La Habra planning commission approves redesign of Harbor Boulevard shopping center with reduced parking and blanket CUP

The La Habra Planning Commission on a 5-0 vote approved a design review, a blanket conditional use permit and related permits to remodel the La Habra Shopping Center at 301–341 North Harbor Boulevard and allow two sit-down restaurants, a martial-arts training studio and an automobile repair shop, while approving a reduced on‑site parking count supported by a parking study.

The action, made by Commissioner Manley and seconded by Commissioner Logan Cannon, adopted a resolution approving Design Review 24-0009 and Conditional Use Permit 25-0002 (the blanket CUP) plus additional CUPs for a parking reduction and a sign program. The resolution included a CEQA exemption cited in the motion as “section 15,301 class 1 existing facilities of the CEQA guidelines” and passed 5-0; the decision becomes final in 10 days unless appealed to city council.

The project covers a 1.7-acre parcel at the northwest corner of Harbor Boulevard and Stearns Avenue and proposes a full exterior renovation of an existing multi-tenant center built in 1963. Ash Saeed, senior planner, told the commission the plan reserves specific suites for the proposed uses: Suites 303 and 331A for sit-down restaurants with patios and full kitchens, Suite 339 for an automotive service garage with four bays, and Suites 323, 3205 and 327 (to be combined) for a martial-arts facility offering one-on-one coaching.

Staff presented a traffic-engineer‑approved parking analysis showing that, while the municipal code parking standard would require 115 spaces for the center’s 14 suites, peak demand for the mix of uses is expected at noon and 6 p.m. at about 75 occupied spaces. The site plan provides 76 spaces, including four ADA stalls. Commissioners scrutinized the layout and the northernmost row of spaces, which staff and the applicant described as primarily employee parking accessed from the rear of the property.

Commissioners and staff emphasized enforceable conditions. The city attorney advised, “The CUPs run with the land. They’re not tied to tenants.” Staff located a condition of approval (Condition 6.a) prohibiting overnight vehicle parking on the open lot except for vehicles kept inside the auto repair garage, and the applicant said lease language and on-site management would also bar storing vehicles outdoors.

Public comment was uniformly supportive. Owner Sherry Beb, who identified herself as the property owner since April 2024, said the parcel was previously “in poor condition, beaten down and run down,” and asked the commission to approve the plan. Multiple business and community speakers, including Kyle Miller (a La Habra Heights resident and former council member), Marie La Villaga (president and CEO, La Habra Area Chamber of Commerce) and prospective tenants including Tina Jones and representatives of the proposed martial-arts studio, described the project as a needed revitalization that would bring jobs, tax revenue and new services.

Commissioners asked staff to confirm code compliance for a proposed dining patio that appears to encroach on the street-side setback. Staff and the city attorney said the resolution as drafted requires compliance with the municipal code and that staff will verify whether the patio must be reduced in width or otherwise modified so it meets setback and landscape requirements. The motion included direction to staff to review patio and setback code sections and ensure the final design complies before permits are finalized.

The resolution and conditions require the property owner to maintain the site and comply with code; staff noted existing code-enforcement activity on the site because some work had occurred without permits. Staff and the applicant said certain tenant improvements for permitted-by-right uses already have building permits and that the owner plans restriping, ADA ramps and other parking-lot work soon after final approvals.

The commission’s approval does not remove the city’s enforcement tools: if a tenant or the property is out of compliance, citations and action will be directed at the property owner. The commission recorded the decision as an approval subject to conditions, and staff said the action will be finalized unless appealed within the 10-day period specified by local procedure.

Votes at a glance: the commission adopted the resolution approving design review and CUPs (motion by Commissioner Manley; second by Commissioner Logan Cannon); vote 5-0 (Chair Mahecha — yes; Vice Chair Ramsland — yes; Commissioner Manley — yes; Commissioner Cardenas — yes; Commissioner Logan Cannon — yes).

For the record: the project’s approved plans, the parking analysis and the conditions of approval will govern the permit issuance and any subsequent code-enforcement actions; staff will confirm patio setback compliance prior to final permits.