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Item No. 1.
MEETING DATE: October 27, 2025
TO:	PLANNING COMMISSION
FROM:	SUSAN KIM, DIRECTOR OF COMMUNITY & ECONOMIC DEVELOPMENT By: Jacob Wielenga, Associate Planner
SUBJECT:	DULY NOTICED PUBLIC HEARING TO CONSIDER A REQUEST FOR DESIGN REVIEW 25-0007 (DR2PH25-0007) TO REMODEL THE FACADE OF AN EXISTING DRIVE-THROUGH RESTAURANT (A.K.A., BURGER KING) AT 2101 WEST WHITTIER BOULEVARD (ASSESSOR'S PARCEL NUMBER 017-073-31)

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):

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 facade of an existing restaurant building. 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 building and property where it is 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.

RECOMMENDATION:

That the Planning Commission approve and adopt:

RESOLUTION NO. 25-24 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA, CALIFORNIA, MAKING THE REQUIRED FINDINGS AND APPROVING DESIGN REVIEW 25-0007 (DR2PH25-0007) TO REMODEL THE FACADE OF AN EXISTING DRIVE-THROUGH RESTAURANT (A.K.A. BURGER KING) AT 2101 WEST WHITTIER BOULEVARD (ASSESSOR’S PARCEL NUMBER 017-073-31) 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

DISCUSSION:

The Applicant, Steve Bradley of S.R. Bradley & Associates, on behalf of the property owner, Sanna Shere of Aria Burger King, Inc., is requesting the approval of Design Review 25-0007 (DR2PH25-0007) to remodel the facade of an existing drive-through restaurant (Burger King) (the "Project"), addressed as 2101 West Whittier Boulevard ("Project Site").

The existing restaurant was originally constructed in 1969 as a simple one-story commercial building with a trapezoidal roof and minimally enhanced exterior walls. On December 12, 1983, the Planning Commission approved Conditional Use Permit No. 83-76 to construct an addition to the building, provide a drive-thru window, and install a playground area; and Variance No. 83-90 to reduce the required 10-foot wide front landscape setback to three feet. No major modifications or alterations were made to the facade of the building during this time. The facade that exists today has generally remained the same since the building's construction in 1969.

The proposed Project involves the exterior remodeling of the facade of the existing 2,579 square-foot restaurant building to match Burger King's new “Garden Grill” design, which aims to blend fast food with a cozy garden barbeque aesthetic. The goal of this design concept is to change the perception of fast food to a place where customers would want to linger. While the Applicant has customized the proposed Garden Grill design for La Habra's Burger King, this design concept is part of Burger King's national re-branding efforts.

EXHIBIT 1 – Vicinity Map

Location	General Plan Land Use Designation	Zoning	Existing Land Use
Project Site	Corridor Mixed-Use 1	Commercial (C-2) Zone, Mixed-Use (MX) Overlay Zone	Burger King Drive-thru Restaurant
North	Corridor Mixed-Use 1	Multi-Unit Dwelling (R-4) Zone, MX Overlay Zone	Apartment Complex
East (Across Lindauer Drive)	Mixed-Use Center 1	C-2 Zone, MX Overlay Zone	Multi-Tenant Retail Center (Kenwood Center)
South (Across W. Whittier Blvd)	Corridor Mixed-Use 1	C-2 Zone	Multi-Tenant Retail Center (Chantry Square)
West	Corridor Mixed-Use 1	Single-Unit Dwelling (R-1a) Zone, MX Overlay Zone	Apartment Complex Parking Lot

As depicted in Exhibit 2 below, and Attachment 3, the subject Burger King restaurant is on the northwest corner of West Whittier Blvd and Lindauer Drive. Directly in front of the Burger King restaurant is an outdoor children’s play area that includes a playground structure along with three outdoor dining tables. No changes are proposed to this outdoor area except that the existing six-foot high fencing surrounding the play area will be replaced with new six-foot high fencing with updated colors to match the proposed new facade. There is also an existing six-foot high CMU block wall along the western property line that will remain in place as-is.

Exhibit 2 – Site Plan

Vehicular access to the site is available from two driveways along Whittier Boulevard and one driveway along Lindauer Drive. All entrances allow for both vehicle ingress to and egress from the parking lot. The driveway located on Lindauer Drive provides direct access to the existing drive-through lane, which wraps around the Burger King restaurant building and allows vehicles to exit through the western parking lot. The driveway located furthest west on Whittier Boulevard provides the most direct access to the trash enclosure located on the northwest corner of the site. The existing trash enclosure size and structural design will remain the same, but it will be painted to match the new building facade. Additionally, the Applicant will be providing a new striped Americans with Disabilities Act (ADA) path-of-travel from the restaurant building to the existing trash enclosure, consistent with the requirements of the California Building Code.

The parking lot is proposed to be re-striped to become compliant with the requirements of the ADA to provide one van accessible parking space and one standard accessible parking space, an upgrade from the existing two standard accessible parking spaces. In order to provide sufficient space for the van accessible space, one standard parking space will be removed. Removing this parking space will not have an impact on the number of required parking spaces on the site, as the proposed number of parking spaces exceeds the minimum number of spaces required by Section 18.14.060 (Number of Spaces Required) of Chapter 18.14 (Off-Street Parking Requirements) the LHMC as summarized in Table 2 below.

TABLE 2 - Parking and Landscaping

	Required	Proposed/Provided
Parking	21 spaces	29 spaces
Parking (ADA)	2 spaces	2 spaces (1 van accessible)
Landscaping	7%	12%
Trees within the parking lot (1 per every 10 parking spaces)	3	8
Trees along street frontage (1 per ervery 20 feet)	5	3*

* Number of trees provided to the greatest extent possible.

The Applicant is proposing to refresh and update the existing landscaping that will be affected by the proposed construction by adding new shrubs and bushes to the existing landscape planters located along the Whittier Boulevard frontage and the planters located next to the building and playground area, while keeping all existing trees in place. A conceptual landscape plan is depicted in Exhibit 3 below and Attachment 4, which demonstrates that the site exceeds the City's minimum standards for on-site landscape area and number of trees within the parking lot. However, the site currently does not contain the minimum number of trees required along the street frontage (Whittier Blvd.). Pursuant to LHMC Section 18.08.070.B, any nonconforming site subject to discretionary review must be brought into compliance with all current Code standards that apply to the extent physically possible as determined by the Planning Commission. The Project will be conditioned to add two new trees along the frontage (West Whittier Blvd.) to bring the site into conformance to the greatest extent possible. (See Project Specific Condition #7.). Additional trees would not be possible because they would conflict with the existing, permitted signage from drivers approaching the site from both the east and the west. If the Planning Commission agrees, staff recommends the Commission approve DR2PH25-0007 as proposed.

EXHIBIT 3 - Conceptual Landscape Plan

Proposed Façade Remodel

The Applicant is proposing to remodel the entire restaurant building by implementing Burger King's Garden Grill design. 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). As depicted in Exhibit 4 and Attachment 3, the proposed Garden Grill style is proposed to be exemplified by the following:

Form and Massing
- Asymmetrical Façade
- Geometric shapes and clean lines
- Rectangular shape structure
- Straight and continuous lines
Roof
- Flat roof with parapets to screen mechanical equipment
Materials
- Stucco cement siding panels
- Brick Wainscot
- Fiber cement wood siding
Colors
- Desert Dune “beige”
- Shale Brown
- Vintage Wood Cedar
Decorative Details
- Metal awning structure with cable supports
- Parapet light bar (red color)

At peak, the top of the roof parapet will reach 20’-9”, well under the maximum building height of 50 feet, as permitted for commercial buildings within the C-2 Zone. As previously stated, the roof of the building will remain flat, 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 the building and surrounding properties. The Applicant is proposing to have the LED light bar on the east, south, and west elevations. The northern elevation, which faces a residential multi-unit apartment complex, will not feature the LED light bar.

EXHIBIT 4 - Elevations

As part of this remodel, the Applicant is additionally proposing to update the signage on the property. The new signage includes two wall signs on the existing building, and a canopy sign above the main entry door. The existing monument sign located along Whittier Boulevard will remain as is, with plans to update the existing vinyl face planned in the future. All signage that is proposed as a part of this remodel will comply with LHMC Chapter 18.23 (Sign Standards).

Analysis

Pursuant to LHMC Section 18.32.050.C.2, since the proposed Project is located within the Commercial (C-2) Zone and consists of major remodeling affecting more than 25 percent of the exterior of a building, 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 General Plan designates the Project Site for Corridor Mixed-Use 1 land use. This designation provides for the redevelopment of underutilized previously zoned commercial properties for a mix of multi-unit residential housing with supporting retail and service uses. Permitted uses and densities/intensities include commercial uses with a maximum floor area ratio (FAR) of 0.5; multi-unit residential with a maximum density of 24 dwelling units per acre; or mixed-use projects with a maximum FAR of 1.5. The proposed Project is a building facade remodel of a site that has been developed with a fast food restaurant since 1969 and a drive-thru restaurant since 1984. The subject building is 2,579 square feet and is located on a lot that is 31,746 square feet; this equates to a Project FAR of 0.08. While the FAR is less than the maximum permitted for a commercial use (0.5 FAR), the subject property is not underutilized, and the proposed facade remodel will further enhance its use as a commercial property.

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 facade of the existing building will visually enhance the Whittier Boulevard corridor. The proposed building enhancement will create visual cohesiveness that will revive the overall Project Site by incorporating modern architectural features consistent with the current branding of Burger King stores nationwide. The proposed Project will help beautify the site and surrounding area, making this eating 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 C-2 (Commercial) Zone and the Mixed-Use (MX) Overlay Zone. Both implement the Corridor Mixed-Use 1 land use designation. Pursuant to 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 (C-2 Zone). In the event of a conflict between provisions of the MX Overlay Zone and the provisions of the base zone (C-2 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 (C-2 Zone) prevails. There are no conflicts between the provisions of the C-2 Zone and the MX Overlay Zone for the proposed development standards applicable to the Project. In this case, the proposed Project involves facade improvements, which will not affect existing building setbacks and/or landscaping. In addition, the parking lot will be re-striped to become compliant with the requirements of the Americans With Disabilities Act (ADA) and the number of parking spaces will exceed the requirements of LHMC Chapter 18.14 (Off-Street Parking Requirements). The existing landscaping, which exceeds the size requirement under LHMC Section 18.14.070 (Parking Lot Design Standards), will be enhanced with new shrubs and bushes. The Project has been conditioned to require two new trees, for a total of three trees, to be provided in the landscaped area along West Whittier Boulevard to bring the project into compliance with all LHMC landscaping requirements to the greatest extent possible. In addition, the existing building and site were found to be consistent with the zoning standards and design guidelines for both the C-2 Zone and the MX Overlay Zone. Moreover, both the C-2 Zone and the MX Overlay Zone identify the existing land use (drive-through restaurant) as a land use permitted with the approval of a conditional use permit (CUP). The Burger King restaurant opened in 1969 and received approval from the Planning Commission to add drive-through operations to the restaurant in 1983.

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 the Zoning Ordinance and consistent with the General Plan. Detailed building plans for the proposed facade remodel will be reviewed for conformance with all Building Code requirements and confirm that the improvements to the restaurant building 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 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. For projects that are not subject to the objective design standards set forth in Chapter 18.09 of this title, 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.

Pursuant to LHMC Section 18.09.030 (Applicability and review), the standards set forth in Chapter 18.09 (Objective Design Standards for Multi-Unit Residential and Mixed-Unit Development) apply to multi-unit residential and mixed-use development in the City. This Project involves the remodel of the facade of an existing drive-through restaurant. Therefore, the objective design standards set forth in Chapter 18.09 do not apply to this Project. Remodeling the façade of an existing drive-through restaurant will enhance the Whittier Boulevard corridor. The proposed facade remodel will be a significant upgrade to this existing building. The C-2 Zone and MX Overlay Zone implement the Corridor Mixed-Use 1 General Plan land use designation and permit commercial development of the Project Site. 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 Corridor Mixed-Use 1, which allows commercial developments up to 0.5 FAR. The total square footage of the subject building is 2,579 square feet while the lot size is 31,746 square feet; this equates to a Project FAR of 0.08, which is lower than the maximum FAR of 0.5 permitted for commercial uses on sites designated for the Corridor Mixed-Use land use designation. Further, the Project has been reviewed against the development standards for the C-2 Zone and the MX Overlay Zone and satisfies the requirements for both zones. This restaurant provides indoor and drive-through dining options as well as children’s recreational space, making the existing use compatible with the surrounding residential and commercial uses. Additionally, the City’s General Plan targets the Whittier Blvd. corridor as a priority area for reinvestment and revitalization of existing and new projects. In recent years, a number of visual improvements have been made to similar businesses along the Whittier Blvd. corridor, bringing new life to existing buildings. The visual update to the facade of the building will be consistent with the nationally recognized Burger King “Garden Grill” brand, which will help enhance the site when viewed from Whittier Boulevard. 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 facade of an existing restaurant building. 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 building and property where it is 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.

FISCAL IMPACT/SOURCE OF FUNDING:

The Applicant has paid for the processing costs associated with a Design Review, which totals $7,217.00.

NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES):

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.

GENERAL PLAN RELEVANCE/CITY COUNCIL GOALS & OBJECTIVES:

General Plan Relevance
The General Plan designates the Project Site for Corridor Mixed-Use 1 land use. This designation provides for the redevelopment of underutilized previously zoned commercial properties for a mix of multi-unit residential housing with supporting retail and service uses. Permitted uses and densities/intensities include commercial uses with a maximum floor area ratio (FAR) of 0.5; multi-unit residential with a maximum density of 24 dwelling units per acre; or mixed-use projects with a maximum FAR of 1.5. As indicated above, the proposed Project is a building facade remodel of a site that has been developed with a fast food restaurant since 1969 and a drive-thru restaurant since 1984. The subject building is 2,579 square feet and is located on a lot that is 31,746 square feet; this equates to a Project FAR of 0.08. While the FAR is less than the maximum permitted for a commercial use (0.5 FAR), the subject property is not underutilized, and the proposed facade remodel will further enhance its use as a commercial property.

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 facade of the existing building will visually enhance the Whittier Boulevard corridor. The proposed building enhancement will create visual cohesiveness that will revive the overall Project Site by incorporating modern architectural features consistent with the current branding of Burger King stores nationwide. The proposed Project will help beautify the site and surrounding area, making this eating destination a more desirable place for the La Habra community to visit.

City Council Goals and Objectives

Goal 5: Development Activity and Business Assistance
- Objective B: Identify underutilized commercial properties that have sales tax generating potential and work with property-owners and the brokerage community to develop land to its highest and best use
- Objective C: Work closely with commercial and residential property owners to improve and maintain the appearance of their properties
- Objective D: Continue to improve the City's business retention and expansion program

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