Agenda packet — Diamond Bar City Council, September 1, 2026 (part 1 of 3)

________________________________________________________________________________________________________________________ City of Diamond Bar City Council
City of Diamond Bar
City Council
Agenda
Steve Tye, Mayor
Ruth M. Low, Mayor Pro Tem
Andrew Chou, Council Member
Stan Liu, Council Member
Chia Yu Teng, Council Member
City Manager Ryan McLean ● City Attorney Omar Sandoval ● City Clerk Kristina Santana Meeting Date: Tuesday, September 1, 2026
Closed Session 5:30 p.m.

Regular Meeting 6:30 p.m.

South Coast Air Quality Management District/Main Auditorium 21865 Copley Drive, Diamond Bar, CA 91765

WELCOME TO A MEETING OF THE DIAMOND BAR CITY COUNCIL
Meetings are open to the public, and you are invited to attend and participate.

Agendas for regular City Council meetings are available 72 hours prior to the meeting and are posted in the City’s regular posting locations, on DBTV and on the City’s website. The City Council may take action on any item listed on the agenda.

HOW TO ACCESS THE MEETING REMOTELY
Television: Spectrum Cable Channel 3 and Frontier FiOS television Channel 47 Internet: City’s YouTube Channel (diamondbarca.gov/youtube) Listen-Only: Call +1 (631) 992-3221, Access Code: 814-284-248 Participate: Join Go To Webinar
(https://attendee.gotowebinar.com/register/8851106444616040285)

RESOURCES
Copies of agendas and agenda packets are on file and available for public inspection at the City Clerk's Office at 21810 Copley Drive, Diamond Bar, CA 91765 or online at www.diamondbarca.gov/agendas. For more information about agendas or rules of the City Council, please email the City Clerk's office ([email protected]) or call 909-839-7010.

AMERICANS WITH DISABILITY ACT ACCOMMODATION
In compliance with the Americans with Disabilities Act, if you need special assistance, a disabilityrelated modification or accommodation, agenda materials in an alternative format, or auxiliary aids to participate in this meeting, please email the City Clerk's office ([email protected]) or call 909-839-7010 as soon as possible. Providing at least 72 hours’ notice will help ensure that reasonable arrangements can be made.

TRANSLATION ASSISTANCE
The City does not provide translation services, but sufficient space can be provided for individuals who wish to be accompanied by a translator at the meeting. For specific assistance, please contact

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Diamond Bar City Council Agenda September 1, 2026
________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________ City of Diamond Bar City Council
the City Clerk 72 hours before the meeting.

PUBLIC INPUT
The public may provide public comment by attending the meeting in person, by sending an email, or by logging into the teleconference. Please email public comments to the City Clerk ([email protected]) by 4:00 p.m. on the day of the meeting and indicate in the Subject Line “FOR PUBLIC COMMENT.” Written comments will be distributed to the City Council Members, noted for the record at the meeting, and posted on the City’s official agenda webpage: www.diamondbarca.gov/agendas. Please note that the meeting will proceed at the South Coast Air Quality Management District/Main Auditorium should comments by teleconferencing become infeasible due to an internet or power outage, or due to technical problems outside the City's control. If you wish to make certain that your comments are heard, please attend the meeting in person or send an email by 4:00 p.m. on the day of the meeting/hearing.

Speakers are limited to five (5) minutes per agenda item, unless the Mayor determines otherwise. The Mayor may adjust this time limit depending on the number of people wishing to speak, the complexity of the matter, the length of the agenda, the hour and any other relevant consideration.

Speakers may address the Council only once on an agenda item, except during public hearings, when the applicant/appellant may be afforded a rebuttal. Any material to be submitted to the City Council at the meeting should be submitted through the City Clerk.

Public comments must be directed to the City Council. A person who disrupts the orderly conduct of the meeting after being warned by the Mayor or the Mayor’s designee that their behavior is disrupting the meeting may result in the person being removed from the meeting.

LIVE MEETING NOTICE
This meeting is being video recorded and by participating you are giving your permission to be televised. This meeting will be rebroadcast every Saturday and Sunday at 9:00 a.m. and alternate Tuesdays at 8:00 p.m.

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1. CLOSED SESSION: 5:30 p.m., CC-8 Conference Room, In Person ONLY - no teleconference

CLOSED SESSION PUBLIC COMMENT
The Public Comment portion of the City Council Closed Session is limited to matters appearing on the Closed Session. Additional opportunities for further Public Comment will be given during the regular meeting.

CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION
Pursuant to Government Code Section 54956.9(d)(1): Yan v. City of Diamond Bar, LASC Case No. 19STCV18770; Cal. Ct. App. Case No. B339583.

2. CALL TO ORDER: 6:30 p.m., Main Auditorium
PLEDGE OF ALLEGIANCE: Mayor Tye
INVOCATION: Deacon Alfred Guerrero, St. Denis Catholic Church ROLL CALL: Council Members Chou, Liu, Teng, Mayor Pro Tem Low, Mayor Tye APPROVAL OF AGENDA: Mayor Tye

3. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS:

3.1 World Taekwondo Day Proclamation.

4. CITY MANAGER REPORTS AND RECOMMENDATIONS:

5. PUBLIC COMMENTS:
“Public Comments” is the time reserved on each regular meeting agenda to provide an opportunity for members of the public to directly address the Council on Consent Calendar items or other matters of interest not on the agenda that are within the subject matter jurisdiction of the Council. Although the City Council values your comments, pursuant to the Brown Act, members of the City Council or Staff may briefly respond to public comments if necessary, but no extended discussion and no action on such matters may take place. There is a five-minute maximum time limit when addressing the City Council.

6. SCHEDULE OF FUTURE EVENTS:

6.1 Labor Day Holiday - City Offices Closed - September 7, 2026.

6.2 Planning Commission Meeting - September 8, 2026, 6:30 p.m., City Hall Windmill Room, 21810 Copley Dr.

6.3 Coffee with a Cop - September 9, 2026, 5:30 - 7:30 p.m., Coffee Bean & Tea Leaf, 235 S.

Diamond Bar Blvd.

6.4 Traffic and Transportation Commission Meeting - September 10, 2026, 6:30 p.m. - canceled.

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6.5 Grandparents Day Celebration - September 13, 2026, 10:00 a.m. - 12:00 p.m., Diamond Bar Center, 1600 Grand Ave.

6.6 City Council Meeting - September 15, 2026, 6:30 p.m., South Coast Air Quality Management District - Auditorium, 21865 Copley Dr.

7. CONSENT CALENDAR:

All items listed on the Consent Calendar are considered by the City Council to be routine and will be acted on by a single motion unless a City Council Member or member of the public request otherwise, in which case, the item will be removed for separate consideration.

7.1 City Council Minutes of the August 18, 2026 Regular Meeting.

Recommended Action:

Approve the August 18, 2026 Regular City Council Meeting Minutes.

7.2 Ratification of Check Register August 12, 2026 through August 25, 2026 totaling $940,376.16.

Recommended Action:

Ratify the Check Register.

7.3 Consultant Services Agreement with the Regional Chamber of Commerce - San Gabriel Valley through June 30, 2027.

Recommended Action:

Approve and authorize the City Manager to sign the Consulting Services Agreement with the Regional Chamber of Commerce – San Gabriel Valley through June 30, 2027.

8. PUBLIC HEARINGS:

8.1 State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259 and Development Review for Tranquil Garden 36-Unit Residential Condominium Project Planning Case No. PL2025-77.

Recommended Action:

A. Open the public hearing to receive public testimony; B. Close the public hearing; and
C. Adopt Resolution No. 2026-30: Approving a State Density Bonus Law application, Vesting Tentative Tract Map No. 83259 and Development Review, based on the Findings of Fact, and subject to the Conditions of Approval contained therein; and find that the Project is statutorily exempt from the California Environmental Quality Act pursuant to Public Resources Code Section 21080.66.

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9. COUNCIL CONSIDERATION:

9.1 League of California Cities Resolution at the 2026 Annual General Assembly.

Recommended Action:

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

10. COUNCIL SUB-COMMITTEE REPORTS AND MEETING ATTENDANCE REPORTS:

11. ADJOURNMENT:

CERTIFICATION
I, Kristina Santana, MMC, City Clerk, City of Diamond Bar, hereby certify, under penalty of perjury under the laws of the State of California that the foregoing notice was posted pursuant to Government Code Section 54950 Et. Seq., not less than 72 hours prior to the meeting, at the following locations: Diamond Bar City Hall Kiosk, Diamond Bar City Hall Bulletin Board, City website: www.diamondbarca.gov, and Diamond Bar Library.

Kristina Santana, MMC
City Clerk
Date Posted: August 28, 2026

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Agenda Item #: 7.1
Meeting Date: September 1, 2026

CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: City Council Minutes of the August 18, 2026 Regular Meeting.

STRATEGIC GOAL: Open, Engaged and Responsive Government RECOMMENDATION:

Approve the August 18, 2026 Regular City Council Meeting Minutes.

FINANCIAL IMPACT:

None.

BACKGROUND:

Government Code Section 36814 mandates the City Clerk to keep an accurate records of the City Council's proceedings.

ANALYSIS:

Minutes have been prepared and are being presented for approval.

PREPARED BY:

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

1. August 18, 2026 City Council Regular Meeting Minutes

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CITY OF DIAMOND BAR

MINUTES OF THE CITY COUNCIL CLOSED SESSION AND REGULAR MEETING

SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT/MAIN AUDITORIUM 21865 COPLEY DRIVE, DIAMOND BAR, CA 91765
AUGUST 18, 2026

1. CLOSED SESSION: Mayor Tye opened the Closed Session at 5:30 p.m.

All Council Members were present.

Conference With Legal Counsel
Initiation of Litigation pursuant to Government Code Section 54956.9(d)(4). One potential case.

No public comments were made.

Mayor Tye adjourned the Closed Session at 6:05 p.m.

2. CALL TO ORDER: Mayor Tye called the Regular City Council meeting to order at 6:30 p.m. in the South Coast Air Quality Management District Main Auditorium, 21865 Copley Drive, Diamond Bar, CA 91765.

PLEDGE OF ALLEGIANCE: Mayor Pro Tem Low led the Pledge of Allegiance.

INVOCATION: Pastor Tino Cordova, Diamond Bar United Church of Christ
ROLL CALL: Council Members Andrew Chou, Stan Liu, Chia Yu Teng, Mayor Pro Tem Ruth M. Low, Mayor Steve Tye

Absent: None.

Staff present in person: Ryan McLean, City Manager; Omar Sandoval, City Attorney; Anthony Santos, Assistant to the City Manager; Alex Batres, Management Analyst; Amy Haug, Human Resources/Risk Management Director; Greg Gubman, Community Development Director; Ken Desforges, Information Systems Director; Ryan Wright, Parks & Recreation Director; David Liu, Public Works Director/City Engineer; Cecilia Arellano, Community Relations Manager; Kristina Santana, City Clerk.

Others present: Alex Kim, Operations Lieutenant, Diamond Bar/Walnut Sheriff’s Station; Stephen Tousey, Captain, Diamond Bar/Walnut Sheriff’s Station.

APPROVAL OF AGENDA: City Attorney Sandoval reported that the City Council met in Closed Session and unanimously authorized the City Prosecutor to commence abatement action related to the property located at 24069 Gold Rush Dr. CM/McLean confirmed there were no changes made to the agenda.

Mayor Tye approved the agenda as presented.

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AUGUST 18, 2026 PAGE 2 CITY COUNCIL

3. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS:

3.1 Certificates of Recognition for the United Abacus Arithmetic Association.

The City Council presented Certificates of Recognition to the students and teacher Carolyn Ayn.

4. CITY MANAGER REPORTS AND RECOMMENDATIONS: None.

5. PUBLIC COMMENTS:

The following provided public comments:

Cynthia Yu, Diamond Bar Library Manager
Erik Figueroa, SoCal Gas Government Relations Manager
Allen Wilson, resident
CC/Santana reported that no emails were submitted and there were no callers on the teleconference line.

6. SCHEDULE OF FUTURE EVENTS: CM/McLean presented the Schedule of Future Events.

7. CONSENT CALENDAR: MPT/Low moved, C/Chou seconded, to approve the Consent Calendar. Motion carried 5-0 by the following Roll Call vote:

AYES: COUNCIL MEMBERS: Chou, Liu, Teng, MPT/Low, M/Tye
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None

7.1 Approved August 4, 2026 Regular Council Meeting Minutes.

7.2 Ratified Check Register Dated July 29, 2026 through August 11, 2026 Totaling $1,711,359.16.

7.3 Approved the July 2026 Treasurer’s Statement.

8. PUBLIC HEARINGS: None.

9. COUNCIL CONSIDERATION: None.

10. COUNCIL SUBCOMMITTEE REPORTS AND MEETING ATTENDANCE REPORTS:

The following Council Members provided a report on meetings attended at the expense of the local agency per Government Code 53232.3(d).

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AUGUST 18, 2026 PAGE 3 CITY COUNCIL

C/Chou reported attending the League of California Cities Los Angeles Division Installation Dinner.

C/Liu reported attending the Greater Los Angeles County Vector Control District Board Meeting.

C/Teng reported attending the 80th Bharat Independence Day Celebration.

MPT/Low reported attending the Big Creek High Sierra Workshop and noted the trip was paid for by private funds.

11. ADJOURNMENT: With no further business to conduct, M/Tye adjourned the Regular City Council Meeting at 7:03 p.m.

Respectfully Submitted,
__________________________
Kristina Santana, City Clerk
The foregoing minutes are hereby approved this 1st day of September, 2026. __________________________
Steve Tye, Mayor

Page 9 of 267 ends

Agenda Item #: 7.2
Meeting Date: September 1, 2026

CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: Ratification of Check Register August 12, 2026 through August 25, 2026 totaling $940,376.16.

STRATEGIC GOAL: Open, Engaged and Responsive Government RECOMMENDATION:

Ratify the Check Register.

FINANCIAL IMPACT:

Expenditure of $940,376.16.

BACKGROUND:

The City has established the policy of issuing accounts payable checks on a bi-weekly basis with City Council ratification at the next scheduled City Council Meeting. The attached check register containing checks dated August 12, 2026 through August 25, 2026 totaling $940,376.16 is being presented for ratification.

ANALYSIS:

All payments have been made in compliance with the City's purchasing policies and procedures. The attached Affidavit affirms that the check register has been audited and deemed accurate.

PREPARED BY:

Luisa Allen, Senior Accounting Technician, Finance
ATTACHMENTS:

1. Check Register Affidavit 9-1-2026

2. Check Register 9-1-2026

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City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 19842 8/13/2026 SOUTHERN CALIFORNIA EDISON DBC ELECTRIC SERVICE (070226-080226) 100510 52210 $17,134.78 CHECK TOTAL $17,134.78
19961 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/2025 DBB PED (071626-081326) 238638 52210 $15.47 CHECK TOTAL $15.47
19962 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20781 PATHFINDER - TC-1
100655 52210 $113.04
CHECK TOTAL $113.04
19963 8/17/2026 SOUTHERN CALIFORNIA EDISON GS-1 = 23331 GOLDEN SPRINGS - GS-1 100655 52210 $86.66 CHECK TOTAL $86.66
19964 8/17/2026 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 2746 BREA CYN BPED - LS-3
100655 52210 $128.93
CHECK TOTAL $128.93
19965 8/17/2026 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 3564 S BREA CYN BPED - LS-3
100655 52210 $71.23
CHECK TOTAL $71.23
19966 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 21250 GOLDEN SPRINGS PED - TC-1
100655 52210 $86.88
CHECK TOTAL $86.88
19967 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20791 GOLDEN SPRINGS - TC-1
100655 52210 $123.02
CHECK TOTAL $123.02
19968 8/17/2026 SOUTHERN CALIFORNIA EDISON GS-1 - 2838 S DBB PED - GS-1 100655 52210 $105.17 CHECK TOTAL $105.17
19969 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 717 GRAND - TC-1 100655 52210 $145.71 CHECK TOTAL $145.71
19970 8/17/2026 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20439 GOLDEN SPRINGS PED - TC-1
100655 52210 $120.03
CHECK TOTAL $120.03
19971 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/22745 SUNSET XING RD PED (071626-081326)
238638 52210 $15.47
CHECK TOTAL $15.47

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City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 19972 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/3564 S BREA CYN RD PED (071626- 081326)
238638 52210 $15.21
CHECK TOTAL $15.21
19973 8/22/2026 SOUTHERN CALIFORNIA EDISON PARKS/21208 WASHINGTON AVE PED (071426-081126)
100630 52210 $39.85
CHECK TOTAL $39.85
19974 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/2746 BREA CYN RD PED (071626-- 8/13/2026
238638 52210 $15.47
CHECK TOTAL $15.47
19975 8/24/2026 SOUTHERN CALIFORNIA EDISON CITYHALL (071626-081326) 100620 52210 $25,973.35 CHECK TOTAL $25,973.35
19976 8/22/2026 SOUTHERN CALIFORNIA EDISON D41/20850 HIGH CNTY DR PED (071426- 081126)
241641 52210 $15.21
CHECK TOTAL $15.21
19977 8/22/2026 SOUTHERN CALIFORNIA EDISON D41-20980 E CYN RIDGE LN SPKL (071426-081126)
241641 52210 $15.21
CHECK TOTAL $15.21
19978 8/23/2026 SOUTHERN CALIFORNIA EDISON D38/1000 S LEMON AVE PED (071526- 081226)
238638 52210 $15.47
CHECK TOTAL $15.47
19979 8/24/2026 SOUTHERN CALIFORNIA EDISON D38/719 GRAND AVE IRR (071626- 081326)
238638 52210 $66.83
CHECK TOTAL $66.83
19980 8/24/2026 SOUTHERN CALIFORNIA EDISON PARKS/SUNSET XING RD-PONY FIELDS (071626-081326)
100630 52210 $39.81
CHECK TOTAL $39.81
19981 8/22/2026 SOUTHERN CALIFORNIA EDISON PARKS/MAPLE HILL PARK (071426- 081126)
100630 52210 $276.80
CHECK TOTAL $276.80
19982 8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
201 21118 $4.76
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
238 21118 $6.54
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
239 21118 $6.54

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City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
241 21118 $6.54
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
250 21118 $29.77
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
207 21118 $45.03
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
206 21118 $126.86
8/14/2026 TASC FLEX SPENDING MEDICAL/CHILDCARE
08/14/2026
100 21118 $1,944.99
CHECK TOTAL $2,171.03
19983 8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
204 21109 $137.75
8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
203 21109 $241.05
8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
239 21109 $243.30
8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
241 21109 $243.30
8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
238 21109 $353.93
8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
201 21109 $647.56
8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
207 21109 $1,027.73
8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
206 21109 $2,935.83
8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
250 21109 $2,941.79
8/14/2026 VANTAGEPOINT TRNSFR AGNTS303248DEFERRED COMP

CONTRIBUTIONS/LOAN PYMTS
08/14/2026
100 21109 $67,578.56

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City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $76,350.80
19984 8/18/2026 4AP HOLDINGS INC BRANDED GIVEAWAY DRAWSTRING

BACKPACK
100240 51400 $704.04
CHECK TOTAL $704.04
19985 8/18/2026 ADVANTEC CONSULTING

ENGINEERS, INC

PS/ON-CALL TRAFFIC ENGR SERVICES -
JUL 2026
100615 54410 $3,515.00
CHECK TOTAL $3,515.00
19986 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 239 21117 $0.94 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 241 21117 $0.94 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 201 21117 $8.47 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 204 21117 $9.02 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 203 21117 $15.80 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 207 21117 $30.01 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 250 21117 $108.47 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 206 21117 $190.22 8/18/2026 AFLAC SUPP INSURANCE PREMIUM JULY 2026 100 21117 $1,388.15 CHECK TOTAL $1,752.02
19987 8/18/2026 AIRGAS INC ARGON RENTAL (070126-073126) FY26/27
100630 51200 $132.83
CHECK TOTAL $132.83
19988 8/18/2026 AMERICOMP TONER & REPAIR
LLC

TONERS FOR COPIERS/PRINTERS - JUL
2026
100230 51200 $2,695.35
8/18/2026 AMERICOMP TONER & REPAIR
LLC

TONERS FOR COPIERS/PRINTERS - AUG
2026
100230 51200 $2,256.37
CHECK TOTAL $4,951.72
19989 8/18/2026 ANIMAL PEST MANAGEMENT

SERVICES INC
PEST MANAGEMENT SERVICES (070126-
073126)
100630 51200 $70.00
8/18/2026 ANIMAL PEST MANAGEMENT

SERVICES INC
PEST MANAGEMENT SERVICES (070126-
073126)
100510 52320 $105.00
8/18/2026 ANIMAL PEST MANAGEMENT

SERVICES INC
PEST MANAGEMENT SERVICES (070126-
073126)
100620 52320 $120.00
CHECK TOTAL $295.00
19990 8/18/2026 ATHACO INC ROAD SIGNS & HARDWARE (JG 080626) 100655 51250 $1,231.44

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City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $1,231.44
19991 8/18/2026 ROBYN A BECKWITH FINAL PAYMENT FY25/26 (020125- 022825)
100510 52320 $275.00
8/18/2026 ROBYN A BECKWITH FINAL PAYMENT FY25/26 (020125- 022825)
100620 51200 $380.00
CHECK TOTAL $655.00
19992 8/18/2026 CANNON CORPORATION PLAN CHECK - CHISOLM TRAIL DR - THRU 6/30/26
100 22109 $1,275.75
8/18/2026 CANNON CORPORATION PLAN CHECK - 2235 MORNING CYN RD - THRU 6/30/26
100 22109 $287.00
CHECK TOTAL $1,562.75
19993 8/18/2026 CHEM PRO LABORATORY INC WATER MGMT @ CITYHALL (AUGUST 2026)
100620 52320 $187.95
8/18/2026 CHEM PRO LABORATORY INC DBC (QUATERLY SERVICE 080126) 100510 52310 $193.76 CHECK TOTAL $381.71
19994 8/18/2026 CORODATA MEDIA STORAGE
INC

DAILY TAPE ROTATION & STORAGE - JUL
2026
100230 54030 $865.86
CHECK TOTAL $865.86
19995 8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM AUG 2026
250 21105 $0.66
8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
AUG 2026
206 21105 $0.96
8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
AUG 2026
207 21105 $0.96
8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
AUG 2026
201 21105 $1.61
8/18/2026 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
AUG 2026
100 21105 $159.45
CHECK TOTAL $163.64
19996 8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
204 21105 $8.23
8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
203 21105 $14.40
8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
239 21105 $21.30
8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
241 21105 $21.30

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City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
238 21105 $35.92
8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
201 21105 $46.47
8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
250 21105 $196.91
8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
207 21105 $205.05
8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
206 21105 $225.72
8/18/2026 DELTA DENTAL INSURANCE

COMPANY

PPO DENTAL INSURANCE PREMIUM AUG
2026
100 21105 $4,506.04
CHECK TOTAL $5,281.34
19997 8/18/2026 DOCUSIGN, INC ANNUAL RENEWAL - DOCUSIGN - FY 26- 27 100230 52314 $2,794.50
CHECK TOTAL $2,794.50
19998 8/18/2026 FEDERAL EXPRESS

CORPORATION
FEDEX CHARGES - JUNE 2026 100140 52170 $63.99
CHECK TOTAL $63.99
19999 8/18/2026 FEHR & PEERS ON-CALL TRAFFIC/ENGR - 05/30/26- 06/30/26 -FY 25-26
100615 54410 $26,153.75
CHECK TOTAL $26,153.75
20000 8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE (080726)
502130 52312 $39.90
8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE (080726)
502620 52312 $59.85
8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE (080726)
502430 52312 $79.80
8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE (080726)
502655 52312 $79.80
8/18/2026 FRESHMOBILECA LLC FLEET VEHICLE WASHING SERVICE (080726)
502630 52312 $119.70
CHECK TOTAL $379.05
20001 8/18/2026 FRONTIER COMMUNICATIONS
CORP

SUMMARY BILL/INTERNET SERVICE - AUG
2026
100230 54030 $800.00
8/18/2026 FRONTIER COMMUNICATIONS
CORP

SUMMARY BILL/INTERNET SERVICE - AUG
2026
100230 54030 $607.34
CHECK TOTAL $1,407.34

Page 17 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 20002 8/18/2026 GLUMAC CIVIC CENTER SUSTAINABILITY PROJECT 100620 54400 $27,512.50 8/18/2026 GLUMAC CIVIC CENTER SUSTAINABILITY PROJECT 100620 54400 $4,375.00 CHECK TOTAL $31,887.50
20003 8/18/2026 GO LIVE TECHNOLOGY INC PS/EP&L IMPLEMENTATION - JUL 2026 503230 56135 $7,937.50 CHECK TOTAL $7,937.50
20004 8/18/2026 GOTO COMMUNICATIONS INC CITYWIDE ANALOG PHONE SERVICE - AUG 2026
100230 52200 $2,770.34
CHECK TOTAL $2,770.34
20005 8/18/2026 GOVCONNECTION INC ANNUAL RENEWAL/CISCO SMARTNET FY26-27
100230 52314 $15,287.00
CHECK TOTAL $15,287.00
20006 8/18/2026 HELIX ENVIRONMENTAL

PLANNING INC
CANYON LOOP TRAIL RESTORATION 301630 56104 $4,901.33
CHECK TOTAL $4,901.33
20007 8/18/2026 HOME DEPOT CREDIT SERVICES PARK SUPPLIES (CG073026) 100630 51200 $39.44 CHECK TOTAL $39.44
20008 8/18/2026 HR GREEN PACIFIC INC TR54081 - FINAL MAP REVIEW FY 25/26 100 22109 $899.00 CHECK TOTAL $899.00
20009 8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - APR 2026 100 22109 $231.25 8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - APR 2026 100 22109 $556.25 8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - APR 2026 100 22109 $603.75 8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JUNE 2026
100 22109 $138.75
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JUNE 2026
100 22109 $195.00
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JUNE 2026
100 22109 $1,646.25
8/18/2026 JOHN L HUNTER & ASSOC INC NPDES PROF SERVICES - APR 2026 201610 54200 $1,696.20 8/18/2026 JOHN L HUNTER & ASSOC INC NPDES PROF SERVICES - MAY 2026 201610 54200 $5,747.50 8/18/2026 JOHN L HUNTER & ASSOC INC NPDES PROF SERVICES - JUNE 2026 201610 54200 $5,167.50 CHECK TOTAL $15,982.45
20010 8/18/2026 JOSE RUEL DIRA GIS SUPPORT - 6/30/26 - 7/31/26 100230 54900 $4,356.30

Page 18 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $4,356.30
20011 8/18/2026 LOS ANGELES COUNTY PUBLIC
WORKS

SUMP PUMP MAINT (SYCAMORE CYN
PARK/060826) FY25-26
100630 52320 $1,432.68
CHECK TOTAL $1,432.68
20012 8/18/2026 LOWE'S BUSINESS ACCOUNT MAINTENANCE SUPPLIES (JK 072826) 100510 52320 $75.71 CHECK TOTAL $75.71
20013 8/18/2026 MCE CORPORATION ROAD MAINTENANCE SERVICES (JULY/2026)
100655 55530 $2,771.52
8/18/2026 MCE CORPORATION ROAD MAINTENANCE SERVICES
(JULY/2026)
201655 55530 $2,904.01
8/18/2026 MCE CORPORATION ROAD MAINTENANCE SERVICES
(JULY/2026)
100655 55528 $13,377.76
CHECK TOTAL $19,053.29
20014 8/18/2026 MNS ENGINEERS INC DESIGN/DB COMPLETE STREETS- THRU 2/23/26-3/29/26
301610 56105 $12,882.11
CHECK TOTAL $12,882.11
20015 8/18/2026 MULHOLLAND CONSULTING INC DESIGN-SYCAMORE CYN PARK PED BRIDGE - DEC 2025
301630 56104 $5,437.50
8/18/2026 MULHOLLAND CONSULTING INC DESIGN-SYCAMORE CYN PARK PED BRIDGE - FEB 2026
301630 56104 $3,200.00
8/18/2026 MULHOLLAND CONSULTING INC DESIGN-SYCAMORE CYN PRK PED BRDGE - 3/1/26-7/31/26
301630 56104 $7,382.50
CHECK TOTAL $16,020.00
20016 8/18/2026 NCC GROUP (AMERICAS) INC

AND SUBSIDIARIES

TYLER SOFTWARE ESCROW ACCOUNT -
FY 26-27
100230 52314 $1,155.00
CHECK TOTAL $1,155.00
20017 8/18/2026 NINYO & MOORE INC 208 BRIAR CREEK RD - GEOTECH REVIEW 100 22109 $748.10 8/18/2026 NINYO & MOORE INC 214 BRIAR CREEK ROAD - GEOTECH REVIEW
100 22109 $463.68
8/18/2026 NINYO & MOORE INC DBB ROADWAY STABILIZATION -

GEOTECH REVIEW
100615 54430 $1,570.24
8/18/2026 NINYO & MOORE INC 214 BRIAR CREEK ROAD - GEOTECH REVIEW
100 22109 $1,620.89
8/18/2026 NINYO & MOORE INC 1015 BANNER RIDGE RD - GEOTECH REVIEW
100 22109 $1,274.11
CHECK TOTAL $5,677.02

Page 19 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 20018 8/18/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE AS-NEEDED SERVICES (PANTERA PARK)
100630 52320 $2,889.00
CHECK TOTAL $2,889.00
20019 8/18/2026 ONE TIME PAY VENDOR ANDREW B CHOU REFUND ELECTION FEES 100140 53530 $300.00 CHECK TOTAL $300.00
20020 8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 20604 $0.80
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 20603 $1.14
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 104 48020 $12.62
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 48020 $15.38
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 22105 $200.00
8/18/2026 ONE TIME PAY VENDOR VIZCARRA ROOFING
LLC
BLDG PERMIT REFUND-PR 2026-1015 100 48010 $315.64
CHECK TOTAL $545.58
20021 8/18/2026 ONE TIME PAY VENDOR - CND
REFUND

ALWAYS RELIABLE

ROOFING
C&D REFUND: 1533 DEERFOOT DR 100 22105 $250.00
CHECK TOTAL $250.00
20022 8/18/2026 OTIS ELEVATOR COMPANY ELEVATOR MAINTENANCE CITYHALL (SERVICE:031226)
100620 52320 $1,609.00
8/18/2026 OTIS ELEVATOR COMPANY ELEVATOR MAINTENANCE CITYHALL (SERVICE:041326)
100620 52320 $1,263.00
CHECK TOTAL $2,872.00
20023 8/18/2026 PROTECTION ONE INC CITYHALL (MONITOR EXTND SVS 082926- 092826)
100620 52320 $54.06
CHECK TOTAL $54.06
20024 8/18/2026 PUBLIC STORAGE #23051 COMMUNITY RELATIONS OFFSITE

STORAGE UNIT RENTAL
100240 52302 $1,045.00
CHECK TOTAL $1,045.00
20025 8/18/2026 PYRO COMM SYSTEMS INC CITYHALL FIRE ALARM TESTING (073026) 100620 52320 $1,150.00 8/18/2026 PYRO COMM SYSTEMS INC DBC QTRLY FIRE ALARM MONITOR 100510 52320 $135.00 8/18/2026 PYRO COMM SYSTEMS INC HERITAGE PARK FIRE ALARM MONITOR QTRLY
100630 52320 $195.00

Page 20 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $1,480.00
20026 8/18/2026 QUADIENT FINANCE USA INC ANNUAL SUPPORT - POSTAGE MACHINE - FY 26-27
100230 52314 $241.32
CHECK TOTAL $241.32
20027 8/18/2026 ROTH STAFFING COMPANIES, LP TEMP STAFFING - CITY CLERK WK 8/2/2026
100140 54900 $624.00
CHECK TOTAL $624.00
20028 8/18/2026 SC FUELS FLEET FUEL (071626-073126) 502130 52330 $77.73 8/18/2026 SC FUELS FLEET FUEL (071626-073126) 502620 52330 $514.52 8/18/2026 SC FUELS FLEET FUEL (071626-073126) 502630 52330 $572.55 8/18/2026 SC FUELS FLEET FUEL (071626-073126) 502655 52330 $1,146.42 CHECK TOTAL $2,311.22
20029 8/18/2026 SPECTRUM BUSINESS CABLE TV SERVICES/AUG 2026 100230 54030 $147.41 8/18/2026 SPECTRUM BUSINESS SUMMARY BILL-CABLE TV/INTERNET - AUG 2026
100230 54030 $1,942.60
CHECK TOTAL $2,090.01
20030 8/18/2026 THE SAN GABRIEL VALLEY

NEWSPAPER GR
ELECTION - MEASURE NOTICE 100140 53530 $1,069.49
CHECK TOTAL $1,069.49
20031 8/18/2026 THE WINDMILL MAY/JUNE AD -KEEP IT LOCAL 100240 52160 $800.00 8/18/2026 THE WINDMILL JULY/AUGUST - PARK FACILITY RENTALS 100240 52160 $800.00 CHECK TOTAL $1,600.00
20032 8/18/2026 TYLER TECHNOLOGIES INC TYLER FORMS SVC/UPDATE AP &

PAYROLL CHECKS
100230 52314 $500.00
8/18/2026 TYLER TECHNOLOGIES INC ELM PROJECT MGMT HOURS - 7/14/26 503230 56135 $800.00 8/18/2026 TYLER TECHNOLOGIES INC ELM PROJECT MGMT HOURS - 7/28/26- 7/30/26
503230 56135 $4,800.00
8/18/2026 TYLER TECHNOLOGIES INC ELM PROJECT MGMT HOURS - 7/14/26- 7/16/26
503230 56135 $5,600.00
CHECK TOTAL $11,700.00
20033 8/18/2026 ULTIMATE MAINTENANCE

SERVICES INC
JANITORIAL SERVICES (JULY 2026) 100630 55505 $3,279.11
8/18/2026 ULTIMATE MAINTENANCE JANITORIAL SERVICES (JULY 2026) 100510 55505 $10,307.25

Page 21 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT

SERVICES INC
8/18/2026 ULTIMATE MAINTENANCE

SERVICES INC
JANITORIAL SERVICES (JULY 2026) 100620 52320 $12,897.51 CHECK TOTAL $26,483.87
20034 8/18/2026 VERIZON WIRELESS WIRELESS PHONE SERVICE - 5/17/26- 6/16/26
100230 52200 $2,489.12
CHECK TOTAL $2,489.12
20035 8/18/2026 WALNUT VALLEY WATER DISTRICT CITYHALL W (070126-073126) 100620 52220 $1,316.41 8/18/2026 WALNUT VALLEY WATER DISTRICT D38W (070126-073126) 238638 52220 $13,636.03 8/18/2026 WALNUT VALLEY WATER DISTRICT D38(R) - (070126-073126) 238638 52220 $2,366.51 8/18/2026 WALNUT VALLEY WATER DISTRICT D39W -(070126-073126) 239639 52220 $13,511.76 8/18/2026 WALNUT VALLEY WATER DISTRICT D41W - (070126-073126) 241641 52220 $7,526.52 8/18/2026 WALNUT VALLEY WATER DISTRICT DBCW - (070126-073126) 100510 52220 $713.31 8/18/2026 WALNUT VALLEY WATER DISTRICT PARKSW - (070126-073126) 100630 52220 $49,294.69 8/18/2026 WALNUT VALLEY WATER DISTRICT PARKS(R)W - (070126-073126) 100630 52220 $2,318.52 CHECK TOTAL $90,683.75
20036 8/18/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES DBC 073026 100510 51210 $446.11 8/18/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES HERITAGE PARK 073026
100630 51200 $1,067.42
8/18/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES DBC 100510 51210 $692.90 CHECK TOTAL $2,206.43
20037 8/18/2026 WILLDAN GEOTECHNICAL GEOTECH REVIEW - 22909 LAZY TRAIL - THRU 6/30/26
100 22109 $105.00
CHECK TOTAL $105.00
20038 8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 07/25/26-08/07/26
204 21110 $96.20
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
239 21110 $161.16
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
241 21110 $161.16
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
203 21110 $168.34
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD 238 21110 $255.17

Page 22 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 07/25/26-08/07/26
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
201 21110 $534.57
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
207 21110 $1,500.97
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
250 21110 $1,692.63
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
206 21110 $1,747.02
8/14/2026 CALPERS PENSION CONTRIBUTION FOR PERIOD
07/25/26-08/07/26
100 21110 $46,632.40
CHECK TOTAL $52,949.62
20039 8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST 2026
100220 50062 $68.92
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
204 21106 $145.29
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
239 21106 $253.82
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
241 21106 $253.82
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
203 21106 $254.24
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
238 21106 $477.31
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
201 21106 $828.63
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
105220 50048 $1,782.00
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
250 21106 $1,994.18
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
206 21106 $2,463.25
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
207 21106 $2,921.38
8/14/2026 PERS HEALTH HEALTH INSURANCE PREMIUM AUGUST
2026
100 21106 $68,922.17
CHECK TOTAL $80,365.01
20051 8/25/2026 BLUETRITON BRANDS INC WATER DELIVERY SERVICE (CITYHALL 071326-081226)
100620 51200 $612.57

Page 23 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $612.57
20052 8/25/2026 LINGO TELECOM LLC CITYWIDE ANALOG PHONE SERVICE - AUG 2026
100230 52200 $5,638.22
CHECK TOTAL $5,638.22
20053 8/25/2026 CITYGREEN CONSULTING, LLC SOLID WASTE CONSULTANT - JULY 2026 250170 54900 $2,145.00 CHECK TOTAL $2,145.00
20054 8/25/2026 DAPEER ROSENBLIT & LITVAK LLP LEGAL COUNSEL CODE ENFORC ZHONG JULY 2026
100120 54024 $18,970.16
8/25/2026 DAPEER ROSENBLIT & LITVAK LLP LEGAL COUNSEL CODE ENFORC TRAN JULY 2026
100120 54024 $585.12
8/25/2026 DAPEER ROSENBLIT & LITVAK LLP LEGAL COUNSEL CODE ENFORC HSU JULY 2026
100120 54024 $8,066.42
8/25/2026 DAPEER ROSENBLIT & LITVAK LLP SPECIAL LEGAL COUNSEL CODE ENFORC JULY 2026
100120 54024 $15,846.79
8/25/2026 DAPEER ROSENBLIT & LITVAK LLP LEGAL COUNSEL CODE ENFORC ZHONG APPEAL JUL 26
100120 54024 $2,975.00
CHECK TOTAL $46,443.49
20055 8/25/2026 DEPARTMENT OF MOTOR

VEHICLES
DUPLICATE TITLE FEE (LIC#1210108/2006
FORD F250)
502620 52312 $28.00
CHECK TOTAL $28.00
20056 8/25/2026 DIAMOND BAR STORAGE

OWNER LLC

COMMUNITY DEV DEPT STORAGE UNITS
092 AND 376
100420 52302 $1,012.00
CHECK TOTAL $1,012.00
20057 8/25/2026 EXTERIOR PRODUCTS CORP MAINTENANCE SERVICES (DBC) 100510 52320 $1,860.31 8/25/2026 EXTERIOR PRODUCTS CORP MAINTENANCE & OPERATIONS

SUPPLIES/DBC
100510 52320 $2,083.33
CHECK TOTAL $3,943.64
20058 8/25/2026 HEATHER JEN CHANG CONTRACT CLASS-ART CLASS HEATHER CHANG
100520 55320 $462.00
CHECK TOTAL $462.00
20059 8/25/2026 HOME DEPOT CREDIT SERVICES ROAD MAINTENANCE SUPPLIES (JSI 081126)
100655 51250 $89.29
CHECK TOTAL $89.29
20060 8/25/2026 HUNTINGTON HARDWARE CO
INC
MAINTENANCE SUPPLIES (081826) 100630 51200 $186.58

Page 24 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $186.58
20061 8/25/2026 IMAGEN INC PET BAG DISPENSER GIVEAWAY ITEMS

FOR EVENT
100240 51400 $2,991.53
CHECK TOTAL $2,991.53
20062 8/25/2026 INTEGRUS LLC RICOH COPY CHARGES - 6/19/26 - 7/18/26
100230 52314 $492.31
CHECK TOTAL $492.31
20063 8/25/2026 JASON VERHOLTZ BACKFLOW TESTING @ CITYHALL 081026 100630 51200 $525.00 CHECK TOTAL $525.00
20064 8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - OCT 2025 FY 25/26
100 22109 $127.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - OCT 2025 FY 25/26
100 22109 $187.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - OCT 2025 FY 25/26
100 22107 $607.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - OCT 2025 FY 25/26
100 22109 $722.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - NOV 2025 FY 25/26
100 22109 $165.00
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - NOV 2025 FY 25/26
100 22109 $187.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - NOV 2025 FY 25/26
100 22107 $577.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - NOV 2025 FY 25/26
100 22109 $675.00
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - DEC 2025 FY 25/26
100 22109 $82.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - DEC 2025 FY 25/26
100 22109 $187.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - DEC 2025 FY 25/26
100 22107 $270.00
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - DEC 2025 FY 25/26
100 22107 $1,112.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JAN 2026 FY 25/26
100 22109 $41.25
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JAN 2026 FY 25/26
100 22109 $82.50
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JAN 2026 100 22107 $113.75

Page 25 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT FY 25/26
8/25/2026 JOHN L HUNTER & ASSOC INC NPDES LAND DEVELOPMENT - JAN 2026 FY 25/26
100 22109 $125.00
CHECK TOTAL $5,265.00
20065 8/25/2026 KENS HARDWARE ROAD MAINTENANCE SUPPLIES (JG 081426)
100655 51250 $67.52
8/25/2026 KENS HARDWARE PW TRUCK SUPPLIES (JF 081826) 100630 51200 $21.93 CHECK TOTAL $89.45
20066 8/25/2026 KIMBERLY DOWNEY ESMOND CONTRACT CLASS- YOUTH DANCE 100520 55320 $1,771.20 CHECK TOTAL $1,771.20
20067 8/25/2026 LA COUNTY ASSESSOR OFFICE SBF ABSTRACT - JUL 2026 100230 52314 $250.00 CHECK TOTAL $250.00
20068 8/25/2026 LOS ANGELES COUNTY PUBLIC
WORKS

CS - INDUSTRIAL WASTE SERVICES - JUN
2026
100610 55550 $6,261.06
CHECK TOTAL $6,261.06
20069 8/25/2026 LSL, LLP ADVISORY SERVICES - GASB 103 201210 54010 $5,000.00 CHECK TOTAL $5,000.00
20070 8/25/2026 MCE CORPORATION LANDSCAPE MAINTENANCE (LLAD 38/39/41- JULY 2026)
238638 55524 $12,083.33
8/25/2026 MCE CORPORATION LANDSCAPE MAINTENANCE (LLAD
38/39/41- JULY 2026)
241641 55524 $18,750.00
8/25/2026 MCE CORPORATION LANDSCAPE MAINTENANCE (LLAD
38/39/41- JULY 2026)
239639 55524 $27,500.00
CHECK TOTAL $58,333.33
20071 8/25/2026 MUSCO SPORTS LIGHTING LLC PANTERA PARK MINI-PITCH INSTALLATION (073026)
262630 56100 $14,000.00
CHECK TOTAL $14,000.00
20072 8/25/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINT SRVS (PANTERA PARK/MULCH 081326)
100630 52320 $1,950.00
CHECK TOTAL $1,950.00
20073 8/25/2026 ONE TIME PAY VENDOR EVELYN PINPIN FACILITY REFUND 100 20202 $200.00 CHECK TOTAL $200.00
20074 8/25/2026 ONE TIME PAY VENDOR MEGAN LEE FACILITY REFUND 100 20202 $1,200.78

Page 26 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $1,200.78
20075 8/25/2026 ONE TIME PAY VENDOR STACEY WALKOWIAK FACILITY REFUND 100 20202 $200.00 CHECK TOTAL $200.00
20076 8/25/2026 ONE TIME PAY VENDOR TIFFANY LEE FACILITY REFUND 100 20202 $200.00 CHECK TOTAL $200.00
20077 8/25/2026 OTIS ELEVATOR COMPANY ELEVATOR MAINTENANCE (SERVICE 072326)
100620 52320 $1,038.00
CHECK TOTAL $1,038.00
20078 8/25/2026 PACIFIC CREST YOUTH ARTS

ORGANIZATION

10.16.26 CHARITY GOLF TOURNAMENT 101110 52600 $750.00
CHECK TOTAL $750.00
20079 8/25/2026 PAPER RECYCLING &

SHREDDING

8.18.26 CITY HALL - 2 CONSOLES 250170 55000 $120.00
CHECK TOTAL $120.00
20080 8/25/2026 PRO1PRINT, LLC LOBBY SIGN IN HERE SIGN 18X26 100240 52110 $32.85 CHECK TOTAL $32.85
20081 8/25/2026 PUBLIC STORAGE #23051 PARKS AND RECREATION OFF SITE

STORAGE UNITS
100520 52302 $971.00
8/25/2026 PUBLIC STORAGE #23051 PARKS AND RECREATION OFF SITE

STORAGE UNITS
100520 52302 $1,010.00
CHECK TOTAL $1,981.00
20082 8/25/2026 QUADIENT FINANCE USA INC 7900 0440 8081 5586 POSTAGE 100140 52170 $2,000.00 CHECK TOTAL $2,000.00
20083 8/25/2026 RHA LANDSCAPE ARCHITECTSPLANNERS INCIRRIGATION, LANDSCAPE DESIGN

SERVICES
241641 56104 $400.00
8/25/2026 RHA LANDSCAPE ARCHITECTSPLANNERS INCIRRIGATION, LANDSCAPE DESIGN

SERVICES
239639 56104 $600.00
CHECK TOTAL $1,000.00
20084 8/25/2026 ROTH STAFFING COMPANIES, LP TEMP STAFFING - FINANCE WK 8/16/2026
100210 54900 $1,420.80
CHECK TOTAL $1,420.80
20085 8/25/2026 SAN GABRIEL VALLEY CITY

MANAGER'S ASSOCIATION
MEMBERSHIP DUES FOR FY 2026/2027 100130 52400 $55.00
CHECK TOTAL $55.00

Page 27 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 20086 8/25/2026 SC FUELS FLEET FUEL SERVICE (080126-081526) 502620 52330 $328.10 8/25/2026 SC FUELS FLEET FUEL SERVICE (080126-081526) 502630 52330 $697.71 8/25/2026 SC FUELS FLEET FUEL SERVICE (080126-081526) 502655 52330 $1,017.94 CHECK TOTAL $2,043.75
20087 8/25/2026 SOUTH COAST AIR QUALITY

MANAGEMENT DISTRICT
FACILITY LEASE PAYMENT FOR SEPT.
2026
100130 52302 $2,824.69
CHECK TOTAL $2,824.69
20088 8/25/2026 SOUTHERN CALIFORNIA EDISON D38/652 S BREA CYN RD (072326- 082026)
238638 52210 $14.07
CHECK TOTAL $14.07
20089 8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
204 21107 $1.99
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
239 21107 $2.20
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
241 21107 $2.20
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
238 21107 $3.32
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
203 21107 $3.48
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
204 21113 $8.12
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
239 21113 $9.58
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
241 21113 $9.58
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
203 21113 $14.25
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
238 21113 $14.55
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
207 21107 $21.96
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
201 21107 $24.27
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
201 21113 $30.54
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
206 21107 $40.72

Page 28 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
207 21113 $88.37
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
250 21107 $92.20
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
250 21113 $113.61
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
206 21113 $118.90
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
100 21107 $1,717.50
8/25/2026 STANDARD INSURANCE

COMPANY

LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM AUG 2026
100 21113 $2,776.56
CHECK TOTAL $5,093.90
20090 8/25/2026 STUMP FENCE CO RETENTION CONTRACT WITHHOLDING:
26000039
262 29004 $3,670.00
CHECK TOTAL $3,670.00
20091 8/25/2026 TENNIS ANYONE INC CONTRACT CLASSES TENNIS SERVIC 100520 55320 $6,504.69 CHECK TOTAL $6,504.69
20092 8/25/2026 THE DOT PRINTER, INC AUGUST 2026 CITY NEWSLETTER, FALL

RECREATION GUIDE
100240 52110 $13,352.77
CHECK TOTAL $13,352.77
20093 8/25/2026 THE GAS COMPANY CITYHALL NATURAL GAS SERVICE (071426-081326)
100620 52215 $191.18
8/25/2026 THE GAS COMPANY DBC GAS SERVICE (071626-081726) 100510 52215 $1,554.30 8/25/2026 THE GAS COMPANY GAS SERVICE AT HERITAGE PARK
(071526-081426)
100630 52215 $38.95
CHECK TOTAL $1,784.43
20094 8/25/2026 THE HOME DEPOT-HOME

SERVICES

ROAD MAINTENANCE SUPPLIES (JSI
081126)
100655 51250 $89.29
CHECK TOTAL $89.29
20095 8/25/2026 TRANE SERVICE GROUP INC MECH/BAS/BLDG AS-NEEDED SERVICES CITYHALL (071426)
100620 52320 $2,591.33
8/25/2026 TRANE SERVICE GROUP INC MECH/BAS QRTLY SERVICES (HERITAGE 070126-093026)
100630 52320 $959.00
8/25/2026 TRANE SERVICE GROUP INC MECH/BAS QRTLY SERVICES (PANTERA 070126-093026)
100630 52320 $944.50
CHECK TOTAL $4,494.83

Page 29 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT 20096 8/25/2026 TUMBLE-N-KIDS INC CONTRACT CLASS-GYMNASTICS 100520 55320 $1,382.40 CHECK TOTAL $1,382.40
20097 8/25/2026 ULTIMATE MAINTENANCE

SERVICES INC
JANITORIAL SERVICES AUGUST 2026 100630 55505 $3,279.11
8/25/2026 ULTIMATE MAINTENANCE

SERVICES INC
JANITORIAL SERVICES AUGUST 2026 100510 55505 $10,307.25 8/25/2026 ULTIMATE MAINTENANCE

SERVICES INC
JANITORIAL SERVICES AUGUST 2026 100620 52320 $12,897.51 CHECK TOTAL $26,483.87
20098 8/25/2026 VACT INC HERITAGE PARK (SERVICE CALL BADGER READER 072826)
100630 52320 $185.00
CHECK TOTAL $185.00
20099 8/25/2026 VERIZON WIRELESS WIRELESS PHONE SERVICE - 6/17/26 - 7/16/26
100230 52200 $2,364.51
CHECK TOTAL $2,364.51
20100 8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
204 21108 $3.22
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
203 21108 $5.63
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
239 21108 $6.95
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
241 21108 $6.95
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
238 21108 $12.16
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
201 21108 $18.90
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
250 21108 $73.15
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
207 21108 $74.50
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
206 21108 $98.96
8/25/2026 VISION SERVICE PLAN VISION INSURANCE PREMIUM AUGUST 2026
100 21108 $1,825.57
CHECK TOTAL $2,125.99
20101 8/25/2026 WW GRAINGER INC EOC SUPPLIES 100350 51200 $182.67

Page 30 of 267 ends

City of Diamond Bar Check Register
CHECK # CHECK DATE VENDOR NAME OTP VENDOR NAME INVOICE DESCRIPTION ORG OBJECT AMOUNT CHECK TOTAL $182.67
20102 8/25/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (CITYHALL) 100620 51200 $1,344.43 8/25/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (CITYHALL) 100620 51200 $44.78 CHECK TOTAL $1,389.21
20103 8/25/2026 WEST COAST ARBORISTS INC CITYWIDE TREE MAINT (071626-073126) 100645 55522 $27,373.00 CHECK TOTAL $27,373.00
20104 8/25/2026 WILLDAN FINANCIAL SERVICES DEVELOPMENT IMPACT FEE STUDY - JULY 2026 SVCS
100150 54900 $4,365.00
CHECK TOTAL $4,365.00
20105 8/25/2026 WILLDAN GEOTECHNICAL BUILDING & SAFETY INTERIM PERMIT

TECHNICIAN SERV
100420 55100 $15,215.00
CHECK TOTAL $15,215.00
20106 8/25/2026 YUNEX CORP TS MAINT/DBB-SHADOW CYN TRAFFIC LOOPS (2)
207650 55536 $2,125.00
8/25/2026 YUNEX CORP TRAFFIC SIGNAL MAINTENANCE - JUL
2026
207650 55536 $8,050.98
8/25/2026 YUNEX CORP TS MAINT/REPAIR - DBB/TEMPLE DENTED POLE
207650 55536 $6,894.00
8/25/2026 YUNEX CORP TS MAINT/RESPONSE-CALL OUTS - JUL
2026
207650 55536 $5,710.45
8/25/2026 YUNEX CORP CITY INVENTORY - FURNISH 4 VECTOR
CAMERAS/1 CCU
207650 55536 $27,999.00
CHECK TOTAL $50,779.43
20107 8/25/2026 ZOHO CORPORATION SINGLE LICENSE - MANAGER

PLUS/LICENSE & SUPPORT
100230 52314 $826.00
CHECK TOTAL $826.00
GRAND TOTAL $940,376.16

Page 31 of 267 ends

Agenda Item #: 7.3
Meeting Date: September 1, 2026

CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: Consultant Services Agreement with the Regional Chamber of Commerce - San Gabriel Valley through June 30, 2027.

STRATEGIC GOAL: Responsible Stewardship of Public Resources RECOMMENDATION:

Approve and authorize the City Manager to sign the Consulting Services Agreement with the Regional Chamber of Commerce – San Gabriel Valley through June 30, 2027.

FINANCIAL IMPACT:

The total not-to-exceed amount of the agreement for Fiscal Year 2026/27 would be $10,000. Sufficient funds are included in the Fiscal Year 2026/27 Economic Development budget.

BACKGROUND:

The Chamber began as the Diamond Bar Chamber of Commerce before expanding eastward to also include the communities of Walnut, Rowland Heights, Hacienda Heights, Avocado Heights, La Puente, Bassett and Valinda. According to its website, the Chamber seeks to "promote civic, commercial, industrial commerce and enhance the quality of life within our community" while advocating for the business interests of its members.

The City of Diamond Bar has partnered with the Chamber for many years, focusing primarily on local business development and engagement efforts. Prior agreements have been reviewed and approved by the City Council on one-year intervals at an annual cost of $12,000. Key provisions/services included in the last annual agreement’s scope of work include:
• Continued efforts to increase Diamond Bar-based business membership by 10% year-over-year. • Public events designed to foster local business development, including business coaching/workshops, business networking events, and the Mayor’s Annual Prayer Breakfast. • Logistical and promotional support to City business engagement events, including grand openings/ribbon cuttings/business milestone events, Diamond Bar Restaurant Week, Beerfest/Taste of Diamond Bar, and Business Watch.
• Provide local businesses access to experts in fields including, but not limited to, attorneys, human resources professionals, and graphic designers.
• Facilitate outreach and engagement via website, text, email, and other media. • Maintain communication with City designee and provide regular reporting.

Page 32 of 267 ends

Agenda Item #: 7.3
Meeting Date: September 1, 2026
ANALYSIS:

The Chamber has struggled to gain a foothold with Diamond Bar-based businesses since making the decision to regionalize more than 15 years ago, with only about 50 paying members locally. Most of the event-based provisions in the scope are met with regional programming and online/webinar-based programs. In the past year, the City’s fledgling Office of Economic Development/City Manager’s Office has taken the lead on scheduling ribbon cutting and milestone events with local storefront businesses, eliminating the requirement for the business to be a Chamber member to receive recognition and marketing.

At the June 16, 2026 regular City Council meeting, the City Council directed staff to convene the Economic Subcommittee to discuss revisions to the proposed Scope of Work included in a prospective contract with the Chamber. It was suggested that the revisions include specifically local events as requirements. At the July 2, 2026 Economic Development Committee meeting, staff was directed to provide the following Scope of Work revisions to the Chamber CEO for discussion:
• Develop and present plans to hold a minimum of one in-person event in Diamond Bar every month, with a focus on establishing a local presence in Diamond Bar. These events can be more informal, including scheduled no-host gatherings held at local restaurants and events sponsored/hosted by local businesses. They can be simple pastries and coffee events. The intent is to build from the grass-roots level. There is also a preference that these monthly events be open to the public (including nonmember businesses). • Produce a feasibility study with the intent of returning the Saturday Farmer’s Market to its original home in Diamond Bar.
• Maintain the Mayor’s Prayer Breakfast to be held at the discretion of that year’s Mayor. The City is willing to work with the Chamber to reduce costs (go from catered to continental breakfast, for example) but increase local community participation. There is a preference that the event be no/low cost.
• Offer a one-year courtesy membership to businesses recognized by the City at ribbon-cuttings/grand openings/milestone events. The intent here is to provide the Chamber with leads and an opportunity to demonstrate the value it offers local businesses.
• Provide monthly reporting about the Chamber’s activity in Diamond Bar (events, outreach, participants, leads, etc.).

On July 20, 2026, staff met with Chamber CEO Aziz Amiri and Board Members Paul Wrightsman and Nef Cortez to present the Committee's revised terms. The Chamber agreed in principle to the terms listed above, with one exception:
• Rather than offer a minimum of one in-person event in Diamond Bar per month, the Chamber requested that such events be held every other month.

This was reported to the Economic Development Committee on August 4, 2026 and the attached scope of work and contract terms were finalized for consideration by the City Council.

The attached contract will be effective September 1, 2026 and expire June 30, 2027, with a total not-toexceed amount of $10,000 ($1,000 per month of the contract).

LEGAL REVIEW:

The City Attorney has reviewed and approved the Agreement as to form.

Page 33 of 267 ends

Agenda Item #: 7.3
Meeting Date: September 1, 2026
PREPARED BY:

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

1. Consulting Services Agreement - Regional Chamber of Commerce - San Gabriel Valley

Page 34 of 267 ends

1 Professional Services – Non Design

CONSULTANT SERVICES AGREEMENT
THIS AGREEMENT (the "Agreement") is made as of September 1, 2026 by and between the City of Diamond Bar, a municipal corporation ("City") and the Regional Chamber of Commerce – San Gabriel Valley, a California nonprofit public benefit corporation ("Consultant").

1. Consultant's Services.

Subject to the terms and conditions set forth in this Agreement Consultant shall provide to the reasonable satisfaction of the City the services set forth in the attached Exhibit "A", which is incorporated herein by this reference. As a material inducement to the City to enter into this Agreement, Consultant represents and warrants that it has thoroughly investigated the work and fully understands the difficulties and restrictions in performing the work. Consultant represents that it is fully qualified to perform such consulting services by virtue of its experience and the training, education and expertise of its principals and employees.

City Manager Ryan McLean (herein referred to as the “City’s Project Manager”), shall be the person to whom the Consultant will report for the performance of services hereunder. It is understood that Consultant shall coordinate its services hereunder with the City’s Project Manager to the extent required by the City’s Project Manager, and that all performances required hereunder by Consultant shall be performed to the satisfaction of the City’s Project Manager and the City Manager

2. Term of Agreement. This Agreement shall take effect September 1, 2026, and shall continue until June 30, 2027 ("Term"), unless earlier terminated pursuant to the provisions herein.

3. Compensation. City agrees to compensate Consultant for each service which Consultant performs to the satisfaction of City in compliance with the scope of services set forth in Exhibit "A". Payment will be made only after submission of proper invoices in the form specified by City. Total payment to Consultant pursuant to this Agreement shall not exceed One Thousand dollars monthly ($1,000) without the prior written consent of the City. The above not to exceed amount shall include all costs, including, but not limited to, all clerical, administrative, overhead, telephone, travel and all related expenses.

4. Payment.

A. As scheduled services are completed, Consultant shall submit to City an invoice for the services completed, authorized expenses and authorized extra work actually performed or incurred.

B. All such invoices shall state the basis for the amount invoiced, including services completed, the number of hours spent and any extra work performed.

Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9

Page 35 of 267 ends

2 Professional Services – Non Design
C. City will pay Consultant the amount invoiced the City will pay Consultant the amount properly invoiced within 35 days of receipt, but may withhold 30% of any invoice until all work is completed, which sum shall be paid within 35 days of completion of the work and receipt of all deliverables.

D. Payment shall constitute payment in full for all services, authorized costs and authorized extra work covered by that invoice.

5. Change Orders. No payment for extra services caused by a change in the scope or complexity of work, or for any other reason, shall be made unless and until such extra services and a price therefore have been previously authorized in writing and approved by the City Manager or his designee as an amendment to this Agreement. The amendment shall set forth the changes of work, extension of time, if any, and adjustment of the fee to be paid by City to Consultant.

6. Priority of Documents. In the event of any inconsistency between the provisions of this Agreement and any attached exhibits, the provisions of this Agreement shall control.

7. Status as Independent Contractor.

A. Consultant is, and shall at all times remain as to City, a wholly independent contractor. Consultant shall have no power to incur any debt, obligation, or liability on behalf of City or otherwise act on behalf of City as an agent, except as specifically provided herein. Neither City nor any of its agents shall have control over the conduct of Consultant or any of Consultant's employees, except as set forth in this Agreement.

Consultant shall not, at any time, or in any manner, represent that it or any of its agents or employees are in any manner employees of City.

B. Consultant agrees to pay all required taxes on amounts paid to Consultant under this Agreement, and to indemnify and hold City harmless from any and all taxes, assessments, penalties, and interest asserted against City by reason of the independent contractor relationship created by this Agreement. In the event that City is audited by any Federal or State agency regarding the independent contractor status of Consultant and the audit in any way fails to sustain the validity of a wholly independent contractor relationship between City and Consultant, then Consultant agrees to reimburse City for all costs, including accounting and attorney's fees, arising out of such audit and any appeals relating thereto.

C. Consultant shall fully comply with Workers' Compensation laws regarding Consultant and Consultant's employees. Consultant further agrees to indemnify and hold City harmless from any failure of Consultant to comply with applicable Worker's Compensation laws.

D. Consultant shall, at Consultant’s sole cost and expense fully secure and comply with all federal, state and local governmental permit or licensing requirements, Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9

Page 36 of 267 ends

3 Professional Services – Non Design
including but not limited to the City of Diamond Bar, South Coast Air Quality Management District, and California Air Resources Board.

E. In addition to any other remedies it may have, City shall have the right to offset against the amount of any fees due to Consultant under this Agreement any amount due to City from Consultant as a result of Consultant's failure to promptly pay to City any reimbursement or indemnification required by this Agreement or for any amount or penalty levied against the City for Consultant’s failure to comply with this Section.

8. Standard of Performance. Consultant shall perform all work at the standard of care and skill ordinarily exercised by members of the profession under similar conditions and represents that it and any subcontractors it may engage, possess any and all licenses which are required to perform the work contemplated by this Agreement and shall maintain all appropriate licenses during the performance of the work.

9. Indemnification.

Consultant shall indemnify, defend with counsel approved by City, and hold harmless City, its officers, officials, employees and volunteers ("Indemnitees") from and against all liability, loss, damage, expense, cost (including without limitation reasonable attorneys' fees, expert fees and all other costs and fees of litigation) of every nature arising out of or in connection with:
(1) Any and all claims under Workers’ Compensation Act and other employee benefit acts with respect to Consultant’s employees or Consultant’s contractor’s employees arising out of Consultant’s work under this Agreement; and (2) Any and all claims arising out of Consultant's performance of work hereunder or its failure to comply with any of its obligations contained in this Agreement, regardless of City’s passive negligence, but excepting such loss or damage which is caused by the sole active negligence or willful misconduct of the City. Should City in its sole discretion find Consultant’s legal counsel unacceptable, then Consultant shall reimburse the City its costs of defense, including without limitation reasonable attorneys' fees, expert fees and all other costs and fees of litigation. The Consultant shall promptly pay any final judgment rendered against the Indemnitees. It is expressly understood and agreed that the foregoing provisions are intended to be as broad and inclusive as is permitted by the law of the State of California and will survive termination of this Agreement.

Except for the Indemnitees, this Agreement shall not be construed to extend to any third party indemnification rights of any kind.
(3) The Consultant's obligations to indemnify, defend and hold harmless the City shall survive termination of this Agreement.

10. Insurance.

Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9

Page 37 of 267 ends

4 Professional Services – Non Design
A. Consultant shall at all times during the term of this Agreement carry, maintain, and keep in full force and effect, with an insurance company authorized to do business in the State of California and approved by the City the following insurance:
(1) a policy or policies of broad-form comprehensive general liability insurance written on an occurrence basis with minimum limits of $1,000,000.00 combined single limit coverage against any injury, death, loss or damage as a result of wrongful or negligent acts by Consultant, its officers, employees, agents, and independent contractors in performance of services under this Agreement; (2) property damage insurance with a minimum limit of $500,000.00 per occurrence;
(3) automotive liability insurance written on an occurrence basis covering all owned, non-owned and hired automobiles, with minimum combined single limits coverage of $1,000,000.00; and
(4) Worker's Compensation insurance when required by law, with a minimum limit of $500,000.00 or the amount required by law, whichever is greater.

B. The City, its officers, employees, agents, and volunteers shall be named as additional insureds on the policies as to comprehensive general liability, property damage, and automotive liability. The policies as to comprehensive general liability, property damage, and automobile liability shall provide that they are primary, and that any insurance maintained by the City shall be excess insurance only.

C. All insurance policies shall provide that the insurance coverage shall not be non-renewed, canceled, reduced, or otherwise modified (except through the addition of additional insureds to the policy) by the insurance carrier without the insurance carrier giving City at least ten (10) days prior written notice thereof. Consultant agrees that it will not cancel, reduce or otherwise modify the insurance coverage and in the event of any of the same by the insurer to immediately notify the City.

D. All policies of insurance shall cover the obligations of Consultant pursuant to the terms of this Agreement and shall be issued by an insurance company which is authorized to do business in the State of California or which is approved in writing by the City; and shall be placed have a current A.M. Best's rating of no less than A-, VII.

E. Consultant shall submit to City (1) insurance certificates indicating compliance with the minimum insurance requirements above, and (2) insurance policy endorsements or a copy of the insurance policy evidencing the additional insured requirements in this Agreement, in a form acceptable to the City.

F. Self-Insured Retention/Deductibles. All policies required by this Agreement shall allow City, as additional insured, to satisfy the self-insured retention (“SIR”) and/or deductible of the policy in lieu of the Consultant (as the named insured) should Consultant fail to pay the SIR or deductible requirements. The amount of the SIR or deductible shall Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9

Page 38 of 267 ends

5 Professional Services – Non Design
be subject to the approval of the City. Consultant understands and agrees that satisfaction of this requirement is an express condition precedent to the effectiveness of this Agreement. Failure by Consultant as primary insured to pay its SIR or deductible constitutes a material breach of this Agreement. Should City pay the SIR or deductible on Consultant’s due to such failure in order to secure defense and indemnification as an additional insured under the policy, City may include such amounts as damages in any action against Consultant for breach of this Agreement in addition to any other damages incurred by City due to the breach.

G. Subrogation. With respect to any Workers' Compensation Insurance or Employer's Liability Insurance, the insurer shall waive all rights of subrogation and contribution it may have against the Indemnitees.

H. Failure to Maintain Insurance. If Consultant fails to keep the insurance required under this Agreement in full force and effect, City may take out the necessary insurance and any premiums paid, plus 10% administrative overhead, shall be paid by Consultant, which amounts may be deducted from any payments due Consultant.

I. Consultant shall include all subcontractors, if any, as insureds under its policies or shall furnish separate certificates and endorsements for each subcontractor to the City for review and approval. All insurance for subcontractors shall be subject to all of the requirements stated herein.

11. Confidentiality. Consultant in the course of its duties may have access to confidential data of City, private individuals, or employees of the City. Consultant covenants that all data, documents, discussion, or other information developed or received by Consultant or provided for performance of this Agreement are deemed confidential and shall not be disclosed by Consultant without written authorization by City.

City shall grant such authorization if disclosure is required by law. All City data shall be returned to City upon the termination of this Agreement. Consultant's covenant under this section shall survive the termination of this Agreement. Notwithstanding the foregoing, to the extent Consultant prepares reports of a proprietary nature specifically for and in connection with certain projects, the City shall not, except with Consultant's prior written consent, use the same for other unrelated projects.

12. Ownership of Materials. Except as specifically provided in this Agreement, all materials provided by Consultant in the performance of this Agreement shall be and remain the property of City without restriction or limitation upon its use or dissemination by City. Consultant may, however, make and retain such copies of said documents and materials as Consultant may desire.

13. Maintenance and Inspection of Records. In accordance with generally accepted accounting principles, Consultant and its subcontractors shall maintain reasonably full and complete books, documents, papers, accounting records, and other information (collectively, the “records”) pertaining to the costs of and completion of services performed under this Agreement. The City and any of their authorized representatives shall have access to and the right to audit and reproduce any of Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9

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6 Professional Services – Non Design
Consultant's records regarding the services provided under this Agreement. Consultant shall maintain all such records for a period of at least three (3) years after termination or completion of this Agreement. Consultant agrees to make available all such records for inspection or audit at its offices during normal business hours and upon three (3) days' notice from the City, and copies thereof shall be furnished if requested.

14. Conflict of Interest.

A. Consultant covenants that it presently has no interest and shall not acquire any interest, direct or indirect, which may be affected by the services to be performed by Consultant under this Agreement, or which would conflict in any manner with the performance of its services hereunder. Consultant further covenants that, in performance of this Agreement, no person having any such interest shall be employed by it.

Furthermore, Consultant shall avoid the appearance of having any interest which would conflict in any manner with the performance of its services pursuant to this Agreement.

B. Consultant covenants not to give or receive any compensation, monetary or otherwise, to or from the ultimate vendor(s) of hardware or software to City as a result of the performance of this Agreement. Consultant's covenant under this section shall survive the termination of this Agreement.

15. Termination. The City may terminate this Agreement with or without cause upon fifteen (15) days' written notice to Consultant. The effective date of termination shall be upon the date specified in the notice of termination, or, in the event no date is specified, upon the fifteenth (15th) day following delivery of the notice. In the event of such termination, City agrees to pay Consultant for services satisfactorily rendered prior to the effective date of termination. Immediately upon receiving written notice of termination, Consultant shall discontinue performing services, unless the notice provides otherwise, except those services reasonably necessary to effectuate the termination. The City shall be not liable for any claim of lost profits.

16. Personnel/Designated Person. Consultant represents that it has, or will secure at its own expense, all personnel required to perform the services under this Agreement. All of the services required under this Agreement will be performed by Consultant or under it supervision, and all personnel engaged in the work shall be qualified to perform such services. Except as provided in this Agreement, Consultant reserves the right to determine the assignment of its own employees to the performance of Consultant's services under this Agreement, but City reserves the right in its sole discretion to require Consultant to exclude any employee from performing services on City's premises.

17. Non-Discrimination and Equal Employment Opportunity.

A. Consultant shall not discriminate as to race, color, creed, religion, sex, marital status, national origin, ancestry, age, physical or mental handicap, medical condition, or sexual orientation, in the performance of its services and duties pursuant to this Agreement, and will comply with all rules and regulations of City relating thereto.

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7 Professional Services – Non Design
Such nondiscrimination shall include but not be limited to the following: employment, upgrading, demotion, transfers, recruitment or recruitment advertising; layoff or termination; rates of pay or other forms of compensation; and selection for training, including apprenticeship.

B. Consultant will, in all solicitations or advertisements for employees placed by or on behalf of Consultant state either that it is an equal opportunity employer or that all qualified applicants will receive consideration for employment without regard to race, color, creed, religion, sex, marital status, national origin, ancestry, age, physical or mental handicap, medical condition, or sexual orientation.

C. Consultant will cause the foregoing provisions to be inserted in all subcontracts for any work covered by this Agreement except contracts or subcontracts for standard commercial supplies or raw materials.

18. Reserved.

19. Reserved.

20. Reserved.

21. Reserved.

22. Assignment. Consultant shall not assign or transfer any interest in this Agreement nor the performance of any of Consultant's obligations hereunder, without the prior written consent of City, and any attempt by Consultant to so assign this Agreement or any rights, duties, or obligations arising hereunder shall be void and of no effect.

23. Compliance with Laws. Consultant shall comply with all applicable laws, ordinances, codes and regulations of the federal, state, and local governments.

24. Non-Waiver of Terms, Rights and Remedies. Waiver by either party of any one or more of the conditions of performance under this Agreement shall not be a waiver of any other condition of performance under this Agreement. In no event shall the making by City of any payment to Consultant constitute or be construed as a waiver by City of any breach of covenant, or any default which may then exist on the part of Consultant, and the making of any such payment by City shall in no way impair or prejudice any right or remedy available to City with regard to such breach or default.

25. Attorney's Fees. In the event that either party to this Agreement shall commence any legal or equitable action or proceeding to enforce or interpret the provisions of this Agreement, the prevailing party in such action or proceeding shall be entitled to recover its costs of suit, including reasonable attorney's fees and costs, including costs of expert witnesses and consultants.

26. Mediation. Any dispute or controversy arising under this Agreement, or in connection with any of the terms and conditions hereof, which cannot be resolved by the Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9

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8 Professional Services – Non Design
parties, may be referred by the parties hereto for mediation. A third party, neutral mediation service shall be selected, as agreed upon by the parties and the costs and expenses thereof shall be borne equally by the parties hereto. The parties agree to utilize their good faith efforts to resolve any such dispute or controversy so submitted to mediation. It is specifically understood and agreed by the parties hereto that mutual good faith efforts to resolve the same any dispute or controversy as provided herein, shall be a condition precedent to the institution of any action or proceeding, whether at law or in equity with respect to any such dispute or controversy.

27. Notices. Any notices, bills, invoices, or reports required by this Agreement shall be deemed received on (a) the day of delivery if delivered by hand during regular business hours or by facsimile before or during regular business hours; or (b) on the third business day following deposit in the United States mail, postage prepaid, to the addresses heretofore set forth in the Agreement, or to such other addresses as the parties may, from time to time, designate in writing pursuant to the provisions of this section. “CONSULTANT” “CITY”
Regional Chamber of Commerce SGV City of Diamond Bar
18800 Amar Road, Ste B21 21810 Copley Drive
Walnut, CA 91789 Diamond Bar, CA 91765-4178
Attn.: Nef Cortez, President Elect Attn.: Ryan McLean, City Manager Phone: 909-762-8135 Phone: 909-839-7016
E-Mail: [email protected] E-mail: [email protected]

28. Governing Law. This Agreement shall be interpreted, construed and enforced in accordance with the laws of the State of California. The venue for any action brought under this Agreement shall be in Los Angeles County.

29. Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed to be the original, and all of which together shall constitute one and the same instrument.

30. Entire Agreement. This Agreement, and any other documents incorporated herein by reference, represent the entire and integrated agreement between Consultant and City. This Agreement supersedes all prior oral or written negotiations, representations or agreements. This Agreement may not be amended, nor any provision or breach hereof waived, except in a writing signed by the parties which expressly refers to this Agreement. Amendments on behalf of the City will only be valid if signed by a person duly authorized to do so under the City's Purchasing Ordinance.

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IN WITNESS of this Agreement, the parties have executed this Agreement as of the date first written above.
"Consultant" "City"

REGIONAL CHAMBER OF COMMERCE CITY OF DIAMOND BAR

SAN GABRIEL VALLEY
By: ______ By: ____
Printed Name: Aziz Amiri Ryan McLean
Title: Chamber CEO City Manager
ATTEST:

By:

Printed Name: Nef Cortez Kristina Santana, City Clerk
Title: Chamber Board President Elect
Approved as to form:

By:____
Omar Sandoval, City Attorney
*NOTE:If Consultant is a corporation, the City requires the following signature(s):
-- (1) the Chairman of the Board, the President or a Vice-President, AND (2) the Secretary, the Chief Financial Officer, the Treasurer, an Assistant Secretary or an Assistant Treasurer.

If only one corporate officer exists or one corporate officer holds more than one corporate office, please so indicate. OR
-- The corporate officer named in a corporate resolution as authorized to enter into this Agreement. A copy of the corporate resolution, certified by the Secretary close in time to the execution of the Agreement, must be provided to the City.

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Diamond Bar-RCCSGV 1 FY 2026-27 Scope of Services
EXHIBIT “A”
FY 2026-2027 CITY SERVICES CONTRACT

REGIONAL CHAMBER OF COMMERCE OF THE SAN GABRIEL VALLEY

SCOPE OF SERVICES
September 1, 2026 through June 30, 2027
A. The Chamber will partner with the City of Diamond Bar to promote business development in the City of Diamond Bar. The Chamber CEO and City Manager or their designee will meet quarterly to discuss issues impacting the Diamond Bar business community and the Chamber’s efforts to carry out the terms of this agreement.

B. The City shall have a non-voting liaison position on the Regional Chamber of Commerce – San Gabriel Valley (“Chamber”) Board of Directors. The position shall be appointed by the Mayor.

C. Upon commencement of this agreement, the Chamber shall provide a list of all current Diamond Bar-based business members. The Chamber shall launch efforts to increase Diamond Bar-based business membership by at least 10% by June 30, 2027.

D. The Chamber shall organize and promote open-to-the-public events that foster local business development, engagement, and economic growth, including:
• A minimum of five (5) business development/coaching workshops (including one-on-one meetings with licensed business counselors or partnerships with other reputable business development agencies) with topics relevant to the current needs of local businesses. Topics may include, but are not limited to business plan development, access to capital and financing opportunities, marketing techniques, emerging technologies, how to expand, job development, etc.
• A minimum of one (1) Diamond Bar-based business networking event per month.
• The annual Mayor’s Prayer Breakfast event in May 2027 (to be held at the discretion of the Mayor).
• As an in-kind donation, the City shall provide free access to a City facility (subject to availability) for two (2) events. The City shall receive a minimum of two (2) complimentary passes to each Chamber event.

E. At the City’s request, the Chamber shall provide support for City-sponsored business engagement programs and activities, including:
• Logistical support, marketing, supplies/materials and other assistance to the City in the course of staging local business engagement events, including, Docusign Envelope ID: 23EBB7B7-954D-87AC-8213-6B5FE56341D9

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Diamond Bar-RCCSGV 2 FY 2026-27 Scope of Services
but not limited to, Grand Openings/Ribbon Cuttings and business milestone recognition events.
• Logistical support, marketing, supplies/materials and other assistance to the City in the course of staging community events including Diamond Bar Restaurant Week (DBRW) and Taste of Diamond Bar. Support may include solicitation of sponsorships and/or business participation, marketing of events on Chamber channels, and/or day-of-event support, etc. • Promotion of City-sponsored Business Watch events to Diamond Bar-based Chamber members.

F. The Chamber shall implement a program designed to match Diamond Bar-based businesses with Chamber members that can provide fee-based on-demand business assistance or expertise necessary to their success, including but not limited to attorneys, human resources professionals, graphic designers, marketing professionals, etc.

G. The Chamber shall maintain an official website (www.regionalchambersgv.com), ensuring all content is current and accurate. The City shall be provided second tier banner advertising for City programs on the Chamber website at no cost.

H. The Chamber shall maintain technology designed to increase communications by facilitating mass e-mail, text, and phone outreach capabilities.

I. The Chamber shall produce a feasibility study with the intent of returning the Saturday Farmer’s Market to its original home in Diamond Bar. The study shall be delivered to the City by January 15, 2027.

J. The Chamber shall offer one-year courtesy membership to business recognized by the City at Grand Openings/Ribbon Cuttings and business milestone recognition events. The City shall invite the Chamber to participate in all such events.

K. The Chamber shall submit monthly reports via email to the City Manager or designee.

At a minimum, the reports shall contain the following information:
• A list of all Diamond Bar-based businesses with active and courtesy membership status.
• A summary of all Chamber Business Development Workshops held during the quarter and the total number of Diamond Bar-based
businesses/residents participating.
• A summary of all Networking Events held and the total number of Diamond Bar-based businesses/residents participating.
• Website data, including the total number of website visits/hits and esubscribers. • A summary of other relevant Chamber activities conducted during the period, as determined by the CEO.

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Diamond Bar-RCCSGV 3 FY 2026-27 Scope of Services
L. The Chamber shall submit an annual report to the City Manager or designee summarizing the monthly events, highlighting key initiatives, and providing any other relevant information. The report shall be delivered via email to the City Manager no later than June 15, 2027.

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Agenda Item #: 8.1
Meeting Date: September 1, 2026

CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Ryan McLean, City Manager
SUBJECT: State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259 and Development Review for Tranquil Garden 36-Unit Residential Condominium Project Planning Case No. PL2025-77.

STRATEGIC GOAL: Open, Engaged and Responsive Government Safe, Sustainable and Healthy Community
RECOMMENDATION:

FINANCIAL IMPACT:

None.

BACKGROUND:

The applicant is proposing to build a four-story, 36-unit residential condominium development on a 0.99-acre vacant parcel located between the westerly terminus of Gentle Springs Lane and South Prospectors Road. The proposed development is comprised of 33 market-rate units and three units reserved for-sale to low-income households. Because affordable housing units are proposed, State Density Bonus Law (SDBL) grants the applicant the right to relief from certain land use regulations, defined as follows:
• Density Bonus: Because the applicant proposes to restrict a specified number of units for sale to lowincome households, the applicant is entitled to develop additional units beyond the base density allowed by the underlying zoning. The amount of the density bonus is based on the income category or categories (e.g., very-low, low, moderate) of the households for whom the applicant proposes to set the affordable units aside pursuant to the SDBL formula.

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Agenda Item #: 8.1
Meeting Date: September 1, 2026
• Incentives/Concessions: SDBL allows developers to request relief from development standards, zoning requirements, and/or other development regulations for which such relief would result in cost reductions that enable a developer to provide affordable units.
• Waivers/Reductions: In addition to incentives and/or concessions, SDBL prohibits cities from applying any development standard that would physically preclude the construction of a residential project with a density bonus. Such waivers/reductions could include increases in building height, increased lot coverage, reduced setbacks, and other standards that would need to be relaxed or waived to provide the physical space for those additional units to be built. There is no statutory limit on the number of waivers/reductions that an applicant may apply for.
• Reduced Parking Ratios: If requested, SDBL prohibits cities from requiring a parking ratio of more than 1.5 parking spaces per bedroom for 2- or 3-bedroom units in a qualifying density bonus project.

The applicant has invoked the new Assembly Bill 130 (AB 130) California Environmental Quality Act (CEQA) exemption for infill housing developments, and the proposed project is therefore subject to an expedited review and decision by the City Council.

The Project site is identified in the City’s Housing Element as a site suitable for the development of affordable housing, and will be the first development within the newly adopted Town Center Specific Plan area and implements the Specific Plan’s land use, housing and design objectives.

Planning Commission Recommendation
On July 28, 2026, the Planning Commission conducted a noticed public hearing to consider the Project. By a 4- 0 vote, the Commission recommended that the City Council approve the Project. The Planning Commission staff report is included as Attachment 3.

There were no members of the public that spoke at the public hearing. The City received three written public comments regarding the proposed Project. Two residents voiced concerns requesting fewer units, more affordable units, and additional traffic and emergency access measures. Another resident requested that the City evaluate or preserve a future pedestrian connection to the Town Center area. The third written comment voiced support for the project expressing the need for additional housing, including affordable units. Copies of the comments are included as Attachments 7,8, and 9 to this report.

Following the Planning Commission hearing, the applicant and staff discussed revisions to the conditions of approval. These changes clarify and refine certain conditions, and include technical and administrative revisions to improve the clarity without changing the substantive requirements of the project. A redline showing all revisions made since the Planning Commission hearing is included in Attachment 1.

ANALYSIS:

Site and Project Description
The site is a relatively flat, vacant parcel located south of the Best Western hotel, north of the Fall Creek residential condominium community, east of Prospectors Road, and to the west of Diamond Ranch shopping center.

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Agenda Item #: 8.1
Meeting Date: September 1, 2026
Site (Plan View) Aerial
The proposed four-story 62,734 square foot building contains 33,951 square feet of living area and 2,347 square feet of private balcony area allocated between the second, third, and fourth floors. There are eight floor plan types with two and three-bedroom units ranging from 777 to 1,257 square feet. The proposed project includes 9,353 square feet of private recreational amenities, including a gym, clubhouse, open courtyard, and rooftop garden.

Primary vehicular access to the proposed Project will be provided from Gentle Springs Lane. A 28-foot wide private driveway provides direct access to Gentle Springs Lane. An emergency access gate is provided at South Prospectors Road. The Project site is also subject to a Reciprocal Access and Parking Agreement with the properties located at 259 and 245 Gentle Springs Lane, which provide for shared vehicular access and parking between the three properties.

State Density Bonus Law
The proposed Project provides three low-income ownership units, equal to 10 percent of the 30-unit base project. This affordability commitment entitles the Project to a 20 percent density bonus and related regulatory relief. A regulatory agreement recorded before final map approval will ensure the initial and continued affordability of the three restricted units.

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Agenda Item #: 8.1
Meeting Date: September 1, 2026
Component Request Basis
Density Bonus 6 units (20%) 30 base units + 6 bonus units = 36 total units
Concession/Incentives Utility undergrounding relief Provides identifiable cost savings; no specific adverse impact
documented
Waivers/Reductions

1. Building Height

2. Parking Dimension

3. Landscaping
Waivers/Reductions

1. 60’-6” vs. 35’

2. Garage 19’x8’ vs. 20’x10’
Surface 18’x9’ vs. 19’x9’

3. Landscaping
Needed to physically
accommodate the building
design, access, parking, and
amenities
Reduced Parking Ratio 54 total spaces 1.5 spaces per two- or threebedroom unit Housing Accountability Act
The Housing Accountability Act (HAA) restricts the City's ability to deny, delay, or reduce the density of housing development projects. Pursuant to Government Code Section 65589.5 and Diamond Bar City Code Section

22.18.04(c)(2), the City applies the objective General Plan, zoning, subdivision, and design standards in effect when the application was deemed complete. A housing development may not be denied or conditioned to a lower density unless the City makes written findings that the project would cause a specific, adverse, and unavoidable public health or safety impact and that no feasible mitigation exists. The proposed Project complies with applicable objective standards, subject to State Density Bonus Law relief and the proposed conditions. Staff finds that the proposed project is consistent with the HAA, and that it would not create adverse impacts that would support denial or reduction in density, and therefore must be approved subject to the conditions set forth in the attached Resolution.

No Net Loss
The proposed Project is located on a site in the City’s Housing Element suitable for the development of affordable housing and proposes fewer residential units in an income category than was projected in the 6th Cycle Housing Element sites inventory to be accommodated on the parcel. Therefore, the City Council must make No Net Loss findings that the remaining Housing Element sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level.

The Housing Element assumed the site could accommodate 7 very low-income units, 5 low-income, 5 moderate-income, and 7 above moderate-income units. The proposed Project would provide 33 above moderate-income units and 3 low-income units, resulting in fewer very low, low, and moderate-income units than projected for the site in the Housing Element.

After accounting for units approved or entitled during the 6th-Cycle planning period and the proposed Project, the City’s remaining sites continue to provide the capacity surplus above the remaining RHNA. Therefore, the required No Net Loss findings can be made without identifying or rezoning replacement sites.

Vesting Tentative Tract Map
The tentative tract map would create 36 residential condominium airspace units and associated common areas. The vesting map provides the applicant with a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the vesting map application is approved by the City Council. The applicant is entitled to rely on the development standards during the subsequent processing of the final map and building permits. The proposed subdivision is consistent with the Town Center Mixed Use General Plan designation and applicable subdivision standards.

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Agenda Item #: 8.1
Meeting Date: September 1, 2026
Quimby In-Lieu Park Fee
State law and the Diamond Bar’s subdivision ordinance requires the payment of fee for park or recreational purpose. The amount of the in-lieu fee is based upon the number and type of dwelling unit expected to be developed within the proposed subdivision and the per-acre fair market value of the land as determined by City staff and approved by the City Council. To calculate the amount of the in-lieu fee, the per-acre fair market value of the property is multiplied by the amount of required park acreage resulting in a parkland obligation of 0.378 acre. Staff recommends using a fair market value of $2.8 million per acre, consistent with the recent local benchmark for comparable land sales in Diamond Bar. In addition, staff recommends a limited equitable adjustment based on the Project’s unusual combination of circumstances:
• The applicant’s voluntary processing delay while the City advanced its housing rezoning work; • Increased development costs during the delay;
• Provides three deed-restricted low-income affordable housing units; and • Approximately 9,353 square feet of private recreation amenities.

The recommended discretionary adjustment in the Project’s Quimby fee is as follows:

Fee Component Amount
Fair Market Value $2,800,000 per acre
Unadjusted Quimby Fee (X=0.005UP) $1,058,400
Recommended Discretionary Adjustment ($450,000)
Adjusted Quimby Fee $608,400
The recommended adjustment is project-specific and is not intended to change the City’s valuation method or establish a precedent for future residential subdivisions.

Development Review
The project is subject to the Regional Commercial-Housing Element Overlay (C-3-H) objective development standards in effect when the application was deemed complete on March 12, 2026. It is also consistent with the Town Center Specific Plan’s later adopted objective design standards.

ENVIRONMENTAL REVIEW:

This Project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Pursuant to Public Resources Code Section 21080.66, enacted pursuant to the provisions of CA Assembly Bill 130 (2025), the proposed Project is statutorily exempt as it qualified as an infill housing development that meet specific criteria established by State law. The site is within an incorporated urban area and is surrounded by urban development; exceeds 15 dwelling units per acre; is consistent with the applicable General Plan and zoning requirements, including State Density Bonus Law; and the site is not within a disqualifying environmentally sensitive, hazardous, historic, or otherwise protected area.

The City completed the required tribal consultation and incorporated agreed measures into the conditions of approval.

NOTICE OF PUBLIC HEARING:

Public hearing notices were mailed to property owners within a 500-foot radius of the Project site on August 21, 2026. The notice was also published in the San Gabriel Valley Tribune newspaper on August 21, 2026. The Project Site was posted with a notice display board, and a copy of the public notice was posted at the City’s four designated community posting sites.

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Agenda Item #: 8.1
Meeting Date: September 1, 2026
LEGAL REVIEW:

The City Attorney has reviewed and approved the Resolution as to form.

PREPARED BY:

Grace S. Lee, Planning Manager, Community Development
ATTACHMENTS:

1. Redlined Resolution No. 2026-30 and Conditions of Approval

2. Clean Resolution No. 2026-30 and Conditions of Approval

3. Planning Commission Staff Report dated July 28, 2026 (Without Attachments)

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

5. AB 130 CEQA Checklist and Technical Studies

6. Summary of AB 130 Tribal Consultation

7. Comment Received from Gonzalez on July 14, 2026

8. Comment Received from Camacho on July 21, 2026

9. Comment Received from California Housing Defense Fund on July 28, 2026

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4908-2968-3402, v. 2

CITY COUNCIL
RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING THE TRANQUIL GARDEN PROJECT (CASE NO. PL2025-77) CONSISTING

OF A STATE DENSITY BONUS LAW APPLICATION, VESTING TENTATIVE TRACT MAP NO. 83259, AND DEVELOPMENT REVIEW FOR AN UNDEVELOPED PARCEL LOCATED

BETWEEN THE WESTERLY TERMINUS OF GENTLE SPRINGS LANE AND SOUTH PROSPECTORS ROAD, DIAMOND BAR, CA 91765 (ASSESSORS PARCEL NO. 8717-008- 189), AND FIND THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.66.

A. RECITALS

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

0.99-acre undeveloped parcel located between the westerly terminus of Gentle Springs Lane and South Prospectors Road, Diamond Bar, CA 91765 (hereinafter referred to as the “Project”).

2. The subject property consists of one parcel totaling 0.99 acres, located in the Town Center Specific Plan (TCSP) zone with an underlying General Plan land use designation of Town Center Mixed Use (MU-TC), and is identified in the General Plan Housing Element site inventory as a site appropriate for the development of housing within the current Housing Element cycle (2021–2029).

3. The legal description of the subject property is Lot 3 of Parcel Map No. 22987.

The Assessor’s Parcel Number (APN) is 8717-008-189.

4. The applicant proposes designating 3 of the 36 units for sale to low income households, and the proposed project is designed to incorporate a twenty percent (20%) density bonus, one incentive/concession (relief from undergrounding utilities), three waivers and reductions of development standards that would physically preclude development of the proposed Project (maximum building height, minimum landscaping percentage, and minimum parking dimensions), and reduced parking ratios pursuant to the State Density Bonus Law (SDBL) [Government Code Section 65915-65918 and DBCC Section 22.18.010].

5. Pursuant to Senate Bill (SB) 330, the Project is subject to the applicable ordinances, policies, standards, and fees in effect on the date the application was deemed complete. The City deemed the Project application complete on March 12, 2026. Therefore, although the subject property is currently designated in the Town Center Specific Plan (TCSP), the proposed project remains subject to the Regional Commercial - Housing Element Overlay (C-3-H) development

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standards applicable to multiple-family developments, since the subject property was not rezoned to the TCSP until April 16, 2026.

6. On June 30, 2025, the Legislature adopted, and the Governor signed, Assembly Bill (“AB”) 130, which added Section 21080.66 to the Public Resources Code, providing that infill housing development projects meeting specified criteria are statutorily exempt from review under the California Environmental Quality Act (“CEQA”). On October 20, 2025, the applicant notified the City that the proposed Project is exempt from CEQA as an infill housing development project pursuant to AB 130 (Public Resources Code Section 21080.66).

7. Subdivision (b) of new Section 21080.66 of the Public Resources Code provides for local governments to offer and to engage in a process to consult with each California Native American tribe that is traditionally and culturally affiliated with the project site in order to identify whether a tribal cultural resource could be affected by the proposed project and to find measures that would avoid significant impacts to tribal cultural resources. The City consulted with those California Native American tribes that the Native American Heritage Commission (NAHC) identified as traditionally and culturally affiliated with the proposed Project site for the purposes of identifying measures to avoid significant impacts to tribal cultural resources that could potentially be affected by the proposed Project which consultations concluded on or about June 15, 2026;

8. Notification of the public hearing for this project was published in the San Gabriel Valley Tribune newspaper on July 17, 2026. Public hearing notices were mailed to property owners within a 500-foot radius of the project site on July 17, 2026.

In addition to the published and mailed notices, the project site was posted with a display board and public notices were posted at the City’s designated community posting sites.

9. On July 28, 2026, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date.

10. Notification of the public hearing for this project was published in the San Gabriel Valley Tribune newspaper on August 7, 2026. Public hearing notices were mailed to property owners within a 500-foot radius of the project site on August 7, 2026. In addition to the published and mailed notices, the project site was posted with a display board and public notices were posted at the City’s designated community posting sites.

11. On August 18, 2026, the City Council of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date.

12. The documents and materials constituting the administrative record of the proceedings upon which the City’s decision is based are located at the City of Diamond Bar, Community Development Department, Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765.

B. RESOLUTION

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NOW, THEREFORE, it is found, determined and resolved by the City Council of the City of Diamond Bar as follows:

1. This City Council hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct;

2. The City Council hereby finds that the Project identified above in this Resolution complies with the criteria set forth in Public Resources Code Section 21080.66 and, accordingly, hereby recommends that the City Council determine the Project to be statutorily exempt from the provisions of the California Environmental Quality Act and that, therefore, no further environmental review is required.

C. FINDINGS OF FACT
Based on the findings and conclusions set forth herein and as prescribed under Government Code Section 65915, Government Code Section 65863, and Diamond Bar City Code (DBCC) Chapters 22.18, 21.20, and 22.48, this City Council hereby finds and approves as follows:

Tentative Map Findings (DBCC Section 21.20.080)

1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan and any other specific plan.

The Project is a new 36-unit residential condominium building consisting of three units set aside for low income households. The proposed subdivision, consisting solely of an airspace subdivision for condominium purposes, together with the provisions for its design and improvement, is consistent with the goals, policies, and land use designations of the City of Diamond Bar General Plan and any applicable specific plans.

The Project site has a General Plan Land Use Designation of Town Center Mixed Use and is identified in the General Plan Housing Element as a site suitable for the development of housing. A maximum density of 30 dwelling units per acre is permitted in the Town Center Mixed Use Land Use Designation, subject to increases in accordance with the State Density Bonus Law. The applicant has offered to reserve three (3) units for sale to low income households, qualifying the Project for a 20% density bonus, or six (6) additional units.

The Project is consistent with General Plan Goal H-G-3 (“Provide adequate sites through appropriate land use and zoning designations to accommodate future housing growth”) in that the proposed Project will be located on a site identified as one of the General Plan’s focus areas (Town Center Mixed Use focus area).

The Project will utilize a vacant site recently rezoned to accommodate residential and mixed-use development to propose the development of a 36-unit residential condominium building. The Project site is currently surrounded by existing commercial and residential uses, therefore, the City is improving an undeveloped area and adding to the housing stock without displacing existing land uses.

The Project is consistent with General Plan Goal H-G-4 (“Mitigate potential governmental constraints which may hinder or discourage housing development in Diamond Bar”) in that the proposed Project is subject to the provisions of the

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Senate Bill 330, SDBL and DBCC Section 22.18. The Project is eligible for streamlined review under applicable State housing laws, which are intended to reduce discretionary barriers and facilitate the development of needed housing.

The proposed residential development utilizes the SDBL to provide six additional housing units (20% density increase), including three affordable units (10% of the initial 30 units), while requesting only those waivers, concessions, and incentives necessary to accommodate the Project’s design, cost, and site constraints associated with affordable housing development. The City’s review is limited to compliance with applicable objective development standards and the findings required for the requested entitlements, thereby minimizing unnecessary governmental constraints and supporting the timely delivery of housing opportunities consistent with the City’s Housing Element and General Plan policies.

The Project site is not subject to the provisions of any specific plan. Although the Project site is located within the Town Center Specific Plan, the Project is not subject to any development standards or design requirements adopted after the application was deemed complete on March 12, 2026 (the TCSP was adopted on April 16, 2026). Pursuant to Senate Bill 330 , the Project is subject to the applicable land use regulations, policies, and standards in effect at the time the application was deemed complete – which are those applicable to multiple-family housing developments pursuant to the Regional Commercial - Housing Element Overlay (C-3-H). However, the applicant designed the proposed Project to be consistent with the Disciplined Modern objective standards intended to guide future development within the Town Center, as set forth in Section 6.16.5 of the Town Center Specific Plan. The project demonstrates consistency with the following TCSP objective design standards:
 Massing: The proposed building is composed of multiple articulated vertical volumes that break down the overall length and scale of the structure.

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

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

2. The site is physically suitable for the type and proposed density of development.

The Project will be consistent with the General Plan land use designation of Town Center Mixed Use and the underlying zoning designation of Regional Commercial – Housing Element Site Overlay, which allows for the development of multi-family residential up to a maximum of 30 dwelling units per acre. The Project site is located within an urbanized area adequately served by existing roadways and infrastructure. The Project will not cause any intersections or street segments in the vicinity to operate at unacceptable levels of service. The site’s size, configuration, and existing access are sufficient to accommodate the proposed residential development, including the requested density bonus, concessions or incentives, and waivers or reductions, while maintaining compliance with applicable objective development standards. Provided the Conditions of Approval are satisfied, Therefore, the site is physically able to accommodate the Project.

3. The design of the subdivision or the proposed improvements will not cause

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substantial environmental damage or injure fish or wildlife or their habitat.

The design of the subdivision, consisting of an airspace subdivision for condominium purposes, and the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat. The subdivision does not authorize additional grading, building area, or site disturbance beyond the approved residential development, but instead establishes separate airspace ownership interests within the Project.

The Project site is located within an urbanized area of the City and is not identified as containing sensitive biological resources, protected habitat, or significant wildlife corridors. All site improvements, including grading, landscaping, drainage, and utility connections, are designed in compliance with all applicable standards and environmental regulations. Because the airspace subdivision is administrative in nature and does not intensify physical development of the site, it will not result in substantial environmental damage or injury to fish, wildlife, or their habitat. The proposed Project is also statutorily exempt from the California Environmental Quality Act pursuant to Public Resources Code Section 21080.66.

4. The design of the subdivision or type of improvements will not cause serious public health or safety problems.

The design of the subdivision, consisting of an airspace subdivision for condominium purposes, and the type of improvements will not cause serious public health or safety problems. The Project includes access for residents, guests, emergency vehicles, and service providers, as well as compliant circulation, parking, drainage, utility infrastructure, and fire protection measures in accordance with applicable standards and Building and Fire Codes. The site is located within an urbanized area of the City served by existing public services and infrastructure. Because the airspace subdivision is limited to establishing separate ownership interests and does not create new health or safety hazards, the design of the subdivision and the proposed improvements will not cause serious public health or safety problems.

5. The design of the subdivision or type of improvement will not conflict with easements, acquired by the public at large for access through or use of, property within the proposed subdivision.

The Project will not impede or interfere with the existing private driveway and fire lane easement, which will continue to provide adequate vehicular access, emergency access, and circulation throughout the site. There are existing public utility easements on the subject site; however, per the Conditions of Approval, each public utility easement must be vacated or removed, or the easement holder must determine the proposed improvements do not interfere with the easement , prior to the earlier of approval of the final map or issuance of a grading permit.

The proposed building’s footprint does encroach into the existing 10-foot-wide County of Los Angeles sanitary sewer easement. The applicant will be required to obtain written authorization from the County of Los Angeles for any proposed encroachment into the easement, including any required easement modification, relocation, or vacation, which has been added as a condition of project approval (Vesting Tentative Tract Map Condition #14 13and #15).

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6. The discharge of sewage from the proposed subdivision into the community sewer system would not result in a violation of existing requirements prescribed by the California Regional Water Quality Control Board.

A sewer analysis has been prepared to evaluate the impacts of the Project on the existing sewer system and its surrounding tributary area. The analysis concludes that sewer generation from the proposed site, when combined with existing developments, is within 101 percent to 150 percent of available sewer capacity, and that, unless records show abnormal conditions, no mitigation measures are necessary. This analysis has been reviewed by the City’s Public Works Department, which has confirmed its adequacy for purposes of evaluating sewer capacity and system impacts. Based on this evaluation, the existing sewer infrastructure is anticipated to adequately serve the Project.

7. A preliminary soils report or geologic hazard report does not indicate adverse soil or geologic conditions.

A geotechnical engineering investigation report has been prepared to evaluate the soil and geological conditions of the site. Based on the submitted preliminary geotechnical evaluation, including subsurface exploration and laboratory testing, the Project site is not subject to significant geologic hazards such as landslides, excessive settlement, or slope instability. The report concludes that the proposed structure will be safe against hazards from landslide, settlement, or slippage, and that construction is not expected to adversely affect the geologic stability of adjacent properties. While the report notes that soil conditions may vary across the site and that recommendations may need to be adjusted if differing conditions are encountered during construction, no adverse soil or geologic conditions have been identified that would preclude development. This analysis has been reviewed by the City’s Public Works Department, which has confirmed its adequacy for purposes of evaluating the soil or geological conditions of the site.

Based on this evaluation, the existing soil is anticipated to be adequate for construction of the Project. Moreover, the Conditions of Approval require the applicant to submit and obtain City approval of a final geotechnical report prior to issuance of a grading permit and to adhere to all recommendations in the approved report.

8. The proposed subdivision is consistent with all applicable provisions of the City’s subdivision ordinance, the development code, and the subdivision map act.

Conformity with the applicable provisions of the Subdivision Map Act, Subdivision Code, and Development Code was verified by the City during the technical review of the Project. Any inconsistencies during the review process were corrected prior to the City deeming the Project complete and placing the matter on the Planning Commission public hearing agenda. Moreover, the Project will also be required to comply with all applicable conditions of approval and to resolve any remaining outstanding items to the satisfaction of the City prior to final map approval and/or recordation, as applicable.

9. The property is not subject to a Williamson Act contract, an open space easement, a conservation easement, or an agricultural conservation easement.

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The Project site is an approximately 0.99-acre vacant parcel located within the urbanized area of the City of Diamond Bar and designated for residential development. The property is not subject to a Williamson Act contract, an open space easement, a conservation easement, or an agricultural conservation easement.

10. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling in the subdivision.

The Project has been designed to maximize the site's development potential while accommodating existing site constraints, including its irregular shape, access configuration, and topography. The proposed building orientation, landscaping, open space areas, and architectural design incorporate opportunities for natural light and ventilation where feasible. Additionally, the Project will be required to comply with the California Building Standards Code (Title 24), including current energy conservation requirements intended to promote passive heating and cooling techniques. Therefore, the Project provides, to the extent feasible, for future passive and natural heating and cooling.

13. The design, density, and configuration of the subdivision strikes a balance between the effect of the subdivision on the housing needs of the region and of public service needs.

The Project subdivides the property into one common-interest development consisting of 36 residential condominium units, including three affordable units, consistent with State Density Bonus Law and the Housing Crisis Act (SB 330).

The Project contributes to meeting the City's Regional Housing Needs Allocation (RHNA) obligations by increasing the supply of housing, including affordable housing opportunities. Public services and infrastructure necessary to serve the Project, including water, sewer, drainage, police, fire, and roadway improvements, are available or will be provided as conditions of approval. The Project has been reviewed by the applicable service providers, and all required improvements and mitigation measures will be completed prior to occupancy.

Therefore, the design, density, and configuration of the subdivision appropriately balances regional housing needs with public service demands.

14. The property is not located within a state responsibility area or a very high fire hazard severity zone.

The Project site is located within the incorporated limits of the City of Diamond Bar and is not located within a State Responsibility Area (SRA) or a Very High Fire Hazard Severity Zone, as identified by the California Department of Forestry and Fire Protection (CAL FIRE) (The Project is located in the Non-Wildland Fire Zone). Therefore, the proposed subdivision satisfies this finding.

Development Review (DBCC Sections 22.18.040 and 22.48.040)

1. Findings required for disapproval of a housing development project pursuant to the Housing Accountability Act are not present.

Pursuant to DBCC Section 22.18.040(c)(2) and the Housing Accountability Act (Government Code Section 65589.5), the findings set forth in DBCC Section

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22.48.040 are not required to be made as a prerequisite to approval of a Development Review application. Rather, except as otherwise permitted or required by state law, the final City review authority must approve or conditionally approve an application for a housing development project unless it makes written findings for disapproval in accordance with the Housing Accountability Act.

Subdivision (j)(1) of Government Code Section 65589.5 states:
“(j)(1) When a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a condition that the project be developed at a lower density, the local agency shall base its decision regarding the proposed housing development project upon written findings supported by a preponderance of the evidence on the record that both of the following conditions exist:
(A) The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density.” The Project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete. The Project is a new 36-unit residential condominium building consisting of three units set aside for low income households. The Project site has a General Plan Land Use Designation of Town Center Mixed Use and is identified in the General Plan Housing Element as a site suitable for the development of housing. A maximum density of 30 dwelling units per acre is permitted in the Town Center Mixed Use Land Use Designation, subject to increases in accordance with the State Density Bonus Law. The applicant has offered to reserve three (3) units for sale to low income households, qualifying the Project for a 20% density bonus, or 36 total units. The Project is also consistent with multiple General Plan Goals, including: General Plan Goal LU-G-7 (“Promote a variety of housing and neighborhood types that respond to a range of income, household sizes, and accessibility levels”) and General Plan Goal L-G-22 (“Promote and support the commercial area on both sides of Diamond Bar Boulevard from Golden Springs Drive to SR-60 as a vibrant, pedestrian-oriented Town Center that serves as Diamond Bar’s primary specialty retail and dining destination and is accessible to all Diamond Bar residents”).

The Project site is also located within the Town Center Specific Plan area;

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however, because the Project application was deemed complete (on March 12, 2026) before the TCSP was adopted (on April 16, 2026), pursuant to Senate Bill 330, the Project is subject to the applicable land use regulations, policies, and standards applicable to multiple-family housing developments pursuant to the Regional Commercial - Housing Element Overlay (C-3-H). With the exception of deviations authorized by the SDBL, the Project complies with, or is conditioned to comply with, applicable Development Code and subdivision requirements and satisfies applicable objective development standards, including required setbacks, lot coverage, and other applicable site development regulations applicable to multiple-family residential developments subject to the C-3-H standards. Notwithstanding that the Project is not subject to the TCSP provisions, it has been designed to be consistent with the Disciplined Modern objective standards intended to guide future development within the Town Center, as set forth in Section 6.16.5 of the Town Center Specific Plan.

Substantial evidence has not been presented that the Project, if approved, would have a specific, adverse impact upon the public health or safety, as defined in the Housing Accountability Act.

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

The Project is Statutorily Exempt from the provisions of the California Environmental Quality Action pursuant to the Assembly Bill (AB) 130 CEQA Housing Infill Exemption set forth in Public Resources Code Section 21080.66.

Therefore, no further environmental review is required.

3. For projects utilizing the affordable housing density bonus provisions in DBCC Section 22.18.010, the proposed project meets the requirements of DBCC Section 22.18.010.

The Project incorporates a twenty percent (20%) density bonus consisting of six additional units; one concession/incentive (relief from undergrounding utilities); three waivers or reductions of development standards (maximum building height) (minimum landscaping percentage and minimum parking dimensions); and reduced parking ratios pursuant to Government Code Section 65915 and DBCC Section 22.18.010 (collectively, the SDBL), and the applicant has offered to reserve 3 units, or ten percent of the base units, for sale to low income households. The City has reviewed the application and determined that the Project is entitled to the requested density bonus and associated relief because it satisfies all applicable requirements of SDBL.

No Net Loss Findings (DBCC Section 22.18.050)

1. The project site is identified in the City’s certified Housing Element as having a realistic capacity to accommodate 7 very low income units, 5 low income units, 5 moderate income units, and 7 above moderate-income units. The proposed Project would provide 33 above moderate income units and 3 low income units.

Nonetheless, there is an adequate surplus of very low, low, and moderate income units on sites identified in the Housing Element to accommodate the City’s remaining very low income, low income, and moderate income RHNA.

2. At the time the Housing Element was prepared and adopted, the City’s RHNA

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

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

4. After accounting for permitted and entitled units since the beginning of the 6th RHNA cycle, and the 3 low income units and 33 above moderate income units in the proposed Project, the City’s total remaining capacity surplus for each income category in excess of its RHNA would be 118 very low income units, 137 low income units, 10 moderate income units, and 119 above moderate income units.

Due to this surplus, the overall residential capacity on sites identified in the Housing Element would still be sufficient to accommodate the City’s total remaining unmet RHNA if the proposed project is approved.

5. This finding demonstrates the remaining sites in the inventory are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the remaining share of the regional housing need pursuant to Section 65584. This finding includes a quantification of the remaining unmet need for the City’s share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level.

Based on the findings and conclusions set forth herein and as prescribed under Government Code Section 65915, Government Code Section 65863, and DBCC Chapters 22.18, 21.20.080, and 22.48, the City Council hereby finds and approves the Tranquil Garden Project (Planning Case No. PL2025-77), consisting of a State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development Review subject to the following conditions, and the attached Standard Conditions of Approval:

A. GENERAL

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

2. The proposed subdivision of the Project site shall comply with the Conditions of Approval attached hereto and referenced herein.

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3. This approval shall not be effective for any purpose until the applicant/owner of the property involved has filed, within twenty-one (21) days of the City Council’s approval of this State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development Review Planning Case No PL2025-77, at the City of Diamond Bar Community Development Department, an affidavit stating that the applicant/owner is aware and agrees to accept all the conditions of this approval. Further, this approval shall not be effective until the applicant pays the remaining City processing fees.

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

5. The applicant shall comply with Diamond Bar City Code Section

22.34.050. A permanent landscape maintenance program shall be implemented ensuring regular irrigation, fertilization, and weed removal.

All landscaping shall be maintained in a healthy, neat and orderly condition, free of weeds and debris and with operating irrigation at all times. Provisions for ongoing maintenance of all areas of the Subject Property under the jurisdiction of a future homeowners’ association (HOA) shall be set forth in the association CC&R’s, which shall be subject to review and approval by the City prior to final map recordation.

6. The applicant shall submit evidence it has obtained all necessary approvals required by applicable outside agencies, prior to issuance of a building permit. Outside agencies include, without limitation: Los Angeles County Public Works, Los Angeles County Sanitation District, and Spectrum Cable Company.

7. At the applicant’s request, pursuant to Government Code Section 65915 and Diamond Bar City Code Section 22.18.010, applicant has been granted a twenty percent (20%) density bonus, reduced parking ratios, one (1) concession/incentive, and three (3) waivers / reductions of development standards. To comply with the provisions of Government Code Section 65915 and Diamond Bar City Code Sections 22.18.010, the applicant has offered to, and shall, reserve at least three (3) residential condominium units in the project for sale to low-income households (collectively, the “affordable units”) commencing with the issuance of the certificate of occupancy for the project. Prior to final map approval, the property owner(s) shall enter into a regulatory agreement with the City pursuant to DBCC Sections 22.18.010(f) and 22.18.030, which satisfies the applicable criteria set forth in DBCC Section 22.18.030 and subdivision (c) of Government Code Section 65915. Unless otherwise provided by State law, the regulatory agreement will include the provisions identified in DBCC Section 22.18.030(d), including, but not limited to the following:
i. The size, bedroom count, plan type, affordability level, and location of each affordable unit (Unit #204, #304, and #412) shall be identified in the regulatory agreement. The specific units reserved as the three affordable units shall be subject to City Manager approval. ii. The regulatory agreement shall require that that the affordable units be

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constructed concurrently with the market rate units.
iii. The regulatory agreement shall contain uniform provisions satisfying the criteria set forth in paragraph (2) of subdivision (c) of Government Code Section 65915 and subsection (d)(3) of DBCC Chapter

21.18.030 and which require the owner to either: (i) ensure that each affordable unit is offered at an affordable housing cost and is initially sold to and occupied by a household that meets the applicable income and eligibility requirements established for the affordable unit, or (ii) sell the affordable unit(s) to a qualified nonprofit housing corporation pursuant to applicable legal requirements and terms acceptable to the City. The regulatory agreement shall also require the initial purchaser and, if applicable, each subsequent purchaser, of an affordable unit, to execute and/or record one or more agreements and/or restrictive covenants benefiting and enforceable by the City, which address, among other things, the purchaser's obligations pertaining to certification of income, financing or refinancing of the unit, occupancy of the unit, property maintenance, insurance, periodic certification of compliance with applicable agreement terms, and re-sale of the unit (collectively, “homebuyer documents”). Homebuyer documents may include, without limitation promissory notes, deeds of trust, reimbursement agreements, option agreements, equity sharing agreements, and/or other covenants and regulatory documents necessary to ensure continued compliance with pertinent provisions of applicable law, conditions of approval, and the regulatory agreement for the required affordability period. iv. The regulatory agreement shall contain uniform provisions requiring the owner to maintain affordable unit sales documents, income certifications, and other books, documents, and records related to the sale of the affordable units and operation of the project for a period of not less than five years after creation of each such record; to allow the City to inspect any such books, documents, or records and to conduct an independent audit or inspection of such records at a location that is reasonably acceptable to the City Manager upon prior written notice; and to permit the City and its authorized agents and representatives to access the property and examine the housing units and to interview owners, occupants, tenants and employees for the purpose of verifying compliance with the regulatory agreement.
v. The regulatory agreement shall contain uniform provisions addressing how eligible buyers of the affordable units will be solicited, identified, and selected, which may include City approval of a marketing program that includes, without limitation: (i) a plan for and detailed description of how the owner will solicit and identify potential qualified purchasers for the affordable units; (ii) a description of the process the owner will implement to evaluate and select qualified purchasers for the affordable units, (iii) the form of the purchase and sale agreement the owner proposes to enter into with qualified purchasers; (iv) copies of forms, disclosures, and other documents owner intends to provide to qualified purchasers; and (v) such other information reasonable

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requested or required by the City.
vi. The regulatory agreement shall contain uniform provisions for establishing the initial sales price of each affordable unit. Unless otherwise provided by law and approved by the City Manager, the maximum initial sales price of each affordable unit shall be calculated in compliance with the provisions California Health & Safety Code Section 50052.5 and determined by the City based on (i) the number of bedrooms in the affordable unit, (ii) the area median income adjusted for family size appropriate for the unit, based on the most recent figures published by the California Department of Housing and Community Development, and (iii) the average estimated monthly housing cost associated with similar units in Los Angeles County for the next twelve (12) months, as reasonably determined by the City Manager or designee, and assuming a seven and one-half percent (7.5%) purchase price down payment and a maximum mortgage amount for a buyer using a thirty (30) year fixed rate mortgage with an interest rate based on the first day of each calendar quarter as published online by Freddie Mac as of the date City establishes the maximum initial sales price.
vii. The regulatory agreement shall contain uniform provisions establishing procedures for applicant/owner to verify, and City to review and confirm, the income and eligibility of prospective buyers of the affordable units prior to sale. The following individuals, by virtue of their position or relationship, shall be ineligible to purchase an affordable unit:

1. The immediate relatives of applicant/owner, its officers, and employees, including spouses, children, parents, grandparents, brothers, sisters, fathers-in-law, mothers-in-law, sons-in-law, daughters-in-law, aunts, uncles, nieces, nephews, sisters-inlaw, and brothers-in-law.

2. All employees and officials of the City or its agencies, authorities, or commissions who have, by virtue of their position, policy-making authority or influence over the implementation of the regulatory agreement or City regulations pertaining to the regulatory agreement, as well as the immediate relatives of such employees or officials, including spouses, children, parents, grandparents, brothers, sisters, fathers-in-law, mothers-in-law, sons-in-law, daughters-in-law, aunts, uncles, nieces, nephews, sisters-in-law, and brothers-in-law.
viii. The regulatory agreement shall contain a provision requiring the owner to reimburse the City for the estimated reasonable costs incurred or anticipated to be incurred by the City: (i) to monitor the owner's compliance with, and to otherwise administer, the regulatory agreement, prior to the initial sale of each affordable unit, and (ii) to monitor each subsequent purchaser's compliance with, and to administer, the homebuyer documents following the initial sale of each affordable unit. Said reimbursement shall be paid by owner to the City

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through escrow upon the sale of each affordable unit in an amount not exceeding one and one quarter percent (1.25%) of the maximum sales price established for the unit.
ix. The regulatory agreement shall require the owner, at its expense, to defend (with counsel acceptable to City and subject to approval by owner), indemnify, and hold harmless City, and its officers, agents, employees and representatives from any and all losses, liabilities, claims, lawsuits, causes of action, judgments, settlements, court costs, attorneys’ fees, expert witness fees, and other legal expenses, costs of evidence of title, costs of evidence of value, and other damages of whatsoever nature arising out of or in connection with owner’s failure to perform its obligations under the agreement, the owner’s ownership or operation of the site, or the development of the project, except for such liability arising from the gross negligence or willful misconduct of City.

8. The regulatory agreement shall remain a senior, non-subordinate covenant and as an encumbrance running with the land for the full term thereof. In no event shall the regulatory agreement be made junior or subordinate to any deed of trust or other documents providing financing for the construction or operation of the project, or any other lien or encumbrance whatsoever for the entire term of the required covenants.The regulatory agreement shall be recorded prior to the final tract map for the project as senior, non-subordinate covenants and as an encumbrance running with the land until termination of the agreement pursuant to its terms. In no event shall the regulatory agreement be made junior or subordinate to any deed of trust or other documents providing financing for the construction or operation of the project, or any other lien or encumbrance whatsoever for the entire term of the agreement. Prior to execution of the regulatory agreement, upon request by the City, applicant/owner shall provide City with a current preliminary title report identifying all deeds of trust and other liens against the site, and unless waived in writing by City, prior to recordation of the regulatory agreement, the applicant/owner shall provide City with evidence satisfactory to the City that all deeds of trust, liens, encumbrances, or other documents recorded against the site, if any, have been or will be subordinated to the regulatory agreement, at the applicant/owner’s sole cost and expense.

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the City commencing preparation of a regulatory agreement, the applicant and/or owner shall execute a reimbursement agreement with the City, in a form approved by the City Attorney, and provide a deposit in the amount of $20,000 to the City, which is the total amount of professional fees and costs currently estimated to be incurred by the City for the services of attorneys and/or other professional third-party consultants engaged by the City to provide consultation, advice, analysis, and/or review and/or preparation of documents in connection with the regulatory agreement and related items identified in the previous sentence.

10. When the building is adjacent to the property line, those areas shall be either setback as required per CBC Table 705.8 or appropriately fire rated.

The setback or fire protected portion of the building on the Best Western and south side in accordance with CBC Table 705.8 and CBC 705.2.1.

11. An exiting plan is required to be submitted. The occupant load for the gym/classroom/clubhouse combination area, dead end corridor at the southeast end near units #05 and #04, and the rooftop occupant load shall be resolved to provide the required exits. The exit analysis shall include occupant load for each space, exit width, exit signs, etc.

12. The plans shall clearly identify to what extent the roof area is to be used for occupants or access to conventional roof maintenance. Most of roof appears readily accessible from the roof deck. When the roof is designed, it will need to be designed for the appropriate live load, foot traffic, and exiting/occupant load.

13. Prior to the issuance of a building permit, the applicant shall verify in writing to the City that the flooring designation near the elevator to the eastern units are not steps but is a flooring pattern, and shall verify that it is accessible.

B. PROTECTION OF TRIBAL CULTURAL RESOURCES

1. The project shall be subject to the following conditions as to the Juaneño Band of Mission Indians Acjachemen Nation 84A pursuant to AB 130:
i. Retention of Qualified Archaeologist and Working Training. Prior to the issuance of a grading permit by the City of Diamond Bar, evidence shall be provided to the City that a qualified archaeologist meeting the Secretary of the Interior's Standards for professional archaeology (U.S.

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for and attend the training and retain documentation demonstrating attendance. This documentation shall be made available to the City upon request
ii. Native American Monitoring. A Native American monitor from the tribe or tribes identified as a consulting party for the project AB 130 shall be present during all earth-moving construction activities. The Native American monitor shall be given the opportunity to participate in the cultural resource sensitivity training described in the preceding condition of approval. At least 30 days prior to issuance of grading permits by the City for the project site and any off-site improvements, a Native American Monitoring Agreement (Monitoring Agreement) shall be developed between the Applicant and the consulting party.

The Monitoring Agreement shall pertain to prehistoric archaeological resources and Tribal Cultural Resources, respectively, and shall identify any monitoring requirements and treatment of cultural resources to meet the requirements of the Tribal representative. The Monitoring Agreement shall also address communication protocols in the event of an unanticipated discovery of cultural materials, and the roles, responsibilities, and authorities of the Native American Monitor.

The Monitoring Agreement shall also detail the protocols for treatment and final disposition of any Native American cultural resources, sacred sites, and human remains discovered on the site that they shall implement in consultation and coordination with the Native American Most Likely Descendant, as identified by the NAHC. In accordance with the condition of approval below, discovery and treatment of human remains shall comply with State Health and Safety Code Section 7050.5 and Public Resources Code (PRC) Section 5097.98. iii. Archaeological Resource and/or Tribal Cultural Resource Discovery and Treatment. In the event of the unanticipated discovery of archaeological or other cultural resources, whether discovered through Native American monitoring or not, all work activities in the area (within approximately 100 feet of the discovery) shall be halted or redirected until the discovery can be evaluated by a qualified archaeologist.

Construction shall not resume until a qualified archaeologist has conferred with the City and, in the case of prehistoric archaeological resources and tribal cultural resources, the Native American monitor, on the significance of the resource. If it is determined that the discovered archaeological resource and/or tribal cultural resource is significant, avoidance and preservation in place shall be the preferred manner of mitigation, pursuant to PRC Section 21083.2(b) and Section 21084.3. Preservation in place may be accomplished by, but is not limited to, avoidance, incorporating the resource into open space, capping, or deeding the site into a permanent conservation easement.

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event of a tribal cultural resource. The City and Applicant shall also consult with appropriate Native American representatives in determining treatment for prehistoric or Native American resources to ensure cultural values ascribed to the resources, beyond those that are scientifically important, are considered. Any evaluation and treatment shall be supervised by an individual or individuals that meet the Secretary of the Interior's Professional Qualification Standards. iv. Treatment of Human Remains. In accordance with California Health and Safety Code Section 7050.5, if human remains are found, the Los Angeles County Sheriff's Coroner shall be immediately notified of the discovery. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains (100 feet or as determined by the project archaeologist) shall occur until the procedures set forth in this measure have been implemented. If the County Coroner determines that the remains are, or are believed to be, Native American, the Coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours. In accordance with California PRC Section 5097.98, the NAHC must immediately notify those persons it believes to be the Most Likely Descendant (MLD) from the deceased Native American. The MLD shall complete their inspection within 48 hours of being granted access to the site. The designated Native American representative would then determine, in consultation with the property owner, the disposition of the human remains. v. The project applicant shall retain a Native American Monitor from or approved by the Juaneño Band of Mission Indians – Acjachemen Nation Tribal Council. The monitor shall be retained prior to the commencement of any "ground-disturbing activity" for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). "Ground-disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any grounddisturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.
vi. Construction coordination meeting shall be conducted prior to start of ground disturbing work (grading, trenching, or excavation) with Qualified Archaeologist, Construction Contractor, Juaneño Band of Mission Indians Acjachemen Nation (JBMIAN) Tribal Representative. vii. Tribal Cultural Resource Monitoring shall be conducted during all initial ground-disturbing activities until a grading inspection is conducted and passed by the lead agency. During construction, if cultural materials or features are discovered, Construction Contractor, Archaeologist, JBMIAN Tribal Monitor and Lead Agency shall submit a discovery report documenting find, treatment measures, and confirmation that work did not resume until treatment was completed in consultation with

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JBMIAN. If human remains are encountered during construction. viii. Qualified Archaeologist and/or JBMIAN Tribal Representative shall submit documentation of recovered materials, correspondence confirming tribal disposition decision (e.g., reburial, return, or other treatment) during and following construction, if artifacts are recovered. ix. Qualified Archaeologist, JBMIAN Tribal Monitor, and/or Lead Agency shall submit a Final Monitoring and Mitigation Summary Report; written confirmation of JBMIAN review and acceptance; copies of confidentiality compliance upon completion of ground-disturbing activities.
x. Lead Agency, Construction Contractor and or JBMIAN Representative shall submit records of coordination and confirmation that tribal ceremonies or blessings were accommodated safely and respectfully prior to and/or during construction, as requested by the Tribe. xi. Responsibility for conditions:
a. Lead Agency shall ensure that all measures are implemented, documented and verified prior to and during construction activities.
b. Tribal participation by the Juaneño Band of Mission Indians, Acjachemen Nation (JBMIAN) shall be as a consulting and monitoring partner throughout all ground-disturbing activities. c. Compliance Verification shall include documentation of implementation, including monitoring logs, consultation records, and correspondence. Records shall be maintained in the project file by the Lead Agency and made available upon request.

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v. Treatment of Tribal Cultural Resources. All treatment and documentation of tribal cultural resources shall be conducted in a culturally appropriate manner consistent with PRC Section 21083.9. vi. Records Search. A California Historical Resources Information System archaeological records search and a tribal cultural records search shall be completed for the Project site.
vii. Sacred Lands Inventory. A Sacred Lands Inventory request shall be submitted by the Applicant to the Native American Heritage Commission.
viii. The Applicant shall comply with Section 7050.5 of the Health and Safety Code and Section 5097.98, including immediate work stoppage upon discovery of human remains or burial grounds, and treatment in accordance with applicable law and in consultation with the affected California Native American tribe.
ix. The Applicant shall apply tribal ecological knowledge into habitat restoration efforts undertaken by the project as applicable to the specific, environmental context and conditions of the project.

C. HAZARDOUS SUBSTANCES

1. The Applicant and Project shall be subject to the he following required Conditions pursuant to subdivision (c)(1) of Section 21080.66 of the Public Resources Code:
i. The Applicant shall complete a phase I environmental assessment, as defined in Section 78090 of the Health and Safety Code. ii. If a recognized environmental condition is found, the Applicant shall complete a preliminary endangerment assessment, as defined in Health & Safety Code Section 78095, prepared by a qualified environmental assessor to determine the existing of any release of a hazardous substance on the site and to determine if the potential for exposure of future occupants to significant health hazards from any nearby property or activity.
iii. If a release of a hazardous substance is found to exist on the Project site, no Certificate of Use and Occupancy shall be issued until the Applicant provides satisfactory evidence to the City that the release has been removed or any effects of the release have been mitigated to levels required by current federal and state statutory and regulatory standards. iv. If a potential for exposure to significant hazards from surrounding properties or activities is found to exist, no Certificate of Use and Occupancy shall be issued until the Applicant provides satisfactory evidence to the City that the effects of the potential exposure have been mitigated to levels required by current federal and state statutory and regulatory standards.

D. FREEWAY PROXIMITY MEASURES

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1. The Project is located within 500 feet of a freeway; therefore, the Applicant and Project shall be subject to the following required Conditions pursuant to subdivision (c)(2) of Section 21080.66 of the Public Resources Code:
i. The building shall have a centralized heating, ventilation, and airconditioning system. ii. The outdoor air intakes for the heating, ventilation, and air-conditioning system shall face away from the freeway.
iii. The building shall provide air filtration media for outside and return air that provides a minimum efficiency reporting value of 16.
iv. The air filtration media shall be replaced at the manufacturer’s designated interval.
v. The building shall not have any balconies facing the freeway E. VESTING TENTATIVE TRACT MAP

1. Prior to the recordation of the final map, the development shall comply with the specific requirements of Chapter 21.30 (Subdivision Design and Improvement Requirements) and Chapter 21.34 (Improvement Plans and Agreements) of the Diamond Bar City Code, as applicable. Final map approval will not be granted unless the map is in substantial compliance with Vesting Tentative Tract Map No. 83259 including all conditions, and/or the applicant has entered into a subdivision improvement agreement to the satisfaction of the City Attorney.

2. The This approval of Vesting Tentative Tract Map No. 83259 expires within three years from the date of approval if the recordation of the map has not been exercised as defined per Diamond Bar City Code (DBCC) Section

21.20.140. The applicant may request a time extension if such request submitted to the City in writing is no less than 30 days prior to the approval’s expiration date, subject to DBCC Section 21.20.150, for City Council approval.

3. In accordance with DBCC Section 21.32.040, at the time of submittal of the final tract map, the applicant shall pay deposit with the City a parkland dedication in-lieu fee for park and recreational purposes in the amount of $608,400. The amount of this fee was derived by multiplying the parkland obligation derived from the formula in DBCC Section 21.32.040(c) by a fair market land value of $2,800,000 per acre, which was determined by the City to be the current average per-acre market value of the land, minus a discretionary adjustment of $450,000 to account for unique circumstances applicable to the Project. The City has determined that the amount of the equitable reduction constitutes less than two percent of the overall estimated Project development cost and is de minimis in the context of the overall project.

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Works Department, and the City Attorney. The approved CC&Rs shall be recorded concurrently with the Final Map, and a recorded copy shall be provided to the Community Development Department. Without limiting the City’s approval rights, the CC&Rs shall, at a minimum, comply with the following requirements:
i. The CC&Rs shall require the HOA to submit to the
Planning Division, a list of the name and address of their officers on or before January 1 of each and every year
and whenever said information changes.
ii. The Conditions of Approval for Planning Case No.

PL2025-77 shall be incorporated into the CC&Rs, and
provisions corresponding to any applicable Conditions of Approval shall be included in the CC&Rs. The CC&Rs
shall require that all portions of the project be used, improved, repaired and maintained in strict compliance
with all applicable provisions of the Conditions of
Approval and the Diamond Bar City Code (DBCC).
iii. The CC&Rs shall include a provision acceptable to the City requiring the HOA and the property owners to
maintain the project in compliance with all applicable
water quality laws, regulations, and standards of the
State, City, or any other applicable governmental
agency, to implement, and fund implementation of, the
approved Operation and Maintenance (“O&M”) Plan for
the property, and to operate and maintain the Best
Management Practices (“BMPs”) described in the O&M
Plan.
iv. The CC&Rs shall include a provision acceptable to the City requiring the HOA and the property owners to
maintain the project and individual units in compliance with all applicable property maintenance standards set
forth in Chapter 22.34 of the DBCC. The HOA shall be
responsible for implementing a permanent maintenance
program to ensure regular irrigation, fertilization, and weed removal and that all landscaping is maintained in a healthy, neat and orderly condition, free of weeds and
debris and with operating irrigation at all times.
v. The CC&Rs shall include provisions acceptable the City necessary to implement any applicable provisions of the affordable housing regulatory agreement between the
property owner and the City and to ensure that the
owners and occupants of three (3) affordable units
reserved pursuant to the State Density Bonus Law have
the same access to all project amenities as the owners
and occupants of the market-rate units in the project.
vi. The CC&Rs shall include provisions acceptable to the

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City requiring the implementation of best management
practices to prevent and abate graffiti vandalism within the premises throughout the life of the project, including, but not limited to, timely removal of all graffiti, the use of graffiti resistant coatings and surfaces, the installation of vegetation screening of frequent graffiti sites, and the installation of signage, lighting, and/or security cameras, an necessary, and providing for the recovery of costs
incurred by the City in the event the City is required to abate or remove graffiti on any portion of the project or other improvements for which the property owners and/or HOA are responsible for maintaining.
vii. The CC&Rs shall include provisions to ensure continued compliance with the provisions of subdivision (c)(2) of California Public Resources Code section 21080.66
pertaining to requirements that apply to multiple-family housing buildings on sites located within 500 feet of the freeway, including the following:

1. A centralized heating, ventilation, and airconditioning (HVAC) system shall be installed and maintained by HOA for the life of the project.

2. The outdoor air intakes for the HVAC system shall
continue to face away from the freeway for the life
of the project, including any modifications to or
replacements of the air intakes for the HVAC
systems.

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

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

5. No balconies facing the freeway may be
constructed on the building.
viii. The CC&Rs shall identify the City as an express thirdparty beneficiary for purposes of enforcing the CC&Rs and these Conditions of Approval and shall give the City the right, but not the obligation, to enforce the provisions of the CC&Rs and the Conditions of Approval by any
legal or equitable means, or by any method available to the HOA, against the Declarant, HOA, property owners,
their successors and assigns, or other persons in
possession of the Project. In the enforcement of the
CC&Rs, the City shall not be limited to the procedures or processes applicable to the HOA and may use any

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remedy provided under law or equity, including the City’s Municipal Code. Any Alternative Dispute Resolution
procedures set forth in the CC&Rs shall not apply to or bind the City.
ix. The CC&Rs may not be terminated or substantially
amended without prior written approval of the City.

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

6. Prior to the final map recordation or issuance of building permit, whichever comes first, applicant shall provide to City recorded copies of amendments to (i) that certain Declaration Establishing Conditions, Covenants and Restrictions, and (ii) that certain Declaration of Restrictions Concerning Reciprocal Access and Parking and Drainage Agreement, each recorded in the Official Records of Los Angeles County on July 21, 2006, as instrument numbers 061612168 and 061612169, respectively, which amend the rights or duties of the parties thereto, as needed, to ensure that the required number of on-site parking spaces for the approved Project remains available for residents and guests of the development at all times and that any alterationdevelopment of existingthe proposed Project does not prevent surface water drainage patterns affecting the subject property, including any alteration, obstruction, or restriction of existing cross-lot drainage, shall comply with DBCC Section 22.22.090, CBC Section 1804.4, and CBC Appendix J112, as adopted by DBCC Section

15.00.320,from Lots 2 and 3 of Parcel Map No. 22987 from continuing to be appropriately and shall be reflected inadequately conveyed to the grading and drainage plans approved by the City.public storm drain system. the property owner shall obtain the written consent of the owners of Lots 1, 2, and 3 of Parcel Map No. 22987, as applicable, and shall modify all recorded covenants, conditions, restrictions, easements, reciprocal access agreements, parking agreements, drainage agreements, and any other recorded instruments affecting the subject property to ensure consistency with the approved project. Such amendments shall include, but not be limited to, the Declaration Establishing Conditions, Covenants and Restrictions for Lots 1, 2 and 3 of Parcel Map No. 22987 and the Declaration of Restrictions Concerning Reciprocal Access, Parking and Drainage Agreement for Lots 1, 2 and 3 of Parcel Map No. 22987. The applicant shall provide City a copy of the amended documents once executed and recorded with the Los Angeles County Recorder’s Office. The approved project shall not conflict with or violate any recorded covenant, restriction, easement, reciprocal access, parking, or drainage obligation affecting the subject site.

7. This project will require the preparation of a Low Impact Development

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

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

9. All plan check fees adopted by the City Council Resolution in effect as of March 12, 2026 shall be paid prior to engineering plan review. The fees shall be based on the current adopted fee schedule in effect at the time of plan check submittal consistent with the Resolution.

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

11. Any details or notes which may be inconsistent with requirement or ordinances, general conditions of approval, or City policies shall be specifically approved in other conditions or ordinance requirements are modified to those shown on the tentative map upon approval by the Advisory agency.

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

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

14. The applicant/owner shall work with the County of Los Angeles Department of Public Works to obtain the vacation, release, or removal of the existing 10-foot-wide County of Los Angeles sanitary sewer easement that currently encroaches into the proposed building footprint. The applicant/owner shall obtain, record, and provide to City all necessary approvals, agreements, easement modifications, releases, vacations, or any other determinations from the County of Los Angeles necessary to remove of the existing 10-foot-wide sanitary easement prior to final map approval.

13. 15. Prior to the earlier of either approval of the final map or issuance of a grading permit, the applicant shall submit documentary evidence to City for each right-of-way or easement in, on, or through the subject property held by a public entity or public utility, whether shown on the Tentative Map, or acquired by the public entity or public utility subsequent to approval of the Tentative Map, which demonstrates either:
(i) that the right-of-way or easement has been vacated or removed, or

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(ii) that the public entity or public utility has determined that development of the property in the manner set forth on the Tentative Map will not unreasonably interfere with the free and complete exercise of the public entity or public utility right-of-way or easement and does not object to recording of the final map.

14. non-interference letters for all interfering on-site easements from the affected property owner(s), easement holder(s), and/or utility company, as applicable. In addition, the applicant shall demonstrate that the proposed development will not interfere with, obstruct, impair, or otherwise adversely affect the use, maintenance, repair, replacement, or operation of the any existing easement(s) located on or affecting the project site. If any portion of the approved development encroaches into, conflicts with, or otherwise impacts the existing easement(s), the applicant shall obtain all necessary approvals, agreements, easement modifications, relocations, abandonments, or non-interference determinations from the easement holder and record any required documents prior to either approval of the final map or issuance of a grading permit. documentary evidence to City for each right-of-way or easement in, on, or through the subject property held by a public entity or public utility, whether shown on the Tentative Map, or acquired by the public entity or public utility subsequent to approval of the Tentative Map, which demonstrates either:
(i) that the right-of-way or easement has been vacated, quitclaimed, released, or removed, or
(ii) that the public entity or public utility has determined that development of the property in the manner set forth on the Tentative Map will not unreasonably interfere with the free and complete exercise of the public entity or public utility right-of-way or easement and does not object to recording of the final map. Nothing in this approval shall be construed as authorizing interference with any existing easement rights or as a determination by the City that any existing public entity or public utility right-of-way or easement rights are unnecessary for public use.

16. Prior to the issuance of any permits, the Applicant shall obtain and provide to the satisfaction of the City Engineer, written evidence of legal agreements granting access rights over Gentle Springs Lane. Such documentation shall include written authorization and recorded access easements from the owners of the private street, Gentle Springs Lane, expressly permitting future owners, residents, guests, and service providers of the proposed development to ingress and egress over said private street, from South Diamond Bar Boulevard to the proposed development. All agreements shall be recorded with the County and shall be in a form approved by the City. Proof of recordation shall be submitted prior to any permit issuance.

15. 1714. All storm drain facilities within or serving the development must accommodate a 50-year storm. If existing storm drain facilities are deficient, they must be upgraded as necessary. All storm drain facilities must be designed and constructed to Los Angeles County Department of Public Works standards and specifications and to the satisfaction of the

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City Engineer.

16. 1815. Residential vehicular access to the project site from Prospectors Road Street shall be prohibited (see Instrument No. 2866, recorded January 16, 1975, releasing and relinquishing vehicular access rights).

Any future public access to Prospector(s) Road from, to, or through the Project site shall be subject to future approval of the appropriate City review authority. A designated access route shallshould be provided for emergency vehicles.

17. 1916. All required or proposed public improvements and/or improvements within or directly impacting the public right-of-way within or along Prospectors Road, if any, shall conform to applicable uniform standards and specifications utilized by the City, and applicable street improvement, striping, and/or other plans prepared by a duly qualified and licensed Engineer shall be submitted to and approved by the City Engineer priorPrior to issuance of a grading permit, access rights, main and secondary driveways, striping plans, traffic signal modification plan should be prepared by a Traffic Engineer registered in the State of California to the satisfaction of the City Engineer.
2017. The Applicant, at its sole cost and expense, shall construct the sewer connection in compliance with all applicable City and Los Angeles County Public Works standards. Sewer plan should be submitted to the City and Los Angeles County Public Works for review and approval.

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COMMUNITY DEVELOPMENT

DEPARTMENT

STANDARD CONDITIONS

USE PERMITS, COMMERCIAL AND RESIDENTIAL

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

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

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

A. GENERAL REQUIREMENTS

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

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In the event the city and/or its officers, agents and employees are made a party of any such action:
(a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorney’s fees, incurred in defense of such claims.
(a) Applicant shall promptly pay any final judgment rendered against the City defendants.
(b) The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

B. FEES/DEPOSITS

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

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

C. TIME LIMITS

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

D. SITE DEVELOPMENT

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

2. All ground-mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public view and adequately screened

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through the use of a combination of concrete or masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division.

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

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

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

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

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

7. Prior to placement of any construction trailers, the applicant shall submit a site plan showing placement of the construction trailers and shall agree to abide by all conditions of approval required byto the Community Development Director. and shall abide by all applicable written City requirements associated with their placement and use.

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

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

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

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

11.10. The hours during which construction activities causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work may take place are limited to Monday through Saturday, between the hours of

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7:00 a.m. and 7:00 p.m., and such construction activities are not allowed at any time on Sundays or holidays [DBCC Sections 8.12.720 and 22.28.120].

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

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

13. AdditionalIf Aadditional plant materials may beare required by the Community Development Director and shall be planted prior to final occupancy in order to screen utility connections, valves, backflow devices, and all above ground appurtenances, etc., to. in accordance with DBCC Section 22.16.080(2), such plant materials shall be subject to review by the satisfaction of the Community Development Director. and shall be planted prior to final occupancy. This The determination of whether additional plant materials or screening is needed to effectively screen such equipment as required by DBCC Section 22.16.080(2) shall be made in the field after all screen utility connections, valves, backflow devices, and all above ground appurtenances, etc. have been installed and inspected.

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

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

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

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E. ARCHITECTURAL

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

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

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

F. LANDSCAPING

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

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

3. The applicant shall submit a Certificate of Substantial Completion to the Planning Division after all landscaping is installed for the project [DBCC Section 22.26.040 (a)(5)].

G. LIGHTING

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

H. SOLID WASTE

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

8.16.720].

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

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

A. GENERAL

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

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

B. SOILS REPORT/GRADING/RETAINING WALLS

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

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

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

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

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

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

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

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

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

9. All slopes shall be seeded per landscape plan and/or fuel modification plan with native grasses or planted with ground cover, shrubs, and trees for erosion control upon completion of grading or some other alternative method of erosion control shall be completed to the satisfaction of the City Engineer and a permanent irrigation system shall be installed.

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

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

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

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

14.13. Prior to the issuance of any permits, the Applicant shall provide written permission to the satisfaction of the City from any property owners who will be

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affected by onsite and offsite grading.

C. DRAINAGE

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

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

D. STREET

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

E. TRAFFIC

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

F. UTILITIES

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

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

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

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

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

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A. GENERAL CONDITIONS:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

18. Indicate the proposed building on the plans. Submit code analysis and justification showing the following:
a. Each building square footage
b. Each building height
c. Type of construction
d. Sprinkler system
e. Each group occupancy
f. Property line location in relation to each building (side yard) g. Exit analysis for each building (occupant load/corridor rating/exit width/exit signs, etc.)
h. Accessibility analysis for the entire site and for each building i. Shaft rating/exterior wall construction/opening protection

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

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

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

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

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

24. Slope setbacks shall be consistent with California Building Code Figure 1805.3.1

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and California Residential Code R403.1.7. Foundations shall provide a minimum distance to daylight.

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

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

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

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

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

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

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

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

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

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

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

D. CONSTRUCTION – CONDITIONS REQUIRED DURING CONSTURCTION:

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

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

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inspected for compliance prior to occupancy.

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

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

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

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

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

42. The applicant shall contact Dig Alert and have underground utility locations marked by the utility companies prior to any excavation. Contact Dig Alert by dialing 811 or their website at www.digalert.org.

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

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

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

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

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

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

END

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4908-2968-3402, v. 2

CITY COUNCIL
RESOLUTION NO. 2026-30

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING THE TRANQUIL GARDEN PROJECT (CASE NO. PL2025-77) CONSISTING

OF A STATE DENSITY BONUS LAW APPLICATION, VESTING TENTATIVE TRACT MAP NO. 83259, AND DEVELOPMENT REVIEW FOR AN UNDEVELOPED PARCEL LOCATED

BETWEEN THE WESTERLY TERMINUS OF GENTLE SPRINGS LANE AND SOUTH PROSPECTORS ROAD, DIAMOND BAR, CA 91765 (ASSESSORS PARCEL NO. 8717-008- 189), AND FIND THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.66.

A. RECITALS

0.99-acre undeveloped parcel located between the westerly terminus of Gentle Springs Lane and South Prospectors Road, Diamond Bar, CA 91765 (hereinafter referred to as the “Project”).

3. The legal description of the subject property is Lot 3 of Parcel Map No. 22987.

The Assessor’s Parcel Number (APN) is 8717-008-189.

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In addition to the published and mailed notices, the project site was posted with a display board and public notices were posted at the City’s designated community posting sites.

9. On July 28, 2026, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, concluded said hearing on that date, and adopted a Resolution recommending the City Council approve the proposed Project.

10. Notification of the public hearing for this project was published in the San Gabriel Valley Tribune newspaper on August 21, 2026. Public hearing notices were mailed to property owners within a 500-foot radius of the project site on August 21, 2026. In addition to the published and mailed notices, the project site was posted with a display board and public notices were posted at the City’s designated community posting sites.

11. On September 1, 2026, the City Council of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date.

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B. RESOLUTION
NOW, THEREFORE, it is found, determined and resolved by the City Council of the City of Diamond Bar as follows:

1. This City Council hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct;

2. The City Council hereby finds that the Project identified above in this Resolution complies with the criteria set forth in Public Resources Code Section 21080.66 and, accordingly, hereby determines that the Project is statutorily exempt from the provisions of the California Environmental Quality Act and that, therefore, no further environmental review is required.

Tentative Map Findings (DBCC Section 21.20.080)

1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan and any other specific plan.

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The Project is consistent with General Plan Goal H-G-4 (“Mitigate potential governmental constraints which may hinder or discourage housing development in Diamond Bar”) in that the proposed Project is subject to the provisions of the Senate Bill 330, SDBL and DBCC Section 22.18. The Project is eligible for streamlined review under applicable State housing laws, which are intended to reduce discretionary barriers and facilitate the development of needed housing.

The Project site is not subject to the provisions of any specific plan. Although the Project site is located within the Town Center Specific Plan, the Project is not subject to any development standards or design requirements adopted after the application was deemed complete on March 12, 2026 (the TCSP was adopted on April 16, 2026). Pursuant to Senate Bill 330 , the Project is subject to the applicable land use regulations, policies, and standards in effect at the time the application was deemed complete – which are those applicable to multiple-family housing developments pursuant to the Regional Commercial - Housing Element Overlay (C-3-H). However, the applicant designed the proposed Project to be consistent with the Disciplined Modern objective standards intended to guide future development within the Town Center, as set forth in Section 6.16.5 of the Town Center Specific Plan. The project demonstrates consistency with the following TCSP objective design standards:
➢ Massing: The proposed building is composed of multiple articulated vertical volumes that break down the overall length and scale of the structure.

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

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

2. The site is physically suitable for the type and proposed density of development.

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are satisfied, the site is physically able to accommodate the Project.

3. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or injure fish or wildlife or their habitat.

4. The design of the subdivision or type of improvements will not cause serious public health or safety problems.

5. The design of the subdivision or type of improvement will not conflict with easements, acquired by the public at large for access through or use of, property within the proposed subdivision.

The Project will not impede or interfere with the existing private driveway and fire lane easement, which will continue to provide adequate vehicular access, emergency access, and circulation throughout the site. There are existing public utility easements on the subject site; however, per the Conditions of Approval, each public utility easement must be vacated or removed, or the easement holder must determine the proposed improvements do not interfere with the easement , prior to approval of the final map. (Vesting Tentative Tract Map Condition #13).

6. The discharge of sewage from the proposed subdivision into the community sewer system would not result in a violation of existing requirements prescribed

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by the California Regional Water Quality Control Board.

7. A preliminary soils report or geologic hazard report does not indicate adverse soil or geologic conditions.

8. The proposed subdivision is consistent with all applicable provisions of the City’s subdivision ordinance, the development code, and the subdivision map act.

9. The property is not subject to a Williamson Act contract, an open space easement, a conservation easement, or an agricultural conservation easement.

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The Project site is an approximately 0.99-acre vacant parcel located within the urbanized area of the City of Diamond Bar and designated for residential development. The property is not subject to a Williamson Act contract, an open space easement, a conservation easement, or an agricultural conservation easement.

10. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling in the subdivision.

13. The design, density, and configuration of the subdivision strikes a balance between the effect of the subdivision on the housing needs of the region and of public service needs.

Therefore, the design, density, and configuration of the subdivision appropriately balances regional housing needs with public service demands.

14. The property is not located within a state responsibility area or a very high fire hazard severity zone.

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Development Review (DBCC Sections 22.18.040 and 22.48.040)

1. Findings required for disapproval of a housing development project pursuant to the Housing Accountability Act are not present.

Pursuant to DBCC Section 22.18.040(c)(2) and the Housing Accountability Act (Government Code Section 65589.5), the findings set forth in DBCC Section

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General Plan Goal L-G-22 (“Promote and support the commercial area on both sides of Diamond Bar Boulevard from Golden Springs Drive to SR-60 as a vibrant, pedestrian-oriented Town Center that serves as Diamond Bar’s primary specialty retail and dining destination and is accessible to all Diamond Bar residents”).

The Project site is also located within the Town Center Specific Plan area; however, because the Project application was deemed complete (on March 12, 2026) before the TCSP was adopted (on April 16, 2026), pursuant to Senate Bill 330, the Project is subject to the applicable land use regulations, policies, and standards applicable to multiple-family housing developments pursuant to the Regional Commercial - Housing Element Overlay (C-3-H). With the exception of deviations authorized by the SDBL, the Project complies with, or is conditioned to comply with, applicable Development Code and subdivision requirements and satisfies applicable objective development standards, including required setbacks, lot coverage, and other applicable site development regulations applicable to multiple-family residential developments subject to the C-3-H standards. Notwithstanding that the Project is not subject to the TCSP provisions, it has been designed to be consistent with the Disciplined Modern objective standards intended to guide future development within the Town Center, as set forth in Section 6.16.5 of the Town Center Specific Plan.

Substantial evidence has not been presented that the Project, if approved, would have a specific, adverse impact upon the public health or safety, as defined in the Housing Accountability Act.

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

Therefore, no further environmental review is required.

3. For projects utilizing the affordable housing density bonus provisions in DBCC Section 22.18.010, the proposed project meets the requirements of DBCC Section 22.18.010.

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No Net Loss Findings (DBCC Section 22.18.050)

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

Based on the findings and conclusions set forth herein and as prescribed under Government Code Section 65915, Government Code Section 65863, and DBCC Chapters 22.18, 21.20.080, and 22.48, the City Council hereby approves the Tranquil Garden Project (Planning Case No. PL2025-77), consisting of a State Density Bonus Law Application, Vesting Tentative Tract Map No. 83259, and Development Review subject to the following conditions, and the attached Standard Conditions of Approval:

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A. GENERAL

2. The proposed subdivision of the Project site shall comply with the Conditions of Approval attached hereto and referenced herein.

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

5. The applicant shall comply with Diamond Bar City Code Section

22.34.050. A permanent landscape maintenance program shall be implemented ensuring regular irrigation, fertilization, and weed removal.

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property owner(s) shall enter into a regulatory agreement with the City pursuant to DBCC Sections 22.18.010(f) and 22.18.030, which satisfies the applicable criteria set forth in DBCC Section 22.18.030 and subdivision (c) of Government Code Section 65915. Unless otherwise provided by State law, the regulatory agreement will include the provisions identified in DBCC Section 22.18.030(d), including, but not limited to the following:
i. The size, bedroom count, plan type, affordability level, and location of each affordable unit (Unit #204, #304, and #412) shall be identified in the regulatory agreement. The specific units reserved as the three affordable units shall be subject to City Manager approval. ii. The regulatory agreement shall require that that the affordable units be constructed concurrently with the market rate units.
iii. The regulatory agreement shall contain uniform provisions satisfying the criteria set forth in paragraph (2) of subdivision (c) of Government Code Section 65915 and subsection (d)(3) of DBCC Chapter

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compliance with the regulatory agreement.
v. The regulatory agreement shall contain uniform provisions addressing how eligible buyers of the affordable units will be solicited, identified, and selected, which may include City approval of a marketing program that includes, without limitation: (i) a plan for and detailed description of how the owner will solicit and identify potential qualified purchasers for the affordable units; (ii) a description of the process the owner will implement to evaluate and select qualified purchasers for the affordable units, (iii) the form of the purchase and sale agreement the owner proposes to enter into with qualified purchasers; (iv) copies of forms, disclosures, and other documents owner intends to provide to qualified purchasers; and (v) such other information reasonable requested or required by the City.
vi. The regulatory agreement shall contain uniform provisions for establishing the initial sales price of each affordable unit. Unless otherwise provided by law and approved by the City Manager, the maximum initial sales price of each affordable unit shall be calculated in compliance with the provisions California Health & Safety Code Section 50052.5 and determined by the City based on (i) the number of bedrooms in the affordable unit, (ii) the area median income adjusted for family size appropriate for the unit, based on the most recent figures published by the California Department of Housing and Community Development, and (iii) the average estimated monthly housing cost associated with similar units in Los Angeles County for the next twelve (12) months, as reasonably determined by the City Manager or designee, and assuming a seven and one-half percent (7.5%) purchase price down payment and a maximum mortgage amount for a buyer using a thirty (30) year fixed rate mortgage with an interest rate based on the first day of each calendar quarter as published online by Freddie Mac as of the date City establishes the maximum initial sales price.
vii. The regulatory agreement shall contain uniform provisions establishing procedures for applicant/owner to verify, and City to review and confirm, the income and eligibility of prospective buyers of the affordable units prior to sale. The following individuals, by virtue of their position or relationship, shall be ineligible to purchase an affordable unit:

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regulatory agreement, as well as the immediate relatives of such employees or officials, including spouses, children, parents, grandparents, brothers, sisters, fathers-in-law, mothers-in-law, sons-in-law, daughters-in-law, aunts, uncles, nieces, nephews, sisters-in-law, and brothers-in-law.
viii. The regulatory agreement shall contain a provision requiring the owner to reimburse the City for the estimated reasonable costs incurred or anticipated to be incurred by the City: (i) to monitor the owner's compliance with, and to otherwise administer, the regulatory agreement, prior to the initial sale of each affordable unit, and (ii) to monitor each subsequent purchaser's compliance with, and to administer, the homebuyer documents following the initial sale of each affordable unit. Said reimbursement shall be paid by owner to the City through escrow upon the sale of each affordable unit in an amount not exceeding one and one quarter percent (1.25%) of the maximum sales price established for the unit.
ix. The regulatory agreement shall require the owner, at its expense, to defend (with counsel acceptable to City and subject to approval by owner), indemnify, and hold harmless City, and its officers, agents, employees and representatives from any and all losses, liabilities, claims, lawsuits, causes of action, judgments, settlements, court costs, attorneys’ fees, expert witness fees, and other legal expenses, costs of evidence of title, costs of evidence of value, and other damages of whatsoever nature arising out of or in connection with owner’s failure to perform its obligations under the agreement, the owner’s ownership or operation of the site, or the development of the project, except for such liability arising from the gross negligence or willful misconduct of City.

The regulatory agreement shall be recorded prior to the final tract map for the project as senior, non-subordinate covenants and as an encumbrance running with the land until termination of the agreement pursuant to its terms. In no event shall the regulatory agreement be made junior or subordinate to any deed of trust or other documents providing financing for the construction or operation of the project, or any other lien or encumbrance whatsoever for the entire term of the agreement. Prior to execution of the regulatory agreement, upon request by the City, applicant/owner shall provide City with a current preliminary title report identifying all deeds of trust and other liens against the site, and unless waived in writing by City, prior to recordation of the regulatory agreement, the applicant/owner shall provide City with evidence satisfactory to the City that all deeds of trust, liens, encumbrances, or other documents recorded against the site, if any, have been or will be subordinated to the regulatory

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agreement, at the applicant/owner’s sole cost and expense.

9. Pursuant to DBCC Section 22.18.030, the regulatory agreement shall be prepared by the City at the applicant/owner’s expense, and the applicant and/or owner shall reimburse the City for the actual fees and costs charged for the services of attorneys and/or other professional third-party consultants engaged by the City to provide consultation, advice, analysis, and/or review and/or preparation of documents in connection with, but not limited to, the regulatory agreement; the marketing plan; the homebuyer documents; required subordination agreements; the determination of the maximum permitted initial sales price of each affordable unit; review and confirmation of income eligibility of each proposed initial purchaser of an affordable unit; and necessary escrow instructions and/or closing documents pertaining to the initial sale of each affordable unit. Prior to the City commencing preparation of a regulatory agreement, the applicant and/or owner shall execute a reimbursement agreement with the City, in a form approved by the City Attorney, and provide a deposit in the amount of $20,000 to the City, which is the total amount of professional fees and costs currently estimated to be incurred by the City for the services of attorneys and/or other professional third-party consultants engaged by the City to provide consultation, advice, analysis, and/or review and/or preparation of documents in connection with the regulatory agreement and related items identified in the previous sentence.

10. When the building is adjacent to the property line, those areas shall be either setback as required per CBC Table 705.8 or appropriately fire rated.

The setback or fire protected portion of the building on the Best Western and south side in accordance with CBC Table 705.8 and CBC 705.2.1.

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B. PROTECTION OF TRIBAL CULTURAL RESOURCES

Secretary of the Interior 2008) has been retained by the Applicant to conduct any required training, evaluation, or treatment of archaeological resources that might be encountered during implementation of the project. As part of this, prior to the start of grading, the qualified archaeologist shall conduct cultural resources sensitivity training for all construction personnel. Construction personnel must be informed of the types of archaeological resources that may be encountered (both prehistoric and historical), and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains. The Applicant must ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance. This documentation shall be made available to the City upon request
ii. Native American Monitoring. A Native American monitor from the tribe or tribes identified as a consulting party for the project AB 130 shall be present during all earth-moving construction activities. The Native American monitor shall be given the opportunity to participate in the cultural resource sensitivity training described in the preceding condition of approval. At least 30 days prior to issuance of grading permits by the City for the project site and any off-site improvements, a Native American Monitoring Agreement (Monitoring Agreement) shall be developed between the Applicant and the consulting party.

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archaeological or other cultural resources, whether discovered through Native American monitoring or not, all work activities in the area (within approximately 100 feet of the discovery) shall be halted or redirected until the discovery can be evaluated by a qualified archaeologist.

In the event that preservation in place is demonstrated to be infeasible and data recovery through excavation is the only feasible mitigation available, a Treatment Plan shall be prepared and implemented by a qualified archaeologist, in consultation with the City, that provides for the adequate recovery of the scientifically consequential information contained in the archaeological resource or cultural information in the event of a tribal cultural resource. The City and Applicant shall also consult with appropriate Native American representatives in determining treatment for prehistoric or Native American resources to ensure cultural values ascribed to the resources, beyond those that are scientifically important, are considered. Any evaluation and treatment shall be supervised by an individual or individuals that meet the Secretary of the Interior's Professional Qualification Standards. iv. Treatment of Human Remains. In accordance with California Health and Safety Code Section 7050.5, if human remains are found, the Los Angeles County Sheriff's Coroner shall be immediately notified of the discovery. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains (100 feet or as determined by the project archaeologist) shall occur until the procedures set forth in this measure have been implemented. If the County Coroner determines that the remains are, or are believed to be, Native American, the Coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours. In accordance with California PRC Section 5097.98, the NAHC must immediately notify those persons it believes to be the Most Likely Descendant (MLD) from the deceased Native American. The MLD shall complete their inspection within 48 hours of being granted access to the site. The designated Native American representative would then determine, in consultation with the property owner, the disposition of the human remains. v. The project applicant shall retain a Native American Monitor from or approved by the Juaneño Band of Mission Indians – Acjachemen Nation Tribal Council. The monitor shall be retained prior to the commencement of any "ground-disturbing activity" for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or

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required in connection with the project, such as public improvement work). "Ground-disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any grounddisturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.
vi. Construction coordination meeting shall be conducted prior to start of ground disturbing work (grading, trenching, or excavation) with Qualified Archaeologist, Construction Contractor, Juaneño Band of Mission Indians Acjachemen Nation (JBMIAN) Tribal Representative. vii. Tribal Cultural Resource Monitoring shall be conducted during all initial ground-disturbing activities until a grading inspection is conducted and passed by the lead agency. During construction, if cultural materials or features are discovered, Construction Contractor, Archaeologist, JBMIAN Tribal Monitor and Lead Agency shall submit a discovery report documenting find, treatment measures, and confirmation that work did not resume until treatment was completed in consultation with JBMIAN. If human remains are encountered during construction. viii. Qualified Archaeologist and/or JBMIAN Tribal Representative shall submit documentation of recovered materials, correspondence confirming tribal disposition decision (e.g., reburial, return, or other treatment) during and following construction, if artifacts are recovered. ix. Qualified Archaeologist, JBMIAN Tribal Monitor, and/or Lead Agency shall submit a Final Monitoring and Mitigation Summary Report; written confirmation of JBMIAN review and acceptance; copies of confidentiality compliance upon completion of ground-disturbing activities.
x. Lead Agency, Construction Contractor and or JBMIAN Representative shall submit records of coordination and confirmation that tribal ceremonies or blessings were accommodated safely and respectfully prior to and/or during construction, as requested by the Tribe. xi. Responsibility for conditions:
a. Lead Agency shall ensure that all measures are implemented, documented and verified prior to and during construction activities.
b. Tribal participation by the Juaneño Band of Mission Indians, Acjachemen Nation (JBMIAN) shall be as a consulting and monitoring partner throughout all ground-disturbing activities. c. Compliance Verification shall include documentation of implementation, including monitoring logs, consultation records, and correspondence. Records shall be maintained in the project

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file by the Lead Agency and made available upon request.

2. The project shall be subject to the following conditions as to the Gabrieleño Band of Mission Indians – Kizh Nation pursuant to AB 130:
i. Retention of Tribal Monitor. The Gabrieleno Band of Mission Indians – Kizh Nation (“Kizh”) shall designate a monitor. (“Kizh Monitor”). ii. Site Access and Safety. The Kizh Monitor shall comply with the Applicant’s site access and workplace safety requirements. iii. Compensation. The Applicant shall compensate the Kizh Monitor at a reasonable rate, determined in good faith, that aligns with customary compensation for tribal cultural resource monitoring, taking into account factors such as the scope and duration of the Project. iv. Avoidance of Tribal Cultural Resources. The Applicant shall avoid tribal cultural resources where feasible, consistent with Public Resources Code (PRC) section 21084.3(a). Where feasible, the Applicant shall provide deference to tribal preferences regarding access to spiritual, ceremonial, and burial sites, and incorporate tribal traditional knowledge in the protection and sustainable use of tribal cultural resources and landscapes.
v. Treatment of Tribal Cultural Resources. All treatment and documentation of tribal cultural resources shall be conducted in a culturally appropriate manner consistent with PRC Section 21083.9. vi. Records Search. A California Historical Resources Information System archaeological records search and a tribal cultural records search shall be completed for the Project site.
vii. Sacred Lands Inventory. A Sacred Lands Inventory request shall be submitted by the Applicant to the Native American Heritage Commission.
viii. The Applicant shall comply with Section 7050.5 of the Health and Safety Code and Section 5097.98, including immediate work stoppage upon discovery of human remains or burial grounds, and treatment in accordance with applicable law and in consultation with the affected California Native American tribe.
ix. The Applicant shall apply tribal ecological knowledge into habitat restoration efforts undertaken by the project as applicable to the specific, environmental context and conditions of the project.

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C. HAZARDOUS SUBSTANCES

D. FREEWAY PROXIMITY MEASURES

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E. VESTING TENTATIVE TRACT MAP

2. This approval of Vesting Tentative Tract Map No. 83259 expires three years from the date of approval if the recordation of the map has not been exercised as defined per Diamond Bar City Code (DBCC) Section

4. Prior to the issuance of building permits, the applicant shall prepare Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the HOA for the approval of the Planning Division, Public Works Department, and the City Attorney. The approved CC&Rs shall be recorded concurrently with the Final Map, and a recorded copy shall be provided to the Community Development Department. Without limiting the City’s approval rights, the CC&Rs shall, at a minimum, comply with the following requirements:
i. The CC&Rs shall require the HOA to submit to the Planning Division, a list of the name and address of their officers on or before January 1 of each and every year and whenever said information changes.
ii. The Conditions of Approval for Planning Case No. PL2025-77 shall be incorporated into the CC&Rs, and provisions corresponding to any applicable Conditions of Approval shall be included in the CC&Rs. The CC&Rs shall require that all portions of the project be used, improved, repaired and maintained in strict compliance with all applicable provisions of the Conditions of Approval and the

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Diamond Bar City Code (DBCC).
iii. The CC&Rs shall include a provision acceptable to the City requiring the HOA and the property owners to maintain the project in compliance with all applicable water quality laws, regulations, and standards of the State, City, or any other applicable governmental agency, to implement, and fund implementation of, the approved Operation and Maintenance (“O&M”) Plan for the property, and to operate and maintain the Best Management Practices (“BMPs”) described in the O&M Plan.
iv. The CC&Rs shall include a provision acceptable to the City requiring the HOA and the property owners to maintain the project and individual units in compliance with all applicable property maintenance standards set forth in Chapter 22.34 of the DBCC.

The HOA shall be responsible for implementing a permanent maintenance program to ensure regular irrigation, fertilization, and weed removal and that all landscaping is maintained in a healthy, neat and orderly condition, free of weeds and debris and with operating irrigation at all times.
v. The CC&Rs shall include provisions acceptable the City necessary to implement any applicable provisions of the affordable housing regulatory agreement between the property owner and the City and to ensure that the owners and occupants of three (3) affordable units reserved pursuant to the State Density Bonus Law have the same access to all project amenities as the owners and occupants of the market-rate units in the project.
vi. The CC&Rs shall include provisions acceptable to the City requiring the implementation of best management practices to prevent and abate graffiti vandalism within the premises throughout the life of the project, including, but not limited to, timely removal of all graffiti, the use of graffiti resistant coatings and surfaces, the installation of vegetation screening of frequent graffiti sites, and the installation of signage, lighting, and/or security cameras, an necessary, and providing for the recovery of costs incurred by the City in the event the City is required to abate or remove graffiti on any portion of the project or other improvements for which the property owners and/or HOA are responsible for maintaining.
vii. The CC&Rs shall include provisions to ensure continued compliance with the provisions of subdivision (c)(2) of California Public Resources Code section 21080.66 pertaining to
requirements that apply to multiple-family housing buildings on sites located within 500 feet of the freeway, including the following:

1. A centralized heating, ventilation, and air-conditioning (HVAC) system shall be installed and maintained by HOA for the life of the project.

2. The outdoor air intakes for the HVAC system shall continue

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Diamond Bar City CouncilSeptember 1, 2026

Diamond Bar City Council
September 1, 2026