PLANNING COMMISSION RECOMMENDATION
The applicant proposes to change the General Plan designation to Low Density Residential and the Zoning designation to Single-Family Residential with an Equestrian Overlay (R-1/E) 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
- A combined garage and hay barn containing 5,454 square feet
- Enclosed pasture and arena areas for horse training and riding
On April 28, 2020, the Planning Commission recommended (5-0) that the City Council approve the project with two modifications to the conditions related to construction access and to become a National Fire Protection Agency “Firewise Site.” Both modifications have been included in the Draft Resolution; see Attachments 1 and 2, Draft Resolution and Draft Ordinance.
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BACKGROUND
The project site is located at 109 Lilac Lane on the northwest corner of Carbon Canyon Road and Olinda Place. The property is approximately 8.51 acres and located within the Olinda Village neighborhood, which consists of one- and two-story single-family residences. 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 (BOUSD). The site was utilized as the Olinda Elementary School prior to its relocation along Birch Street. In 2011, the BOUSD declared the property as surplus and the buildings were subsequently demolished. The property has since remained vacant. On May 6, 2019, the BOUSD 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
General Plan Amendment
The proposed project would 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.
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 shown in Figure 2.
The Olinda Village neighborhood to the north is zoned R-1(E). This neighborhood contains 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 unit. 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.
Certificate of Compatibility
The Code requires construction of new single-family homes be reviewed under a Certificate of Compatibility and is typically reviewed by the Community Development Director however, due to the General Plan Amendment and Zone Change, it has been included. 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 proposed project meets all development standards for the R-1 Single Family Residential Zone.
For additional information on development standards and architecture, the Planning Commission report from the April 28, 2020 meeting as been included for reference – see Attachment 3.
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. The proposed project features a combination of metal and concrete shake shingle roofing, natural wood siding, and wood and stone accent materials. The proposed architectural style is a Farmhouse/Ranch style. 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 4 & 5). 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.
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.
On-site facilities for boarding and other equestrian uses are 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.
To approve a CUP within the Equestrian Overlay Zone, the Council 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.
ENVIRONMENTAL ASSESSMENT
The proposed project is exempt from the requirement of the California Environmental Quality Act (CEQA) pursuant to Section 15303 of Title 14, Chapter 3, Article 19 of the California Code of Regulations. |