS
C2
R-2
1257
/ 200 =
7 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2-B
R-2
950
/ 200 =
5 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS
B5
R-2
740
/ 200 =
4 OCCUPANTS B4
R-2
787
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS C1
R-2
1172
/ 200 =
6 OCCUPANTS
C2
R-2
1257
/ 200 =
7 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2-B
R-2
950
/ 200 =
5 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS DECK
A-2
238
/ 15 =
16 OCCUPANTS
MIN. SEPERATION 171'-2" 171'-2"/3=57'-1" OF EXITS = 2 4 4 2

EXIT EXIT ID- AT GROUND FLOOR TO

BUILDING EXIT
1 2
3 4

STAIR ID W/ ROOF ACCESS - AT

STAIRWELL

STAIR SIGNAGE

ROOF ACCESS ID- AT ROOF

ACCESS STAIRWELL
*ROOF ACCESS STAIR ID- AT EXTERIOR

OF STAIRWELL
2 STAIR 2
B THROUGH 4

ROOF ACCESS
STAIRS 2 EXIT STAIR
DOWN
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:

Jun 30, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWG XREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _A-201 [.\_A-201 Elevations.dwg] AP_elev [.\AP_elev.dwg] _kn_elev [.\_kn_elev.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg], , , , , , , , PLOTTED: Layout: June 30, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL G-103
EXIT TRAVEL DEISTANCE (CBC 2022 TABLE 1017.2) CODE ANALYSIS - MEANS OF EGRESS EGRESS REQUIREMENTSFOR RESIDENTIAL AND S-1 OCCUPANCIES: 250' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR UTILITY OCCUPANCIES: 400' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR ASSEMBLY OOCUPANCIES: 250' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR S-2 OCCUPANCIES: 400' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS COMMON PATH OF TRAVEL DISTANCE (CBC 2022 TABLE 1006.2.1) FOR R-2 OCCUPANCIES: 125' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR U OCCUPANCIES: 75' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR A OOCUPANCIES: 75' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR S OCCUPANCIES: 100' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS EGRESS WIDTH PER OCCUPANT (CBC 2022 SECTION 1005) MINIMUM STAIR WIDTH IN SPRINKLERED BUILDINGS IS 0.3" PER OCCUPANT.

OTHER EGRESS COMPONOENTS IN SPRINKLERED BUILDINGS REUQIRE .2" PER OCCUPANT.

SEE PLAN FOR OCCUPANT LOAD AND EGRESS WIDTH CALCULATIONS.

GROUND FLOOR - EGRESS
SCALE: 1" = 20'-0" 1
2ND FLOOR - EGRESS
SCALE: 1" = 20'-0" 2
3RD FLOOR - EGRESS
SCALE: 1" = 20'-0" 3
SCALE: 1" = 20' - 0"
0 10 20 40
SCALE: 1" = 20' - 0"
0 10 20 40
SCALE: 1" = 20' - 0"
0 10 20 40

DIRECTIONAL CEILING MOUNTED ILLUMINATED EXIT SIGN
LEGEND

EXITING PATH OF TRAVEL
4TH FLOOR: 64 OCCUPANCIES

TOTAL OCCUPANT LOAD
B1 units = 2x5 = 10
B2 units = 2x5=10
B2-B units = 1x5=5
B3 units = 2x5=10
B4 units = 3x4=12
B5 units = 1x4=4
C1 units = 1x6=6
C2 units = 1x7=7
(64 OCC./2 EXITS) x 0.20 INCHES (PER 1005.3.1.1) 6.4" REQUIRED 44" MIN. PROVIDED

STAIR WIDTH
64 OCC./ 2 EXITS = 32 OCC. x 0.15 INCHES (PER 1005.3.2.1) 4.8" REQUIRED 32" MIN. PROVIDED

EGRESS WIDTH
64 OCC./ 2 EXITS = 32 OCC. x 0.15 INCHES (PER 1005.3.2.1) 4.8" REQUIRED 32" MIN. PROVIDED

EGRESS WIDTH
(64 OCC./2 EXITS) x 0.20 INCHES (PER 1005.3.1.1) 6.4" REQUIRED 44" MIN. PROVIDED

STAIR WIDTH
20'
107'
27' 5'
6'
16'
16'
10'
106'
16'
8'

EXIT ACCESS TRAVEL DISTANCE
PER TABLE 1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 107'
+20'= 191' MAX (250')
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1006.2.1

COMMON PATH OF EGRESS
RESIDENTIAL B5 UNIT
10'+16' +16' + 6' + 5' + 27'= 80' MAX (125')
8'
11'
49'
51'
9'
4'
25'
4'
14'

EXIT ACCESS TRAVEL DISTANCE
PER TABLE 1017.2
RESIDENTIAL B5 UNIT
10' + 16' + 6' + 5' +27' + 106'
+16' + 8'= 194' MAX (250')
B5
R-2
740
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS
B3
R-2
969
/ 200 =
5 OCCUPANTS C1
R-2
1172
/ 200 =
6 OCCUPANTS
C2
R-2
1257
/ 200 =
7 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2
R-2
948
/ 200 =
5 OCCUPANTS
B2-B
R-2
950
/ 200 =
5 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS
B4
R-2
787
/ 200 =
4 OCCUPANTS
B1
R-2
949
/ 200 =
5 OCCUPANTS
MIN. SEPERATION 171'-2"
2 4 171'-2"/3=57'-1" OF EXITS =
4 2
(294 OCC./2 EXITS) x 0.20 INCHES (PER 1005.3.1.1) 29.4" REQUIRED 44" MIN. PROVIDED

STAIR WIDTH
294 OCC./ 2 EXITS = 124 OCC. x 0.15 INCHES (PER 1005.3.2.1) 22.05" REQUIRED 32" MIN. PROVIDED

EGRESS WIDTH

EXIT ACCESS TRAVEL DISTANCE
PER TABLE 1017.2
Roof Deck
9' + 6' + 23' +4' +13' +5'
+23' +11' + 4'= 98' MAX
(250')
EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2
Roof Deck
7' + 5' + 24' + 19' + 4' + 13' +16'= 88'' MAX (250')
294 OCC./ 2 EXITS = 124 OCC. x 0.15 INCHES (PER 1005.3.2.1) 22.05" REQUIRED 32" MIN. PROVIDED

EGRESS WIDTH
(294 OCC./2 EXITS) x 0.20 INCHES (PER 1005.3.1.1) 29.4" REQUIRED 44" MIN. PROVIDED

STAIR WIDTH
4'
11'
23'
5'
13'
4'
23'
6'
9'
16'
13'
4'
19'
5'
24' 5'
7'

ROOF DECK
A-2
4401
/ 15 =
294 OCCUPANTS MIN. SEPERATION 171'-2" 171'-2"/3=57'-1" OF EXITS = 2 4
4 2
3 3

EXIT EXIT ID- AT GROUND FLOOR TO

BUILDING EXIT
1 2
3 4

STAIR ID W/ ROOF ACCESS - AT

STAIRWELL

STAIR SIGNAGE

ROOF ACCESS ID- AT ROOF

ACCESS STAIRWELL
*ROOF ACCESS STAIR ID- AT EXTERIOR

OF STAIRWELL
2 STAIR 2
B THROUGH 4

ROOF ACCESS
STAIRS 2 EXIT STAIR
DOWN
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:

Jun 30, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWG XREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _A-201 [.\_A-201 Elevations.dwg] AP_elev [.\AP_elev.dwg] _kn_elev [.\_kn_elev.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg], , , , , , , , PLOTTED: Layout: June 30, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL G-104
EXIT TRAVEL DEISTANCE (CBC 2022 TABLE 1017.2) CODE ANALYSIS - MEANS OF EGRESS EGRESS REQUIREMENTSFOR RESIDENTIAL AND S-1 OCCUPANCIES: 250' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR UTILITY OCCUPANCIES: 400' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR ASSEMBLY OOCUPANCIES: 250' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR S-2 OCCUPANCIES: 400' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS COMMON PATH OF TRAVEL DISTANCE (CBC 2022 TABLE 1006.2.1) FOR R-2 OCCUPANCIES: 125' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR U OCCUPANCIES: 75' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR A OOCUPANCIES: 75' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS FOR S OCCUPANCIES: 100' MAXIMUM TRAVEL DISTANCE IN SPRINKLERED BUILDINGS EGRESS WIDTH PER OCCUPANT (CBC 2022 SECTION 1005) MINIMUM STAIR WIDTH IN SPRINKLERED BUILDINGS IS 0.3" PER OCCUPANT.

OTHER EGRESS COMPONOENTS IN SPRINKLERED BUILDINGS REUQIRE .2" PER OCCUPANT.

SEE PLAN FOR OCCUPANT LOAD AND EGRESS WIDTH CALCULATIONS. 4TH FLOOR - EGRESS
SCALE: 1" = 20'-0" 1 ROOF DECK - EGRESSSCALE: 1" = 20'-0" 2 SCALE: 1" = 20' - 0"
0 10 20 40
SCALE: 1" = 20' - 0"
0 10 20 40

PARKING NO
VAN
48"X48"
54"X60"
40'-1"
FSD
55'-10"
FSD
cL
cL
34'-2" FSD
33'-3" FSD 35'-9" FSD
46'-3" FSD
41'-4" FSD
10'-0"
A'
40'-1"
FSD
55'-10"
FSD
14'-3"
C'
10'-0"
A'
10'-0"
A'
10'-0"
A'
10'-0"
A'
10'-0"
A'
13'-0"
B'
10'-0"
A'
13'-0"
B'
10'-0"
A'
c
cL
L34'-2" FSD
33'-3" FSD 35'-9" FSD
46'-3" FSD
41'-4" FSD
10'-0"
A'
10'-0"
A'
cL
40'-1"
FSD
55'-10"
FSD
14'-3"
C'
10'-0"
A'
10'-0"
A'
10'-0"
A'
10'-0"
A'
10'-0"
A'
13'-0"
B'
10'-0"
A'
13'-0"
B'
10'-0"
A'
c
cL
L34'-2" FSD
33'-3" FSD 35'-9" FSD
46'-3" FSD
41'-4" FSD
10'-0"
A'
10'-0"
A'
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748626-913-8101
CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:

Jun 30, 2026
drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWG XREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] _A-201 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_A-201 Elevations.dwg] AP_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_elev.dwg] _kn_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_kn_elev.dwg] U_B2 [N:\2020_Proj\2002_Res_Tranquil Ga PLOTTED: Layout: June 30, 2026DRAWING FILE:
2002
TRANQUIL GARDEN36 UNIT MULTI-FAMILY PROJECTDIAMOND BAR, CA 91789APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL
G-105 CODE ANALYSIS - ALLOWABLE OPENINGS

GROUND FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"
1 2ND FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"
2 3RD FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"
3 SCALE: 1" = 30' - 0" 0 15 30 60
SCALE: 1" = 30' - 0" 0 15 30 60SCALE: 1" = 30' - 0" 0 15 30 60

13'-0"
13'-0"
17'-3"
40'-1"
FSD
55'-10"
FSD
14'-3"
C'
10'-0"
A'
10'-0"
A'
10'-0"
A'
10'-0"
A'
10'-0"
A'
13'-0"
B'
10'-0"
A'
13'-0"
B'
10'-0"
A'
cL
cL
34'-2" FSD
33'-3" FSD 35'-9" FSD
46'-3" FSD
41'-4" FSD
10'-0"
A'
10'-0"
A'
40'-1"
FSD
55'-10"
FSD
14'-3"
C'
10'-0"
A'
10'-0"
A'
10'-0"
A'
10'-0"
A'
10'-0"
A'
13'-0"
B'
10'-0"
A'
13'-0"
B'
10'-0"
A'
c
cL
L34'-2" FSD
33'-3" FSD 35'-9" FSD
46'-3" FSD
41'-4" FSD
10'-0"
A'
10'-0"
A'

GROUND FLOOR

SECOND FLOOR

THIRD FLOOR
T.O. ROOF

STREET LEVEL
T.O. PARAPET
T.O. STAIR TOWER

FOURTH FLOOR
11'-0" 11'-0" 11'-0"
11'-0"
5'-6" 10'-6"
60'-6"
6"
50'-0"
10'-2"
A'
9'-10"
A'
23'-0"
A'
20'-9"
A'
24'-1"
A'
21'-1"
A'
21'-7"
A'
11'-6"
A'
2'-3"
B'
2'-3"
B'
3'-2"
B'
3'-3"
B'
12'-2"
B'
12'-1"
B'
8'-0"
C'
190'-0"
A'
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748626-913-8101
CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:

Jun 30, 2026
drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWG XREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] _A-201 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_A-201 Elevations.dwg] AP_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_elev.dwg] _kn_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_kn_elev.dwg] U_B2 [N:\2020_Proj\2002_Res_Tranquil Ga PLOTTED: Layout: June 30, 2026DRAWING FILE:
2002
TRANQUIL GARDEN36 UNIT MULTI-FAMILY PROJECTDIAMOND BAR, CA 91789APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL
G-106 CODE ANALYSIS - ALLOWABLE OPENINGS
4TH FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"
1 4TH FLOOR - ALLOWABLE OPENINGS
SCALE: 1" = 30'-0"
2 EXTERIOR WALL OPENINGS PER CBC TABLE
705.8UNPROTECTED, SPRINKLERED (UP,S)
F.S.D. ALLOWABLE AREA
0-3' NOT PERMITTED
3'-5' 15%
5'-10' 25%
10'-15' 45%
15'-20' 75%
20'-25' NO LIMIT
AREA A' (1ST FLR) - (OPENINGS 550 SF) / (WALL SURFACE 2090 SF) = 26% OPENINGS > 45% ALLOWABLE
AREA A' (2ND - 4TH FLR) - (OPENINGS 409 SF) / (WALL SURFACE 1491 SF) = 27% OPENINGS > 45% ALLOWABLE
AREA B' (2ND FLR - 4TH FLR) - (OPENINGS 104SF) / (WALL SURFACE 408 SF) = 25% OPENINGS > 45% ALLOWABLE
AREA C' (2ND FLR - 4TH FLR) - (OPENINGS 12 SF) / (WALL SURFACE 77 SF) = 15% OPENINGS > 45% ALLOWABLE
SCALE: 1" = 30' - 0" 0 15 30 60
SCALE: 1" = 30' - 0" 0 15 30 60

SOUTH ELEVATION
SCALE: 1" = 30'-0"
3 SCALE: 1" = 30' - 0" 0 15 30 60

EXISTING CARPORT EXISTING CARPORT PARKING EXISTING BUILDING UNIT UNIT UNIT LINE OF SIGHT (E)TREE (E)TREE (E)6' CMU WALL EXISTING CARPORT EXISTING CARPORT PARKING EXISTING BUILDING UNIT UNIT UNIT LINE OF SIGHT (E)TREE (E)6' CMU WALL 4 5 GABLE END GABLE END P/L ..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101 CDA+PDG, INC. cad file: drawing no: plot date: job#: _G-100.dwg Jul 22, 2026 issue date: Jul 22, 2026 drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWG XREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _A-201 [.\_A-201 Elevations.dwg] AP_elev [.\AP_elev.dwg] _kn_elev [.\_kn_elev.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg], , , , , , , , PLOTTED: Layout: July 22, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL SITE SECTION THROUGH FALL CREEK COMMUNITY SCALE:1/8" = 1'- 0" 4 KEY MAP SCALE: NTS
1 G-108
SITE SECTIONS & LINE OF SIGHT ANALYSIS SITE SECTION THROUGH FALL CREEK COMMUNITY SCALE:1/8" = 1'- 0" 5 BEST WESTERN/ PROJECT SITE ENTRY PERSPECTIVE VIEW
2 PROSPECTOR RD PERSPECTIVE VIEW
3

..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748626-913-8101
CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_G-100.dwg
Jun 30, 2026
issue date:

Jun 30, 2026
drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_G-100.DWG XREFS INCLUDED: AP_Site [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_Site.dwg] AP_1 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_1.dwg] 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] _A-201 [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_A-201 Elevations.dwg] AP_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\AP_elev.dwg] _kn_elev [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\_kn_elev.dwg] U_B2 [N:\2020_Proj\2002_Res_Tranquil Ga PLOTTED: Layout: June 30, 2026DRAWING FILE:
2002
TRANQUIL GARDEN36 UNIT MULTI-FAMILY PROJECTDIAMOND BAR, CA 91789APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL

VIEW OF SITE FROM PROSPECTORS RD
2 KEY MAP
SCALE: NTS
1 G-109 SURROUNDING PHOTOS

SIDE VIEW OF FALL CREEK COMMUNITY FROM ACROSS SITE
4 VIEW OF FALL CREEK COMMUNITY FROM PROSPECTORS RD
1 WEST VIEW DOWN PROSPECTOR RD 3
6 7c
4 5
3 2
1 NORTH VIEW FROM SITE FACING BEST WESTERN HOTEL
5 VIEW OF SITE FROM GENTLE SPRINGS LN 6

FRONT VIEW OF BEST WESTERN HOTEL FROM GENTLE SPRINGS LN 7A
B
C
7b
7a

PARKING NO
VAN

PROSPECTOR ROAD
GENTLE

SPRINGS
APN: 8717-008-188
APN: 8717-008-112/121
LANE

PRIVATE DRIVE
APN: 8717-008-019

PRIVATE STREET AND FIRE LANE
TRACT No. 33851 (NAP)
LOT 2
PARCEL No. 22987
LOT 3
ZONE C-2
ZONE C-3 (P) ZONE RH-30
(P) BUILDING 718.20 PAD
DIAMOND BAR BLVD.

PROSPECTOR RD. S. ROCK RIVER RD. GENTLE SPRINGS LN.

PALOMINO DR. 60 FREEWAY 57 FREEWAY
57/60 FREEWAY A NGE L C E SA R ST C I V I L ATE OF CA L I FORN I A REG I STERED PROFESS IONAL ENG I NEER No. 87222 ENGINEERING 10535 FOOTHILL BLVD SUITE 440 RANCHO CUCAMONGA, CA 91730 YOUR LAND DEVELOPMENT CONSULTANTS [email protected] - 909-970-5654 BENCHMARK:BASIS OF BEARINGS:LEGAL DESCRIPTION:

PROPERTY INFO:

APPLICANT/DEVELOPER:

CIVIL ENGINEER:

SHEET INDEX:

LEGEND:

VICINITY MAP
LIST OF ABBREVIATIONS:EXISTING EASEMENTS:

VICINITY MAP

PARKING
NO
VAN

PROSPECTOR ROAD
LANE
GENTLESPRINGS (P) BUILDING 718.20 PAD 720.20 FF 719.20 FF 718.90 FF

A NGE L

C E SA R
ST

C I V I L
AT E
OF
CA

L I FORN I A

REG I STERED
PROF
E
S
S I ONAL ENG I NEER No. 87222 ENGINEERING 10535 FOOTHILL BLVD SUITE 440 RANCHO CUCAMONGA, CA 91730 YOUR LAND DEVELOPMENT CONSULTANTS [email protected] - 909-970-5654 GENERAL GRADING NOTES: ” LIST OF ABBREVIATIONS: EARTHWORK QUANTITIES: LEGEND: TOTAL AREA/DISTURBED AREA:

A NGE L

C E SA R
ST

C I V I L
ATE
OF
CA

L I FORN I A

REG I STERED
PROFES
S IONAL ENG I NEER No. 87222 ENGINEERING 10535 FOOTHILL BLVD SUITE 440 RANCHO CUCAMONGA, CA 91730

YOUR LAND DEVELOPMENT CONSULTANTS
[email protected] - 909-970-5654

PARKING
NO
VAN

PROSPECTOR ROAD

GENTLESPRINGSLANE

PARKING
NO
VAN
50'
35 25

GRUND FLOOR PLAN

A NGE L

C E SA R
ST

C I V I L
ATE
OF
CA

L I FORN I A

REG I STERED
PROFES
S IONAL ENG I NEER No. 87222 ENGINEERING 10535 FOOTHILL BLVD SUITE 440 RANCHO CUCAMONGA, CA 91730

YOUR LAND DEVELOPMENT CONSULTANTS
[email protected] - 909-970-5654
LEGEND:

PARKING NO
VAN

PROSPECTOR ROAD
APN: 8717-008-188 GENTLE SPRINGS LANE
APN: 8717-008-112/121
ORANGE FWY (SR-57)
POMONA FWY (SR-60)

GOLDEN SPRINGS DR
DIAMOND BAR BLVD A NGE L C E SA R ST C I V I L ATE OF CA L I FORN I A REG I STERED PROFESS IONAL ENG I NEER No. 87222 ENGINEERING 10535 FOOTHILL BLVD SUITE 440 RANCHO CUCAMONGA, CA 91730 YOUR LAND DEVELOPMENT CONSULTANTS [email protected] - 909-970-5654

PARKING
NO
VAN

PROSPECTOR ROAD
LANE

GENTLESPRINGS

A NGE L

C E SA R
ST

C I V I L
ATE
OF
CA

L I FORN I A

REG I STERED
PROFES
S IONAL ENG I NEER No. 87222 ENGINEERING 10535 FOOTHILL BLVD SUITE 440 RANCHO CUCAMONGA, CA 91730

YOUR LAND DEVELOPMENT CONSULTANTS
[email protected] - 909-970-5654
LEGEND:

0 5/8/26 CITY COMMENTS

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101 MIG cad file: drawing no: plot date: job#: May 11, 2026 issue date: May 11, 2026 drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWG PLOTTED:

XREFS INCLUDED:

Layout: May 11, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
1 05/09/25 1ST SUBMITTAL
www.migcom.com

:.81,21$9(.
)8//(5721&$

7(/ 6igQDWXUH 5HQHwDO'DWH 'DWH  ;;;;;; 26&$5
-2+1621 12 .  

L I CENSED

LA NDSCA PE

ARCH I T ECT

S T A T E
O F C A L I F O R N I A SHEET INDEX: */$1'6&$3(&21&(37&29(56+((7 /'/$1'6&$3(&21&(37'(02/,7,213/$1 /&/$1'6&$3(&21&(37),567)/225 /&/$1'6&$3(&21&(376(&21')/225 /&/$1'6&$3(&21&(377+,5')/225 /&/$1'6&$3(&21&(37)2857+)/225 /&/$1'6&$3(&21&(37522) 9,&,1,7<0$3 176 6,7(0$3 176

352-(&7 6,7( 7UDQTXiO*DUGHQ5HViGHQWiDO 'iDmoQG%DU&DOiIoUQiD LANDSCAPE NOTES · $///$1'6&$3($5($672%(,55,*$7(':,7+$1$8720$7,&,55,*$7,216<67(0.· /$1'6&$3,1*,672&21)25072$//$33/,&$%/(&2'(6 25',1$1&(6.· 3523(57<2:1(56+$//%(5(63216,%/()25$//216,7(/$1'6&$3,1*$66+2:1.· $//75((6:,7+,1 2)+$5'6&$3(72+$9($'((3/,1($55227%$55,(5.· $//3/$17(5$5($6725(&(,9($/$<(52)6+5(''('25*$1,&08/&+.· 62,/&203$&7,2172%(12*5($7(57+$121/$1'6&$3($5($6.· $//),1,6+*5$'(672%(%(/2:),1,6+685)$&(3$9,1*.· $*52120,&$/62,/7(67,1*5(325772%(3529,'('%<&2175$&725.· 86(21/<$33529('3/$17,1*0(',$$7'(6,*1$7('81'(5*5281'3/$17(5/2&$7,216.· '()(572$5&+,7(&763/$1)25:$//6$1')(1&(63/$1.· 7+(/$1'6&$3(3/$166+$//&203/<:,7+7+(:$7(5&216(59$7,21/$1'6&$3,1*5(48,5(0(1738568$1772'%&&&+$37(5.. */$1'6&$3(&21&(37&29(56+((7 /& 5(48,5('0,;2)3/$170$7(5,$/6 75((6
6+58%6 *5281'&29(5
(

SYMBOL BOTANICAL NAME COMMON NAME SIZE QUANTITY WATER USE EXISTING TREE LEGEND 3 MOD LAGERSTROEMIA INDICA CRAPE MYRTLE EXISTING TO REMAIN PINUS HALEPENSIS ALEPPO PINE 6 LOW EXISTING TO REMAIN 3 MOD PYRUS CALLERYANA CALLERY PEAR EXISTING TO REMOVE
3 MOD KOELREUTERIA BIPINNATA CHINESE FLAME TREE EXISTING TO REMOVE1 LOW EUCALYPTUS SPECIES EUCALYPTUS EXISTING TO REMOVE1 MOD SCHINUS TEREBINTHIFOLIA BRAZILIAN PEPPERTREE EXISTING TO REMOVE EXISTING 6' WROUGHT IRON FENCE TO REMAIN. PROTECT IN PLACE. EXISTING 6' WROUGHT IRON FENCE TO REMAIN. PROTECT IN PLACE. EXISTING CMU BLOCK PERIMETER WALL TO REMAIN. PROTECT IN PLACE. EXISTING RETAINING WALL TO REMAIN. PROTECT IN PLACE. EXISTING CMU BLOCK PERIMETER WALL TO REMAIN. PROTECT IN PLACE. 0 5/8/26 CITY COMMENTS

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101 MIG cad file: drawing no: plot date: job#: May 11, 2026 issue date: May 11, 2026 drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWG PLOTTED:

XREFS INCLUDED:

Layout: May 11, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.

FULLERTON, CA 92832
TEL 714-871-3638 Signature Renewal Date Date 02-28-27 XX-XX-XX OSCAR
JOHNSON NO . 648 1

L I CENSED

LA NDSCA PE

ARCH I T ECT

S T A T E

O F C A L I F O R N I A
LD1 - LANDSCAPE CONCEPT - DEMOLITION PLAN
0 LC1 SCALE: 1" = 20' 10' 20' 40' 80'

SYMBOL BOTANICAL NAME COMMON NAME SIZE QUANTITY WATER USE TREE LEGEND 3 MOD LAGERSTROEMIA INDICA CRAPE MYRTLE EXISTING TO REMAIN 48" BOX 3 LOW ARBUTUS 'MARINA' MULTI-TRUNK MARINA STRAWBERRY TREE 24" BOX 9 LOW OLEA 'WILSONII' STANDARD TRUNK WILSONS FRUITLESS OLIVE 3 LOW ACER PALMATUM 'BLOODGOOD' BLOODGOOD JAPANESE MAPLE SENECIO SERPENS BLUE CHALKSTICKS 1GAL 24" O.C. LOW 1GAL 60" O.C. LOW ROSMARINUS O. 'HUNTINGTON CARPET' HUNTINGTON CARPET ROSEMARY LOW PENNISETUM SPATHIOLATUM SLENDER VELDT GRASS 5 GAL LOW BOUGAINVILLEA 'LA JOLLA' BOUGAINVILLEA LOW RHAMNUS 'EVE CASE' COFFEEBERRY LOW WESTRINGIA FRUTICOSA COAST ROSEMARY LOW CALLISTEMON 'LITTLE JOHN' DWARF CALLISTEMON 5 GAL 5 GAL 5 GAL 5 GAL 2179159 26172 LOW ARBUTUS 'MARINA' STANDARD TRUNK MARINA STRAWBERRY TREE SYMBOL BOTANICAL NAME COMMON NAME SIZE QUANTITY WATER USE SHRUB LEGEND LOW ALOE ARBORESCENS TORCH ALOE 5 GAL 25 LOW AGAVE ATTENUATA FOX TAIL AGAVE 5 GAL 26 CAREX DIVULSA BERKELEY SEDGE 1GAL 12" O.C. LOW 1GAL 12" O.C. LOW CHLOROPHYTUM COMOSUM SPIDER PLANT CLIVIA MINIATA CLIVIA 5 GAL 112 MOD LOW DIANELLA VARIEGATA VARIEGATED FLAX LILY 5 GAL 62 MOD ASPIDISTRA ELATIOR CAST IRON PLANT 5 GAL 20 SYMBOL BOTANICAL NAME COMMON NAME SIZE QUANTITY WATER USE VINES & GROUNDCOVERS LEGEND LOW LAVANDULA 'MEERLO' MEERLO LAVENDER 5 GAL 48 6 CITRUS 'DWARF NAVEL ORANGE' DWARF NAVEL ORANGE TREE 15 GAL 13 MOD FORTUNELLA MARGARITA 'NAGAMI' NAGAMI KUMQUAT 15 GAL 9 CAMELLIA JAPONICA 'TOM KNUDSEN' TOM KNUDSEN CAMELLIA 15 GAL RAISED GARDEN BED - PLANTING VARIES N/A6 CITRUS 'DWARF LIME'' DWARF LIME 15 GAL 11 CITRUS 'DWARF LEMON'' DWARF LEMON 15 GAL THYMUS SPP. THYME 1GAL 24" O.C. MOD FEIJOA SELLOWIANA 3 LOW PINEAPPLE GUAVA 24" BOX N/A N/A MOD = EDIBLE OR MEDICINAL USE *( ) = EDIBLE OR MEDICINAL USE *( ) = EDIBLE OR MEDICINAL USE *( ) **
*
*
***
*****
* 15 GAL 12' BTH 3 MOD ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM MOD MOD MOD MOD OLEA E. "MONTRA" DWARF OLIVE 15 GAL 14 LOW PINUS HALEPENSIS ALEPPO PINE 6 LOW EXISTING TO REMAIN 24" BOX 12" WOOD
4017259F

PARKING
NO
VAN
S. PROSPECTORS ROAD DECORATIVE BOULDER EXISTING PROPERTY LINE METAL FENCE TO REMAIN. CONCRETE STEPPER METAL SECURITY GATE AND FENCE DECORATIVE BOULDER PATH OF TRAVEL ENHANCED PATIO AREA WITH SEATING TRANSFORMER 6' HIGH CMU WALL WITH WHITE STUCCO PER ARCHITECT'S PLAN 6' HIGH CMU WALL WITH WHITE STUCCO PER ARCHITECT'S PLAN 6' HIGH CMU WALL WITH WHITE STUCCO PER ARCHITECT'S PLAN 24"DIA X 18"H ZENA COLLECTION FRP PLANTER, ZS-2418 (SELF IRRIGATED) BY TOURNESOL TYP. 24"DIA X 18"H ZENA COLLECTION FRP PLANTER, ZS-2418 (SELF IRRIGATED) BY TOURNESOL TYP. TYPICAL ASPHALT PER ARCHITECT'S PLAN TYPICAL CONCRETE PER ARCHITECT'S PLAN TYPICAL CONCRETE PER ARCHITECT'S PLAN DECORATIVE SAWCUT PER ARCHITECT'S PLAN TYPICAL CONCRETE PER ARCHITECT'S PLAN DECORATIVE SAWCUT PER ARCHITECT'S PLAN 5'-0"
5'-0"
3'-0"
10'-0"
9'-6"
9'-6"
4'-4"
1'-11"
2'-3"
8'-1"
2'-6"
12'-8"
7'-0"
6'-8"
5'-5"
4'-10"
2'-6"
4'-0"
3'-4" 45'-9" 53'-9"
0 5/8/26 CITY COMMENTS

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101 MIG cad file: drawing no: plot date: job#: May 11, 2026 issue date: May 11, 2026 drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWG PLOTTED:

XREFS INCLUDED:

Layout: May 11, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.

FULLERTON, CA 92832
TEL 714-871-3638 Signature Renewal Date Date 02-28-27 XX-XX-XX OSCAR
JOHNSON NO . 648 1

L I CENSED

LA NDSCA PE

ARCH I T ECT

S T A T E

O F C A L I F O R N I A
LC1 - LANDSCAPE CONCEPT - FIRST FLOOR
0 LC1 SCALE: 1" = 20' 10' 20' 40' 80'

FAUX WOOD DECKING 12" LOW WALL 24" LOW WALL SLAT PRIVACY WALL 24"W X 72"L X 24"H WILSHIRE FRC PLANTER, WR-722424 (SELF IRRIGATED) BY TOURNESOL SET OF 4 24"W X 72"L X 24"H WILSHIRE FRC PLANTER, WR-722424(SELF IRRIGATED) BY TOURNESOL SET OF 2 24"W X 72"L X 24"H WILSHIRE FRC PLANTER, WR-722424(SELF IRRIGATED) BY TOURNESOL SET OF 1 36"DIA X 30"H ZENA COLLECTION FRP PLANTER, ZS-3600 (SELF IRRIGATED) BY TOURNESOL 36"DIA X 30"H ZENA COLLECTION FRP PLANTER, ZS-3600 (SELF IRRIGATED) BY TOURNESOL 24"DIA X 18"H ZENA COLLECTION FRP PLANTER, ZS-2418 (SELF IRRIGATED) BY TOURNESOL TYP. 36"DIA X 30"H ZENA COLLECTION FRP PLANTER, ZS-3600 (SELF IRRIGATED) BY TOURNESOL 24"DIA X 18"H ZENA COLLECTION FRP PLANTER, ZS-2418 (SELF IRRIGATED) BY TOURNESOL TYP. 24"DIA X 18"H ZENA COLLECTION FRP PLANTER, ZS-2418 (SELF IRRIGATED) BY TOURNESOL TYP. 36"DIA X 30"H ZENA COLLECTION FRP PLANTER, ZS-3600 (SELF IRRIGATED) BY TOURNESOL FAUX WOOD DECKING BARBEQUE 4'-6"
4'-6"
11'-9"
16'-7"
15'-0" 12'-9"
4'-6" 18'-6" FIRE FEATURE BENCH 4-6" COBBLE
0 5/8/26 CITY COMMENTS

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101 MIG cad file: drawing no: plot date: job#: May 11, 2026 issue date: May 11, 2026 drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWG PLOTTED:

XREFS INCLUDED:

Layout: May 11, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.

FULLERTON, CA 92832
TEL 714-871-3638 Signature Renewal Date Date 02-28-27 XX-XX-XX OSCAR
JOHNSON NO . 648 1

L I CENSED

LA NDSCA PE

ARCH I T ECT

S T A T E

O F C A L I F O R N I A
LC2 - LANDSCAPE CONCEPT - SECOND FLOOR
0 LC2 SCALE: 1" = 10' 5' 10' 20' 40' SEE SHEET LC1 FOR PLANT LEGEND

DECORATIVE FLOORING 24"DIA X 18"H ZENA COLLECTION FRP POTTERY, ZS-2418 (SELF IRRIGATED) BY TOURNESOL TYP. 36"DIA X 30"H ZENA COLLECTION FRP POTTERY, ZS-3600 (SELF IRRIGATED) BY TOURNESOL TYP. 24"W X 72"L X 24"H WILSHIRE FRC PLANTER, WR-722424(SELF IRRIGATED) BY TOURNESOL SET OF 4 36"DIA X 30"H ZENA COLLECTION FRP POTTERY, ZS-3600 (SELF IRRIGATED) BY TOURNESOL TYP. 24"W X 72"L X 24"H WILSHIRE FRC PLANTER, WR-722424(SELF IRRIGATED) BY TOURNESOL SET OF 4 24"W X 72"L X 24"H WILSHIRE FRC PLANTER, WR-722424(SELF IRRIGATED) BY TOURNESOL SET OF 4 0 5/8/26 CITY COMMENTS

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101 MIG cad file: drawing no: plot date: job#: May 11, 2026 issue date: May 11, 2026 drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWG PLOTTED:

XREFS INCLUDED:

Layout: May 11, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.

FULLERTON, CA 92832
TEL 714-871-3638 Signature Renewal Date Date 02-28-27 XX-XX-XX OSCAR
JOHNSON NO . 648 1

L I CENSED

LA NDSCA PE

ARCH I T ECT

S T A T E

O F C A L I F O R N I A
LC3 - LANDSCAPE CONCEPT - THIRD FLOOR
0 LC3 SCALE: 1" = 10' 5' 10' 20' 40' SEE SHEET LC1 FOR PLANT LEGEND

DECORATIVE FLOORING 24"DIA X 18"H ZENA COLLECTION FRP POTTERY, ZS-2418 (SELF IRRIGATED) BY TOURNESOL TYP. 36"DIA X 30"H ZENA COLLECTION FRP POTTERY, ZS-3600 (SELF IRRIGATED) BY TOURNESOL TYP. 24"W X 72"L X 24"H WILSHIRE FRC PLANTER, WR-722424(SELF IRRIGATED) BY TOURNESOL SET OF 4 36"DIA X 30"H ZENA COLLECTION FRP POTTERY, ZS-3600 (SELF IRRIGATED) BY TOURNESOL TYP. 24"W X 72"L X 24"H WILSHIRE FRC PLANTER, WR-722424(SELF IRRIGATED) BY TOURNESOL SET OF 4 24"W X 72"L X 24"H WILSHIRE FRC PLANTER, WR-722424(SELF IRRIGATED) BY TOURNESOL SET OF 4 0 5/8/26 CITY COMMENTS

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101 MIG cad file: drawing no: plot date: job#: May 11, 2026 issue date: May 11, 2026 drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWG PLOTTED:

XREFS INCLUDED:

Layout: May 11, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.

FULLERTON, CA 92832
TEL 714-871-3638 Signature Renewal Date Date 02-28-27 XX-XX-XX OSCAR
JOHNSON NO . 648 1

L I CENSED

LA NDSCA PE

ARCH I T ECT

S T A T E

O F C A L I F O R N I A
LC4 - LANDSCAPE CONCEPT - FOURTH FLOOR
0 LC4 SCALE: 1" = 10' 5' 10' 20' 40' SEE SHEET LC1 FOR PLANT LEGEND

RAISED GARDEN BED WOOD DECKING BENCH 36"DIA X 30"H ZENA COLLECTION FRP POTTERY, ZS-3600 (SELF IRRIGATED) BY TOURNESOL TYP. 0 5/8/26 CITY COMMENTS

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101 MIG cad file: drawing no: plot date: job#: May 11, 2026 issue date: May 11, 2026 drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
Z:\SHARED\FULLERTON\PROJECTS\3000_CEDS\5753.00 - CDA TRANQUIL GARDEN - DIAMOND BAR\03 DESIGN\4 SCHEMATIC DESIGN\Z_SHEETFILES\5753.00 - TRANQUIL GARDEN LANDSCAPE CONCEPT.DWG PLOTTED:

XREFS INCLUDED:

Layout: May 11, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
1 05/09/25 1ST SUBMITTAL
www.PigFRP.FRP
109 W. UNION AVE.

FULLERTON, CA 92832
TEL 714-871-3638 Signature Renewal Date Date 02-28-27 XX-XX-XX OSCAR
JOHNSON NO . 648 1

L I CENSED

LA NDSCA PE

ARCH I T ECT

S T A T E

O F C A L I F O R N I A
LC5 - LANDSCAPE CONCEPT - ROOF
0 LC5 SCALE: 1" = 10' 5' 10' 20' 40' SEE SHEET LC1 FOR PLANT LEGEND







 




 

 
 







 

 


 





 


 






 


 











 



















 









 



 








   

 





 
 








 
    









  






   





 

  




 











 


 


 














 



 















 





 



 

 


  
















  










 
 










 



 
 


 
  





  



  








 







 





  













 
 




  


   


  


  
 






 


 


 

 


 






 



 

    
  






 
 



 



  

 






 
 



















  
 

  


 




 


 


  
 


   
  

   





  











  
 









  

 
 













  
 




 






























    
  


















 





   
 



 






 

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12" WOOD 4017259F
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_AS-101.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_AS-101.DWG XREFS INCLUDED: AP_Site [.\AP_Site.dwg] AP_1 [.\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_site [.\_kn_site.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL

ENLARGED EXISTING SITE PLAN
SCALE: 1/16" = 1'- 0" 1 AS-100ENLARGED DEMOLITION SITE PLAN

W WW W W W W CABLE SERVICE BOX 12" WOOD 4017259F PARKING NO VAN 48"X48" 54"X60" NO PARKING ADA ADA ADA 4 1 3 9 10 11
16 15
24 TYP. 8
12 14
1b
13 1a 2
22 21
18 19
20 4 4
23 23
23 23 7
1b
11 1b
25 26
25 6
TYP. 6
TYP. 6
TYP.
27 12
* PERMANENT STRUCTURES ARE NOT PERMITTED WITHIN EASEMENTS 13 13
17 28
28 28
28 28
28 29
29 29
30 16
25 10
17 5
28 ** (E) EXISTING

SITE KEYNOTES LEGEND
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_AS-101.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_AS-101.DWG XREFS INCLUDED: AP_Site [.\AP_Site.dwg] AP_1 [.\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_site [.\_kn_site.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL

ENLARGED SITE PLAN
SCALE: 1/16" = 1'- 0" 1 AS-101ENLARGED SITE PLAN 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL

WW W W W W CABLE SERVICE BOX PARKING NO VAN 48"X48" 54"X60" NO PARKING ADA ADA ADA 10'-0" SETBACK TYP.
5'-1 1/2" SETBACK
7'-0" 30'-0"
TYP.

TYP.

TYP.
* PERMANENT STRUCTURES ARE NOT PERMITTED WITHIN EASEMENTS 7'-6"

FD ACCESS
(FROM PROSPECTOR RD)
PATH MIDPOINT=112'-7"

FD ACCESS (FROM

PROSPECTOR RD)
PATH END=58'-7"

FD ACCESS (FROM

PROSPECTOR RD)
PATH MIDPOINT=23'-4"

FD ACCESS (FROM

PROSPECTOR RD)
PATH
MIDPOINT=70-3"
R36'-0" R26'-0" R46'-0" R36'-0" R26'-0" R46'-0" 25'-6" 25'-9" 26'-0" 31'-3 1/2"
29'-10"
30'-2" 5'-6" 12'-0" 5'-0" R36'-0" R26'-0" R46'-0" 5'-0" 15'-0" 28'-0" 2'-0" 3'-0" 17'-0"

FIXED SECURITY
18'-0"
GATE
9'-0"
TYP. 18'-0" TYP. 26'-0" 18'-0" TYP. 9'-0" TYP.

NON-PARKING STRIPE
(TEMPORARY TRASH AREA FOR

SCOUT TRUCK TO DELIVER TO

FOR LARGER TRASH SERVICE
TRUCK)

MAN GATE
(UNLOCKED)

MAN GATE
(UNLOCKED)
15'-0" 19'-2 1/2" MIN. SETBACK ±26'-0"

FIRE / TRASH /

EMERGENCY

ACCESS ENTRY
FIRE/

TRASH/EMERGENCY
ACCESS EXIT 26'-0" 20'-9" MIN. SETBACK
LEGEND
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_AS-102.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_AS-102.DWG XREFS INCLUDED: AP_Site [.\AP_Site.dwg] AP_1 [.\AP_1.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_site [.\_kn_fire site.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B1 [.\U_B1.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL

FIRE DEPT/ TRASH SERVICE ACCESS SITE PLAN
SCALE: 1/32" = 1'- 0" 1 AS-102LACFD/ TRASH SERV. /EMERGENCY ACCESS SITE PLAN

PARKING NO VAN 48"X48" 54"X60" NO PARKING ADA ADA ADA L L 1 1 4 2 4 6 5 9 5 6" ..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWG XREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL

GROUND FLOOR PLAN
SCALE: 1/8" = 1'-0"
A-101 GROUND FLOOR PLAN

GENERAL NOTES
LEGEND

A
A
A
A
B
B
B
B
C
L
L
G
G
G
G
K
K
K
K
K
K
4 4
1 1
1 5
5 5
5 5
510
5 5
5 5 ..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101 CDA+PDG, INC. cad file: drawing no: plot date: job#: _A-100 Floor Plans.dwg Jul 01, 2026 issue date: Jul 01, 2026 drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWG XREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL SECOND FLOOR PLAN SCALE: 1/8" = 1'-0" A-102

SECOND FLOOR PLAN LANDSCAPE, SEE LANDSCAPING PLANS PLANTER, SEE LANDSCAPING PLANS PRIVATE OPEN SPACE SEE ENLARGED UNIT PLANS GENERAL NOTES

A A A A C L L 4 4 5 5
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWG XREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL

THIRD FLOOR PLAN
SCALE: 1/8" = 1'-0"
A-103 THIRD FLOOR PLAN

PLANTER, SEE

LANDSCAPING PLANS

PRIVATE OPEN SPACE

SEE ENLARGED UNIT PLANS

GENERAL NOTES

A A A A C L L 4 4 5 5
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWG XREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL

FOURTH FLOOR PLAN
SCALE: 1/8" = 1'-0"
A-104 FOURTH FLOOR PLAN

PLANTER, SEE

LANDSCAPING PLANS

PRIVATE OPEN SPACE

SEE ENLARGED UNIT PLANS

GENERAL NOTES

A A A 4 4 5 5
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-100 Floor Plans.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-100 FLOOR PLANS.DWG XREFS INCLUDED: 2002_24x36_TBS [.\2002_24x36_TBS.dwg] AP_1 [.\AP_1.dwg] AP_2 [.\AP_2.dwg] AP_3 [.\AP_3.dwg] AP_4 [.\AP_4.dwg] AP_rf [.\AP_rf.dwg] U_B2 [.\U_b2.dwg] U_B4 [.\U_B4.dwg] U_B3 [.\U_B3.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2 - B [.\U_B2-B.dwg] U_B1 [.\U_B1.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL

ROOF PLAN
SCALE: 1/8" = 1'-0"
A-105 ROOF PLAN

PLANTERS, SEE

LANDSCAPING PLANS

BENCHES, SEE

LANDSCAPING PLANS

WOOD DECKING
(COMMUNITY GARDEN),

SEE LANDSCAPE PLANS

POTTED PLANTS, SEE

LANDSCAPING PLANS

PROPOSED A/C UNITS

TO BE SCREENED BY ROOF
PARAPET; NOT VIEWABLE FROM
PUBLIC RIGHT-OF-WAY/VIEW.

EL3 EL1 EL2
EL5
TYP.

EL4 EL4 EL8
TYP.

EL10
TYP.

EL6
TYP.

EL6
TYP.

EL11
EL9
TYP.

EL9
TYP.

EL9
TYP.

EL15

CRYSTAL HAZE
EL12

WARM WHITE
EL12

WARM WHITE
EL12

WARM WHITE
EL12

WARM WHITE
EL15

CRYSTAL HAZE
EL15

CRYSTAL HAZE
EL16
S. HOT CHOCOLATE
EL16
S. HOT CHOCOLATE
EL13

CASTLE ROCK
EL15

CRYSTAL HAZE
EL15

CRYSTAL HAZE
EL12

WARM WHITE
EL13

CASTLE ROCK
EL14

WISHING WELL
EL14

WISHING WELL
EL14

WISHING WELL
EL17
TYP.

EL17
TYP.

EL17
TYP.

EL15

CRYSTAL HAZE
EL12

WARM WHITE
EL19 EL18
TYP.
3 -
EL1

STUCCO REVEAL
SPEC: FRY REGLET

SECURITY GATE
SPEC: COOKSON DOOR EXTREME® 300 SERIES OR APPROVED EQUAL COLOR MATCH: DEA 002

METAL GUARDRAIL
SPEC: AMERICAN RAILWORKS OR APPROVED EQ.

COLOR MATCH: DEA 002

ALUMINIUM STOREFRONT DOOR W/ GLAZING
SPEC: CDF DOORS OR APPROVED EQ.

COLOR MATCH: DEA 002

ROOF TRELLIS
COLOR MATCH: DET 691 OR APPROVED EQUAL
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DEW 380 "WARM WHITE"

FABRIC AWNING
COLOR: BROWN

METAL DOOR
SPEC: CDF DOORS OR APPROVED EQ.

COLOR MATCH: DEA 002

VINYL SWING DOOR
SPEC: VPI QUALITY OR APPROVED EQ.

COLOR MATCH: DEA 002

VINYL FIXED WINDOW
SPEC: VPI QUALITY OR APPROVED EQ.

COLOR MATCH: DEA 002

VINYL SINGLE HUNG WINDOW
SPEC: VPI QUALITY OR APPROVED EQ.

COLOR MATCH: DEA 002
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6375 "CASTLEROCK"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6255 "WISHING WELL"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6219 "CRYSTAL HAZE"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DET 691 "SPICED HOT CHOCOLATE"

FOAM MOULDING
COLOR MATCH : DE 6269 "PARTICULAR MINT"

ELEVATION KEYNOTES
EL2
EL3
EL4
EL5
EL6
EL7

HOLLOW METAL DOOR WITH LOUVERS
SPEC: TRUDOOR
COLOR MATCH: DEA 002
EL8
EL9
EL10
EL11
EL12
EL13
EL14
EL15
EL16
EL17
NOTES

1. ARCHITECTURAL STYLE: MODERN MEDITERRANEAN
EL18

SECURITY GRILLE
COLOR MATCH: DEA 002
EL19 WROUGHT IRON FENCE
COLOR MATCH: DEA 002
EL20

DECORATIVE GRILLE OVER SECURITY GRILLE
COLOR MATCH: DEA 002
EL12

WARM WHITE
T.O. ROOF
T.O. PARAPET 3'-6" PPT. HGT. MAX. TYP.
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-201 Elevations.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-201 ELEVATIONS.DWG XREFS INCLUDED: AP_elev [.\AP_elev.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_elev [.\_kn_elev.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL A-200 COLORED ELEVATIONS

BEST WESTERN PLAZA ELEVATION
SCALE: 1/8" = 1'- 0" 1
TYPICAL 6FT HIGH CMU WALL
SCALE: 1/8" = 1'- 0" 2 PARAPET SECTIONSCALE: 1/8" = 1'- 0" 3

EL15

CRYSTAL HAZE
EL15

CRYSTAL HAZE
EL12

WARM WHITE
EL12

WARM WHITE
EL12

WARM WHITE
EL12

WARM WHITE
EL16
S. HOT CHOCOLATE
EL17
TYP.

EL17
TYP.

EL15

CRYSTAL HAZE
EL5
TYP.

EL6
TYP.

EL6
TYP.

EL6
TYP.

EL8
TYP.

EL10
TYP.

EL11 EL16 EL11
S. HOT CHOCOLATE
EL11
EL12

WARM WHITE
EL12
EL20 EL18 WARM WHITE
TYP.

EL19
TYP.

EL9
TYP.

EL1

STUCCO REVEAL
SPEC: FRY REGLET

SECURITY GATE
SPEC: COOKSON DOOR EXTREME® 300 SERIES OR APPROVED EQUAL COLOR MATCH: DEA 002

METAL GUARDRAIL
SPEC: AMERICAN RAILWORKS OR APPROVED EQ.

COLOR MATCH: DEA 002

ALUMINIUM STOREFRONT DOOR W/ GLAZING
SPEC: CDF DOORS OR APPROVED EQ.

COLOR MATCH: DEA 002

ROOF TRELLIS
COLOR MATCH: DET 691 OR APPROVED EQUAL
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DEW 380 "WARM WHITE"

FABRIC AWNING
COLOR: BROWN

METAL DOOR
SPEC: CDF DOORS OR APPROVED EQ.

COLOR MATCH: DEA 002

VINYL SWING DOOR
SPEC: VPI QUALITY OR APPROVED EQ.

COLOR MATCH: DEA 002

VINYL FIXED WINDOW
SPEC: VPI QUALITY OR APPROVED EQ.

COLOR MATCH: DEA 002

VINYL SINGLE HUNG WINDOW
SPEC: VPI QUALITY OR APPROVED EQ.

COLOR MATCH: DEA 002
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6375 "CASTLEROCK"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6255 "WISHING WELL"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6219 "CRYSTAL HAZE"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DET 691 "SPICED HOT CHOCOLATE"

FOAM MOULDING
COLOR MATCH : DE 6269 "PARTICULAR MINT"

ELEVATION KEYNOTES
EL2
EL3
EL4
EL5
EL6
EL7

HOLLOW METAL DOOR WITH LOUVERS
SPEC: TRUDOOR
COLOR MATCH: DEA 002
EL8
EL9
EL10
EL11
EL12
EL13
EL14
EL15
EL16
EL17
NOTES

1. ARCHITECTURAL STYLE: MODERN MEDITERRANEAN
EL18

SECURITY GRILLE
COLOR MATCH: DEA 002
EL19 WROUGHT IRON FENCE
COLOR MATCH: DEA 002
EL20

DECORATIVE GRILLE OVER SECURITY GRILLE
COLOR MATCH: DEA 002
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-201 Elevations.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-201 ELEVATIONS.DWG XREFS INCLUDED: AP_elev [.\AP_elev.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_elev [.\_kn_elev.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL A-201 COLORED ELEVATION

PROSPECTORS ROAD ELEVATION
SCALE: 1/18" = 1'- 0" 1

EL15

CRYSTAL HAZE
EL12

WARM WHITE
EL12

WARM WHITE
EL15

CRYSTAL HAZE
EL16
S. HOT CHOCOLATE
EL16
S. HOT CHOCOLATE
EL16
S. HOT CHOCOLATE
EL17
TYP.

EL17
TYP.

EL17
TYP.

EL17
TYP.

EL15

CRYSTAL HAZE
EL15

CRYSTAL HAZE
EL9
TYP.

EL6 EL4
TYP.

EL6
TYP.

EL8
TYP.

EL8
TYP.

EL10
TYP.

EL11
EL1
TYP.

EL19
TYP.

EL18
EL12
EL19 WARM WHITE
TYP.

EL2
EL1

STUCCO REVEAL
SPEC: FRY REGLET

SECURITY GATE
SPEC: COOKSON DOOR EXTREME® 300 SERIES OR APPROVED EQUAL COLOR MATCH: DEA 002

METAL GUARDRAIL
SPEC: AMERICAN RAILWORKS OR APPROVED EQ.

COLOR MATCH: DEA 002

ALUMINIUM STOREFRONT DOOR W/ GLAZING
SPEC: CDF DOORS OR APPROVED EQ.

COLOR MATCH: DEA 002

ROOF TRELLIS
COLOR MATCH: DET 691 OR APPROVED EQUAL
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DEW 380 "WARM WHITE"

FABRIC AWNING
COLOR: BROWN

METAL DOOR
SPEC: CDF DOORS OR APPROVED EQ.

COLOR MATCH: DEA 002

VINYL SWING DOOR
SPEC: VPI QUALITY OR APPROVED EQ.

COLOR MATCH: DEA 002

VINYL FIXED WINDOW
SPEC: VPI QUALITY OR APPROVED EQ.

COLOR MATCH: DEA 002

VINYL SINGLE HUNG WINDOW
SPEC: VPI QUALITY OR APPROVED EQ.

COLOR MATCH: DEA 002
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6375 "CASTLEROCK"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6255 "WISHING WELL"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DE 6219 "CRYSTAL HAZE"
3 PART STUCCO
SPEC: OMEGA OR APPROVED EQUAL
FINISH: FINE SAND
COLOR MATCH : DET 691 "SPICED HOT CHOCOLATE"

FOAM MOULDING
COLOR MATCH : DE 6269 "PARTICULAR MINT"

ELEVATION KEYNOTES
EL2
EL3
EL4
EL5
EL6
EL7

HOLLOW METAL DOOR WITH LOUVERS
SPEC: TRUDOOR
COLOR MATCH: DEA 002
EL8
EL9
EL10
EL11
EL12
EL13
EL14
EL15
EL16
EL17
NOTES

1. ARCHITECTURAL STYLE: MODERN MEDITERRANEAN
EL18

SECURITY GRILLE
COLOR MATCH: DEA 002
EL19 WROUGHT IRON FENCE
COLOR MATCH: DEA 002
EL20

DECORATIVE GRILLE OVER SECURITY GRILLE
COLOR MATCH: DEA 002
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST, CITY OF INDUSTRY, CA 91748 626-913-8101 CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-201 Elevations.dwg
Jul 01, 2026
issue date:

Jul 01, 2026
drawn by: CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC. PROJECT: SHEET TITLE: REVISION DATE # REVISION DATE # N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-201 ELEVATIONS.DWG XREFS INCLUDED: AP_elev [.\AP_elev.dwg] 2002_24x36_TBS [.\2002_24x36_TBS.dwg] _kn_elev [.\_kn_elev.dwg], , , , , , , , PLOTTED: Layout: July 1, 2026 DRAWING FILE:
2002 TRANQUIL GARDEN 36 UNIT MULTI-FAMILY PROJECT DIAMOND BAR, CA 91789 APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL 3 06/12/26 2nd Fire Submittal 1 01/29/26 SECOND SUBMITTAL 2 02/27/26 THIRD SUBMITTAL 4 07/01/26 FOURTH SUBMITTAL A-202 COLORED ELEVATION
1 SOUTH ELEVATION
SCALE: 1/18" = 1'- 0"

A
D
A
F E
EGRESS
EGRESS
E F
EGRESS
A
A
C
5 5
11 11
11 13
13 13
13 13
16 16
13 13
13 13
13 15
17 15
14 25
26 3 CU FT EA. OF SOLID

WASTE & RECYCLABLE
3 CU FT EA. OF SOLIDWASTE & RECYCLABLE
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101
CDA+PDG, INC.
cad file:drawing no:plot date:job#:
_A-600 UNIT PLANS.dwgJun 30, 2026
issue date:

Jun 30, 2026
drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-600 UNIT PLANS.DWG XREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] U_B1 [.\U_B1.dwg] U_b2 [.\U_b2.dwg] U_B3 [.\U_B3.dwg] U_B4 [.\U_B4.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2-B [.\U_B2-B.dwg], , , , , , , , PLOTTED: Layout: June 30, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL
A-601
ENLARGED UNIT PLANS UNIT PLAN - B1 (2 BR / 940 S.F.) SCALE: 1/4" = 1'-0" UNIT PLAN - B2 (2 BR / 947 S.F.) SCALE: 1/4" = 1'-0"

GENERAL NOTES

E F
EGRESS
A
A
A
C
C
G
5 5
11 11
12 12
16 15
13 13
13 13
13 17
13 13
13 13
13 13
17 19
18 26
26 3 CU FT EA. OF SOLID

WASTE & RECYCLABLE
3 CU FT EA. OF SOLID

WASTE & RECYCLABLE
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101
CDA+PDG, INC.
cad file:drawing no:plot date:job#:
_A-600 UNIT PLANS.dwgJun 30, 2026
issue date:

Jun 30, 2026
drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-600 UNIT PLANS.DWG XREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] U_B1 [.\U_B1.dwg] U_b2 [.\U_b2.dwg] U_B3 [.\U_B3.dwg] U_B4 [.\U_B4.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2-B [.\U_B2-B.dwg], , , , , , , , PLOTTED: Layout: June 30, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL
UNIT PLAN - B2-b (2 BR / 947 S.F.)SCALE: 1/4" = 1'-0"
UNIT PLAN - B3 (2 BR / 968 S.F.)SCALE: 1/4" = 1'-0"
A-602

ENLARGED UNIT PLANS

GENERAL NOTES

A
I
C
I
D
EGRESS
EGRESS
H
C
C
5 5
12 12
12 20
13 13
13 13
15 15
13 13
13 13
14 26 26
3 CU FT EA. OF SOLID

WASTE & RECYCLABLE
3 CU FT EA. OF SOLID

WASTE & RECYCLABLE
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101
CDA+PDG, INC.
cad file:drawing no:plot date:job#:
_A-600 UNIT PLANS.dwgJun 30, 2026
issue date:

Jun 30, 2026
drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-600 UNIT PLANS.DWG XREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] U_B1 [.\U_B1.dwg] U_b2 [.\U_b2.dwg] U_B3 [.\U_B3.dwg] U_B4 [.\U_B4.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2-B [.\U_B2-B.dwg], , , , , , , , PLOTTED: Layout: June 30, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL
UNIT PLAN - B4 (2 BR / 786 S.F.)SCALE: 1/4" = 1'-0"
UNIT PLAN - B5 (2 BR / 717 S.F.)SCALE: 1/4" = 1'-0"
A-603

ENLARGED UNIT PLANS

GENERAL NOTES

F
K
EGRESS

EGRESS EGRESS EGRESS EGRESS
EGRESS
A
A
A
A
H
H
K
D
D
J
5 5
11 11
13 13
13 13
13 13
20 21
21 13
13 13
13 13
22 23
24 14
14 26 26
3 CU FT EA. OFSOLID WASTE &

RECYCLABLE
3 CU FT EA. OFSOLID WASTE &

RECYCLABLE
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg

CORPORATE HQ
150 EL CAMINO REAL, STE. 112
TUSTIN, CA 92780
714-832-5100

BRANCH OFFICE
17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748
626-913-8101
CDA+PDG, INC.
cad file:drawing no:plot date:job#:
_A-600 UNIT PLANS.dwgJun 30, 2026
issue date:

Jun 30, 2026
drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:

SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-600 UNIT PLANS.DWG XREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg] U_B1 [.\U_B1.dwg] U_b2 [.\U_b2.dwg] U_B3 [.\U_B3.dwg] U_B4 [.\U_B4.dwg] U_C1 [.\U_C1.dwg] U_C2 [.\U_C2.dwg] U_B5 [.\U_B5.dwg] U_B2-B [.\U_B2-B.dwg], , , , , , , , PLOTTED: Layout: June 30, 2026
DRAWING FILE:2002

TRANQUIL GARDEN
36 UNIT MULTI-FAMILY PROJECT
DIAMOND BAR, CA 91789
APN: 8717-008-189
0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL
2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL
UNIT PLAN - C1 (3 BR / 1,172 S.F.)SCALE: 1/4" = 1'-0"
UNIT PLAN - C2 (3BR / 1,259 S.F.)SCALE: 1/4" = 1'-0"
A-604

ENLARGED UNIT PLANS

GENERAL NOTES

MARK

WIDTH HEIGHT SILL SIZE
FINISH
NOTES COLOR MATERIAL U VALUE SHGC TYPE THK. TYPE

WINDOW SCHEDULE

WINDOW FRAME GLAZING

DOOR SCHEDULE

MATERIAL MARK
SIZE

WIDTH HEIGHT

TYPE MATERIAL GLASS
DOOR

FINISH FIRE
RATING

REMARKS
FRAME 123456789
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 9
10 14
15 17
18 21
22 16 20 19 23 24
25 26 26

WINDOW SCHEDULE
SCALE: 1/4" = 1'-0"
2 DOOR SCHEDULE
SCALE: 1/4" = 1'-0"
2 1 2
3 4
8 56
7 13
25 11 12
..\..\..\..\Architectural License\Digital Stamps-seals\echen signature.jpg CORPORATE HQ 150 EL CAMINO REAL, STE. 112 TUSTIN, CA 92780 714-832-5100 BRANCH OFFICE 17528 E. ROWLAND ST,
CITY OF INDUSTRY, CA 91748626-913-8101
CDA+PDG, INC.
cad file:
drawing no:
plot date:
job#:
_A-801.dwg
Jun 30, 2026
issue date:

Jun 30, 2026
drawn by:

CDA+PDG, INC. EXPRESSLY RESERVES ALL COMMON LAW COPYRIGHT AND PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT FROM CDA+PDG, INC.

PROJECT:SHEET TITLE:

REVISION DATE # REVISION DATE #
N:\2020_PROJ\2002_RES_TRANQUIL GARDEN\5000DRAWINGS\_A-801.DWG XREFS INCLUDED: 2002_24x36_TBS [N:\2020_Proj\2002_Res_Tranquil Garden\5000drawings\2002_24x36_TBS.dwg], , , , , , , , PLOTTED: Layout: June 30, 2026DRAWING FILE:
2002
TRANQUIL GARDEN36 UNIT MULTI-FAMILY PROJECTDIAMOND BAR, CA 91789APN: 8717-008-189 0 10/17/25 FIRST SUBMITTAL
3 06/12/26 2nd Fire Submittal
1 01/29/26 SECOND SUBMITTAL2 02/27/26 THIRD SUBMITTAL
4 07/01/26 FOURTH SUBMITTAL
A-800 DOOR & WINDOW SCHEDULES

4921-6453-1359, v. 1
AB 130 CEQA INFILL HOUSING EXEMPTION APPLICANT CHECKLIST (PUBLIC RESOURCES CODE SECTION 21080.66)

TO BE COMPLETED BY APPLICANT
Use Extra Sheets as Needed
Project Name:

Project Address (Street & APN(s)):

Applicant:_
INSTRUCTIONS:

This checklist is intended to assist the City to evaluate whether the proposed housing development project (“Project”) qualifies for the CEQA Infill Housing Exemption as set forth in Public Resources Code Section 21080.66. All criteria must be satisfied for this exemption to apply.

Applicants intending to invoke the CEQA Infill Housing Exemption must check each box when the criterion is met and provide supporting facts, reasonable assumptions based on facts, or expert opinion supported by facts (“substantial evidence”) for each criterion in the spaces provided.

CRITERION 1: HOUSING DEVELOPMENT PROJECT DEFINITION
The proposed Project qualifies as a "Housing Development Project." 1 In order to qualify as a “housing development project,” the proposed Project must consist of either of the following:

Residential units only2
OR
A Mixed Use project meeting ONE of the following:

At least 2/3 of the square footage is residential; 3
OR
At least 50% of the new or converted square footage is residential AND the project includes at least 500 net new residential units;4 1 Public Resources Code Section 21080.66(a); Government Code Sections 65905.5(b) and 65589.5(h)(2). 2 Government Code Section 65589.5(h)(2)(A).
3 Government Code Section 65589.5(h)(2)(B)(i).
4 Government Code Section 65589.5(h)(2)(B)(ii).

4921-6453-1359, v. 1
OR
At least 50% of the new or converted square footage is designated for residential use AND the project includes at least 500 net new residential units AND involves demolition or conversion of at least 100,000 square feet of nonresidential use AND demolishes at least 50% of the existing non-residential uses on the site;5
OR
Transitional housing or supportive housing;6
OR
Farmworker housing.7
Restriction: Mixed uses cannot include hotels, motels, bed and breakfast inns, or other transient lodging except residential hotels.

Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
5 Government Code Section 65589.5(h)(2)(B)(iii).
6 Government Code Section 65589.5(h)(2)(C)).
7 Government Code Section 65589.5(h)(2)(D); Health & Safety Code Section 50199.7(h)(2).

4921-6453-1359, v. 1
CRITERION 2: SITE SIZE REQUIREMENTS
The proposed Project site is twenty (20) acres or less. If the proposed Project is a builder's remedy project, the Project site or parcel size is not more than four (4) acres in size. 8 Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:

CRITERION 3: CITY LOCATION (URBAN AREA)
All proposed Projects in the City meet this criterion.9 Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:

The City is an incorporated municipality. The proposed Project would be located within the incorporated boundaries of the City.
8 Public Resources Code Section 21080.66(a)(1)(A), (B). 9 Public Resources Code Section 21080.66(a)(1)(A)(2).

4921-6453-1359, v. 1
CRITERION 4: URBAN DEVELOPMENT
The proposed Project site meets any of the following urban development requirements:

The proposed Project site has been previously developed with an urban use; 10 OR
At least 75% of the perimeter of the proposed Project site adjoins parcels that are developed with urban uses;
OR
At least 75% of the area within a ¼ mile radius of the proposed Project site is developed with urban uses;
OR
For proposed Project site with four-sides: at least 3 out of 4 sides are developed with urban uses AND at least 2/3 of the perimeter of the Project site adjoins parcels developed with urban uses.11
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
10 Per Public Resources Code Section 21080.66(g), “adjoins" includes parcels that are only separated from the site by a street, pedestrian path, or bicycle path.
11 Public Resources Code Section 21080.66(a)(3). Per Public Resources Code Section 21080.66(g), "urban use" means current or previous residential/commercial development, public institution, or public park surrounded by other urban uses, parking lot/structure, transit or transportation facility, retail use, or any combination.

4921-6453-1359, v. 1
CRITERION 5: GENERAL PLAN, ZONING, AND LOCAL COASTAL PROGRAM

CONSISTENCY
The proposed Project is consistent with the applicable general plan and zoning ordinance and any applicable local coastal program.12
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:

CRITERION 6: MINIMUM DENSITY REQUIREMENT
The density of the proposed Project will be at least fifteen (15) dwelling units per acre. 13 Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
12 Public Resources Code Section 21080.66(a)(4)(A)-(C). A housing development project shall be deemed consistent with the applicable general plan and zoning ordinance, and any applicable local coastal program, if there is substantial evidence that would allow a reasonable person to conclude that the housing development project is consistent. If the zoning and general plan are inconsistent with each other, a project shall be deemed consistent with both if the Project is consistent with one. The approval of a density bonus, incentives or concessions, waivers or reductions of development standards, and reduced parking ratios shall not be grounds for determining that the project is inconsistent with the applicable general plan, zoning ordinance, or local coastal program. 13 Public Resources Code Section 21080.66(a)(5); Government Code Section 65583.2(c)(3)(B).

4921-6453-1359, v. 1
CRITERION 7: COASTAL ZONE RESTRICTION
All proposed Projects in the City meet this criterion, as no portion of the City is within a designated Coastal Zone (current as of 4/2026).14
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts: The California Coastal Commission’s Coastal Zone Boundary Maps can be found here: https://www.coastal.ca.gov/maps/czb/
CRITERION 8: AGRICULTURAL LAND RESTRICTION
For this criterion, the proposed Project must meet BOTH of the following:

The proposed Project site is not located on either prime farmland or farmland of statewide importance, as defined pursuant to the United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation; AND
The proposed Project site is not located on land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the voters. 15 Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
14 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(A). 15 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(B).

4921-6453-1359, v. 1
CRITERION 9: WETLANDS RESTRICTION
The proposed Project is NOT located on wetlands as defined by the U.S. Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).16
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:

CRITERION 10: FIRE HAZARD ZONE RESTRICTION
The proposed Project is NOT located within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within the state responsibility area, as defined in Public Resources Code Section 4102.

OR
The proposed Project site has adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development, including, but not limited to, standards established under all of the following or their successor provisions: (1) Public Resources Code Section 4291 or Section 51182, as applicable; (2) Public Resources Code Section 4290; (3) Chapter 7A of the California Building Code (Title 24 of the California Code of Regulations).17
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
16 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(C). 17 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(D).

4921-6453-1359, v. 1
CRITERION 11: HAZARDOUS WASTE SITE RESTRICTION
The proposed Project is NOT located on a hazardous waste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Health & Safety Code Section 25356.

OR
The proposed Project IS located on such a site, but either of the following apply:

The proposed Project site is an underground storage tank site that received a uniform closure letter issued pursuant to Health & Safety Code Section 25296.10(g) based on closure criteria established by the State Water Resources Control Board for residential use or residential mixed uses.

OR
The State Department of Public Health, State Water Resources Control Board, Department of Toxic Substances Control, or a local agency has otherwise determined that the Project site is suitable for residential use or residential mixed uses pursuant to Health & Safety Code Section 25296.10(c).18
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:

CRITERION 12: EARTHQUAKE FAULT ZONE RESTRICTION
The proposed Project is NOT located within delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist.

OR
The development complies with applicable seismic protection building code standards adopted by the State Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), 18 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(E).

4921-6453-1359, v. 1
and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.19
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:

CRITERION 13: FLOOD HAZARD RESTRICTION
The proposed Project site is NOT located within a special flood hazard area subject to inundation by the 1% annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA.

OR
The site has been subject to a Letter of Map Revision prepared by FEMA and issued to the local jurisdiction.

OR
The site meets FEMA requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program pursuant to Part 59 (commencing with Section

59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations.20
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
19 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(F). 20 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(G).

4921-6453-1359, v. 1
CRITERION 14: REGULATORY FLOODWAY
The proposed Project is NOT located within a regulatory floodway as determined by FEMA in any official maps published by FEMA.

OR
The proposed Project has received a no-rise certification in accordance with Section

60.3(d)(3) of Title 44 of the Code of Federal Regulations.21 Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:

CRITERION 15: CONSERVATION PLAN RESTRICTION
The proposed Project is NOT located on a site on which there are lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan. 22
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
21 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(H). 22 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(I).

4921-6453-1359, v. 1
CRITERION 16: PROTECTED SPECIES HABITAT RESTRICTION
The proposed Project is NOT located on a site on which there is habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C.

Section 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code). 23 Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:

CRITERION 17: CONSERVATION EASEMENT RESTRICTION
The proposed Project is NOT located on a site that includes lands under conservation easement.24
Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
23 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(J). 24 Public Resources Code Section 21080.66(a)(6); Government Code Section 65913.4(a)(6)(K).

4921-6453-1359, v. 1
CRITERION 18: HISTORIC STRUCTURE RESTRICTION
The proposed Project does NOT require the demolition of a historic structure that was placed on a national, state, or local historic register before the date a preliminary application was submitted for the Project pursuant to Government Code Section 65941.1.25 Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:

CRITERION 19: TRANSIENT LODGING RESTRICTION
No portion of the proposed Project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging.26
Note: “Transient lodging” does not include a residential hotel as defined by Health & Safety Code Section 50519 or, after the issuance of a certificate of occupancy, a resident’s use or marketing of a unit as short-term lodging per Business & Professions Code Section 17568.8 in a manner consistent with local law.

Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
25 Public Resources Code Section 21080.66(a)(7).
26 Public Resources Code Section 21080.66(a)(8).

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CRITERION 20: FREEWAY PROXIMITY REQUIREMENTS
The proposed Project does not include the construction of housing within 500 feet of a freeway.

OR
If the Project proposes any housing located within 500 feet of a freeway, ALL of the following requirements are satisfied:

The building has a centralized heating, ventilation, and air-conditioning (HVAC) system;
Outdoor air intakes for HVAC system face away from the freeway; The building provides air filtration media for outside and return air that provides a minimum efficiency reporting value of 16;
The air filtration media shall be replaced at manufacturer's designated interval; and, The building does not have any balconies facing the freeway. 27 Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
27 Public Resources Code Section 21080.66(c)(2).

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CRITERION 21: ADDITIONAL LABOR REQUIREMENTS FOR 100% AFFORDABLE HOUSING PROJECTS AND PROJECTS THAT INCLUDE BUILDINGS OVER 85 FEET

IN HEIGHT (IF APPLICABLE)
The Project does not propose the construction of 100% affordable units that are dedicated to lower income households OR a building that is over 85 feet in height.

OR
If the Project proposes the construction of 100% affordable units that are dedicated to lower income households OR includes a building that is over 85 feet in height, the following requirements will be satisfied:

For a proposed Project that consists of housing where 100 percent of the units are dedicated to lower income households, as defined by Health & Safety Code Section 50079.5, all construction workers will be paid at least the general prevailing rate of per diem wages for the type of work and geographic area, as determined by the Director of Industrial Relations pursuant to the Labor Code Sections 1773 and 1773.9, except that apprentices registered in programs approved by the Chief of the Division of Apprenticeship Standards may be paid at least the applicable apprentice prevailing rate, regardless of whether the housing development project is a public work.

For a proposed Project that includes buildings over 85 feet in height above grade, the labor standards of Government Code Section 65913.4(a)(8) will be met. 28 Explanation supported by facts, reasonable assumptions based on facts, expert opinion supported by facts:
28 Public Resources Code Section 21080.66(d).

4921-6453-1359, v. 1

ADDITIONAL REQUIREMENTS
Tribal Consultation
To qualify for the AB 130 CEQA Infill Housing Exemption, the City is required consult with Native American tribes regarding the proposed Project. The aim of this tribal consultation process is to identify measures to avoid potentially significant impacts to tribal cultural resources.

The tribal consultation process begins with the City sending out a formal notification letter to each California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed Project within 14 days of the application being deemed complete.29 This formal notification must include detailed project information, site maps, proposed project scope, and any known cultural resource studies.30 Tribes then have 60 days to request consultation.31 If a tribe does not notify the City within 60 days, the consultation shall be considered to have concluded.32 If a tribe requests consultation, the City must initiate consultation within 14 days of the request, and the consultation shall conclude within 45 days of initiation, with a possible one time 15-day extension upon the tribe’s request. 33 The Project proponent may participate in the consultation if the tribe agrees, the Project proponent agrees to engage in good faith, and the Project proponent agrees to comply with applicable confidentiality provisions.34
The City will ask the tribe whether the applicant will participate in the tribal consultation process and will inform the applicant accordingly.

Phase I Environmental Assessment
Projects eligible for the AB 130 CEQA Infill Housing Exemption will be required to complete a Phase 1 Environmental Assessment as a condition of approval for the Project. 35 If a recognized environmental condition is found, the applicant shall complete a preliminary endangerment assessment, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity.36 Further, if a release of a hazardous substance is found to exist on the Project site, the release shall be removed or any effects of the release shall be mitigated to levels required by current federal and state statutory and regulatory standards before the City issues a certificate of 29 Public Resources Code § 21080.66(b)(1)(A). Note that “deemed complete” is defined in Government Code Section 65589.5(h) to mean, “that the applicant has submitted a preliminary application pursuant to [Government Code] Section 65941.1 or, if the applicant has not submitted a preliminary application, has submitted a complete application pursuant to [Government Code] Section 65943.”
30 Public Resources Code § 21080.66(b)(1)(B).
31 Public Resources Code § 21080.66(b)(2)(A).
32 Public Resources Code § 21080.66(b)(2)(B).
33 Public Resources Code § 21080.66(b)(3).
34 Id.
35 Public Resources Code Section 21080.66(c)(1)(A).
36 Public Resources Code Section 21080.66(c)(1)(B).

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occupancy.37 If a potential for exposure to significant hazards from surrounding properties or activities is found to exist, the effects of the potential exposure must be mitigated to levels required by current federal and state statutory and regulatory standards before the City issues a certificate of occupancy.38
37 Public Resources Code Section 21080.66(c)(1)(C).
38 Public Resources Code Section 21080.66(c)(1)(D).

ATTACHMENT “A”
AB 130 CEQA Checklist
The proposed housing development project complies with all AB 130 eligibility requirements and is statutorily exempt from the California Environmental Quality Act (“CEQA”) (Pub. Res. Code § 21000 et seq.), as demonstrated below:

AB 130 CRITERIA PROJECT CONSISTENCY ANALYSIS
Size: The Project site is 20 acres or smaller,
or for “builder’s remedy projects”, five
acres or smaller7.

Consistent. The Project site is .99 of an acre.

Location: The Project is within an
incorporated municipality, or an urban
area as defined by the U.S. Census Bureau.

Consistent. The Project site is located in the City of Diamond Bar, a general law city incorporated on April 18, 1989. The city has also been designated as an urbanized area by the U.S. Census Bureau.

Urban Use: The Project is located on a site
that satisfies any of the following:
(A) Has been previously developed with an
urban use. 8
(B) At least 75 percent of its perimeter of
the site adjoins parcels that are developed
with urban uses.2
(C) At least 75 percent of the area within a
one-quarter mile radius of the site is
developed with urban uses.2
(D) For sites with four sides, at least three
out of four sides are developed with urban
uses and at least two-thirds of the
perimeter of the site adjoins parcels that
are developed with urban uses.2
Consistent. At least 75 percent of the perimeter around the Project site is developed with urban uses. The site is an irregular triangular shape within three sides with access to Gentle Springs Lane. To the southeast, the site is adjacent to condominium housing, the Fall Creek Private Community. Immediately to the northeast of the Project site is a hotel, the Best Western Diamond Bar Hotel & Suites.

West of the site, across from S. Prospect Road is a personal storage facility, CubeSmart. The site is fully surrounded and developed with urban uses.
7 “Builders remedy project”, as defined in paragraph (11) of subdivision (h) of Section 65589.5 of the Government Code, or a project that applied, pursuant to paragraph (5) of subdivision (d) of Section 65589.5 of the Government Code, as it read before January 1, 2025.
8 “Urban uses” means any current or former residential, commercial, public institution, or public park that is surrounded by other urban uses, parking lot or structure, transit or transportation passenger facility, or retail use, or any combination of those uses. Pub. Res. Code § 21080.66 (f)(3).

Consistency: The Project is consistent with
the applicable general plan, zoning
ordinance, and local coastal
program.9,10,11,12
Consistent. The site has a General Plan Land Use Designation as Town Center Mixed Use and is in the Commercial (“C-3”)Zoning District according to the Diamond Bar City GIS Mapping System and is subject to the Housing Element Site (H) Overlay District. The General Plan Town Center Mixed Use designation “allows a mix of uses with an emphasis on community-serving and destination retail, dining, and entertainment uses. Offices and professional services, and residential uses are also permitted…[with] a maximum residential density of 20.0 dwelling units per gross acre (20.0 du/ac).” General Plan, Land Use and Economic Development, p. 2-12.

The H Overlay District provides for the development of multifamily dwellings and applies to all parcels designated on the City’s zoning map. DBMC §22.14.050(a) & (b). Except as otherwise provided, multifamily dwellings within the (H) Overlay District are subject to the development standards for properties located within the RH-30 9 “Local coastal program” means a local government’s (a) land use plans, (b) zoning ordinances, (c) zoning district maps, and (d) with sensitive coastal resources areas, other implementing actions, which when taken together, meet the requirements of, and implement the provisions and policies of, this division at the local level. Pub. Res. Code § 30108.6. 10 A housing development project shall be deemed consistent if substantial evidence would allow a reasonable person to conclude it is consistent. Pub. Res. Code § 21080.66(a)(4)(A). 11 If the zoning and general plan are not consistent with one another, a project shall be deemed consistent with both if the project is consistent with one. Pub. Res. Code § 21080.66(a)(4)(B). 12 The approval of a density bonus, incentives, or concessions, waivers or reductions of development standards, and reduced parking ratios pursuant to Density Bonus Law (Gov. Code § 65915 et seq.) shall not be grounds for determining that the project is inconsistent with the applicable general plan, zoning ordinance, or local coastal program. Pub. Res. Code § 21080.66(a)(4)(C).

Zoning District. DBMC § 22.14.050(d). RH-30 Zoning District development standards require a minimum density of 20 dwelling units per acre and limits the maximum density to 30 du/ac. The Project proposes a total of 30 residential units, prior to the application of any density bonus, consistent with the RH-30 Zoning District’s requirements.

The Project site may yield up to 30 du prior to the application of a twenty percent (20%) density bonus resulting in a total of 36 du.

Despite the inconsistent density limitations provided in the General Plan and H Overlay Zone (20 du/ac vs 30 du/ac), Public Resources Code Section 21080.66(a)(4)(B) states that if the zoning and general plan are not consistent with one another, a project shall be deemed consistent with both if the project is consistent with one. Nor shall the approval of density bonus, incentives, or concessions, waivers or reductions of development standards, and reduced parking ratios pursuant to Density Bonus Law make a project inconsistent.13 Density: The Project will be at least 50
percent of the applicable density
specified:
14 1) For an incorporated city within a
nonmetropolitan county and for a
nonmetropolitan county that has
a micropolitan area: sites allowing
at least 15 units per acre.
2) For unincorporated area in a
nonmetropolitan county not
included in No. 1: Sites allowing
at least 10 units per acre.
3) For suburban jurisdiction: sites
allowing at least 20 units per acre.
4) For a jurisdiction in a
metropolitan county: sites
allowing at least 30 units per acre.

Consistent. The General Plan designation of Town Center Mixed Use allows a maximum residential density of 20.0 dwelling units per gross acre. While the Project Site is in the C-3 Zoning District, it is subject to the (H) Overlay District, which utilizes RH-30 development standards for proposed multifamily dwellings. The RH-30 Zoning District development standards permit multifamily dwelling uses of 20 du/ac and a maximum of 30 du/ac. The Project site is .99 of an acre and proposes a total of 36 units once a density bonus is applied. The Project, therefore, meets and exceeds the minimum applicable density requirements.

Site Conditions: The development is not
located on a site that is any of the
following:
(A) A coastal zone, as specified.15
Consistent.
(A) The Project is not located in a coastal zone.
13 Pub. Res. Code § 21080.66(a)(4)(C).
14 Gov. Code § 65583.2(c)(3)(B).
15 (i) Subject to Public Resources Code Section 30603(a)(1) or (2); (ii) an area of the coastal zone that is not subject to a certified local coastal program or a certified land use plan; (iii) an area of the coastal zone that is vulnerable to five feet of sea level rise, as determined by the National Oceanic and Atmospheric Administration, the Ocean Protection Council, the United States Geological Survey, the University of California, or a local government’s coastal hazards vulnerability assessment; (iv) in a parcel within the coastal zone that is not zoned for multifamily housing; (v) in a parcel in a coastal zone and located on either of the following: (I) On, or within a 100-foot radius of, a wetland, as defined in Public Resources Code Section 30121; or (II) on prime agricultural land as defined in Public Resources Code Sections 30113 and 30241.

(B) Either prime farmland or farmland of
statewide importance,16 and designated
on the maps prepared by the Farmland
Mapping and Monitoring Program of the
Department of Conservation, or land
zoned or designated for agricultural
protection or preservation by a local ballot
measure that was approved by the voters
of that jurisdiction.
(C) Wetlands.17
(D) Within a high or very high fire hazard
severity zone.18,
19 (E) A hazardous waste site listed on the
Cortese List20 or a hazardous waste site
designated by the Department of Toxic
Substances Control,21 subject to certain
exceptions.22
(F) Within a state-delineated earthquake
fault zone,23 unless the Project complies
with applicable seismic protection building
code standards adopted by the California
Building Standards Commission,24 and by
any local building department.25
(G) Within a special flood hazard area
subject to inundation by the 1 percent
annual chance flood (100-year flood),26
unless the Project has been issued a Letter
(B) The Project is not located on prime farmland or farmland of statewide importance. (Urban and Built-Up Land)
(C) The Project is not located in a site that is wetlands, as designated by the United States Fish and Wildlife Department.
16 As defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California.
17 As defined in the United States Fish and Wildlife Service Manual, Part 660 FW (Jun. 21, 1993). 18 As determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within a state area of responsibility, as defined in Public Resources Code Section 4102. 19 This requirement does not apply to sites that have adopted fire mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to development, including, but not limited to, standards established under all of the following (or their successor provisions): (i) Public Resources Code Section 4291 or Government Code Section 51182, as applicable; (ii) Public Resources Code Section 4290; (iii) California Code of Regulations, Title 24, Chapter 7A of the California Building Code.
20 Pursuant to Government Code Section 65962.5.
21 Pursuant to Health and Safety Code Section 25356.
22 The site (i) contains an underground storage tank that received a uniform closure letter pursuant to Health and Safety Code Section 25296.10(c) based on closure criteria established by the State Water Resources Control Board for residential use or residential mixed uses; or (ii) the State Department of Health, State Water Resources Control Board, Department of Toxic Substances Control, or local agency making a determination pursuant to Health and Safety Code Section 25296.10 has determine the site to be suitable for residential use or residential mixed uses. 23 As determined by the State Geologist in any official maps published by the State Geologist. 24 Under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code).
25 Under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2. 26 As determined by maps promulgated by the Federal Emergency Management Agency.

of Map Revision27 or flood plain
development permit.28
(H) Within a floodway,29 unless the Project
has received a no-rise certification.30,31
(I) Lands identified for conservation in an
adopted natural community conservation
plan,32 habitat conservation plan,33 or
other adopted natural resource protection
plan.
(J) Habitat for protected species identified
as candidate, sensitive, or species of
special status by state or federal agencies,
fully protected species, or species
protected by the Federal Endangered
Species Act,
34 California Endangered
Species Act,
35 or the Native Plant
Protection Act.36,
37 (K) Lands under conservation easement.
(D) The Project is not located in a high or very high fire hazard severity zone.
(E) The site is not on the Cortese List or hazardous waste site designated by the Department of Toxic Substances Control. (F) The site is not located within a state delineated earthquake fault zone as designated by the State Geologist.
27 Letter of Map Revision Prepared by the Federal Emergency Management Agency and issued to the local jurisdiction. 28 Pursuant to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations.
29 As determined by maps promulgated by the Federal Emergency Management Agency. 30 In accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. 31 If an applicant is able to satisfy all applicable federal criteria in order to provide that the site satisfies this requirement and is otherwise eligible for streamlined approval under this section, a local government shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by that local government that is applicable to that site.
32 Pursuant to the Natural Community Conservation Planning Act (Fish and Game Code § 2800 et seq.). 33 Pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.). 34 Endangered Species Act of 1973(16. U.S.C § 1531 et seq.) 35 Fish and Game Code § 2050 et seq.
36 Fish and Game Code §1900 et seq.
37 The identification of habitat “may be based upon information identified in underlying environmental review documents for the general plan, zoning ordinance, specific plan, or other planning documents associated with that parcel that require environmental review pursuant to CEQA.

G) The site is not located within a special flood hazard area, as determined by FEMA. (See “Exhibit 1” attached herein.)
(H) The site is not located within a floodway. (See “Exhibit 1” attached herein.)
(I) The site has not been identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan.
(J) The site is not a habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the Federal Endangered Species Act, California Endangered Species Act, or the Native Plant Protection Act.
(K) The site is not subject to any recorded conservation easement.

Demolition of Historic Structures: The
Project is not located on a site where the
Project would require the demolition of a
historic structure that was placed on a
national, state, or local historic register
before the date a preliminary application
was submitted for the Project. 38
Consistent. The Project would not require the demolition of any historic structures. The Project site is vacant and does not contain any recognized historic structures.

Type of Lodging: For projects submitted
after January 1, 2025, the Project is not
used as a hotel, motel, or bed and
breakfast inn, or other transient lodging.39
Consistent. The Project is a 36-unit housing development project that is fully comprised of 100% residential uses. No portion of the Project is proposed as a hotel, motel, bed and breakfast inn, or other transient lodging.
38 Preliminary application deemed to have been submitted pursuant to Gov. Code § 65941.1. 39 For purposes of AB 130 “other transient lodging” does not include: A) residential hotel, as defined in Health & Safety Code § 50519 B) after the issuance of a certificate of occupancy a residents use or marketing of a unit as short-term lodging, as defined in Bus. & Prof. Code § 17568.8 in a manner consistent with local law.

Exhibit 1 to ATTACHMENT “A”
Flood Designations
[Attached Behind this Page]

National Flood Hazard Layer FIRMette
0 250 500 1,000 1,500 2,000
Feet
Ü

SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT

SPECIAL FLOOD

HAZARD AREAS
Without Base Flood Elevation (BFE)
Zone A, V, A99
With BFE or Depth Zone AE, AO, AH, VE, AR
Regulatory Floodway

0.2% Annual Chance Flood Hazard, Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone X
Future Conditions 1% Annual
Chance Flood Hazard Zone X
Area with Reduced Flood Risk due to
Levee. See Notes. Zone X
Area with Flood Risk due to Levee Zone D
NO SCREEN Area of Minimal Flood Hazard Zone X
Area of Undetermined Flood Hazard Zone D
Channel, Culvert, or Storm Sewer
Levee, Dike, or Floodwall
Cross Sections with 1% Annual Chance

17.5 Water Surface Elevation
Coastal Transect
Coastal Transect Baseline
Profile Baseline
Hydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of Study
Jurisdiction Boundary
Digital Data Available
No Digital Data Available
Unmapped
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below.

The basemap shown complies with FEMA's basemap
accuracy standards
The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 8/22/2025 at 2:10 AM and does not
reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or
become superseded by new data over time.

This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for
regulatory purposes.

Legend

OTHER AREAS OF

FLOOD HAZARD

OTHER AREAS

GENERAL

STRUCTURES
OTHER

FEATURES

MAP PANELS
8 B

20.2 The pin displayed on the map is an approximate
point selected by the user and does not represent
an authoritative property location.
1:6,000
117°49'8"W 34°1'27"N
117°48'30"W 34°0'57"N
Basemap Imagery Source: USGS National Map 2023 Page 218 of 267 4925-9084-1787, v. 1
Tranquil Garden: Assembly Bill 130 (AB 130) Tribal Consultation Summary On June 30, 2025, the State Legislature adopted, and the Governor signed AB 130 and SB 131, which took effect immediately. These two bills made substantial changes to the California Environmental Quality Act (“CEQA”) and the Permit Streamlining Act procedures, which further significantly limit the ability of cities to evaluate and disapprove higher density housing development projects.

AB 130 created a new statutory CEQA exemption for infill housing development projects meeting specified criteria (Public Resources Code Section 21080.66) and which have undergone a consultation process with culturally affiliated California Native American tribes. Invocation of AB 130 generally requires a project to be consistent with applicable general plan and zoning ordinances (or qualify for a density bonus and waivers of development standards per the SDBL), achieve a density of at least 15 dwelling units per acre, be located on a site that is no more than 20 acres in size, is outside specified environmentally sensitive areas, and meets certain design criteria if located within 500 feet of a freeway.

The applicant invoked the new AB 130 CEQA exemption by way of their SB 330 preliminary application dated October 17, 2025, which was submitted concurrently with the overall project application on October 20, 2025. The City deemed the project application complete on March 12, 2026, thereby initiating the AB 130 tribal consultation process. On March 24, 2026, the City provided each Native American tribe that was traditionally and culturally affiliated with the project site with a formal invitation to consult on the proposed project. The invitation, which was provided by certified mail and email, notified each tribe that it had 60 days until May 23, 2026, to request consultation regarding the proposed project.

To date, only two responses have been received by the City requesting to consult on the project. Table 1 summarizes the results of the AB 130 tribal consultation process for the proposed Tranquil Garden project.

Table 1: AB 130 Native American Tribal Consultation Summary Native American Tribe/Tribal
Representatives
Response Received Date
Christopher Granado, Juaneño
Band of Mission Indians -
Acjachemen Nation (Acjachemen
Nation)
March 26, 2026
Email from Christopher Granado, on behalf of
Acjachemen Nation, to the City acknowledging
receipt of the AB 130 invitation letter for the
project and requesting tribal consultation for the
project.

4925-9084-1787, v. 1
April 8, 2026
Email from the City to Mr. Granado and Nathan
Banda initiating consultation with Acjachemen
Nation. In that email, the City provides the tribe
with options to meet and dates for when the
meeting shall take place. The email also notified
Acjachemen Nation that, pursuant to AB 130,
consultation would conclude on May 23, 2026, 45
days from the date consultation was initiated with
the tribe.

April 13, 2026
Email from Mr. Granado to the City scheduling a
virtual consultation meeting for May 11, 2026, at
10:00 a.m. Mr. Granado also allowed the applicant
to participate in the consultation.

May 11, 2026
Email from Mr. Granado to the City rescheduling
the consultation meeting to a later date. The City
acknowledged this request via a follow-up email
on the same day and reschedules the meeting to
May 19, 2026, at 10:00 a.m.

May 19, 2026
The City virtually meets with Mr. Granado, on
behalf of Acjachemen Nation, and the applicant to
discuss the proposed project’s mitigation
measures with a focus on ground disturbing
activities. Mr. Granado introduces himself,
Acjachemen Nation, and provides some
background into the area and the tribe’s ancestral
ties to the area. Mr. Granado informs the City that
Acjachemen Nation’s proposed mitigation
measures will be emailed on May 22, 2026.

May 22, 2026
Email from Mr. Granado with Acjachemen Nation’s
proposed mitigation measures to be included as
conditions of approval for the project.

June 5, 2026

4925-9084-1787, v. 1
Email from the City to Ms. Shen, on behalf of the
applicant, asking for their review and approval of
Acjachemen Nation’s proposed mitigation
measures.

June 18, 2026
Email from Kevin Kohan, on behalf of the
applicant, requesting a modification to Condition 7
of Acjachemen Nation’s proposed mitigation
measures. The modification revises a sentence in
Condition 7 to ensure that tribal monitoring ends
once ground disturbing activities commence. Later
that same day, the City emailed Mr. Granado
requesting the tribe’s review of the applicant’s
proposed modification to their mitigation
measures.

June 19, 2026
Email from Mr. Granado to the City requesting a
brief call with the City to discuss the proposed
modification to Condition 7. The City subsequently
schedules a call with Mr. Granado for June 22,
2026, at 10:00 a.m.

June 22, 2026
The City discusses the modification with Mr.

Granado. Mr. Granado understands the change
and, in a follow-up email, approves the proposed
modification. This formally concludes the AB 130
tribal consultation process with the Juaneño Band
of Mission Indians Acjachemen Nation 84A.

Brandy Salas, Gabrieleño Band
of Mission Indians – Kizh Nation
(Kizh Nation)
April 3, 2026
Email from Brandy Salas, on behalf of the Kizh
Nation, to the City acknowledging receipt of the
AB 130 notification letter for the project and
requesting consultation.

April 16, 2026
Email from the City to Ms. Salas and Andrew
Salas, on behalf of the Kizh Nation, initiating
consultation with the tribe. In that email, the City
provides Kizh Nation with options to meet and

4925-9084-1787, v. 1
dates for when the meeting shall take place. The
email also notified the Kizh Nation that, pursuant
to AB 130, consultation will conclude on May 31,
2026, 45 days from the date it was initiated with
the tribe.

May 11, 2026
Follow-up email from the City to Ms. Salas and
Mr. Salas asking for an update to the consultation
email sent on April 16, 2026.

May 21, 2026
Email from Ms. Salas requesting that tribal
consultation be conducted via email rather than
through a virtual or in-person meeting. Ms. Salas
also indicated that a virtual meeting had been
scheduled for May 26, 2026; however, the City
had no record of such a meeting on calendar. The
City subsequently sent a follow-up email to
confirm whether the May 26 meeting pertained to
the Tranquil Garden project or another project.

May 28, 2026
Email from Ms. Salas acknowledging that her
previous email regarding a May 26, 2026, meeting
had not been successfully sent. Ms. Salas
reiterated the Kizh Nation’s request to conduct
tribal consultation via email, and the City agreed
to proceed with consultation via email.

May 29, 2026
Email from Ms. Salas requesting clarification
regarding the proposed mitigation measures.

Because the City's primary points of contact were
out of the office that day, the City was unable to
provide an immediate response. Accordingly, the
City treated the May 29 correspondence from the
Kizh Nation as an implied request to extend the
tribal consultation period by 15 days pursuant to
AB 130, allowing the parties additional time to
finalize the proposed mitigation measures. In light
of the extension, consultation was set to conclude
on June 15, 2026.

4925-9084-1787, v. 1
June 2, 2026
Email from Sophia Pina, on behalf of the Kizh
Nation, with the proposed mitigation measures to
be included as conditions of approval for the
project.

June 4, 2026
Email from the City to Ms. Salas and Ms. Pina
requesting the applicant’s participation in tribal
consultation and permission to review the tribe’s
mitigation measures. City also provides
information regarding the proposed mitigation
measures under AB 130 should Kizh Nation deny
applicant participation. The standard AB 130
mitigation measures are also listed out in the
email for the tribe to acknowledge.

June 8, 2026
Email from Ms. Pina to the City denying the City’s
request to allow the applicant to participate. Ms.

Pina also acknowledges the date of consultation
conclusion and when the mitigation measures
shall be agreed by.

June 9, 2026
Email from the City to Ms. Pina acknowledging the
email denying applicant participation in tribal
consultation. In that email, the City reiterated that,
pursuant to AB 130, the applicant must agree to
any proposed mitigation measures that deviate
from the standard AB 130 measures. Otherwise,
the standard AB 130 measures will be
incorporated.

June 15, 2026
No further correspondence was received by the
City from Ms. Salas or Ms. Pina on behalf of the
Kizh Nation regarding the applicant’s participation
in tribal consultation pursuant to AB 130.

Therefore, AB 130 tribal consultation formally
concluded and the City incorporated the standard

4925-9084-1787, v. 1
AB 130 measures for the Gabrieleño Band of
Mission Indians – Kizh Nation.

Anthony Madrigal, Cahuilla Band
of Indians
No response from the tribe.

BobbyRay Esparza, Cahuilla
Band of Indians
No response from the tribe.

Erica Schenk, Cahuilla Band of
Indians
No response from the tribe.

Anthony Morales,
Gabrieleno/Tongva San Gabriel
Band of Mission Indians
No response from the tribe.

Robert Dorame, Gabrielino
Tongva Indians of California
Tribal Council
No response from the tribe.

Christina Conley, Gabrielino
Tongva Indians of California
Tribal Council
No response from the tribe.

Sandonne Goad,
Gabrielino/Tongva Nation
No response from the tribe.

Charles Alvarez, GabrielinoTongva TribeNo response from the tribe.

Sam Dunlap, Gabrielino-Tongva
Tribe
No response from the tribe.

Joyce Perry, Juaneño Band of
Mission Indians Acjachemen
Nation – Belardes
No response from the tribe.

Steven Estrada, Santa Rosa
Band of Cahuilla Indians
No response from the tribe.

Mercedes Estrada, Santa Rosa
Band of Cahuilla Indians
No response from the tribe.

Vanessa Minott, Santa Rosa
Band of Cahuilla Indians
No response from the tribe.

Joseph Ontiveros, Soboba Band
of Luiseno Indians
No response from the tribe.

Jessica Valdez, Soboba Band of
Luiseno Indians
No response from the tribe.

1 Rudy Lopez
From: Arlene Laviera
Sent: Tuesday, July 14, 2026 12:39 PM
To: Grace Lee; Rudy Lopez
Subject: FW: FOR PUBLIC COMMENT – Tranquil Garden Residential Condominium Project Hi Grace/Rudy,
Please see the comments below regarding the Tranquil Gardens proposal. Thank you.

From: Sandra Perez
Gonzalez
<[email protected]>
Sent: Tuesday, July 14, 2026 12:21 PM
To: Arlene Laviera <[email protected]>
Subject: FOR PUBLIC COMMENT – Tranquil Garden Residential Condominium Project CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders.

Dear Planning Commission Members,
I am a nearby resident living off Golden Springs Drive near the Gentle Springs/Palomino and South Prospectors area, and I am writing regarding the proposed Tranquil Garden Residential Condominium Project.

My husband and I moved to Diamond Bar in 2009 as a young family of three and were fortunate to be able to buy a home here. Today, we are a family of five, and our children have grown up in Diamond Bar schools and in this community that we love.

Because of that experience, I understand that many young families today are priced out of Diamond Bar and may never have the opportunity we had. I support creating additional homeownership opportunities and starter homes so that working people, especially families with children, can have the same opportunity we had to build a life in Diamond Bar, support our local businesses, and help refill our schools.

That said, I do not believe this proposal gets the balance quite right.

Arlene Laviera | Administrative Coordinator
City of Diamond Bar | Community Development
21810 Copley Drive, Diamond Bar, CA 91765
t 909.839.7030 | 909.839.7000 main | f 909.861.3117
[email protected] | www.DiamondBarCA.gov
Connect with Us... Facebook|Twitter|YouTube|Instagram

2 I support building housing at this location, but 36 units on less than one acre feels like too much for this particular site. I believe a smaller project, perhaps closer to 26 units, would still provide meaningful homeownership opportunities while being more compatible with the surrounding neighborhood and reducing traffic, parking, and emergency access concerns.

I also have concerns that the project receives six additional units through the State Density Bonus process while only providing three low-income units. If the community is being asked to support additional density and development concessions, I encourage the City and developer to consider increasing the affordable housing component to six lowincome units instead of three.

I understand the developer wants to make money, and I do not object to that. However, a smaller project may ultimately create a better product for buyers, with less crowding, improved traffic conditions, and homes that retain stronger long-term value and desirability for the families who live there.

Finally, traffic and safety improvements need to be part of this project approval. I already avoid the Gentle Springs/Palomino Drive, and Diamond Bar Boulevard area during busy times because traffic can already be horrible. Adding dozens of additional vehicles entering and exiting through a single access point raises concerns about congestion and safety.

I respectfully ask the City to evaluate:
 Dedicated left-turn lanes and protected left-turn signals or other intersection improvements if warranted by the traffic study;
 A prohibition on U-turns near the project entrance and surrounding intersections; and
 Additional traffic mitigation measures to protect existing residents and improve circulation.

I am particularly concerned about emergency access and evacuation. In the event of a wildfire, flood, or other emergency, residents need to be able to safely and quickly leave the area. The City’s review should carefully consider how additional traffic from this project could affect emergency evacuation routes and response times.

Diamond Bar can and should grow while still protecting the neighborhoods that already exist. I believe this project can be part of the solution if we can get the density, affordability, and traffic impacts right.

Thank you for your time and kind consideration.

Sincerely,
Sandra Pérez González

3 Diamond Bar Resident

1 Rudy Lopez
From: Arlene Laviera
Sent: Tuesday, July 21, 2026 7:22 AM
To: Grace Lee; Rudy Lopez
Subject: FW: For Public Comment – Planning Case PL2025-77 Hi Grace/Rudy,
I am forwarding this public comment email with regard to the Tranquil Gardens project. Thank you.

From: Abe Camacho
<[email protected]>
Sent: Monday, July 20, 2026 11:03 PM
To: Arlene Laviera <[email protected]>; Ruth Low <[email protected]>; Andrew Chou <[email protected]>
Subject: For Public Comment – Planning Case PL2025-77
CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders.

Dear Chair and Members of the Planning Commission,
I am a Diamond Bar resident who lives near the proposed Tranquil Garden Condominium Project. I appreciate the investment being made in our community and generally support thoughtful residential development that adds housing while also improving the surrounding neighborhood.

As the Commission reviews this project, I respectfully ask that the City and the developer evaluate opportunities to improve pedestrian connectivity from South Prospectors Road to the future Diamond Bar Town Center and the existing commercial area anchored by Sprouts.

Throughout the public workshops and community meetings for the Town Center, one of the recurring themes from residents was the desire for a more walkable and connected downtown. This project is located in an important area where a future pedestrian connection could help residents from the Prospectors neighborhood safely walk to grocery stores, restaurants, and other nearby services.

I understand that a direct connection may require coordination with adjacent property owners and may not be immediately feasible. However, I ask that the City consider requiring or preserving space for a future public walkway or pedestrian easement as part of this project. At a minimum, the project should be designed so that a future connection is not blocked as the Town Center develops.

Arlene Laviera | Administrative Coordinator
City of Diamond Bar | Community Development
21810 Copley Drive, Diamond Bar, CA 91765
t 909.839.7030 | 909.839.7000 main | f 909.861.3117
[email protected] | www.DiamondBarCA.gov
Connect with Us... Facebook|Twitter|YouTube|Instagram

2 A pedestrian connection from South Prospectors Road would improve walkability, reduce short vehicle trips, encourage safer access to nearby businesses, and help advance the City’s long-term vision for a connected and pedestrian-friendly Town Center.

I respectfully ask that City staff evaluate this issue and report on the feasibility of incorporating, or preserving, a future pedestrian connection from South Prospectors Road to the Town Center and the Sprouts shopping center.

Thank you for your time and consideration.

Respectfully,
Abraham Camacho

Jul 28, 2026
Diamond Bar City Hall
21810 Copley Drive
Diamond Bar, CA 91765
Re: Proposed Housing Development Project “Tranquil Gardens” To: [email protected];
Cc: [email protected]; [email protected]; [email protected]; [email protected];
Dear Diamond Bar Planning Commission,
The California Housing Defense Fund (CalHDF) submits this letter to remind the City of its obligation to abide by all relevant state laws when evaluating the proposed 36-unit housing development project “Tranquil Gardens” located between the westerly terminus of Gentle Springs Lane and South Prospectors Road, which includes 3 low-income units. These laws include the Housing Accountability Act (HAA), the Density Bonus Law (DBL), and AB 130.

The HAA provides the project legal protections. It requires approval of zoning and general plan compliant housing development projects unless findings can be made regarding specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subd. (j).) The HAA also bars cities from imposing conditions on the approval of such projects that would reduce the project’s density unless, again, such written findings are made. (Ibid.) As a development with at least two-thirds of its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies with local zoning code and the City’s general plan.

Increased density, concessions, and waivers that a project is entitled to under the DBL (Gov.

Code, § 65915) do not render the project noncompliant with the zoning code or general plan, for purposes of the HAA (Gov. Code, § 65589.5, subd. (j)(3)). The HAA’s protections therefore apply, and the City may not reject the project except based on health and safety standards, as outlined above. Furthermore, if the City rejects the project or impairs its feasibility, it must conduct “a thorough analysis of the economic, social, and environmental effects of the action.” (Id. at subd. (b).)
2201 Broadway, PH1, Oakland, CA 94612
www.calhdf.org

CalHDF also writes to emphasize that the DBL offers the proposed development certain protections. The City must respect these protections. In addition to granting the increase in residential units allowed by the DBL, the City must not deny the project the proposed waivers and concessions with respect to undergrounding utilities, maximum building height, minimum landscaping percentage, minimum parking dimensions, and reduced parking ratios. If the City wishes to deny requested waivers, Government Code section 65915, subdivision (e)(1) requires findings that the waivers would have a specific, adverse impact upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. If the City wishes to deny requested concessions, Government Code section 65915, subdivision (d)(1) requires findings that the concessions would not result in identifiable and actual cost reductions, that the concessions would have a specific, adverse impact on public health or safety, or that the concessions are contrary to state or federal law. The City, if it makes any such findings, bears the burden of proof. (Gov.

Code, § 65915, subd. (d)(4).) Of note, the DBL specifically allows for a reduction in required accessory parking in addition to the allowable waivers and concessions. (Id. at subd. (p).) Additionally, the California Court of Appeal has ruled that when an applicant has requested one or more waivers and/or concessions pursuant to the DBL, the City “may not apply any development standard that would physically preclude construction of that project as designed, even if the building includes ‘amenities’ beyond the bare minimum of building components.” (Bankers Hill150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.) Furthermore, the project is eligible for a statutory exemption from CEQA pursuant to AB 130. (Pub. Res. Code, § 21080.66.) Caselaw from the California Court of Appeal affirms that local governments err, and may be sued, when they improperly refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.)
As you are well aware, California remains in the throes of a statewide crisis-level housing shortage. New housing such as this is a public benefit: by providing affordable housing, it will mitigate the state’s homelessness crisis; it will increase the city’s tax base; it will bring new customers to local businesses; and it will reduce displacement of existing residents by reducing competition for existing housing. While no one project will solve the statewide housing crisis, the proposed development is a step in the right direction. CalHDF urges the City to approve it, consistent with its obligations under state law.

CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at www.calhdf.org. 2 of 3

Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
3 of 3

Agenda Item #: 9.1
Meeting Date: September 1, 2026

CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: League of California Cities Resolution at the 2026 Annual General Assembly.

STRATEGIC GOAL: Open, Engaged and Responsive Government RECOMMENDATION:

Provide direction to the City's Delegate on the proposed Resolution to be considered at the League of California Cities General Assembly Meeting.

FINANCIAL IMPACT:

None.

BACKGROUND:

The League of California Cities (Cal Cities) will be meeting in Anaheim for their Annual Conference and Expo from September 23-25, 2026. Council Member Andrew Chou is the City's Delegate and Council Member Teng is the Alternate Delegate. Council Member Chou will be attending the conference. As the City's Delegate, Council Member Chou will have the opportunity to vote on matters presented at the General Assembly Meeting during the conference.

Sixty days before the Cal Cities Annual Conference and Expo, Cal Cities members may submit resolutions on issues of importance to cities. This year, Cal Cities received one resolution by the July 25, 2026, deadline. The Resolution being presented to the General Assembly for consideration is:

A Resolution of the General Assembly of the League of California Cities calling for a working group to consider a State Constitutional Amendment or other form of initiative to ensure final local authority over housing and land use decisions. The proposal was submitted for consideration by the City of Murrieta.

A copy of the Resolution packet is included as Attachment 1. It is recommended that the Council discuss and provide direction on the Resolution so that Council Member Chou can appropriately represent the City's position at the General Assembly Meeting.

ANALYSIS:

This Resolution is sponsored by the City of Murrieta, and letters of concurrence were submitted by the cities of Banning, Calimesa, Canyon Lake, Moreno Valley, Norco, Torrance; Crystal Ruiz, Mayor, City of San Jacinto;

Agenda Item #: 9.1
Meeting Date: September 1, 2026
Jessica Alexander, Mayor, City of Temecula.

The Resolution states that Cal Cities will:

1. Support the development and advancement of a state constitutional amendment or legislative, policy, or ballot-based strategy that restores and strengthens local authority over housing and land use matters, including general plans, housing elements, zoning, density, design and development standards, project siting, and the approval or denial of housing development applications. Pursuant to the resolution, the strategy should preserve the state’s authority to set broad, statewide housing goals and enforce civil rights, fair housing, building safety, and environmental standards while protecting local control by preventing the state from compelling the approval of developments that conflict with local requirements, override local zoning or density standards, or overturn local land use decisions where a city has planned for and maintained sufficient capacity to meet its housing obligations.

2. Consider establishing a statewide working group or other appropriate committee(s) to evaluate and develop a proposed constitutional amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land use matters. The resolution states:
“conducting legal, fiscal, and policy analyses; engaging cities and other stakeholders; and building a statewide coalition of proponent supporters in preparation for the November 2030 General Election, or within another reasonable time period.”
CalCities staff analysis indicates that revising the state constitution via ballot initiative would likely cost proponents up to $100 million for the full election cycle.

While not specifically a legislative matter, the proposed Resolution most closely aligns with Item 1) a) of the Diamond Bar Legislative Platform, which states:
"Support any legislation that protects local control over matters of governance and funding of public services and infrastructure and oppose any legislation that reduces such authority.” PREPARED BY:

Ryan McLean, City Manager, City Manager's Office
ATTACHMENTS:

1. 2026 Cal Cities Resolution Packet

2. Diamond Bar Legislative Platform

2025-2026

CAL CITIES OFFICERS
President
Gabe Quinto
Mayor
El Cerrito
First Vice President
Teresa Acosta
Council Member
Carlsbad
Second Vice President
David Cohen
Council Member
San Jose
Immediate Past President
Lynne B. Kennedy
Mayor Pro Tem,
Rancho Cucamonga
Executive Director
and CEO
Carolyn M. Coleman
1400 K Street, Suite 400, Sacramento, CA 95814 • 916.658.8200 • calcities.org August 10, 2026
TO: Cal Cities Members
RE: Cal Cities 2026 Resolution Packet
Sixty days before the Cal Cities Annual Conference and Expo, Cal Cities members may submit resolutions on issues of importance to cities. This year, Cal Cities received one resolution by the July 25 deadline.

The attached packet contains the proposed resolution, background information, supporting letters from cities and city officials, and an analysis of the resolution by Cal Cities. The packet includes detailed information on the resolution process and the next steps for the resolution.

We encourage each city council to consider the resolution and determine a position so your voting delegate can represent your city’s position on the resolution.

Voting Delegates: City councils must appoint a voting delegate to vote during the General Assembly. Each city may also appoint up to two alternate delegates. If your city has not already done so, please appoint your voting delegate by Tuesday, Sept. 1, 2026. The voting delegate packet contains more information.

The 2026 General Assembly will be held Friday, Sept. 25, at 8:30 a.m. in the Anaheim Convention Center during the Annual Conference and Expo.

For questions about resolutions, voting delegates, or the General Assembly, please contact Zach Seals.

2026
Resolution
Packet

2026 Resolution Packet
Information on 2026 Resolutions Process
Consideration by Policy Committee (pre-conference)
Per the Cal Cities bylaws, Cal Cities President Gabe Quinto has referred the submitted resolution to the Housing, Community, and Economic Development Committee. The committee will meet on Thursday, Sept. 17, at 10 a.m. via Zoom to review the resolution and make a recommendation that will be sent to the Resolutions Committee. A public comment period will be held during the meeting. Register for the meeting here.

A list of recommendations the policy committee may make during its meeting is on page two of this packet.

Consideration by Resolutions Committee (during conference) On Thursday, Sept. 24, at 1:00 p.m. the Resolutions Committee will meet to review the resolution and the recommendation of the policy committee.

The Resolutions Committee consist of one representative from each of Cal Cities caucuses, departments, divisions, and policy committees, as well as up to ten additional appointments made by the Cal Cities President. A public comment period will be held during the meeting. Refer to the onsite conference program for the location.

A list of recommendations the Resolutions Committee may make during its meeting is on page two of this packet.

Consideration by the General Assembly (during conference) The General Assembly will convene on Friday, Sept. 25, at 8:30 a.m. to consider any resolutions the Resolutions Committee has forwarded. To vote during the General Assembly, voting delegates must have checked in at the voting delegate booth.

Conference attendees will receive materials for the General Assembly on the evening of Thursday, Sept. 24. For more information on voting and discussion procedures during the General Assembly, see page three of this packet.

Petitioned Resolutions (during conference)
The petitioned resolution is an alternate method to introduce policy proposals during the annual conference. To initiate a petitioned resolution, voting delegates from 10% of member cities must sign the petition. The resolution and signatures are due at least 24 hours before the beginning of the General Assembly. Voting delegates who have checked in at the voting delegate booth can receive more information on petitioned resolutions at the booth onsite. 1

2026 Resolution Packet
Policy Committee and Resolutions Committee Actions
The submitted resolution will be heard by the policy committee to which it was assigned, and the Resolutions Committee. The table below shows what recommendations these bodies may make on the resolution.

Policy Committee Actions Resolutions Committee Actions
Approve Approve
Disapprove* Disapprove*
No Action No Action
Amend and approve Amend and approve
Refer to appropriate policy committee
for further study*
Approve as amended
Refer as amended to appropriate
policy committee for further study*
Refer to appropriate policy committee
for further study*
Refer as amended to appropriate
policy committee for further study*
Approve with additional
amendment(s)
Additional amendments and refer to
appropriate policy committee for
further study*
*If a resolution is disapproved or referred for further study by all policy committees to which it is assigned and the Resolutions Committee, it will not proceed to the General Assembly. 2

2026 Resolution Packet
General Assembly Voting and Discussion Procedures
Discussion Procedures:

Discussion procedures during the General Assembly are guided by two calendars:
the Consent Calendar and the Regular Calendar. As seen below, resolutions are calendared by the recommendations they receive from policy committees and the Resolutions Committee.

For General Resolutions:

Policy Committee
Recommendation
Resolutions Committee
Recommendation Calendar
Approve Approve Consent Calendar
Approve Disapprove or refer Regular Calendar
Disapprove or refer Approve Regular Calendar
Disapprove or refer Disapprove or refer Does not proceed to General Assembly
For Petitioned Resolutions:

Policy Committee
Recommendation Resolutions Committee Action Calendar
N/A
Approve Regular Calendar
Disapprove or Refer Regular Calendar
Disqualified Does not proceed to General
Assembly
Items on the Consent Calendar will be presented as one motion during the General Assembly from the Resolutions Committee chair. Unless an item on the Consent Calendar is set aside by the majority of the General Assembly, a vote will be taken on the whole calendar. If an item is set aside, it will be opened for discussion, followed by a vote.

Items on the Regular Calendar will be presented individually by the Resolutions Committee chair. After a recommendation is presented by the Resolutions Committee chair, the resolution will be opened for discussion by the General Assembly. A vote will take place following discussion.

Voting Procedures:

Per Cal Cities Bylaws Article XII, Sec. 2, all votes will be conducted by voice vote first. If the presiding official cannot determine the outcome, a vote will be taken by an alternative method, typically a raise of voting cards by voting delegates. A roll call vote may be called for by delegates of ten percent or more of the General Assembly.
3

2026 Resolution Packet
2026 Resolution

1. Resolution No. 1 submitted by City of Murrieta
• Letters of concurrence submitted by:
i. City of Banning;
ii. City of Calimesa;
iii. City of Canyon Lake;
iv. City of Moreno Valley;
v. City of Norco;
vi. City of Torrance;
vii. Crystal Ruiz, Mayor, City of San Jacinto;
viii. Jessica Alexander, Mayor, City of Temecula
• Referred to Housing, Community, and Economic Development Committee
• Policy Committee Recommendation:
• Resolutions Committee Recommendation:
4

2026 Resolution Packet
Resolution No. 1
Submitted by City of Murietta
5

2026 Resolution Packet

1. A RESOLUTION OF THE GENERAL ASSEMBLY OF THE LEAGUE OF CALIFORNIA CITIES

CALLING FOR A WORKING GROUP TO CONSIDER A STATE CONSTITUTIONAL

AMENDMENT OR OTHER FORM OF INITIATIVE TO ENSURE FINAL LOCAL AUTHORITY OVER

HOUSING AND LAND USE DECISIONS
Source: City of Murrieta
Concurrence of five or more cities/city officials
Cities/city officials: City of Banning; City of Calimesa; City of Canyon Lake; City of Moreno Valley; City of Norco; City of Torrance; Crystal Ruiz, Mayor, City of San Jacinto; Jessica Alexander, Mayor, City of Temecula
Referred to: Housing, Community, and Economic Development Policy Committee WHEREAS, California cities have historically been responsible for adopting general plans and zoning regulations, reviewing housing development proposals, and providing or coordinating the streets, water, wastewater, public safety, parks, transportation, and other infrastructure and services necessary to support responsible, environmentally sound, and well-planned residential growth; and
WHEREAS, the League of California Cities is dedicated to protecting and expanding local control for municipalities across the state to ensure their orderly growth and development; and
WHEREAS, the League of California Cities recognizes that local zoning is a primary function of cities and an essential component of home rule, and that a city’s general plan should guide its land use planning and strategic decision-making free from pre-emption by the state; and
WHEREAS, increasingly prescriptive statewide housing mandates and development approval requirements can override locally adopted plans, zoning standards, and public review procedures without adequately accounting for differences that exist in each unique jurisdiction in infrastructure capacity, water availability, wildfire and evacuation risks, environmental constraints, fiscal impacts, public service needs, and community priorities; and
WHEREAS, California’s housing goals can be more effectively advanced through state funding, streamlined environmental requirements, and voluntary partnerships that support housing production while preserving the authority of locally elected officials to determine how and where housing is best planned and approved; NOW, THEREFORE, BE IT RESOLVED, by the General Assembly of the League of California Cities, assembled during the Annual Conference in Anaheim, California, on September 25, 2026, that the League of California Cities support the development and advancement of a state constitutional amendment or other legislative, policy, or ballotbased strategies that restore and strengthen local authority over housing and land use matters within municipal boundaries, including general plans, housing elements, zoning, density, design and development standards, project siting, and the approval or denial of housing development applications; and
6

2026 Resolution Packet
BE IT FURTHER RESOLVED, that any constitutional amendment or alternative strategy should preserve the State’s authority to establish broad statewide housing goals and enforce constitutional and civil rights, fair housing requirements, building and life-safety standards, and generally applicable environmental protections, while protecting cities from state actions that compel, through funding conditions or state law, the approval of housing developments that are inconsistent with locally adopted requirements; override local zoning or density standards; or invalidate locally adopted housing or land use decisions when a city has planned in good faith to accommodate its regional housing needs allocation and maintains adequate capacity for housing at all income levels; and BE IT FURTHER RESOLVED, that the League of California Cities consider establishing a statewide working group or other appropriate committee(s) to evaluate and develop a proposed constitutional amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land use matters including but limited to: conducting appropriate legal, fiscal, and policy analyses; engaging cities and other stakeholders; and building a statewide coalition of proponent supporters in preparation for; the November 2030 General Election, or within another reasonable time frame as determined by the working group.
7

2026 Resolution Packet
Resolution No. 1: Background
Information
8

2026 Resolution Packet
Background Information for Resolution
Source: City of Murrieta
Background:

California cities are responsible for planning residential growth, adopting general plans and zoning regulations, reviewing development proposals, and providing or coordinating the infrastructure and public services necessary to support new housing. Since 2010, the State has enacted more than 500 housing-related laws that have increasingly shifted housing and land use authority away from local governments. These laws have expanded by-right development, limited locally adopted standards and review processes, and established enforcement mechanisms, including the builder’s remedy, that may override local plans and zoning. Although these measures are frequently presented as solutions to housing affordability, many increase development capacity or restrict local review without delivering the meaningful production of housing needed to address the housing crisis.

At the same time, the State has continued to prioritize increased development capacity without adequately accounting for the infrastructure, public services, economic realities, and safety measures necessary to support housing growth.

State mandates often fail to reflect local conditions, including roadway and utility capacity, water availability, wildfire exposure, environmental limitations, fiscal impacts, and the availability of essential services. Cities are consequently required to accommodate additional housing while receiving no funding or assistance to address the resulting infrastructure and service demands.

Local elected officials are directly accountable to the residents who experience the effects of development decisions and are responsible for balancing housing production with infrastructure capacity, public safety, environmental protection, fiscal sustainability, and community needs. Cities of all types in California have been grappling with this dynamic, ranging from urban to rural, coastal to inland, small to large, northern to southern, voicing concerns to legislative representatives with minimal responsiveness. This is an issue of statewide concern that needs the strength and diversity of the League of California Cities to pursue a long-term solution.

The proposed resolution directs the League of California Cities to establish a statewide working group to evaluate a constitutional amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land use decisions. The working group would be tasked with developing a more balanced framework that preserves the State’s role in establishing broad housing goals and enforcing constitutional, civil rights, fair housing, building, life-safety, and environmental requirements, while restoring meaningful local authority to allow cities to determine how statewide housing 9

2026 Resolution Packet
objectives should be implemented in a manner that reflects local conditions and community priorities while continuing to support responsible housing production.

As the primary statewide organization representing California cities, the League is uniquely positioned to lead this effort. Its established policy, legal, legislative, communications, and advocacy networks enable it to convene municipalities, evaluate potential strategies, conduct legal and fiscal analyses, build consensus, engage stakeholders, and coordinate with statewide decision-makers. League leadership would help ensure that any recommendation reflects the collective interests of California municipalities and would provide the credibility, organizational capacity, and statewide reach necessary to advance a viable strategy.
10