This project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be Categorically Exempt pursuant to Section 15305(a), Class 5: "Minor Alterations in Land Use Limitations" of the California Environmental Quality Act Guidelines.

That the Planning Commission approve:

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA APPROVING LOT LINE ADJUSTMENT 22-01 FOR THE PROPERTIES AT 2200 WEST IMPERIAL HIGHWAY AND 1240 SOUTH BRASS LANTERN DRIVE, MAKING THE APPROPRIATE FINDINGS, AS PER THE APPROVED PLANS, AND SUBJECT TO CONDITIONS.

The applicant, Green Hills Baptist Church, is proposing to adjust the lot line between 2200 West Imperial Highway (Parcel 1) and 1240 Brass Lantern Drive (Parcel 2) as shown in Exhibit 1.

Parcel 1 is located at the southeast corner of Imperial Highway and Brass Lantern Drive. Parcel 2 is located immediately south of Parcel 1. Both properties are bordered by an Orange County Flood Control Channel to the east. There are existing single-family dwellings to the south and west of both parcels. The General Plan designates the subject parcels for Low Density Residential land use. The properties are within the R-1c (One Family Dwelling) Zone, which implements the General Plan's Low Density Residential land use designation.
 

Parcel 1 is developed with a church at 2200 West Imperial Highway (APN 019-283-15). Vehicular access to church parking lot is provided via driveways on Imperial Highway and Brass Lantern Drive. Parcel 2 is developed with a single-family dwelling at 1240 Brass Lantern Drive (APN 019-283-02). The existing single-family dwelling and its driveway front on Brass Lantern Drive. Lot details for Parcels 1 and 2 are provided in Exhibit 2 below.

As shown on Exhibit 3, the proposed Lot Line Adjustment (LLA) would move a portion of the southerly property line of Parcel 1, shown in yellow, further south and reduce the existing rear yard of Parcel 2 by 12,924 square feet. This will enable the existing parking lot on Parcel 1 to be expanded in the future. While the rear portion of Parcel 1 will be reduced, the existing single-family dwelling will still retain sufficient rear yard area to provide usable space for the existing single-family dwelling.

Pursuant to La Habra Municipal Code (LHMC) Section 17.20, Lot Line Adjustments (LLA) may be approved by the Planning Commission subject to the findings contained in Section 17.20.030 (See Resolution, Attachment 2).
 

In accordance with the Subdivision Map Act, Title 17 of the La Habra Municipal Code (Chapter 17.20 -- Lot Line Adjustment), and the La Habra General Plan 2035, the proposed LLA 22-01 modifies the size of two lots but does not create an additional lot.

2. Does not reduce the area or width of any lot in any zone below the minimum area or width required in such zone;
 

Each of the proposed lots will continue to exceed the minimum required lot size in the R-1c zone of 5,500 square feet with Parcel 2 at 9,639 square feet and Parcel 1 at 145,283 square feet. While a newly created lot is required to provide 60 feet of frontage, this request involves two legally established lots, whereby the width of Parcel 2 was previously approved at 55.38 feet. The proposed LLA will not result in any further adjustment to the width of Parcel 2. The existing frontage of Parcel 2 will remain at 55.38 feet.
 

3. Does not cut off any lot from any lot from any frontage on a public street or alley access to a public utility easement, or create a need for utility easements;
 

The existing frontages for Parcel 1 and Parcel 2 will remain the same after approval of LLA 22-01. There are existing sewer and utility easements, which traverse Parcels 1 and 2, along the easterly edge of the properties bordering the Orange County Flood Control District Channel. There are also existing easements for power pole lines and conduits along the south property line of Parcels 1 and 2. The proposed LLA 22-01 will not change any of these existing easements. Nor will LLA 22-01 create the need for any new utility easements. Moreover, the City's Public Works Department evaluated LLA 22-01 and verified that there will be sufficient access to all public utility easements.
 

4. Does not cut off any lot from any utility service available immediately prior to the lot line adjustment;
 

As previously noted, there is a two-foot public utility easement for power lines along the South side of Parcel 2. This easement would remain in place following the proposed LLA 22-01.

5. Does not cause an existing building to be in violation of the zoning regulations of Title 18 of this code, the building code or state housing law by reason of its proximity to or encroachment on a proposed new lot line;

The proposed LLA 22-01 does not cause either Parcel 1 or 2 to be in violation of existing codes.  Parcel 2 is developed with a single-family dwelling, while the subject parcel is being reduced in size, it will continue to meet the required front yard setbacks, rear yard setbacks, and usable yard area requirements. The front yard of Parcel 1 will remain unaffected by the lot line adjustment with the setback remaining at 20 feet from the front property line. In the rear yard, the single-family residence will be 43.3 feet from the rear property line. This exceeds the City's minimum code requirement of 25 feet for the R-1c Zone. As for the usable yard area, the requirement is a minimum of 1,000 square feet, and the proposed LLA 22-01 will leave Parcel 2 with 4,294 square feet of usable yard area.
 

6. Does not create a new key lot in any zone;
 

Per the definitions contained in the City of La Habra Municipal Code, a key lot is defined as the first interior lot to the rear of a reversed corner lot. The proposed LLA 22-01 involves the movement of a shared side lot line and thus no new key lot is created.

7. That no new public street or easement or extension of any public street or easement will be required, nor will any public improvements.
 

The proposed LLA 22-01 will expand the size of Parcel 1 to allow for new parking spaces to be added in the future. It will also result in reducing the size of Parcel 2; however, said parcel will still comply with the minimum setbacks and usable area requirements for the R-1c zone. Each parcel will continue to retain its existing access points. The proposed LLA 22-01 does not affect any public streets or require any modification to public streets or easements.
 

RELATED CASES

The Applicant has paid for the processing costs ($6,252.00) associated with this request.

The proposal was reviewed pursuant to the requirements of the National Discharge Elimination System (NPDES) and the Local Implementation Plan (LIP). The requested action is to adjust a lot line between two parcels. The specific action does not result in the disturbance of any soil. Thus, this request is exempt from the requirements of NPDES.

The proposed project is related to the following General Plan Policies:

The proposed project is related to the following City Council Goal and Policy Objectives: