This project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be Categorically Exempt pursuant to Section 15303(c), Class 3: “New Construction or Conversion of Small Structures” of the CEQA Guidelines. The project consists of the construction of a 10,000 square-foot commercial building not exceeding the maximum size permitted under the categorical exemption.

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA APPROVING DESIGN REVIEW 20-04 TO CONSTRUCT A SINGLE-STORY 10,000 SQUARE-FOOT COMMERCIAL BUILDING AT 121 EAST WHITTIER BOULEVARD, MAKING THE APPROPRIATE FINDINGS AND SUBJECT TO CONDITIONS.

The Applicant, Shuxing Properties, LLC, is requesting to construct a single-story commercial building.  The property is located on the northerly side of Whittier Boulevard to the east of Euclid Street (see Vicinity Map, attachment 1).  The General Plan land use designation for the site is Corridor Mixed Use 1.  The property is zoned C-2 Commercial which is consistent with the General Plan.

The Applicant is proposing to construct a single-story commercial building on a 35,229 square foot parcel.  The building is proposed to have four suites that will range in size from 2,000 square feet to 4,000 square feet.  The main entrances to each suite will be located on the west side of the building.
 
The property will be served by a single driveway from Whittier Boulevard along the west side of the lot.  A row of parking will be placed along the west side of the property with the remaining spaces at the rear of the property on the north side of the building.
 
The architectural design of the building utilizes a mix of contemporary architectural elements including stucco exterior, decorative light fixtures, corrugated metal siding, metal awnings, wood siding, and tile siding.  Decorative signage, consisting of individual letters will be placed on top of the awnings and back-lit at night.  Lastly, decorative stamped and colored concrete is proposed in the driveway within the front setback to provide visual relief when viewed from the street (see Project Plans, attachment 3).
 
Analysis
As required by Chapter 18.68 of the LHMC, Planning Commission approval of a Design Review is required for any new building constructed in a Commercial Zone. Pursuant to the Code, the purpose of Design Review is to ensure that the design of the site, buildings, and landscaping are in harmony with adjacent improvements and the overall community. 
 
In order for the Planning Commission to approve a Design Review application, the following findings must be made:

1. The proposed plan is consistent with the city’s general plan.
   The Land Use designation of the subject site is Corridor Mixed Use 1 which allows for supporting retail and service uses.  The main suite will be utilized as a dentist office and the other remaining suites will be leased to other commercial or service type businesses.  Therefore, the project is consistent with the General Plan.
    
   The project implements Policies LU 1.1 (Redirect Growth), LU 3.2 (Uses to Meet Daily Needs), LU 3.8 (Cohesive and Integrated Development), LU 4.1 (Development Compatibility), LU 4.4 (Design Review), LU 5.5 (Revitalization of Obsolete and Underutilized Properties), LU 11.1 (Diversity of Uses), LU 11.5 (Cohesive Development), LU 11.6 (Enhanced Design Character), LU 11.7 (Architecture and Site Design), ED 1.1 (Consumer Demand), ED 2.1 (Business Attraction), and E 2.7 (Energy Efficient Design) of the General Plan 2035.
    
2. The proposed plan is consistent with the city’s zoning ordinance.
   The facility’s layout and design complies with all applicable development standards. Therefore, the proposed plan is consistent with the Zoning Ordinance.
    
3. The proposed plan is in the best interests of the public health, safety, and welfare of the community.
   The project will rehabilitate a site that is currently developed with a dilapidated residential structure and five accessory structures that were used for a business.  Additionally, the site will be improved with a new commercial structure that will comply with all current building and fire safety code requirements.
    
4. The nature of the proposed land uses and the design is appropriate for the proposed location is compatible to the surrounding land uses and improvements.
   The proposed building design and layout has taken into consideration the surrounding improvements.  There are other commercial buildings and uses adjacent to the subject site including a gas station to the west and a two-story office building to the east.  There are also apartments to the northwest of the project that will be buffered by a six-foot tall wall and landscaping.  Therefore, the proposed project will be well integrated into its setting.
    
5. The project complies with the requirements of the California Environmental Quality Act.
   This project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be Categorically Exempt pursuant to Section 15303(c), Class 3: “New Construction or Conversion of Small Structures” of the CEQA Guidelines. The project consists of a 10,000 square foot building, which under this exemption, is permitted without any additional environmental review.   The site is within an urban area that was previously developed with six structures that will be demolished.

Since all the appropriate findings for the requested Design Review can be made, it is recommended that the Planning Commission approve Design Review 20-04 for the construction of a single-story 10,000 square-foot commercial building at 121 East Whittier Boulevard, subject to the findings and conditions in the attached resolution.

Code Compliance
 

Standard	Required	Provided
Building Height	50 feet (Max.)	25 feet
Front Setback	15 feet	15 feet
Side Setback (east)	0 feet	5 feet
Side Setback (west)	0 feet	54 feet
Rear Setback	25 feet	122 feet
Floor Area Ratio	30%	28%
Parking	33 spaces	50 spaces

There will be no impact to the City's General Fund.

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 the proposal will constitute the disturbance of more than 5,000 square feet of soil, a Priority WQMP is required.  A Preliminary Priority WQMP has been reviewed and approved.  All work undertaken will be required to incorporate Best Management Practices (BMPs) as required by the WQMP.

The Land Use designation of the subject site is Corridor Mixed Use 1 which encourages supporting retail and service uses.  The main suite will be utilized as a dentist office and the other remaining suites will be leased to other commercial or service type businesses.  Therefore, the project is consistent with the General Plan.
 
The projects implement Policies LU 1.1 (Redirect Growth), LU 3.2 (Uses to Meet Daily Needs), LU 3.8 (Cohesive and Integrated Development), LU 4.1 (Development Compatibility), LU 4.4 (Design Review), LU 5.5 (Revitalization of Obsolete and Underutilized Properties), LU 11.1 (Diversity of Uses), LU 11.5 (Cohesive Development), LU 11.6 (Enhanced Design Character), LU 11.7 (Architecture and Site Design), ED 1.1 (Consumer Demand), ED 2.1 (Business Attraction), and E 2.7 (Energy Efficient Design) of the General Plan 2035.