The project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be categorically exempt from the provisions of CEQA pursuant to Section 15301, Class 1: "Existing Facilities" of the CEQA Guidelines. Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The project consists of remodeling the facades of four buildings within an existing shopping center and updating the Sign Program for the shopping center. No expansion of building square footage is proposed. The project involves no expansion of use. 

The project is not subject to any of the exceptions for exemption under Section 15300.2 of the CEQA guidelines. The cumulative impact of this project, and the approval of similar projects in the vicinity, is not expected to have any significant environmental impact. The project is not located along any state-designated scenic highway nor within any designated hazardous waste site. The project will not cause a substantial adverse change in the significance of any historical resource because the buildings and properties where they are located are not listed on any National, California, or local registers. Staff does not anticipate any significant impacts or unusual circumstances related to the approval and construction of this project. Therefore, the project is categorically exempt from CEQA.

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA, CALIFORNIA, MAKING THE REQUIRED FINDINGS AND APPROVING DESIGN REVIEW 24-0014 (DR2PH24-0014) TO REMODEL THE FACADE OF AN EXISTING MULTI-TENANT COMMERCIAL SHOPPING CENTER SITUATED ON MULTIPLE PROPERTIES ADDRESSED AS 121-125 SOUTH HARBOR BOULEVARD (ASSESSOR’S PARCEL NUMBER 298-133-19), 131-231 SOUTH HARBOR BOULEVARD (ASSESSOR’S PARCEL NUMBER 298-133-17) AND 1100 EAST LA HABRA BOULEVARD (ASSESSOR’S PARCEL NUMBER 298-133-20) AND UPDATE THE MASTER SIGN PROGRAM FOR THE COMMERCIAL SHOPPING CENTER, AS PER THE APPROVED PLANS AND SUBJECT TO CONDITIONS, AND MAKING THE DETERMINATION THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15301, CLASS 1: “EXISTING FACILITIES” OF THE CEQA GUIDELINES

The Applicant, Bruce Manzer of Manzer + Associates, on behalf of the property owner, Hargovind Patel, is requesting the approval of Design Review 24-0014 (DR2PH24-0014) to remodel the facade of an existing multi-tenant commercial shopping center, known as the La Habra Center, which consists of four buildings situated on multiple properties addressed as 121-125 South Harbor Boulevard (APN 298-133-19), 131-231 South Harbor Boulevard (APN 298-133-17) and 1100 East La Habra Boulevard (APN 298-133-20). As part of the Design Review, the Applicant is also proposing to update the commercial shopping center’s previously approved Master Sign Program. The subject properties are highlighted in red on Exhibit 1 - Vicinity Map.

The General Plan designates the project site for Mixed-Use Center 1 (0.5 FAR) land use, which is characterized by parcels developed exclusively for retail or office commercial, multi-unit residential, or for a mix of these uses distributed horizontally on the site or vertically in buildings with housing above ground level commercial uses. Permitted uses and densities/intensities may include a community shopping center with a maximum floor to area ratio (FAR) of 0.5; multi-unit residential with a maximum density of up to 24 dwelling units per acre; or, mixed-use projects with a maximum FAR of 1.5. The project site is within the La Habra Boulevard Specific Plan (SP-1) Zone and the Mixed-Use (M-X) Overlay Zone, both of which implement the General Plan’s Mixed-Use Center 1 land use designation. Pursuant to the LHMC Section 18.54.040.A, the regulations set forth in Chapter 18.54 (Mixed-Use Overlay Zones (MX)) of the LHMC are in addition to the regulations set forth in the base zone (SP-1 Zone). In the event of a conflict between provisions of the MX Overlay Zone and the provisions of the base zone (SP-1 Zone), the provisions of the MX Overlay Zone prevail. If the MX Overlay Zone is silent in relation to any development standard, the development standard identified in the base zone (SP-1 Zone) prevails. Land use information for the site and each of the surrounding properties is summarized in Table 1 below.  

 

On October 1, 1984, the City's Redevelopment Agency (dissolved in February 2012) approved development plans for the “La Habra Center” shopping center, which was subsequently constructed in 1985. Over the last 40 years, the La Habra Center buildings (Buildings A through D) have become dated in appearance. The building design features vertical wood siding above the storefronts. According to the Applicant, the wood siding feature has become increasingly difficult to maintain. As depicted in Exhibit 2 below, and Attachment 3, the main shopping center building was constructed along the western edge of the property with the parking lot situated at the front of the building, adjacent to South Harbor Blvd. Table 2 summarizes the current tenants of the La Habra Center who hold an active business license with the City. 

Vehicles can access the project site from three driveways along Harbor Boulevard and two driveways along La Habra Boulevard. All entrances provide direct access to the parking lot. The driveway furthest south on Harbor Boulevard additionally provides access to the existing drive-through restaurant, Building E (Troy Burger) (which is not part of the project), and the driveway furthest west along La Habra Boulevard additionally provides access to the existing drive-through restaurant, Building C (Birrieria Guadalajara). The same driveway along La Habra Boulevard also provides direct access to the rear of the shopping center. All driveways for the project allow for both vehicle ingress and egress. All four subject parcels are under common ownership and each provide adequate access and parking for each individual building and use. Because each parcel can operate independently, a reciprocal parking/access agreement is not required.

Exhibit 2 - Site Plan


Table 2: Existing Active Business Licenses

 

In mid-2020, the Applicant submitted a request to remodel the facade of Buildings A, B, C and D within the La Habra Center. However, processing this application was delayed to allow the Applicant to address outstanding code enforcement issues. More specifically, a Code Enforcement case (CE#22-25) was opened on the property on January 10, 2022, in response to complaints that the Birrieria Guadalajara restaurant (Building D) was operating as a drive-through restaurant that resulted in vehicle queues impacting La Habra Boulevard. After providing a queuing analysis and plan corrections, the Planning Commission approved Modification 23-01 in September 2024 to allow the drive-through operations. To date, there have been no further issues related to this drive-through operation. 

The project does not include the existing Troy Burger drive-through restaurant located at 241 South Harbor Boulevard because this building already underwent a comprehensive remodel in 2021. The 76 gas station located at 101 South Harbor Boulevard is also not a part of the proposed project since this was already designed and constructed to comply with the La Habra Boulevard Specific Plan design standards in 2019. Both sites also operate on separate parcels from the shopping center.
 

In addition, there are no proposed changes to the shopping center's parking lot layout or landscaping. The site currently complies with the landscaping requirements under LHMC Chapter 18.14 (Off-Street Parking Requirements) and LHMC Chapter 18.16 (Water Efficient Landscaping and Water Conservation) by providing 9,709 square feet of landscape area with existing irrigation to remain in place. The existing parking lot provides a total of 137 standard-sized parking stalls and 10 Americans with Disabilities Act (ADA) designated parking stalls in total for the four parcels. Eight (8) of these ADA parking stalls are designated as van accessible spaces. The existing site provides adequate ADA parking on site. Since the proposed project is limited to facade improvements only with no square footage proposed to be added, a review of the number of on-site parking spaces is not required. It should also be noted that no interior tenant improvements are proposed as a part of this project.  

Proposed Facade Remodel
The Applicant is proposing to remodel the entire façade of Buildings A, B, C and D by updating the design using the Early California Spanish architectural style prescribed by the La Habra Boulevard Specific Plan (SP-1) Zone. Since the proposed remodel will affect more than 25 percent of the existing building area, a Design Review is required pursuant to LHMC section 18.44.050.F (Special development standards). The La Habra Boulevard Specific Plan Zone has unique design guidelines for building renovation to effectuate the achievement of the overall aesthetic goals and objectives of the specific plan. As depicted in Exhibit 3 and Attachment 3, the proposed Early California Spanish Style is proposed to be exemplified by the following:

At peak, the top of the roof parapet will reach 29’-11”, well under the maximum building height of 50 feet, as permitted for commercial buildings within the SP-1 Zone. Each of the building's rooftops will remain flat as they exist today, but it is anticipated that the new parapet roof will enable the Applicant to fully screen existing rooftop mechanical equipment, resulting in a more aesthetically pleasing appearance for all four buildings.

Exhibit 3: Elevations: Buildings A, B, C, & D

In addition to the proposed facade improvements, the Applicant is proposing to enhance the existing trash enclosure, located between Buildings B and D, to be architecturally compatible. In compliance with LHMC Section 18.23.130 (Trash storage facilities), the upgraded trash enclosure will feature a new roof and mesh to further screen trash bins from public view and to control odors and debris from impacting the project and neighboring sites. The trash enclosure is proposed to be painted to match the proposed colors of the updated building facades. Furthermore, the Applicant is proposing to upgrade the design of the existing bus stop shelter located along Harbor Blvd to match the design of the bus stop located along La Habra Boulevard in front of the 76 gas station. The proposed bus stop passenger shelter will feature six seats along with one wheelchair accessible space. The shelter will be constructed out of steel and alluminum and be designed with a curved roof providing shade and light. The proposed LED lighting will be powered using a roof-mounted solar panel. Finally, there is an existing five-foot-high block wall along the western property line that the Applicant would like to continue maintaining without any design modification.

As a part of this remodel, the Applicant is proposing to update the commercial shopping center’s previously approved Master Sign Program. This Sign Program will set design and construction standards for all proposed signage on the site, with the goal of assuring a first-class retail center for the mutual benefit of all tenants (See Attachment 3). Signage requirements are proposed to respect the scale and design of the proposed center remodel and create uniformity between all tenants. The proposed Sign Program includes three major categories of signage: tenant wall signs, the pylon sign, and the monument sign. Pursuant to LHMC Section 18.23.050.D.1 (Design Review) of Chapter 18.23 (Sign Standards), a sign program that complies with all of the requirements of Chapter 18.23 is required to be processed as a design review pursuant to the requirements of Chapter 18.68 (Design Review. Since the proposed Sign Program standards do not include deviations from the City's sign standards under LHMC Chapter 18.23, the proposed updates are being proposed in conjunction with the facade improvements under DR2PH24-0014, instead of requiring approval of a separate design review.

The Sign Program will additionally allow for one pylon sign located on Harbor Blvd. and one monument sign located on La Habra Blvd. Both of these signs are currently existing and permitted. This Sign Program update will simply enable the Applicant to provide additional enhancements that will complement the new building facades. 

The above sign criteria will allow for the Applicant's unique design preferences and create signage design consistency throughout the shopping center. If approved, staff will ensure each tenant conforms with these standards as well as any building code requirements through an administrative review process (i.e., building plan check).

Analysis  

Pursuant to the LHMC Section 18.44.050.F.1.c, since the proposed project is located within the La Habra Boulevard Specific Plan (SP-1) Zone and consists of major remodeling affecting more than 25 percent of the exterior of an existing shopping center, it is subject to Design Review approval by the Planning Commission. Pursuant to LHMC Section 18.68.050 (Findings) of Chapter 18.68 (Design Review), the Planning Commission must make the findings listed below. Each required finding is followed by staff’s analysis of the proposed project's ability to meet the finding.

A. The proposed project is consistent with the City’s General Plan.

The proposed project is consistent with the Mixed-Use Center 1 General Plan land use designation for the site. This designation is characterized by parcels developed exclusively for retail or office commercial, multi-unit residential, or for a mix of these uses distributed horizontally on the site or vertically in buildings with housing above ground level commercial uses. The General Plan specifies community shopping centers as an example use for the La Habra Boulevard Specific Plan (SP-1) Zone. The subject shopping center operates as a community shopping center.

The proposed project also implements Policy LU 11.6: Enhanced Design Character, of General Plan Goal LU-11: Diverse Districts and Corridors. This policy encourages the renovation, infill, and redevelopment of existing commercial centers and corridors to improve their architectural design and quality, reduce the visual prominence of parking lots, make centers more pedestrian friendly, reduce visual clutter associated with signage, and enhance the definition and character of the street frontage and associated streetscapes. The remodeling of the facades of four existing buildings will visually enhance both the La Habra Boulevard and Harbor Boulevard corridors. The update to the Master Sign Program will also ensure signs complement the new facades. The proposed building enhancements, along with the proposed Sign Program, will create a visual cohesiveness that will revive the overall shopping center by incorporating Early California Spanish architectural features as contemplated by the La Habra Boulevard Specific Plan. The proposed project will help beautify the site and surrounding area, making this shopping destination a more desirable place for the La Habra community to visit. 

Therefore, the proposed project is consistent with the City's General Plan.

B. The proposed project is consistent with the City’s Zoning Ordinance.

The subject property is located within the La Habra Boulevard Specific Plan (SP-1) Zone and the Mixed-Use (MX) Overlay Zone. Both implement the Mixed-Use Center 1 land use designation. Pursuant to the LHMC Section 18.54.040.A, the regulations set forth in Chapter 18.54 (Mixed-Use Overlay Zones (MX)) of the LHMC are in addition to the regulations set forth in the base zone (SP-1 Zone). In the event of a conflict between provisions of the MX Overlay Zone and the provisions of the base zone (SP-1 Zone), the provisions of the MX Overlay Zone prevail. If the MX Overlay Zone is silent in relation to any development standard, the development standard identified in the base zone (SP-1 Zone) prevails. In this case, the project involves facade and sign improvements, which will not affect existing building setbacks, onsite parking, and/or landscaping. The existing buildings and site were found to be consistent with the zoning standards and design guidelines for both the SP-1 Zone and the MX Overlay Zone. Moreover, both the SP-1 Zone and the MX Overlay Zone identify the existing land uses (retail and restaurant) as land uses either permitted by right or permitted with the approval of a conditional use permit (CUP). All uses within the subject shopping center that require a CUP have received prior approval through the Planning Division. There are no conflicts between the provisions of the SP-1 Zone and the MX Overlay Zone for the proposed development standards applicable to the project.  Therefore, the proposed project is consistent with the City’s Zoning Ordinance.

C. The proposed project is in the best interests of the public health, safety, and welfare of the community.

The Zoning Ordinance and General Plan are tools to ensure that all projects achieve the City's goals of promoting the public health, safety, and welfare of the community. The proposed project is harmonious with both the Zoning Ordinance and policies of the General Plan. Detailed building plans for the proposed facade remodel and Sign Program will be reviewed for conformance with all Building Code requirements and confirm that the improvements to the shopping center will be structurally sound and meet all electrical, plumbing and mechanical requirements to ensure a safe environment. Therefore, by complying with the Zoning Ordinance and various policies of the General Plan, as well as being subject to the Building and Safety review and inspection processes, the proposed project is in the best interests of the public health, safety and welfare of the community. 

D. The nature of the proposed land uses and the design is appropriate for the proposed location and compatible with the surrounding land uses and improvements.

The project involves an existing multi-tenant shopping center that is being remodeled, which will enhance both the La Habra Boulevard and Harbor Boulevard corridors. The proposed facade remodel and Sign Program will be a significant upgrade to this existing shopping center.  The SP-1 Zone and MX Overlay Zone implement the Mixed-Use Center 1 General Plan land designation and permit commercial development of the project site, as permitted by the General Plan. Additionally, the General Plan establishes goals and policies for the development of various projects in the City based on the particular land use designation. These goals are implemented through development standards in supporting documents such as Title 18 (Zoning) of the La Habra Municipal Code. In this case, the General Plan land use designation is Mixed-Use Center 1, which allows commercial developments up to 0.5 FAR. The total square footage of all existing buildings that are a part of this project is 30,324 square feet while the lot size is 138,700 square feet. This equates to a Project FAR of 0.22. Further, the project has been reviewed against the development standards and design guidelines for the SP-1 Zone and the MX Overlay Zone and satisfies the requirement for Early California Spanish style architecture with appropriate façade treatments, accent materials, colors, and roof materials and form. This shopping center complex provides a space for nearby residents to shop and eat, making the existing uses compatible with the surrounding uses. The visual update to the facade of the buildings will be consistent with the design requirements of the La Habra Blvd Specific Plan. All new buildings and remodeled buildings within this zone are required to adhere to the same design guidelines, creating consistency and architectural compatibility throughout the specific plan area. Therefore, the nature of the proposed land use and design is appropriate for the proposed location and compatible with the surrounding land uses and improvements.

E. The project complies with all requirements of the California Environmental Quality Act, or has been found to be exempt.
 
The project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be categorically exempt from the provisions of CEQA pursuant to Section 15301, Class 1: “Existing Facilities” of the CEQA Guidelines. Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The project consists of remodeling the facades of four buildings within an existing shopping center.  No expansion of building square footage is proposed. The project involves no expansion of use.

The project is not subject to any of the exceptions for exemption under Section 15300.2 of the CEQA guidelines. The cumulative impact of this project, and the approval of similar projects in the vicinity, is not expected to have any significant environmental impact. The project is not located along any state-designated scenic highway nor within any designated hazardous waste site. The project will not cause a substantial adverse change in the significance of any historical resource because the buildings and properties where they are located is not listed on any National, California, or local Registers. Staff does not anticipate any significant impacts or unusual circumstances related to the approval and construction of this Project. Therefore, the project is categorically exempt from CEQA.

The applicant's proposal has been reviewed pursuant to the requirements of the City's National Pollutant Discharge Elimination System (NPDES) Municipal Permit, the Local Implementation Plan (LIP), and the Model Water Quality Management Plan (WQMP), Section 7.2. Since no disturbance of soil will occur, the project is exempted by the Water Quality Ordinance from the preparation of a WQMP.

The proposed project implements Policy LU 11.6: Enhanced Design Character, of General Plan Goal LU-11: Diverse Districts and corridors. This policy encourages the renovation, infill, and redevelopment of existing commercial centers and corridors to improve their architectural design and quality, reduce the visual prominence of parking lots, make centers more pedestrian friendly, reduce visual clutter associated with signage, and enhance the definition and character of the street frontage and associated streetscapes. The remodeling of the facades of four existing buildings will visually enhance both the La Habra Boulevard and Harbor Boulevard corridors. The update to the Master Sign Program will also ensure signs complement the new facades.  The proposed building enhancements, along with the proposed Sign Program, will create a visual cohesiveness that will revive the overall shopping center by incorporating early California Spanish architectural features as contemplated by the La Habra Boulevard Specific Plan. The proposed project will help beautify the site and surrounding area, making this shopping destination a more desriable place for the La Habra community to visit.