BACKGROUND
The property located at 109 Lilac Lane (APN 315-011-19) is approximately 8.51 acres (see Figure 1: Vicinity Map). The property has a General Plan designation of Public Facilities and is zoned PF, Public Facilities. The subject property is owned by the Brea Olinda Unified School District. The site was utilized as the Olinda Elementary School prior to its relocation along Birch Street. The District declared the property as surplus and no longer necessary for the District’s purposes in 2011 and the buildings were subsequently demolished. The property has since remained vacant. At its meeting of May 6, 2019, the District’s Board of Directors approved a Purchase and Sale Agreement to transmit title of the property to Manuel and Donna Perez. The property is currently in escrow.
DISCUSSION
The applicant, Donna Perez, is proposing to change the zoning from Public Facilities to Single-Family Residential with an Equestrian Overlay to allow for the development of the following uses:
- A one-story, single-family residence containing 9,374 square feet
- An accessory dwelling unit (ADU) containing 4,576 square feet;
- Two (2) stables at 1,900 square feet each to accommodate up to 26 horses boarded on the property for private use;
- A combined garage and hay barn containing 5,454 square feet; and
- Enclosed pasture and arena areas for horse training and riding.
The property is located on the northwest corner of Carbon Canyon Road and Olinda Place. The Olinda Village neighborhood, which consists of 1- and 2-story, single-family residences, is directly to the north and east of the property – See Attachment 1, Technical Background.
General Plan Amendment
The project proposes to change the land use designation from Public Facilities to Low Density Residential. This designation is consistent with the use of nearby properties within the Olinda Village neighborhood. The property was designated for Low Density Residential uses prior to 2006, when the City changed the designation to reflect the school use. The change in land use is consistent with the following goals and policies within the Brea General Plan elements:
Policy CD-2.1 Ensure that the design of new residential developments is sensitive to the character of existing neighborhoods;
Policy CD-5.1 Ensure new development is compatible with the style, theme, and design of established structures and neighborhoods; and
Policy CD 7.6 Preserve a rural atmosphere in Olinda Village.
As addressed in the Certificate of Compatibility section below, the project is similar in size, architectural style, and character with surrounding development within the Olinda Village neighborhood. The low lot coverage, pasture areas, and horse stables further enhance the rural atmosphere of the Olinda Village neighborhood.
Change of Zone
The proposed change in zoning from Public Facilities to Single-Family Residential (Equestrian Overlay) is consistent and compatible with the surrounding uses. The zoning for the surrounding properties is as follows (see Figure 2):
- Single-Family Residential (R-1 (E)) to the north
- Neighborhood Commercial (C-N) to the east
- Hillside Residential to the South and West
The Olinda Village neighborhood to the north is zoned R-1 (E). This neighborhood is a mixture of 1- and 2- story, single-family, detached houses on lots ranging from approximately 9,000 square feet to seven (7) acres. All properties in Olinda Village are located within the Equestrian Overlay Zone with a number of larger properties where horses are boarded.
The proposed zone change to R-1 (E) (Single-Family Residential with Equestrian Overlay) would allow for the development of a single-family residence and accessory dwelling units. Additional accessory structures related to the boarding and maintaining of horses would be allowed through the Conditional Use Permit as outlined below. The property owner has engaged the Olinda Village neighborhood and received correspondence from the Board supporting the project (Attachment 8).
Certificate of Compatibility
The Code requires construction of new single-family homes be reviewed under a Certificate of Compatibility. The Certificate of Compatibility considers the compatibility of residential structures to the existing community character, architecture, aesthetics and cohesiveness within residentially zoned properties in the City. Lots in the Olinda Village neighborhood range from approximately 9,000 square feet to seven (7) acres. The project site would be the largest lot in the neighborhood at 8.51 acres. The project meets all development standards for the R-1 Single Family Residential Zone as demonstrated in Table 1.
The existing neighborhood features a mix of homes in various sizes, including 1- and 2-story structures. There are various architectural styles including Ranch, Bungalow and Spanish style homes (see Figures 3 and 4)
The proposed project features a combination of metal and shake shingle roofing, natural wood siding, and wood and stone accent materials. The proposed architectural style is a Farmhouse/Ranch style (see Figure 6).
The ADU is consistent with the color and material finishes of the primary dwelling, incorporating the same roofing, siding, and accent materials and colors (see Figure 5 & 6).
The garage, barn, and stables are a farmhouse style and consistent with the architectural style of the primary and accessory dwelling unit.
Conditional Use Permit
Equestrian facilities may be allowed on sites larger than five acres within the Equestrian Overlay Zone, subject to approval of a Conditional Use Permit. The proposed project meets the applicable development standards as demonstrated in Table 2.
The proposed equestrian facilities would be owned and operated by the property owner for private boarding and related uses. Commercial use of the property is not proposed as part of the project and not permitted within the Equestrian Overlay zone. Operation of the equestrian facilities will likely require the use of trucks and trailers for transport of animals, supplies, and materials associated with the keeping of horses. The anticipated trips are significantly less than that of a typical school facility, which was the previous use for the site. Additionally, other properties exist within Olinda Village that board horses.
The Equestrian Overlay Zone imposes development standards related to the boarding of horses and other related equestrian uses. Table 2 demonstrates the project either complies with or exceeds the minimum standards as follows:
On-site facilities for boarding and other equestrian uses are located in the middle and towards the rear of the property. The two stable buildings are centrally located while the three pastures are located adjacent to the undeveloped hillside residential property and
Carbon Canyon Road. The horse arena is adjacent to Carbon Canyon Road and raised approximately 25 feet above the roadway (see Figure 7)
To approve a CUP within the Equestrian Overlay Zone, the Planning Commission must find that the proposed site relates to streets and highways which are properly designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed development. The project is accessed from Carbon Canyon (State Route 142), a 2-lane paved road with a dedicated left turn lane into Olinda Place. Access to the project is provided on Olinda Place on the east and Lilac Lane to the north. Olinda Place and Lilac Lane are both paved, 2-lane local streets improved with curb, gutter, and sidewalks. These roadways are suitable to handle the typical truck and trailer carrying capacity loads generated by the proposed uses as they currently provide access to the other equestrian properties within the Olinda Village neighborhood.
SUMMARY
The project complies with all applicable development standards for the proposed residential General Plan and Zoning designations. The project is compatible with existing development in the area, which includes many equestrian properties. The Olinda Village Homeowners Association has submitted correspondence indicating its support of the project (Attachment 8). |