On March 25, 2024, the Planning Commission approved Lot Line Adjustment (LLA) 23-01 and Design Review (DR) 23-02 to develop a nine-unit, three-story apartment complex known as "Magnolia Villas" on vacant property located at the southeast corner of East La Habra Boulevard and South College Street, north and east of the subject property. Surrounding uses are shown in Table 1 below.

Table 1: Surrounding Land Uses
 

Location	General Plan Land Use Designation	Zoning	Existing Land Use
North	Transitional (up to 23 du/ac)	La Habra Boulevard Specific Plan (SP-1)/Mixed Use Overlay	Vacant lot/ Approved for a 9-dwelling unit apartment project
East	Transitional (up to 23 du/ac)	La Habra Boulevard Specific Plan (SP-1)/Mixed Use Overlay	Vacant lot/ Approved for 9-dwelling unit apartment project
South	Low Density Residential (up to 8 du/ac)	La Habra Boulevard Specific Plan (SP-1)	Single Dwelling Unit
West, across South College Street	Low Density Residential (up to 8 du/ac)	La Habra Boulevard Specific Plan (SP-1)	Single Dwelling Unit

 

The La Habra Boulevard Specific Plan requires compliance with the parking requirements in LHMC Chapter 18.14 (Off-Street Parking Requirements). Section 18.14.060(A) requires a single-unit dwelling to have a minimum of two parking spaces within an enclosed garage. The proposed project meets this requirement. California Government Code Section 66322 prohibits the City from requiring any additional parking for the ADU because the project site is located within one-half mile walking distance of public transit. In this case, there is a public transit stop 0.2 miles walking distance located on the south side of La Habra Boulevard near the intersection of McPherson Avenue.

The La Habra Boulevard Specific Plan requires 250 square feet of usable open space for each dwelling. The proposed project includes 405 square feet of usable open space. The property frontage will be landscaped, providing street enhancement along South College Avenue. In addition, the project complies with the required development standards of the La Habra Boulevard Specific Plan, as summarized in the table below.

ANALYSIS:
Pursuant to La Habra Municipal Code (LHMC) Section 18.44.050.F.1.c., all new development within the SP-1 La Habra Boulevard Specific Plan Zone is subject to a Design Review by the Planning Commission in accordance with Chapter 18.68 of the LHMC. Pursuant to LHMC Section 18.68.050, in order to grant approval of the Design Review, the Planning Commission must make the findings listed below; following each finding is staff's analysis of the proposed project's ability to meet the required finding.

1. The proposed project is consistent with the City's General Plan.

The property's General Plan land use designation permits up to eight dwelling units per acre (du/ac) on the subject property. Based on this density, the 0.7-acre (3,440 square-feet) site is permitted to be developed with at least one dwelling unit. 

The project applies the following General Plan policies: LU 1.2 (Development Capacity) by accommodating the type and density of land use depicted in the Land Use Diagram, LU 2.1 (Places to Live) by adding rental housing in La Habra, LU 4.1 (Development Compatability) by requiring that development is located and designed to assure compatibility among land uses, addressing such elements as building orientation and setbacks, buffering, visibility and privacy, access, and impacts of noise and lighting, LU 4.4 (Design Review) by requiring design review that focuses on achieving appropriate form and function to assure compatibility with community character, while promoting creativity, innovation, and design quality, LU 5.5 (Revitalization of Obsolete and Underused Properties) by facilitating revitalization of underutilized properties, LU 6.4 (Housing Type Distribution) by promoting equitable distribution of housing types for all income groups throughout the City, LU 7.2 (New Residential Development) by establishing new residential development that is well-conceived, constructed, and maintained in a variety of types and densities, housing types at scales, and locations and cost, LU 7.3 (Housing Character and Design) by promoting the renovation of existing housing stock in single- and multi-family neighborhoods, H 1.3 (Support Private Sector Housing Production) by facilitating efforts of the private sector in the production of new housing, H 1.5 (Market and Non-Market Housing Production Needs) by facilitating, to the maximum extent feasible, the production of new housing in sufficient quantity to meet both market-rate and non-market rate housing needs of the community, and H 2.5 (Adequate Housing Sites) by providing adequate housing sites through appropriate General Plan land use designations, zoning, and specific plan land use designation to accommodate the City's fair share of regional housing needs.

2. The proposed project is consistent with the City's Zoning Ordinance.

The subject property is located within the SP-1 La Habra Boulevard Specific Plan Zone, which is codified as Chapter 18.44 of the City's Zoning Ordinance. In addition, the attached ADU is subject to the requirements of LHMC Section 18.12.150 (Accessory Dwelling Units) and California Government Code Sections 66314-66332 (Accessory Dwelling Unit Approvals). As described in the staff report, the proposed project is consistent with the development standards of the La Habra Boulevard Specific Plan Zone for single-unit dwellings regarding building setbacks, height limits, landscaping, open space, and parking; as well as, LHMC and State law requirements for ADUs.

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

The La Habra Municipal Code and General Plan are tools to ensure that all projects achieve goals that promote the public health, safety and welfare of the community. The proposed project is located within the La Habra Boulevard Specific Plan (SP-1) Zone and consistent with the anticipated land use. It is also consistent with the policies of the General Plan. Staff has determined that the project’s design provides sufficient access for public safety personnel such as Fire and Police and will be serviced by sanitary sewers and storm drains.

4. 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 is compatible with the surrounding land uses and improvements.

Pursuant to LHMC Section 18.09.030.A, the objective design standards do not apply if the property is within a specific plan, overlay, and/or planned unit development that already implements design standards, in which case those standards shall prevail. Because the subject property is located within the La Habra Boulevard Specific Plan Zone, the objective design standards set forth in Chapter 18.09 of the LHMC do not apply.

The subject property is designated by the General Plan for Low Density Residential Land Use (up to eight dwelling units per acre) and is located within the La Habra Boulevard Specific Plan Zone. The proposed project does not exceed the permitted density for the subject property. Further, the surrounding properties to the west and south also feature single-unit dwellings and the property to the north and west is being developed with a 9-unit apartment complex. The design of the project takes into consideration the property’s location and provides adequate onsite access and onsite circulation. The building setbacks, ADA requirements, onsite amenities, and parking are all consistent with the development standards for multi-unit developments. Therefore, the nature of the proposed land use and the design is appropriate for the proposed location and is compatible with the surrounding land uses and improvements.

5. The project complies with all requirements of the California Environmental Quality Act, or has been found to be exempt.

This Project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be categorically exempt under Section 15303, Class 3 "New Construction or Conversion of Small Structures" of the CEQA Guidelines, which consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. Pursuant to Section 15303(a), the exemption includes: one single-family residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. The project involves the construction of a single-unit dwelling with an attached ADU.

The Project is also not subject to any of the exceptions for exemption under Section 15300.2 of the CEQA Guidelines. The location of the Project is predominantly urban and not considered a sensitive environment; therefore, the Project will not result in any significant environmental impact. The project is not located along any state designated scenic highway nor within any designated hazardous waste site. Staff does not expect any significant impacts or unusual circumstances related to the approval and construction of the Project. Therefore, the Project is exempt from the requirements of CEQA.