This project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be categorically exempt under Section 15305(a), Class 5: "Minor Alterations in Land Use Limitations" of the CEQA Guidelines. No new development is proposed as part of this Lot Line Adjustment. The existing lot line between the two adjacent properties is being relocated to bring the four-plex structure on the 641 Ward Street property into conformance with the Multi-Unit Dwelling (R-4) Zone. While the Lot Line Adjustment will result in subsequent changes to the square footage of each lot, which will in turn change the density of each lot, these changes are minor. This entitlement is not subject to any of the exceptions for exemption under Section 15300.2 of the CEQA Guidelines. The location of the Lot Line Adjustment is not considered a sensitive environment; therefore, the action will not result in any significant environmental impact. The subject parcels are also not located along any state-designated scenic highways or within any designated hazardous waste sites. Staff does not expect any impacts or unusual circumstances related to the approval of this Lot Line Adjustment.

That the Planning Commission approve:

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA, CALIFORNIA, MAKING THE REQUIRED FINDINGS AND APPROVING LOT LINE ADJUSTMENT 24-0001 TO REPOSITION A COMMON LOT LINE BETWEEN TWO CONTIGUOUS PROPERTIES LOCATED AT 641 AND 651 WARD STREET, AS PER THE APPROVED PLANS AND SUBJECT TO CONDITIONS, AND MAKING THE DETERMINATION THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15305(A), CLASS 5: “MINOR ALTERATIONS IN LAND USE LIMITATIONS” OF THE CEQA GUIDELINES.

The Applicant, Nader J. Qoborsi, representing the Property Owner, Ward Habra Properties LLC, is proposing Lot Line Adjustment 24-0001 to reposition the common lot line for two contiguous properties, addressed as 641 and 651 Ward Street, and referred to as Parcel 1 (641 Ward Street -- APN: 303-091-23) and Parcel 2 (651 Ward Street -- APN: 303-091-22). The subject properties (shown in Exhibit 1 below and in Attachment 1) are located at the end of the Ward Street cul-de-sac, designated by the General Plan for Residential Multi-Unit 1 land use, and located within the Multi-Unit Dwelling (R-4) Zone, which implements the Residential Multi-Unit 1 land use designation. Collectively, the subject properties are developed with two four-unit apartment complexes, commonly referred to as a four-plex. The zoning, General Plan land use designation, and surrounding land uses for the adjacent properties are shown in Table 1 below. 

Table 1: Surrounding Land Uses

Location	General Plan	Zone	Surrounding Land Uses
North	Mixed-Use Center 1	Commercial (C-2)	Used Car Dealership
South	Residential Multi-Unit 1	Multi-Unit Dwelling (R-4)	Apartments
East	Residential Multi-Unit 1	Multi-Unit Dwelling (R-4)	Apartments
West	Residential Multi-Unit 1	Multi-Unit Dwelling (R-4)	Apartments

On May 11, 2023, the property owner submitted an application to the City to permit the development of two accessory dwelling units (ADU) on Parcel 1.  During the review of the proposed ADUs, staff identified that the existing four-plex, addressed as 641 Ward Street, and primarily located on Parcel 1, was constructed over the property line on a portion of Parcel 2. Therefore, the Applicant is requesting approval of Lot Line Adjustment 24-0001 to move the existing lot line within the 641 Ward Street building footprint, to a location north of the building within the property at 651 Ward Street, as shown below in Exhibit 2 and in Attachment 3. The proposed Lot Line Adjustment 24-0001 will increase the size of Parcel 1 from 5,593 square feet to 6,861 square feet and reduce the size of Parcel 2 from 11,278 square feet to 10,010 square feet. Upon approval of the proposed Lot Line Adjustment, the Property Owner's application to permit the ADUs will be approved ministerially so long as they comply with applicable Code requirements and development standards.

The existing apartment buildings each have four dwelling units with one garage parking space provided per dwelling unit. On Parcel 1, the parking spaces are located within a detached four-car garage at the southwest corner of the site; on Parcel 2, the parking spaces are located within an attached four-car garage, located at the front of the four-plex, along the street frontage. The proposed Lot Line Adjustment will not reduce the number of parking spaces on either site as each unit will retain its respective garage space. In addition, there is additional room for parking in front of the garages. The drive access to each of the two parcels will remain in their current locations.
Exhibit 2 – Lot Line Adjustment

ANALYSIS:

Pursuant to Section 17.20.030 of the La Habra Municipal Code (LHMC), prior to the approval of Lot Line Adjustment 24-0001, the Planning Commission is required to find that the proposed lot line adjustment conforms to the requirements listed below. Following each requirement is Staff's analysis of the proposed project's ability to meet the requirement.

1. Does not create an additional lot.

The proposed Lot Line Adjustment 24-0001 modifies the size of two existing lots and 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.

The subject lots (Parcels 1 and 2) were legally established and developed with four-plexes in 1963 and are assumed to have been in compliance with the minimum lot area and width standards that were required at that time. The subject properties are both located in the Multi-Unit Dwelling (R-4) Zone. Table 1 shows the existing, required and proposed lot areas for each parcel. Table 2 shows the existing, required and proposed lot frontage for each parcel; however, it should be noted that both parcels increase in width from the street frontage to the rear of each parcel. As shown in these tables, Lot Line Adjustment 24-0001 does not substantially exacerbate the existing legal non-conforming status of either parcel.
Table 1: Lot Area

Lot Area (square feet)	Existing	Required	Proposed
Parcel 1	5,593	11,200	6,861
Parcel 2	11,278	11,200	10,010

Table 2: Lot Frontage

Lot Frontage (linear feet)	Existing	Required	Proposed
Parcel 1	49	60	54
Parcel 2	53	60	48

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.

Lot Line Adjustment 24-0001 will not impact the existing driveways for either parcel and both parcels will continue to have access to a public street. In addition, the proposed Lot Line Adjustment will not affect any access to any public utilities. Lastly, the City's Public Works Department evaluated the proposal and verified that there will be sufficient access to any and all existing public utility easements and no additional utility easement will be created.

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

Lot Line Adjustment 24-0001 will not affect the existing utilities servicing the site.

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.

Lot Line Adjustment 24-0001 will address an existing building that is currently in violation of the setback standards for the Multi-Unit Dwelling (R-4) Zone. Currently, the subject four-plex approved for Parcel 1 was constructed over the common property line between Parcels 1 and 2. This Lot Line Adjustment will reposition the property line so that a 5-foot interior side setback is established between the existing four-plex on Parcel 1 and the new property line. The existing four-plex currently maintains a legal, non-conforming front setback of 10 feet; however, the proposed Lot Line Adjustment will not involve new development that would further impact the front yard setback. The side (west) and rear yard (north) setbacks for Parcel 1 as well as all setbacks for Parcel 2 remain in compliance with the minimum requirements per Title 18 of the Municipal Code. 

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

Section 18.04.030 of the LHMC defines a key lot is as the first interior lot to the rear of a reversed corner lot. Lot Line Adjustment 24-0001 involves the repositioning of a shared side lot line; therefore, no new key lot will be 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.

Lot Line Adjustment 24-0001 will retain the existing driveway approaches from the Ward Street cul-de-sac; it will not affect any public streets or require any modification to public streets or easements.

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 project is consistent with the following General Plan goal and policy:

The project is consistent with the following City Council goal and objective: