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 Applicant is proposing to relocate the common lot line between the two adjacent properties to situate the Regal Theater building on its own parcel. While the Lot Line Adjustment will result in subsequent changes to the square footage of each lot, these changes are minor and the new dimensions and coverage are consistent with the site’s zoning and land use designations. This project 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 cumulative impact of this project, and the approval of other projects like it in the vicinity, is not expected to have 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.

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA, CALIFORNIA, MAKING THE REQUIRED FINDINGS AND APPROVING LOT LINE ADJUSTMENT 24-0003 TO REPOSITION A COMMON LOT LINE BETWEEN TWO CONTIGUOUS PROPERTIES LOCATED AT THE NORTHWEST CORNER OF IMPERIAL HIGHWAY AND IDAHO STREET (ASSESSOR'S PARCEL NUMBERS: 018-391-37 AND 018-391-38), 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, Mike MacFarland of Tait & Associates, Inc., representing the Property Owner, La Habra Associates, LLC, is proposing Lot Line Adjustment 24-0003 to reposition the common lot line between two contiguous parcels, APN: 018-391-37 (Parcel 1) and APN: 018-391-38 (Parcel 2). The subject lots (Parcels 1 and 2) were legally recorded and developed in 1987 as part of the original La Habra Fashion Square shopping center. The site, as shown in Exhibit 1 below and in Attachment 2, is located at the northwest corner of Imperial Highway and Idaho Street and within the La Habra Marketplace shopping center. Both parcels are designated by the General Plan for Community Shopping Center 2 (0.8 FAR) land use and located within the Community Shopping Center High-Density Zone (C-2sH), which implements the Community Shopping Center 2 (0.8 FAR) land use designation. Exhibit 1: Vicinity Map 



Parcel 1, at 1.84 acres, was last occupied by a stand-alone Banc of California branch that closed in 2022. A Krispy Kreme location was approved in April 2023 and is currently under construction on the site. Parcel 2, at 15.13 acres, features a variety of businesses across several buildings. The western lot line for Parcel 2 is located between Hobby Lobby and Esporta and Petco and Wendy's.  In addition to Hobby Lobby, Ulta Beauty, Party City, and Sprouts are located within the large commercial building at the northwest corner of the site; Regal Theater is a stand-alone building located at the northeast corner of the site. IHOP, Wetzel’s Pretzels, Verizon, and Wendy’s are located within individual buildings along the Imperial Highway frontage. The General Plan land use designations, zoning, and surrounding land uses for the adjacent properties are provided in Table 1 below. 

Table 1: Surrounding Land Uses

As shown in Exhibit 2 below, the Applicant is proposing to adjust the existing lot line (shown in red) between Parcel 1 and Parcel 2 to situate the Regal Theater building on its own parcel by modifying the lot line as shown in green. The proposed lot ine adjustment would expand Parcel 1 (APN: 018-391-37) from its current 1.84 acres to 6.17 acres. Subsequently, Parcel 2 (APN: 018-391-38) would be reduced from its current 15.13 acres to 10.81 acres and would include the Krispy Kreme site that is currently under construction.  Exhibit 2 – Lot Line Adjustment

As shown below in Table 2, the proposed parcels will meet the maximum lot coverage and minimum setbacks required for the Community Shopping Center High Density (C-2sH) zone.

Table 2: Community Shopping Center High Density (C-2sH) Development Standards

In addition, all other site-related development standards are and will remain in compliance with the requirements for the Community Shopping Center High Density (C-2sH) zone and the Community Shopping Center 2 (0.8 FAR) land use designation. The 32-acre La Habra Marketplace shopping center has a shared parking agreement and reciprocal access agreement that covers the entire shopping center. This would not change with the proposed 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 24-0003, 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 24-0003 modifies the size of two existing lots but 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 recorded and developed in 1987 as part of the original La Habra Fashion Square shopping center and are in compliance with the lot coverage and setback requirements per the Community Shopping Center High Density (C-2sH) standards, the zoning designation for both parcels. While there is no minimum lot area or lot width for newly created parcels within the Community Shopping Center High Density (C-2sH) zone, the table below provides the required and proposed maximum lot coverage and setbacks for each parcel.

As shown in the table above, Lot Line Adjustment 24-0003 does not surpass the maximum lot coverage or reduce the building setbacks below the minimum requirements per the Community Shopping Center High Density (C-2sH) zone.

3. Does not cut off 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 24-0003 will not impact the location of the existing driveways for either parcel and both parcels will continue to have access to Imperial Highway to the south and Idaho Street to the east through a shared parking and reciprocal access agreement. Additionally, the proposed Lot Line Adjustment will not affect 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 24-0003 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.
The existing property boundary will be modified to encompass the Regal Theater building on its own parcel, expanding Parcel 1 (APN: 018-391-37) from 1.84 acres to 6.17 acres and reducing Parcel 2 from 15.13 acres to 10.81 acres. All site related development standards are and will remain in compliance with the requirements for the Community Shopping Center High Density (C-2sH) zone and the Community Shopping Center 2 (0.8 FAR) land use designation.

6. Does not create a new key lot in any zone.
Section 18.04.030 of the LHMC defines a key lot as the first interior lot to the rear of a reversed corner lot. Lot Line Adjustment 24-0003 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 24-0003 will retain the locations of the existing driveways along Imperial Highway and Idaho Street. It will not affect any public streets or require any modification to any public streets or easements.

The Applicant submitted the required fee of $6,759 for the processing of Lot Line Adjustment 24-0003.

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 policies:

LU 4.1 Development Compatibility. Require that development is located and designed to assure compatibility among land uses, addressing such elements as building orientation and setbacks, buffering, visibility and privacy, automobile and truck access, impacts of noise and lighting, landscape quality, and aesthetics.

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

Goal 5: Development Activity and Business Assistance
- 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.