This Project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be categorically exempt under Section 15332, Class 32: "In-fill Development Projects" of the CEQA Guidelines in that the Project is consistent with the General Plan designation and all applicable General Plan policies, the Project site is less than five acres and surrounded by urban uses. The 1.59-acre site encompasses a portion of an open field area, south of Our Lady of Guadalupe Catholic Church, that has been utilized for church-related activities (a.k.a. McCarty Field). To the east, there are existing apartments (Monte Vista Manor Apartments) and additional multi-unit dwellings that front along Monte Vista Street. To the south, there is a portion of Guadalupe Park as well as the Union Pacific Railroad. To the west, there is an existing neighborhood of single-unit homes. The Conservation/Natural Resources chapter of the General Plan does not identify the Project site as an area of biological sensitivity. As a result, the Project site has no value as a habitat for rare, endangered or threatened fish or wildlife. The Project would not cause significant impacts to traffic, noise, air quality, or water quality. Based on the ITE trip generation rates, the proposed Project is forecast to generate approximately 151 daily trips, which include approximately 10 AM peak hour trips and 12 PM peak hour trips. The Project’s trip generation does not exceed the typical 50 peak hour trip threshold nor the County of Orange’s 200 daily trip threshold. As such, the proposed Project is not expected to result in any significant adverse impacts on the operations of the roadway network and intersections and traffic impact analysis is not required. Furthermore, based on the North Orange County Collaborative VMT Traffic Study Screening Tool (NOCC+), the proposed Project is screened out from a full VMT analysis based on its location within a Low VMT Area and is presumed to have a less than significant impact on VMT under CEQA Therefore, no additional VMT analysis is required. The very low trip generation from the Project also results in less than significant operational noise and air quality impacts. Construction noise and air quality impacts are governed by the La Habra Municipal Code and AQMD Rule 403. The Project does not require import or export of dirt and the grading quantities are minimal. Prior to discharging storm flows into an existing storm drain, the Project will treat the initial storm runoff through a modular wetland system or similar water quality BMP, ensuring compliance with the MS4 requirements. Because this is a redevelopment project, the site can and will continue to be adequately served by all utilities and public services. 

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 other projects like it 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. Staff does not expect any significant impacts or unusual circumstances related to the approval and construction of the Project.

Staff is recommending that the Planning Commission find that LLA 24-0002 is categorically exempt from CEQA and that the Planning Commission recommend that the City Council find that PUD 24-0001 is categorically exempt from CEQA.

That the Planning Commission approve and adopt:

 

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA, CALIFORNIA, MAKING THE REQUIRED FINDINGS AND (1) APPROVING LOT LINE ADJUSTMENT (LLA) 24-0002 TO RELOCATE AN EXISTING LOT LINE IN ORDER TO ESTABLISH A 1.59 ACRE LOT, AS PER THE APPROVED PLANS AND SUBJECT TO CONDITIONS; AND (2) RECOMMENDING THAT THE CITY COUNCIL APPROVE PLANNED UNIT DEVELOPMENT (PUD) 24-0001 TO CONSTRUCT 21 DWELLINGS UNITS (APARTMENT HOMES) INCLUDING TWO AFFORDABLE UNITS FOR RENT TO MODERATE-INCOME HOUSEHOLDS ON SAID 1.59 ACRE LOT AT THE PROPERTIES CURRENTLY ADDRESSED AS 900-970 WEST LA HABRA BOULEVARD (ASSESSOR'S PARCEL NUMBERS 298-121-01, 298-011-021 AND 298-011-22), AS PER THE APPROVED PLANS AND SUBJECT TO CONDITIONS, AND MAKING THE DETERMINATION THAT LLA 24-0002 IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15332, CLASS 32: “INFILL DEVELOPMENT PROJECTS” OF THE CEQA GUIDELINES

The Applicant, Douglas Woodward of TDAC Development and Consulting, representing the Property Owner, the Roman Catholic Diocese of Orange, is requesting approval of Lot Line Adjustment (LLA) 24-0002 and Planned Unit Development (PUD) 24-0001 in order to construct 21 dwelling units on a 1.59-acre portion of a site located at 900 West La Habra Boulevard (the "Project") belonging to Our Lady of Guadalupe Catholic Church. As shown in Exhibit 1, the Project site, outlined in orange, is more specifically located on the southern portion of the lot and has been utilized as an open field area (a.k.a. McCarty Field) for church-related activities. To the north of the Project site, there are existing facilities associated with Our Lady of Guadalupe Church, including an existing sanctuary, banquet hall, church school building, offices and parking lot area. To the east, there are existing apartments (Monte Vista Manor Apartments) and additional multi-dwelling units that front along Monte Vista Street; to the south, is a portion of Guadalupe Park as well as the Union Pacific Railroad; and, to the west, is an existing neighborhood of single-unit homes.
 

 

 

 

 

The General Plan land use designation, zoning, and existing land use for the properties surrounding the Project site are provided in Table 1 below:

Table 2: Income Limits for Number of Members per Household

	1	2	3	4	5	6	7	8
Acutely Low	$13,400	$15,300	$17,250	$19,150	$20,700	$22,200	$23,750	$25,300
Extremely Low	$30,150	$34,450	$38,750	$43,050	$46,500	$49,950	$53,400	$56,850
Very Low Income	$50,250	$57,400	$64,600	$71,750	$77,500	$83,250	$89,000	$94,750
Low Income	$80,400	$91,850	$103,350	$114,800	$124,000	$133,200	$142,400	$151,500
Median Income	$89,450	$102,250	$115,000	$127,800	$138,000	$148,250	$158,450	$168,700
Moderate Income*	$107,350	$122,700	$138,000	$153,300	$165,600	$177,900	$190,150	$202,400

As shown in Exhibit 6, vehicular access to the Project site will be from Walker Avenue. As shown in Exhibits 1-2 and 4-5, currently, Walker Avenue does not terminate in a cul-de-sac, which is not an ideal street design if a vehicle comes to the end of the street and needs to turn around. Although there are no regulations in place that would require the Applicant to provide a full cul-de-sac, after discussions with the City's Engineering Division and LACFD, the Applicant has agreed to provide a cul-de-sac turnaround area in an effort to provide space for improved vehicle maneuvering.  The cul-de-sac turnaround and the Project's private driveways/fire lanes comply with LACFD requirements to be at least 26 feet wide and clear of overhead obstructions, and comply with the LACFD and City's turning radii requirements. The private driveways/fire lanes provide a loop around the proposed buildings and provide access to all 21 residences. Additionally, emergency vehicles will have a LACFD approved "hammerhead" turn around at the southeast corner of the project site. On February 22, 2024, the Applicant conducted the required fire hydrant flow test for the existing fire hydrant located at the northeast corner of South Marian Street and Third Avenue.  The test was approved by LACFD and the City. In addition, the Applicant will install a new fire hydrant near the center of the proposed Project and equip all units with a fire sprinkler system. 
 

In order to determine the proposed Project's impact on traffic, RK Engineering Group, Inc. prepared a Trip Generation and Vehicle Miles Traveled (VMT) Screening Assessment for the proposed Project. Based on the ITE trip generation rates, the proposed project is forecast to generate approximately 151 daily trips, which include approximately 10 AM peak hour trips and 12 PM peak hour trips. The Project’s trip generation does not exceed the typical 50 peak hour trip threshold nor the County of Orange’s 200 daily trip threshold. As such, the proposed Project is not expected to result in any significant adverse impacts on the operations of the roadway network and intersections and traffic impact analysis is not required. Furthermore, based on the North Orange County Collaborative VMT Traffic Study Screening Tool (NOCC+), the proposed Project is screened out from a full VMT analysis based on its location within a Low VMT Area and is presumed to have a less than significant impact on VMT under CEQA. Therefore, no additional VMT analysis is required.
 

As shown in Exhibit 6, the Applicant proposes to construct one two-unit building, two four-unit buildings, one five-unit building and one six-unit building. Each of the units within these buildings will have three bedrooms, an attached two-car garage and one uncovered parking space, in addition to access to a pool of 11 guest parking spaces.  Two of the uncovered parking spaces will comply with Americans with Disabilities Act (ADA) requirements. As indicated in Table 3 below, the Project will meet the minimum parking required by the LHMC.

As previously noted, 1.52 acres of the Project site is within the R-2 Zone and PUD Overlay Zone and the balance of the Project site (0.07 acres) is within the R-1c Zone. As noted above, and further described below, the dwelling units will be constructed within the portion of the property that is within the R-2 Zone/PUD Overlay Zone; the portion of the Project site that is within the R-1c Zone will be used to meet building setback requirements and, as noted above, includes a sewer easement that prevents the construction of dwelling units within this area. Pursuant to LHMC Section 18.52.040 (Applicability), the regulations set forth in the PUD Overlay Zone are supplementary to the regulations set forth in the base zoning designation, which in this case is the R-2 Zone. Staff reviewed the proposed project for conformance with the R-2 developments as summarized in Table 4 below. Although Section 18.52 of the LHMC (Planned Unit Development Overlay Zone) does not provide specific development standards, it does provide a level of flexibility for the developer to deviate from the established building standards of the underlying zoning designation for the purpose of constructing a project that is cohesive with the surrounding neighborhood. 

As noted in Table 4 above, the proposed Project meets or exceeds the R-2 Zone development standards, except for the front setback.  As shown in Exhibit 7, along the western property line, the Project site sits at grade with the adjacent single-unit dwelling that is located on the south side of Walker Avenue (960 Walker Avenue). The four-unit building that is situated at the western edge of the Project site has a front setback that is 10-feet wide instead of the required 15 feet. The subject single-unit dwelling, adjacent to the four-unit building, has an adjacent side setback that is five feet from the property line, resulting in a total building to building separation of 15 feet. In order to mitigate any privacy impacts of the reduced setback, the Applicant proposes to plant large (24 inch box) Podocarpus graciliar "column" fern pines, within the Project's front setback area. These "column" fern pines range between eight and fifteen feet in height and are three to five feet in width.  Exhibit 8 shows the location of the Podocarpus graciliar "column" fern pines and a line-of-sight cross-section at the Walker Avenue property line. The exhibit identifies the anticipated height at the initial planting and when the trees reach maturity. The Applicant is requesting this reduced setback in order to provide 26-foot wide driveways/fire lanes that meet LACFD requirements, without compromising the design of the proposed Project or the number of proposed units.

 

As shown below in Exhibit 9, the Applicant proposes a variety of landscaping throughout the Project, including a mixture of small, medium and large trees and shrubs as well as bougainvillea vines, succulents, groundcover and drought tolerant turf.  Pursuant to LHMC Section 18.26.040.E (Usable Yard Area), the project must include a minimum of 250 square feet of private usable open space or a combination of private and common open space with at least 30% of the total number of dwelling units having private usable open space. The Applicant will exceed this requirement by providing individual private, ground-floor patios for all 21 dwelling units that range in size from 250 square feet to 465.8 square feet in area; and, 2,111 square feet of active and passive common open space.  As shown in Exhibit 10, the common open space will include six 15-square foot raised planters that will be used for gardening, tree and shrub-lined walkways, passive park bench seating areas, a natural gas barbecue grill, and an outdoor dining table and seating, which will be covered by a modern opaque metal gazebo. 

As shown below in Exhibit 11, the Applicant has designed the proposed Project to meet the requirements of LHMC Chapter 18.09 (Objective Design Standards for Multi-Unit Residential and Mixed-Use Development). Pursuant to LHMC Section 18.09.060 (Architectural Styles), the Applicant has chosen the Spanish Colonial Revival architectural style, utilizing the following design criteria:

Exhibit 11 shows the typical floor plans for a four-unit building. All buildings, regardless of the number of units, feature the same layout, typically 'flipped', when adjoining. All floor plans will have three bedrooms, two and one-half baths with two car garages.  Garages will be "plumbed" to be ready for Level 2 electric vehicle charging and will include designated space for the water heater and three waste bins including trash, recycling and organics. All first floors include a great room that includes a kitchen with a pantry, an island with bar seating, a dining area, and a living room area, in addition to a separate bathroom with a toilet and sink. The second floor will include three bedrooms, including one primary bedroom with a private bathroom and walk-in closet, a central laundry facility, and a full shared bathroom.  

Pursuant to Section 17.20.030 of the La Habra Municipal Code (LHMC), prior to the approval of Lot Line Adjustment 24-0002, 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.

There are four properties that are the subject of Lot Line Adjustment 24-0002, which together comprise Our Lady of Guadalupe Catholic Church. The Applicant is proposing to create a separate lot for the Project site by removing an existing lot line between two lots at the northern part of the church property, to form a separate lot at the southern end of the church property. Therefore, the proposed Lot Line Adjustment will not create an additional lot. 

As noted above, Our Lady of Guadalupe Catholic Church comprises four lots. The proposed Lot Line Adjustment consists of a lot merger and a lot split. Two lots front on to West La Habra Boulevard: one smaller lot where a garden and statue are located and a larger lot where the sanctuary is located. These two lots will be combined, and, therefore, will not reduce the area or width of these lots below the minimum area or width required. A third lot, that fronts onto South Marian Street, contains a parking lot that will remain unchanged, and, therefore, will not reduce the area or width of this lot below the minimum area or width required. The fourth lot and largest lot is located east and south of the sanctuary. The fourth lot contains ancillary buildings, classroom buildings in the northern portion of the lot, and a sports field/open space area in the southern portion of the lot. The proposed Lot Line Adjustment will create a 1.59-acre parcel at the southernmost part of the property for the proposed Project that will include 0.07 acres within the R-1c Zone and 1.52 acres within the R-2 Zone/PUD Overlay Zone. The widths of the new lots will remain the same as the width of the former lot, and, therefore, will not reduce the width of this lot below the minimum required. The lot size for the northern portion of this lot split will be 5.34 acres (232,610 square feet), which exceeds the minimum area required by R-1c Zone (5,500 square feet per dwelling). The balance of the lot split will be 1.59 acres. The Applicant proposes to construct 21 dwelling units on the 1.52 acres (66,211 square feet) of this lot that is within the R-2 Zone/PUD Overlay Zone; the portion of the lot within the R-1c Zone will be used to meet building setback requirements, and includes a sewer easement that prevents the construction of dwelling units within this area. The minimum lot area requirement for the R-2 Zone is 2,850 square feet for each unit (59,850 square feet for 21 units); and, therefore, the proposed lot will exceed the minimum area requirements for the R-2 Zone. Therefore, the proposed Lot Line Adjustment does not reduce the area or width of any lot in any zone below the minimum area or width required in such zone.

As noted above, Our Lady of Guadalupe Catholic Church comprises four lots. The two lots that front onto West La Habra Boulevard will be combined and vehicles will continue to access these properties from the existing driveway from West La Habra Boulevard; therefore, this lot merger will 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.  Additionally, access to the third lot and the northern portion of the fourth lot is not affected by the proposed Lot Line Adjustment, and, therefore, neither of these lots will be 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.  The proposed Project will be located on the southern portion of the lot that is the subject of the lot split. Vehicular access to the Project site will be from Walker Avenue. The City's Public Works Department evaluated the proposed Project and verified that there will be sufficient access to any and all existing public utility easements and no additional utility easement will be created. Therefore, the proposed Lot Line Adjustment 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 24-0002 will not affect the existing utilities servicing Our Lady of Guadalupe Catholic Church. The proposed Project is proposed on a 1.59-acre parcel at the southernmost part of the church property that is currently used as a sports field for church activities.  The proposed Project will connect to existing utilities and not sever any current utility service existing prior to the lot line adjustment. Additionally, it is anticipated that sufficient utility service for the proposed 21 apartment units can be provided. Therefore, LLA 24-0002 does not cut off any lot from any utility service available immediately prior to the Lot Line Adjustment.

There are no existing buildings that are affected by LLA 24-0002. The lot created as a result of LLA 24-0002 is currently utilized as an open field area (a.k.a. McCarty Field) for church-related activities. The proposed Lot Line Adjustment consists of a lot merger and a lot split. Two lots that front onto West La Habra Boulevard: one smaller lot where a garden and statue are located and a larger lot where the sanctuary is located, will be combined. A third lot that fronts onto South Marian Street where a parking lot is located, will remain unchanged. The fourth lot and largest lot, located east and south of the sanctuary, contains ancillary buildings, classroom buildings in the northern portion of the lot, and a sports field/open space area in the southern portion of the lot. The proposed Lot Line Adjustment will split this parcel into a 5.34-acre parcel that will contain the existing buildings, as well as a portion of the sports field/open space, and 1.59-acre parcel at the southernmost part of the property for the proposed Project. The proposed Project has been designed to comply with the R-2 Zone/PUD Overlay Zone. Therefore, LLA 24-0002 will not cause an existing building to be in violation of the zoning regulations of Title 18 of the LHMC, the Building Code or state housing law by reason of its proximity to or encroachment on a proposed new lot line.

Section 18.04.030 of the LHMC defines a key lot as the first interior lot to the rear of a reversed corner lot. The proposed 1.59-acre lot at the southernmost portion of Our Lady of Guadalupe Catholic Church is not adjacent to any reverse corner lot.  A reversed corner lot is a lot where the street side of the lot continues as the front side of the lot to its rear.  With the design of the proposed Project, this condition will not occur as a result of LLA 24-0002. Therefore, the Lot Line Adjustment does not create a new key lot in any zone.

No new easements are required as a result of LLA 24-0002 nor is the extension of any public street.  Walker Avenue is not proposed to be extended and will remain unchanged; the proposed Project will connect to Walker Street via private driveways/fire lanes and a cul-de-sac turnaround.  Further easements remain unaffected and are protected in place. Therefore, no new public street or easement or extension of any existing public street or easement will be required.

Per the requirements of LHMC Chapter 18.52 (PUD Overlay Zone), the approval of PUD 24-0001 requires the Planning Commission to make a recommendation to the City Council regarding its approval; the City Council is the final approval authority for the PUD permit. Per LHMC Section 18.52.095.A (Findings), prior to the Planning Commission recommending the City Council's approval of the PUD, the Planning Commission must make the required findings listed below; following each finding is Staff's analysis of the proposed Project's ability to meet the required finding.

The majority (95.5 percent) of the Project site is located within the R-2 Zone and the PUD Overlay Zone and has a Medium Density (up to 14 du/ac) land use per the General Plan. The proposed development of 21 apartment homes is consistent and compatible with adjacent residential development to the east and the west. Therefore, the location, design and proposed uses are compatible with the character of existing development in the vicinity. 

Vehicular access to the Project site will be from Walker Avenue, which does not currently terminate in a cul-de-sac, which is not an ideal street design if a vehicle comes to the end of the street and needs to turn around. Although there are no regulations in place that would require the Applicant to provide a full cul-de-sac, after discussions with the City's Engineering Division and LACFD, the Applicant has agreed to provide a cul-de-sac turnaround area in an effort to provide space for improved vehicle maneuvering. The cul-de-sac turnaround and the Project's private driveways comply with LACFD requirements to be at least 26 feet wide and clear of overhead obstructions, and comply with the LACFD and City's turning radii requirements. The private driveways provide a loop around the proposed buildings and provide access to all 21 residences. Additionally, emergency vehicles will have a LACFD approved "hammerhead" turn around at the southeast corner of the Project site. On February 22, 2024, the Applicant conducted the required fire hydrant flow test for the existing fire hydrant located at the northeast corner of South Marian Street and Third Avenue.  The test was approved by LACFD and the City. In addition, the Applicant will install a new fire hydrant near the center of the proposed Project and equip all units with a fire sprinkler system. 
 

In order to determine the proposed Project's impacts on traffic, RK Engineering Group, Inc. prepared a Trip Generation and Vehicle Miles Traveled (VMT) Screening Assessment for the proposed Project. Based on the ITE trip generation rates, the proposed Project is forecast to generate approximately 151 daily trips, which include approximately 10 AM peak hour trips and 12 PM peak hour trips. The Project’s trip generation does not exceed the typical 50 peak hour trip threshold nor the County of Orange’s 200 daily trip threshold. As such, the proposed Project is not expected to result in any significant adverse impacts on the operations of the roadway network and intersections and traffic impact analysis is not required. Furthermore, based on the North Orange County Collaborative VMT Traffic Study Screening Tool (NOCC+), the proposed Project is screened out from a full VMT analysis based on its location within a Low VMT Area and is presumed to have a less than significant impact on VMT under CEQA Therefore, no additional VMT analysis is required. Therefore, the Project will produce, internally, an environment of stable and desirable character, and will not tend to cause any traffic congestion on surrounding or access streets.

The Applicant has filed all the required applications for this proposed Project. The request includes a Lot Line Adjustment, which is being processed concurrently with this Planned Unit Development. Therefore, all required applications have been processed.

The proposed design standards and layout dimensions are clearly depicted on the Project plans. Chapter 18.52 of the LHMC (Planned Unit Development Overlay Zone) does not provide specific development standards; however, it provides a level of flexibility for the developer to deviate from the established building standards of the underlying zoning designation for the purpose of constructing a project that is cohesive with the surrounding neighborhood. As indicated in the table below, the Project will meet the minimum parking required by the LHMC.

1.52 acres of the Project site is within the R-2 Zone and PUD Overlay Zone and the balance of the Project site (0.07 acres) is within the R-1c Zone. The proposed dwelling units will be constructed within the portion of the property that is within the R-2 Zone/PUD Overlay Zone; the portion of the Project site that is within the R-1c Zone will be used to meet building setback requirements and includes a sewer easement that prevents the construction of dwelling units within this area. Staff reviewed the proposed Project for conformance with the R-2 developments in the table below. 

As noted in the table above, the proposed Project meets or exceeds the R-2 Zone development standards, except for the front setback where the Project site sits at grade with the adjacent single-unit dwelling that is located on the south side of Walker Avenue (960 Walker Avenue). The four-unit building that is situated at the western edge of the Project site has a front setback that is 10-feet wide instead of the required 15 feet. The subject single-unit dwelling, adjacent to the four-unit building, has an adjacent side setback that is five feet from the property line, resulting in a total building to building separation of 15 feet. In order to mitigate any privacy impacts of the reduced setback, the Applicant proposes to plant large (24 inch box) Podocarpus graciliar "column" fern pines, within the Project's front setback area. These "column" fern pines range between eight and fifteen feet in height and are three to five feet in width.  As permitted by the PUD Overlay Zone, the Applicant is requesting this reduced setback in order to provide 26-foot wide driveways/fire lanes that meet LACFD requirements, without compromising the design of the proposed Project or the number of proposed units. Therefore, the applicable development standards are clearly designated.

The proposed Project has been designed to comply with the requirements of the R-2 Zone and the PUD Overlay Zone, as well as the requirements of LHMC Chapter 18.09 (Objective Design Standards for Multi-Unit Residential and Mixed-Use Development) for the Spanish Colonial Revival architectural style. A private road servicing the development will connect with Walker Avenue to the west. The Applicant proposes to utilize existing 6-foot block walls between the single- residences to the west and the multi-unit residences to the east. Additionally, the multi-unit property to the east is further separated by a grade differential between four and five feet. The Applicant also proposes landscape screening adjacent to the single-unit residence at the western u it of the proposed development. Therefore, the proposed development will be well integrated into its setting.

The proposed Project exceeds the City's requirements for private and common open space by providing individual private, ground-floor patios for all 21 dwelling units that range in size from 250 square feet to 465.8 square feet in area, and 2,111 square feet of active and passive common open space.  The common open space will include six 15-square foot raised planters that will be used for gardening, tree and shrub-lined walkways, passive park bench seating areas, a natural gas barbecue grill, and an outdoor dining table and seating, which will be covered by a modern opaque metal gazebo. Therefore, provision is made for both public and private open space, at least equivalent to that required in the primary zone.

The conditions of approval for the PUD require the development of the Project to be in substantial conformance with the final plans as recommended for approval by the Planning Commission and as approved by the City Council.  The Applicant proposes to employ firms to maintain and protect private areas reserved for common use. Therefore, suitable provision is made for the protection and maintenance of private areas reserved for common use.

The Applicant provided a Fiscal Impact Analysis prepared by DTA (formerly David Taussig and Associates) public finance firm. The analysis concluded that at Project build-out, the 21 apartment homes will produce nominal annual recurring fiscal surplus of $6,500 including secured property tax revenues received by the City's General Fund. Additionally, annual property tax revenues generated by the project's build-out, including property tax in lieu of vehicle license fees (VLFs), are estimated at $38,980. Annual indirect sales tax revenues generated by the household retail spending within the City limits at the Project's build-out are estimated at $6,035.
 

The site is adequately served by the La Habra Police Department, the Los Angeles County Fire Department, the City of La Habra (water, trash, and sewer), and parks. In addition, each public safety division of the City has also reviewed the Project and provided any necessary conditions of approval. All Project-related public utilities, infrastructure, and services are already in place. Therefore, the Project does not negatively impact the City’s ability to provide services over the short and long term to City residents. 

This Project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be categorically exempt under Section 15332, Class 32: "In-fill Development Projects" of the CEQA Guidelines in that the Project is consistent with the General Plan designation and all applicable General Plan policies, the Project site is less than five acres and surrounded by urban uses. The 1.59-acre site encompasses a portion of an open field area, south of Our Lady of Guadalupe Catholic Church, that has been utilized for church-related activities (a.k.a. McCarty Field). To the east, there are existing apartments (Monte Vista Manor Apartments) and additional multi-unit dwellings that front along Monte Vista Street. To the south, there is a portion of Guadalupe Park as well as the Union Pacific Railroad. To the west, there is an existing neighborhood of single-unit homes. The Conservation/Natural Resources chapter of the General Plan does not identify the Project site as an area of biological sensitivity. As a result, the Project site has no value as a habitat for rare, endangered or threatened fish or wildlife. The Project would not cause significant impacts to traffic, noise, air quality, or water quality. Based on the ITE trip generation rates, the proposed Project is forecast to generate approximately 151 daily trips, which include approximately 10 AM peak hour trips and 12 PM peak hour trips. The Project’s trip generation does not exceed the typical 50 peak hour trip threshold nor the County of Orange’s 200 daily trip threshold. As such, the proposed Project is not expected to result in any significant adverse impacts on the operations of the roadway network and intersections and traffic impact analysis is not required. Furthermore, based on the North Orange County Collaborative VMT Traffic Study Screening Tool (NOCC+), the proposed Project is screened out from a full VMT analysis based on its location within a Low VMT Area and is presumed to have a less than significant impact on VMT under CEQA Therefore, no additional VMT analysis is required. The very low trip generation from the Project also results in less than significant operational noise and air quality impacts. Construction noise and air quality impacts are governed by the La Habra Municipal Code and AQMD Rule 403. The Project does not require import or export of dirt and the grading quantities are minimal. Prior to discharging storm flows into an existing storm drain, the Project will treat the initial storm runoff through a modular wetland system or similar water quality BMP, ensuring compliance with the MS4 requirements. Because this is a redevelopment project, the site can and will continue to be adequately served by all utilities and public services. 
 

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 other projects like it 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. Staff does not expect any significant impacts or unusual circumstances related to the approval and construction of the Project.

The Applicant has indicated that they will submit construction drawings for building plan check immediately upon completion of the entitlement process. Therefore, the Applicant has provided a reasonable assurance that the Applicant intends to and will proceed with execution of the Project without undue delay.

As noted above, the proposed Project is in substantial compliance with all of the applicable standards of the underling R-2 Zone and the PUD Overlay Zone as per the plans and supporting studies. Therefore, the Project is in substantial compliance with the spirit and intent of the Zoning Ordinance.

Fees of $10,416 were paid for PUD 24-0001 and fees of $6,975 were paid for LLA 24-0002 and CEQA. Total fees paid: $17,391.

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 conceptual Water Quality Management Plan (WQMP), which addresses the topography, stormwater collection basins, and proposed water drainage paths for the site, has been reviewed and approved by the City’s Public Works Department. Project-specific conditions pertaining to stormwater discharge and infiltration have been included as part of the conditions of approval.