Portions of the Carbon Canyon Property were previously utilized for oil and gas exploration and production activities and the majority of the Carbon Canyon Property is also designated for Hillside Residential uses in the 2003 General Plan. The Carbon Canyon Property remains in a disturbed, largely idled industrial state associated with historic oil and gas operations, although portions of the property may ultimately be appropriate for open space preservation, habitat connectivity, or other conservation treatment through a future site-specific planning process. The 2050 GPU proposes to maintain this Hillside Residential designation as to the Carbon Canyon Property.
One of the parcels amongst the greater Carbon Canyon Property complex is an approximately 25-acre parcel commonly referred to as the Olinda Drive parcel and more specifically identified by APN 315-081-09 (hereinafter, the “Olinda Drive Property”). The Olinda Drive Property abuts a residential development known as the Olinda Village and Olinda Drive, which currently services Olinda Village residents. In 1998, Olinda Drive was extended via a recorded easement between the City and the Olinda Drive Property owner, making it possible for Olinda Drive to serve future residential development on the Olinda Drive Property. The various commitments made between the City and the Olinda Drive Property owner with respect to residential redevelopment are discussed more fully below.
The principal purpose of these comments is to provide the City with a redevelopment template for the CA-57 North Property and the Carbon Canyon Property that would allow the City and Sycamore to coordinate on future redevelopment. These comments also identify defects in the 2050 GPU and the Draft Program Environmental Impact Report (“Draft PEIR”). We request that the City: (1) revise the 2050 GPU to preserve and facilitate the use of a future specific plan framework for the CA-57 North Property and the Carbon Canyon Property, as described below; and (2) correct the errors and deficiencies identified in this letter. Sycamore further requests that this letter, together with all attachments, be included in the administrative record for the 2050 GPU and Draft PEIR.
I. The Brea 265 Project: A Proven Specific Plan Framework for Coordinated Redevelopment and Conservation
a. Any Future Redevelopment Involving Sycamore Lands Should Replicate the Brea 265 Project Process
The Brea 265 Project provides a proven local precedent for the type of flexible, sitespecific planning framework that is appropriate for Sycamore’s properties. The Brea 265 Project resulted from a collaborative planning process that began between the City and the property owner in 2018 and culminated in City approval of the Brea 265 Specific Plan under General Plan Amendment, Zone Change, Specific Plan and Development Agreement No. 2022-01 adopted in Ordinance Nos. 1229 and 1230 on August 16, 2022 and Resolution Nos. 2022-058, -059, and - 060 on July 19, 2022 and an Environmental Impact Report under State Clearinghouse Number 2018121035 (the “Brea 265 Project”). Through that process, the City converted approximately 265 acres of formerly active oil field land of varied topography into a comprehensively planned City of Brea Planning Division
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community that balances housing production, open space preservation, environmental mitigation, and infrastructure coordination.
The Brea 265 Project demonstrates how residential density can be distributed across a site with varying topography and environmental sensitivity through coordinated master planning, rather than rigid, parcel-by-parcel density limitations. Under the 2003 General Plan, the Brea 265 Project site was designated “Hillside Residential” and “Low Density Residential” prior to the City’s adoption of the specific plan. The Brea 265 Specific Plan allows up to 1,134 dwelling units – approximately 4.2 dwelling units per acre overall – through a mix of clustered low- and medium-density residential areas integrated with open space preservation and conservation planning.
The Brea 265 Specific Plan implements a flexible regulatory framework that allows residential density to be distributed strategically across the site rather than strictly limited by localized slope conditions as otherwise contemplated in “Hillside Residential” areas. A portion of the site east of Valencia Avenue slopes from northeast to southwest with more than 150 feet of elevation change. (Brea 265, page 2-12.) Residential uses are designated as “Low Density” (1.0-6.0 dwelling units per acre) and “Medium Density” (6.1-12.0 dwelling units per acre), which average approximately 4.2 dwelling units per acre across the site. (Brea 265 Table 3-1, page 3-2.) Through the specific planning process, 47 acres have been designated as open space, and density transfers are permitted as part of a phased development. In addition, the Brea 265 Project resulted in the permanent conservation of approximately 81 additional acres through recorded offers of dedication in favor of Chino Hills State Park or an alternative land steward, for a total of approximately 128 acres of preserved or protected land.
As reflected in the Brea 265 Project’s objectives, the Specific Plan is intended to “provide flexibility in plan implementation to allow for changes in future market conditions” and to promote “creative approaches to development and use of land through variation in building siting and combining appropriate land uses, activities and housing types.” (Brea 265 pages 1-3 and 2-4.) Importantly, the Brea 265 Project demonstrates why a specific plan is the appropriate planning tool for a site of this nature. The site involved a formerly industrial oil field with substantial areas of disturbance and limited conservation value, alongside portions with moderate to higher environmental sensitivity. The specific plan framework allowed the City to direct redevelopment to the disturbed areas while preserving and protecting areas with greater resource value, resulting in a coordinated plan that both accommodates housing and secures meaningful conservation outcomes.
A similar pattern exists on Sycamore’s properties. Substantial portions of the Carbon Canyon Property are already subject to recorded conservation protections. These existing constraints further underscore the need for a comprehensive planning approach that can coordinate preservation and development across the property as a whole.
Accordingly, the City should recognize the Brea 265 Project as a strong local precedent supporting a comprehensive, site-specific planning approach for properties proposed to be designated “Hillside Residential” in the 2050 GPU. The 2050 GPU presents a similar City of Brea Planning Division
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opportunity for the City to maintain long-term planning flexibility for properties within the SOI, including Sycamore’s properties, by acknowledging that future annexation or redevelopment proposals may be more appropriately addressed through a specific planning process rather than through inflexible application of the Hillside Residential designation alone. b. Redevelopment Consistent with the Brea 265 Project Will Fulfill Key City Policies, Objectives and Housing Needs for the Next Two Decades The 2050 GPU establishes a long-term planning framework that must be evaluated not only in light of current conditions, but also in anticipation of future housing needs and multiple upcoming housing cycles over the life of the General Plan. While the City’s current Housing Element remains in effect, the GPU’s 2050 horizon necessarily contemplates continued population growth, evolving land use demands, and the need to identify sites capable of accommodating future residential development in a manner that is both efficient and environmentally responsible.
Consistent with this long-term planning framework, the 2050 GPU includes numerous policies that support flexible, site-specific planning approaches rather than rigid application of generalized land use designations.
Policy CD-1.1: Land Use Pattern. Provide a coordinated mix of housing, employment, service, and recreational opportunities that encourages efficient development and multimodal choices; minimizes environmental impacts; ensures land use compatibility; enhances community livability and public health; and sustains economic vitality. (2050 GPU page 59.)
Policy CD-1.2: Housing Options. Support a diverse range of housing development options and densities, ensuring that residents across income levels, age groups, and those with special needs can live within the community. (2050 GPU page 59.) Policy CD-1.5: Employment/Housing Balance. Strive to balance employment and housing levels within the community to create more opportunities for residents to work locally. A balanced jobs-to-housing ratio enables residents to live and work in Brea, fostering a greater sense of community and convenience. (2050 GPU page 59.) Policy CD-1.7: Development Flexibility. Allow for flexible development standards in the City’s Zoning Ordinance provided that the potential benefits and merits of projects can be balanced with potential impacts. (2050 GPU page 59.) Policy CD-1.8: Sustainable Development Practices. Implement policies and programs that encourage the efficient use of land and infrastructure to reduce environmental impacts and support long-term community sustainability. (2050 GPU page 59.) Policy CD-6.5: Growth Pattern. Strongly encourage new development in infill locations in a balanced and efficient pattern that reduces sprawl, preserves open space, and creates City of Brea Planning Division
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convenient connections to other land uses and transportation facilities. (2050 GPU page
70.)
Policy ED-1.1: Land Uses. Maintain and expand the City’s opportunities to support diverse businesses by identifying opportunity sites for residential and commercial development that align with regional market demand. (2050 GPU page 231.) Action ED-1b: Periodically conduct a survey of vacant, underdeveloped, and underutilized sites, and engage with property owners regarding business attraction efforts or redevelopment opportunities. (2050 GPU page 232.)
Action ED-1d: Improve the marketability of opportunity sites through infrastructure improvements, regulatory flexibility, financial incentives, and the promotion of Brea’s market advantages. (2050 GPU page 232.)
Action ED-2f: Integrate the business community’s interests into City’s legislative advocacy work or collaborate to pursue and finance local economic development efforts. (2050 GPU page 234.)
Policy ED-3.3: Develop land use policies that facilitate the development of housing affordable to a range of household types and incomes to diversify the local labor force and promote long-term residential stability. (2050 GPU page 235.) These policies collectively emphasize flexibility, efficient land use, and the need to accommodate a range of housing types through planning approaches that respond to site-specific conditions rather than rigid application of generalized land use designations.
Further, the 2050 GPU expressly recognizes the need to allow continued economic use and adaptive reuse of hillside properties.
“Most properties in the hills are privately held and the City must allow property owners to achieve some economic value from their lands, either by continuing to extract the oil resources buried in the hillsides or by transitioning the properties, where safe to do so, to some other economically viable use.” (2050 GPU page 46.) At the same time, the 2050 GPU contains goals, policies and actions that ensure any such transition occurs in a manner that protects environmental resources and addresses site-specific constraints – objectives that are inherently aligned with a comprehensive specific plan process.
Policy CD-4.2: Constraints. Base allowable development on the ability of infrastructure, landform, physical constraints, and emergency response capabilities to support new development. (2050 GPU page 65.)
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Action CR-4a: Assess development proposals, including those in Brea’s Sphere of Influence, for potential impacts to important visual resources pursuant to CEQA.4 Require appropriate mitigation measures for all significant impacts. Consider important ridgelines, creeks, open space, views of the surrounding hillsides, and light and glare effects. (2050 GPU page 153.)
Action PS-1.f: Design development on hillsides and canyons to reduce the increased risk of fires from topographic features (e.g., steep slopes, ridge saddles). (2050 GPU page 203.)
Action PS-1.g: Review proposed development projects and street networks to evaluate the accessibility for fire engines and other emergency response functions. (2050 GPU page 203.)
Policy PS-2.2: Hillside Development. In areas subject to the City’s Hillside Zoning Ordinance, require a full site-specific geologic study to consider effects of the proposed development on adjacent upslope and downslope areas as well as on the site itself. (2050 GPU page 204.)
Policy PS-4.7: Oil Fields. Work closely with responsible State and Federal agencies to ensure that active oil field operations comply with all current regulations and, once oil field operations cease, that appropriate closure and clean-up activities occur. (2050 GPU page 210.)
The 2050 GPU emphasizes coordinated long-term planning for lands within the City’s SOI, including through annexation where appropriate. Specifically, the 2050 GPU includes these supporting policies:
Policy CD-1.11: Multi-Jurisdictional Coordination. Coordinate with neighboring jurisdictions to ensure land use compatibility in areas surrounding Brea. Partnerships with Orange County and adjacent cities can support the development of cohesive strategies to address regional planning challenges and development. (2050 GPU page 59.) Policy CD-1.12: Annexations. Strongly consider the annexation of adjacent unincorporated properties in the City’s Sphere of Influence (SOI) and avoid the creation of any new County islands. (2050 GPU page 59.)
Policy CD-4.5: Regional Coordination. Coordinate with Orange County and emphasize the City’s need to participate in the development review process of projects proposed in surrounding unincorporated areas. Work to ensure that such developments proceed consistent with City standards. (2050 GPU page 65.)
4 As used herein, “CEQA” means and refers to the California Environmental Quality Act.
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Policy CD-6.8: Interregional Cooperation. Cooperate with other agencies to address regional issues and opportunities related to growth, transportation, infrastructure, and other planning issues. (2050 GPU page 70.)
Taken together, these policies establish that the City’s long-term planning objectives are best achieved through flexible, site-specific planning approaches that can respond to unique site conditions, accommodate future housing needs, and balance development with environmental protection. As demonstrated by the Brea 265 Project, a comprehensive specific plan framework provides the appropriate mechanism to implement these policies by allowing the City to direct development to suitable areas while preserving environmentally sensitive lands. Maintaining this type of planning flexibility for Sycamore’s properties is therefore not only consistent with the 2050 GPU’s stated policies, but necessary to ensure the City can effectively plan for future growth over the life of the 2050 GPU.
The City’s adopted 2021-2029 Housing Element already establishes the implementation expectation for addressing future housing needs through annexation and comprehensive, sitespecific planning. The goals and policies in the Housing Element expressly commit the City to providing “adequate housing sites through appropriate land use, zoning, and specific plan designations” as well as through the pursuit of phased annexation of lands within the SOI. (Housing Element page 3-164, emphasis added.) Such goals and policies include the following:
Goal 2.0: Assist in the provision of adequate housing to meet the needs of the community. Establish a balanced approach to meeting housing needs that includes the needs of both renter and owner households. (Housing Element page 3-163.) Policy 2.5: Public/Private Partnerships. Explore collaborative partnerships with major employers, educational institutions, non-profit organizations, and others in the provision of affordable, workforce and special needs housing. (Housing Element page 3-163.) Goal 3.0: Provide adequate housing sites through appropriate land use, zoning, and specific plan designations to accommodate Brea’s share of regional housing growth needs. (Housing Element page 3-164.)
Policy 3.6: Hillside Development. Base densities in Brea’s hillsides on the ability of infrastructure, ingress and egress for evacuations, landform, physical constraints, and emergency response capabilities to support development. (Housing Element page 3-164.) Policy 3.7: Annexations. Pursue phased annexation of Brea’s Sphere of Influence to provide additional growth opportunities for a range of housing types consistent with infrastructure capacities. (Housing Element page 3-165.) Goal 4.0: Reduce potential governmental constraints to housing production and affordability. (Housing Element page 3-165.)
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Policy 4.2: Flexible Development Guidelines. Provide flexibility in development/design guidelines to accommodate new models and approaches to providing housing, such as transit-oriented development, live/work housing, micro units and flex space to allow housing to adapt to the needs of the occupants. (Housing Element page 3-165.) Goal 6.0: Promote a healthy and sustainable Brea through support of existing and new housing which minimizes reliance on natural resources and automobile use. (Housing Element page 3-167.)
Policy 6.6: Jobs/Housing Balance. Encourage a closer link between housing and jobs in the community, including housing opportunities affordable to Brea’s modest income workforce. (Housing Element page 3-167.)
These policies were actively implemented through the approval of the Brea 265 Project, which converted a large, formerly industrial property having varied topography within the SOI into a comprehensively planned residential community. The Brea 265 Project now accounts for a substantial portion of the City’s certified housing capacity under the Housing Element. Having successfully relied on that framework to meet its current RHNA obligations, the City has already demonstrated that annexation paired with a specific plan is an effective mechanism to deliver housing in constrained hillside areas.
The 2050 GPU will extend well beyond the current Housing Element cycle and necessarily must anticipate multiple future housing cycles, each of which will require the City to identify and enable additional sites capable of accommodating residential development. The fact that the City has met its current RHNA largely by relying on the Brea 265 Project only underscores this obligation. The CA-57 North Property and Carbon Canyon Property represent the same category of opportunity sites the Housing Element contemplates for future cycles: large formerly industrial lands within the SOI that cannot be effectively planned or fairly evaluated through rigid, generalized land use designations blanketed across entire parcels. Upon annexation, a specific plan is therefore not merely an optional entitlement path, but the logical and policy-consistent tool for implementing the City’s adopted Housing Element commitments and long-range goals under the 2050 GPU – allowing housing capacity to be planned holistically, environmental constraints to be addressed comprehensively, and growth to be directed in a manner that is both defensible and executable over the long term. Therefore, we recommend a new “Future Specific Plan” land use designation for the CA-57 North Property and Carbon Canyon Property, inclusive of the Olinda Drive Property, in the 2050 GPU. c. The City Should Incorporate a Forward-Looking Specific Plan Framework for the Sycamore Properties in the 2050 GPU, in Particular, the Olinda Drive Property
The Brea 265 Project demonstrates that the City has successfully implemented a coordinated planning process to address the redevelopment of large, complex hillside and formerly industrial properties. That process allowed the City to comprehensively evaluate site conditions, balance development and conservation objectives, and establish a tailored regulatory City of Brea Planning Division
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framework for long-term buildout in a coordinated manner that aligned land use planning, environmental review, infrastructure considerations, and the transition of formerly industrial lands to residential use.
As reflected in the 2050 GPU’s annexation policies, including Policy CD-1.12, the City anticipates that lands within its SOI may be incorporated into the City over time. In that context, the 2050 GPU should not predetermine the ultimate development potential of such lands through rigid application of generalized land use designations. Rather, the City should recognize that properties such as the CA-57 North Property and the Carbon Canyon Property – characterized by a mix of previously disturbed areas and areas with varying environmental sensitivities – are more appropriately planned through a comprehensive, site-specific process. In addition, the existing pattern of disturbance, access, and infrastructure on both the CA-57 North Property and the Carbon Canyon Property provides a strong foundation for designing future development that meets applicable fire safety standards, including defensible space, emergency access, and fuel modification, through a coordinated specific plan process.
Importantly, Brea has previously recognized that annexation of SOI lands is intended to facilitate growth and housing production – not solely the preservation of open space. In connection with the Brea 265 Project, the City applied General Plan policies providing that it should “pursue phased annexation of Brea’s Sphere of Influence to provide additional growth opportunities for a range of housing types consistent with infrastructure capacities.” (Brea 265 Draft EIR, Table 5.11-2, Policy 3.7.) That policy reflects the City’s established approach of pairing annexation with comprehensive planning to accommodate housing and direct growth to appropriate locations, rather than limiting annexation to passive or preservation-oriented outcomes.
Consistent with that approach, any future annexation or redevelopment of Sycamore’s properties should be evaluated through a specific plan framework that allows the City to direct development to suitable areas, establish appropriate development standards, and secure preservation outcomes in an integrated and enforceable manner. This type of coordinated planning process would enable the City to implement its adopted policies related to housing, land use efficiency, environmental protection, and infrastructure planning holistically.
Importantly, the 2050 GPU presents an opportunity for the City to establish this planning framework proactively. Rather than deferring consideration of how such lands will be planned until a future annexation or project application, the City should incorporate policy language or other planning mechanisms within the 2050 GPU that acknowledge and preserve the use of a specific plan approach for large, undeveloped or underutilized properties within the SOI, including Sycamore’s properties. Doing so would provide clarity for both the City and property owners, reduce uncertainty in future planning efforts, and ensure that the City retains the flexibility necessary to address future housing and land use needs.
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This proactive inclusion of a forward-looking specific plan framework in the 2050 GPU is particularly appropriate for the Olinda Drive Property. The Olinda Drive Property is approximately 25 acres in size and has been earmarked for future residential development since approximately 1996-1998. This is evidenced by the April 8, 1998 Easement Agreement between the City and the Olinda Drive Property owner recorded as Instrument Number 19980206553, whereby the City extended Olinda Drive and domestic water pipelines onto the Olinda Drive Property to serve existing and future City residents. The anticipated residential redevelopment pathway for the Olinda Drive Property is also evidenced in the November 27, 1996 Quitclaim Deed to Phase One Property between the Olinda Drive Property owner and the State of California and identified as Instrument Number 19960607663. By way of that instrument, the Olinda Drive Property owner deeded other adjacent lands it owned to the State but specifically retained a three hundred (300) foot parallel buffer zone between the lands it deeded to the State and the Olinda Drive Property to facilitate “the use and development” of the Olinda Drive Property. Finally, the City’s and Sycamore’s present-day collaboration with respect to the Brea 265 Project also inures to the benefit of both current City residents and future City residents at the Olinda Drive Property. As the City is presumably aware, Sycamore is in the process of granting to the City 1,000 square feet of surface land on the Olinda Drive Property for the City’s construction and operation of an Activated Snorkel Station Heli-Hydrant for wildfire protection purposes. This installation will not only protect existing City communities, such as the Brea 265 Project community and the Olinda Village community but will also serve and protect future residents at the Olinda Drive Property.
In light of the foregoing, we ask that the City specifically include a specific plan designation or future specific plan designation or equivalent overlay in the 2050 GPU for the Olinda Drive Property. We also ask that such a designation be applied to the CA-57 North Property and the other parcels comprising the Carbon Canyon Property. To the extent that the City is not prepared at this time to adopt a formal overlay or designation specific to the CA-57 North Property or the Carbon Canyon Property parcels beyond the Olinda Drive Property parcel, the 2050 GPU should, at a minimum, avoid foreclosing the use of a comprehensive planning framework for these lands. Preserving this flexibility is consistent with the 2050 GPU’s stated policies and with the City’s demonstrated success in implementing the Brea 265 Project.
II. Planning and CEQA Comments on the 2050 GPU and Draft PEIR a. The 2050 GPU Relies on Outdated Hillside Planning Assumptions from the 2003 General Plan
As discussed above, while the City has demonstrated through the Brea 265 Project that complex hillside properties can be planned through a coordinated, site-specific process, the 2050 GPU instead appears to rely on legacy hillside planning assumptions that no longer reflect current conditions.
The 2050 GPU appears to carry forward land use assumptions derived from the City’s 2003 General Plan without sufficient re-evaluation of existing site conditions, infrastructure, or long-term planning objectives. In particular, the application of the Hillside Residential City of Brea Planning Division
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designation to the CA-57 North Property and the Carbon Canyon Property reflects an approach developed under materially different regulatory, environmental, and housing policy contexts.
As currently applied, the Hillside Residential designation presumes that hillside properties should remain limited to low-intensity, detached residential development or similar low-impact uses. While that framework may have been appropriate at the time it was adopted, it does not adequately reflect current conditions on the CA-57 North Property and the Carbon Canyon Property, including the presence of longstanding oil and gas operations, existing access and infrastructure, and varying levels of environmental sensitivity across the site.
Maintaining these legacy assumptions in the 2050 GPU risks constraining the City’s ability to plan effectively for future growth, particularly for properties within the SOI that may be annexed and redeveloped over the life of the General Plan. As demonstrated by the Brea 265 Project, a more flexible, site-specific planning approach allows the City to comprehensively evaluate site conditions, balance development and conservation objectives, and establish a tailored regulatory framework for long-term buildout.
Accordingly, Sycamore encourages the City to review these legacy designations and consider whether they continue to serve the City’s long-term planning objectives. Where policy assumptions from the 2003 General Plan no longer reflect current conditions, the 2050 GPU presents an opportunity to modernize those assumptions so that future planning efforts, including potential annexation or specific plan processes, can be evaluated based on accurate and current information.
b. Inaccurate and Unsupported Mapping in the 2050 GPU and Draft PEIR Several figures in the 2050 GPU and Draft PEIR appear to inaccurately depict or overstate conditions on the CA-57 North Property and the Carbon Canyon Property or otherwise rely on assumptions that do not reflect current site conditions. i. Figures 2-4 and 2-7 Do Not Accurately Reflect the Full Extent and Planning Context of the Carbon Canyon Property
Figures 2-4 (Current Zoning) and 2-7 (Proposed General Plan Land Use Designations) do not appear to fully and clearly reflect the Carbon Canyon Property, including remnant Sycamoreowned parcels in the Carbon Canyon area. Certain remnant holdings appear either to be omitted, generalized, or visually subsumed into surrounding open space or public land designations in a manner that does not accurately reflect Sycamore’s ownership or the planning context of those lands.
This issue is particularly important because the 2050 GPU relies on these citywide figures to establish the land use framework applicable to lands within and adjacent to the City’s SOI. At a minimum, the City should revise Figures 2-4 and 2-7 so that the Carbon Canyon Property, including Sycamore’s remnant holdings, is accurately shown and not visually conflated City of Brea Planning Division
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with surrounding lands that are already publicly owned, permanently preserved, or otherwise outside Sycamore’s control.
ii. Figure CR-3 (Wildlife Corridors) Overstates Corridor Functions and Relies on Unsupported or Non-Authoritative Mapping
Figure CR-3 in the 2050 GPU assigns large portions of the Sycamore properties a “Connectivity Rank” of “Irreplaceable and Essential Corridors,” relying in part on mapping attributed to Hills For Everyone. Hills For Everyone is a private advocacy organization, not a governmental agency with regulatory authority or a technical body charged with preparing adopted biological resource maps. To the extent the City is relying on this mapping to impose parcel-level planning constraints, such reliance does not appear to be supported by an identified technical or regulatory basis.
As to both the CA-57 North Property and the Carbon Canyon Property, the “Irreplaceable and Essential Corridors” overlay appears overly broad and not tied to current site conditions. The 2050 GPU should not assign such a severe corridor classification to Sycamore’s lands without identifying a reliable and site-specific technical basis for doing so. This mischaracterization also calls into question the adequacy of the Draft PEIR’s biological resources analysis to the extent that analysis relies on the same unsupported assumptions reflected in the mapping. Sycamore does not dispute that portions of the Carbon Canyon Property may support habitat or connectivity functions; however, the mapping does not adequately distinguish between previously disturbed areas and areas that may legitimately function as habitat corridors.
As to the CA-57 North Property specifically, the corridor depicted extending northward across the property appears to terminate in a dead end and to extend into Los Angeles County lands outside the City’s planning jurisdiction. If the City intends to depict regional connectivity concepts extending beyond its jurisdiction, the figure should clearly say so. Otherwise, the northern corridor extension should be deleted as erroneous.
As to the Carbon Canyon Property, the same figure overlays substantial portions of the property with the same “Irreplaceable and Essential Corridors” designation without sufficiently distinguishing between previously disturbed areas and any areas that may legitimately function as habitat connectivity. That undifferentiated treatment is not supported by the technical record as presently drafted.
iii. Figure 4.1-1 (Scenic Resources) Improperly Identifies Scenic View Corridors Over the CA-57 North Property
Figure 4.1-1 (Scenic Resources) appears to depict a scenic view corridor extending into the CA-57 North Property from the SR-57 corridor. Based on existing site conditions, that depiction does not appear to be supported. The relevant portion of the CA-57 North Property is characterized by active or legacy industrial uses, including truck servicing and rental operations, oil production infrastructure, and other disturbed industrial features. It is not an area appropriately characterized as a scenic view corridor.
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Accordingly, the scenic resource arrow extending into the CA-57 North Property should be removed. In addition, the northern scenic arrow appears to extend largely into Los Angeles County, beyond the City’s jurisdictional planning area. To the extent the City seeks to identify regional views beyond its jurisdiction, it should make that intent explicit. Otherwise, this northern view arrow should also be revised or deleted.
These inaccuracies also call into question the adequacy of the Draft PEIR’s aesthetics analysis to the extent that analysis relies on the same purported scenic views or corridors. More broadly, determinations regarding scenic resources on the Sycamore properties would be more appropriately evaluated through a future specific planning process supported by site-specific analysis, rather than through generalized citywide mapping at the GPU level. iv. The Vegetation Mapping Relies on Stale Source Data and Does Not Clearly Reflect Current Conditions on the CA-57 North Property The vegetation mapping used in the 2050 GPU and Draft PEIR appears to rely, at least in part, on source material prepared for the Nature Reserve of Orange County and a Johnson-Stokes study from 1992. Reliance on vegetation mapping that is more than three decades old raises significant concerns regarding the accuracy of the mapped vegetation communities on lands that have long been affected by oil and gas operations, industrial activity, grading, access roads, and other surface disturbances.
As to the CA-57 North Property, these outdated inputs appear to overstate the extent of undisturbed habitat conditions. Large portions of the CA-57 North Property have historically functioned as part of a disturbed oil field environment and are associated with well sites, service roads, equipment yards, truck operations, and other surface facilities. To the extent the vegetation mapping suggests more extensive natural or undisturbed habitat across these lands, the mapping is misleading and should be corrected. This characterization is also inconsistent with other figures in the 2050 GPU, including Figure PS-7, which accurately depicts the extent of active oil well infrastructure across the CA-57 North Property.
As to the Carbon Canyon Property, the figures appear in some respects to correctly identify disturbed conditions in at least portions of the property. Sycamore does not object to disturbed-area classifications to the extent they accurately reflect current site conditions.
However, the City should still disclose the source data and methodology used to draw the mapped habitat boundaries and should confirm whether any additional classifications – such as chaparral or other habitat types – are based on current, site-specific information rather than stale regional mapping.
To the extent the Draft PEIR relies on this vegetation mapping to characterize biological resources on the Sycamore properties, the adequacy of the biological resources analysis is similarly called into question.
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v. The City Should Revise Unsupported Local Figures but Need Not Resolve Here the Accuracy of Adopted State or Federal Maps Sycamore’s comments in this section are directed at local figures and overlays that appear unsupported, advocacy-driven, stale, or otherwise inaccurate as applied to the Sycamore properties. Sycamore does not challenge the legal validity of adopted state or federal resource maps, such as officially adopted fire hazard, critical habitat, or other regulatory maps prepared by agencies with statutory authority over those designations. However, where the City’s own figures go beyond those adopted maps or use them as a basis for unsupported parcel-level conclusions, the City should revise the figures accordingly and should not treat generalized or outdated mapping as a substitute for site-specific analysis. c. Internally Inconsistent Mapping of the Olinda Drive Property and other Portions of the Carbon Canyon Property as “Other Recreation” As discussed above, the 2050 GPU land use map designates Sycamore’s CA-57 North Property and its Carbon Canyon Property, inclusive of the Olinda Drive Property, for Hillside Residential uses. Despite the 2050 GPU’s designation of Sycamore’s lands for Hillside Residential uses, the 2050 GPU’s Figure CR-1 “Parks, Recreation Facilities and Open Space” purports to classify portions of the Carbon Canyon Property and all of the Olinda Drive Property as “Other Recreation.” Such classification conflicts with, and is inconsistent with, the Hillside Residential designation. Such Other Recreation designation would also conflict with and be inconsistent with any prospective specific plan designation applied to Sycamore’s lands. We request that the City correct this mapping error by removing Sycamore’s lands from the Other Recreation classification in Figure CR-1 to avoid creating an internal inconsistency within its general plan in violation of state planning and zoning law. Additionally, we note that such reclassification and the environmental consequences of such reclassification was not disclosed or analyzed in the Draft PEIR. Consequently, such reclassification would not comport with CEQA. d. The City’s Mischaracterization of Sycamore’s Properties Establishes an Improper Baseline under CEQA
The 2050 GPU and Draft PEIR repeatedly describe the SOI, including Sycamore’s properties, as “undeveloped” hillside open space and rely on that premise in the project description and impact analyses (e.g., hydrology and public safety). This framing effectively establishes the environmental baseline for the Draft PEIR’s impact analysis, yet it is not supported by parcel-specific documentation of existing conditions or a transparent methodology for the SOI buildout and capacity estimates. Under CEQA, an EIR must describe the physical environmental conditions in the vicinity of the project with sufficient detail to establish an accurate baseline for evaluating environmental impacts. (CEQA Guidelines § 15125.) A misleading or incomplete baseline and project description undermines informed public review and comment and warrants clarification or correction in the Final PEIR. Absent correction of the Draft PEIR’s assumptions regarding “undeveloped” SOI lands, the environmental analysis cannot serve as a sufficient foundation for the Planning Commission, which is scheduled to consider the 2050 GPU on April 14, 2026 or the City Council.
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In describing the characteristics of lands within the Planning Area (which includes the City’s jurisdiction and SOI), the 2050 GPU calls out Sycamore’s properties specifically:
“The hills north of Brea lie in unincorporated Orange and Los Angeles counties, with the Orange County portion within the City’s SOI. Visually, the hills frame and define Brea, and the homes, roads, and other infrastructure interface directly with these roughly 7,500 acres. Historically, oil production represented the predominant use in the hillside areas, with the County’s Olinda Alpha Landfill occupying many acres as well. During the 1980s and 1990s, the gradual depletion of oil resources in the hills led property owners to plan for alternative uses. Also, environmental interests and State park planners recognized that actions were required to stop increased loss of open space and valuable habitat throughout the Puente Hills and Chino Hills areas, and managed to secure many acres as permanent, protected open space use, such as Chino Hills State Park.” (2050 GPU page
35.)
This description omits any acknowledgement that industrial operations continue on Sycamore’s properties today and instead suggests that hillside oil operations were effectively depleted decades ago. This characterization also contradicts the 2050 GPU’s own admission that Sycamore’s properties are improved with active oil wells. (2050 GPU Figure PS-7, page 187.) The 2050 GPU also notes that the “community” has “long identified its desire to preserve the hillsides as undeveloped open space.” (2050 GPU page 46.) However, the 2050 GPU does not identify the source of this characterization of community sentiment, nor does it balance its claim with any discussion of the private property owner’s interest in the future of their lands.
The Draft PEIR’s hydrology analysis also characterizes the entire SOI area as “undeveloped”:
“The incorporated City of Brea is a largely developed suburban/urban community. The existing land use pattern is mixed and includes established residential neighborhoods, a concentrated downtown and mall/commercial core, industrial and business parks, civic and institutional uses, parks and open space, and transportation corridors. Most of the developed area is located west of Valencia Avenue, while the eastern portion consists primarily of residential neighborhoods, with large undeveloped foothills and canyons to the east and north. There is currently no development within the sphere of influence area, and only residential uses are permitted on approximately 34 percent of the total sphere of influence acreage under the current 2003 General Plan. The remaining 4,050 acres (66 percent) are designated for open space, parks/recreation, and public facilities, with no residential or non-residential development potential. Therefore, buildout of the Project area would largely come from redevelopment of already existing developed areas that contribute to urban storm water runoff.” (Draft PEIR page 4.9-28, emphasis added.)
“As described previously, the Project area is largely developed and buildout of the Project area would largely come from redevelopment of already existing developed areas City of Brea Planning Division
March 27,2026
(i.e., infill development). However, buildout would result in new development in previously undeveloped areas, primarily in the eastern portion of the City and its sphere of influence, which could result in an increase in storm water runoff quantities.
Redevelopment would also alter existing drainage of any given infill site that would affect the existing storm water drainage system.” (Draft PEIR page 4.9-32, emphasis added.)
This mischaracterization of Sycamore’s properties is carried over in the draft Public Safety Element:
“A significant portion of Brea’s sphere of influence (SOI) and surrounding area remains undeveloped and consists of rugged topography with highly flammable vegetation. The woodlands, grasslands, and chaparral areas provide important open space, natural resources, and scenic vistas, but also create fire hazards when development is located in or adjacent to these areas.” (2050 GPU page 168, emphasis added.) “Much of the SOI north of the City is sparsely developed and includes hillside residential areas, public facilities (such as the Olinda Alpha Landfill), parks and recreation areas, open space, and vacant parcels. These areas border the County of Los Angeles.” (Draft PEIR, page 2-12.)
The Draft PEIR provides the following breakdown of residential development capacity in the Hillside Residential area within the SOI:
“As shown in Table 2-1, there is currently no development within the SOI area, and only residential uses are permitted on approximately 34 percent of the total SOI acreage under the current 2003 Brea General Plan. The remaining 4,050 acres (66 percent) are designated for open space, parks/recreation, and public facilities, with no residential or non-residential development potential.” (Draft PEIR, page 2-13.) Table 2-1 (on page 2-11 of the Draft PEIR) allocates 2,096 acres to Hillside Residential, yielding 1,048 units and a maximum population of 2,987. The Draft PEIR does not include a breakdown of these calculations or describe the specific parcel-by-parcel methodology for these calculations. Without a transparent explanation of the assumptions underlying the SOI buildout analysis, it is difficult for the public or decisionmakers to understand how the Draft PEIR arrived at these development capacity figures or whether they accurately reflect the existing conditions and planning context of properties such as Sycamore’s properties. e. The Wildlife Corridor Analysis Is Insufficient and Internally Inconsistent As part of the proposed revisions in the 2050 GPU, the City has introduced a framework to address issues regarding wildlife corridors in the Planning Area. However, the 2050 GPU, Draft PEIR and its Biological Resources Technical Report (“BRTR”) contain material inconsistencies in the identification, depiction and analytical treatment of wildlife corridors, particularly within the SOI where Sycamore’s properties are located. These inconsistencies City of Brea Planning Division
March 27,2026
undermine the reliability of the biological baseline and compromise the Draft PEIR’s impact analysis under CEQA.
Figure CR-3 (Wildlife Corridor) in the 2050 GPU, based in part on mapping by Hills For Everyone, depicts an area with a “Connectivity Rank” of “Irreplaceable and Essential Corridors” over the Sycamore Property. (2050 GPU page 137, enclosed as Attachment 1.) The Community Resources Element explains that:
“The Puente and Chino Hills and Santa Ana Mountains together encompass about 511,000 acres of wildlands … Large blocks of habitat ridgelines along the Puente and Chino Hills allow wildlife to move throughout the hills and into the large open spaces of Chino Hills State Park and the Cleveland National Forest. Chino Hills State Park and the Puente and Whittier Hills are linked via the Tonner Canyon and Sonome Canyon wildlife corridors, illustrated in Figure CR-3.” (2050 GPU page 135.) However, the same geographic area is not identified as a wildlife corridor of any kind in Figure 9 (Wildlife Corridors/NCCPs) of the BRTR or Figure 4.3-5 of the Draft PEIR (enclosed as Attachment 2). Instead, Appendix E relies on the California Essential Habitat Connectivity Project (“CEHCP”) framework, depicting only “natural landscape blocks” and “small natural areas,” which apparently eliminates the entire swath of land shown in Figure CR-3. Though the BRTR includes discussion of “wildlife corridors and habitat linkages,” it only maps wildlife corridors. Further, the BRTR provides no additional context for the assignment of “Connectivity Ranks” as they are depicted in the 2050 GPU. The absence of the 2050 GPU-mapped corridor from the BRTR creates a direct inconsistency between the 2050 GPU and its technical baseline study that calls into question the basis for any of the “Connectivity Ranks” depicted in Figure CR-3.
In addition, several of the corridor depictions appear to extend beyond the City’s jurisdictional planning authority and across properties located outside the City’s boundaries or sphere of planning control. To the extent that these regional connectivity assumptions are intended to represent generalized ecological relationships rather than site-specific constraints, the 2050 GPU should clarify that such mapping is conceptual and not intended to function as a parcel-level constraint on future land use decisions. Without such clarification, the mapping may inadvertently imply the existence of a formally designated wildlife corridor where the Draft PEIR’s own technical analysis does not identify one.
The BRTR also contradicts itself by acknowledging the regional importance of the Puente-Chino Hills area as a movement corridor without providing supporting evidence from CEHCP:
“The Puente-Chino Hills area, located within and surrounding the northern and eastern portions of the Project area, provides connectivity between the Santa Ana mountains to the south and the San Gabriel mountains to the north, and function as a vital corridor for wildlife movement through the open space and native vegetation communities that occur in these areas.” (Draft PEIR Appendix E, page 26 and Draft PEIR page 4.3-37.) City of Brea Planning Division
March 27,2026
Despite this statement, the BRTR does not map this “vital corridor” in the same manner or extent as the 2050 GPU. The 2050 GPU treats this corridor as a policy-level wildlife corridor, while the BRTR treats connectivity more generally, without clearly identifying or mapping the same corridor. As a result, the biological baseline is internally inconsistent across documents.
The Draft PEIR relies on the BRTR as the technical foundation for its biological resources analysis. Section 4.3 of the Draft PEIR evaluates impacts related to wildlife corridors and habitat linkages using the BRTR’s mapping (in Draft PEIR Figure 4.3-5) and conclusions (including quoting directly from the BRTR as shown above):
“Biological resources documented as present or with potential to occur in the Proposed Project area were identified through a review of existing maps, literature and other biological studies conducted in the area, and sensitive species occurrence databases by the biological consultant. No biological survey, field reconnaissance, aquatic resources delineation, or focused species surveys were conducted as a part of the Proposed Project’s Biological Resources Technical Report (BRTR) (Appendix E of this Program Environmental Impact Report [PEIR]). The results of the review provide information on the potential constraints to project development due to the presence of sensitive biological resources. The potential presence of critical habitat in the Proposed Project area was also analyzed.” (Draft PEIR, page 4.3-10.)
“According to the California Essential Habitat Connectivity Project, which maps relatively natural habitat blocks that support native biodiversity, several areas spanning from northeast to southwest in the western portion of the Proposed Project area serve as natural landscape blocks (CDFW 2025e). Additionally, small natural areas are scattered throughout the Proposed Project area (Figure 4.3-5, Wildlife Corridors/NCCPs).” (Draft PEIR, page 4.3-37.)
“The Proposed Project area is likely to be used as a wildlife movement corridor because it provides suitable nesting, foraging, nursery, and dispersal areas for both sensitive and common wildlife species due to the presence of native vegetation communities and its connection and proximity to the Puente-Chino Hills area, the Pacific Coast, as well the [sic] Santa Ana mountains to the south and the San Gabriel mountains to the north.” (Draft PEIR, page 4.3-53.)
The Draft PEIR also acknowledges that the BRTR relied exclusively on existing literature, database searches, and prior studies and that no field reconnaissance, biological surveys, aquatic resource delineations, or focused species surveys were conducted for the Proposed Project area. (Draft PEIR, p. 4.3-10.) While the use of existing information may be appropriate at a programmatic level in certain circumstances, CEQA requires that an EIR describe the physical environmental conditions in the vicinity of the project with sufficient accuracy to establish a meaningful baseline for impact analysis. (See CEQA Guidelines § 15125.) Where environmental constraints such as wildlife movement corridors, habitat linkages, or sensitive biological resources are relied upon as a basis for policy decisions or development City of Brea Planning Division
March 27,2026
constraints, the supporting analysis should be grounded in reasonably current and site-specific information.
Here, the absence of any field verification creates additional uncertainty regarding the biological conditions of lands within the SOI, including Sycamore’s properties. The Draft PEIR simultaneously asserts the existence of wildlife movement corridors and sensitive habitat connectivity while acknowledging that no on-site surveys were conducted to confirm the presence, location, or functional characteristics of those resources. This analytical gap is particularly significant given the internal inconsistencies between the 2050 GPU mapping and the BRTR corridor analysis discussed above. Without field-verified baseline information, the Draft PEIR’s conclusions regarding wildlife movement patterns and habitat connectivity within the Planning Area remain uncertain and may not provide a reliable foundation for long-term land use policy decisions reflected in the 2050 GPU.
Accordingly, the Final PEIR should clarify the methodology used to characterize biological resources within the SOI and explain the basis for the corridor designations depicted in the 2050 GPU. To the extent that those designations rely on generalized regional data rather than site-specific conditions, the Final PEIR should expressly acknowledge those limitations so that future project-level environmental review can rely on updated biological surveys and more precise analysis.
Because the Draft PEIR and the 2050 GPU present inconsistent maps defining wildlife corridors, the Draft PEIR’s impact analysis may fail to analyze impacts to a corridor that the 2050 GPU itself designates. Absent any reconciliation of these discrepancies, the Draft PEIR may not fully analyze impacts to all wildlife corridors and habitat linkages contemplated by the proposed policy framework. As this inconsistency has direct implications for Sycamore’s properties, we urge the City to fully and properly analyze these potential impacts taking into account a complete and accurate characterization of the condition of the CA-57 North Property and the Carbon Canyon Property, inclusive of the Olinda Drive Property.
III. Conclusion
Sycamore asks that the City thoughtfully consider and implement revisions to the 2050 GPU that facilitate the use of a future specific plan framework for the CA-57 North Property and Carbon Canyon Property, inclusive of the Olinda Drive Property. Sycamore also asks that the City correct the 2050 GPU and Draft PEIR errors and deficiencies identified above. Please do not hesitate to contact me by email at [email protected] or my colleague Noah Adler ([email protected]) with any questions.
Sincerely,
MANATT, PHELPS & PHILLIPS, LLP
on behalf of Sycamore Development Brea Canyon LLC
Enclosures: Attachments 1-2
cc: George Basye, Sycamore Development Partners
ATTACHMENT 1
ATTACHMENT 2
AFFILIATED AGENCIES
Orange County
Transit District
Local Transportation
Authority
Service Authority for
Freeway Emergencies
Consolidated
Transportation
Service Agency
Congestion Management
Agency
Orange County Transportation Authority
550 South Main Street / P.O Box 14184 / Orange / California 92863-1584 / (714) 560-OCTA (6282) March 26, 2026
Planning Division
Community Development Department
City of Brea
1 Civic Center Circle
Brea, CA 92821
Via email: [email protected]
Subject: Brea 2050: Focused General Plan Update and Brea Core Specific Plan Draft Program Environmental Impact Report (SCH No. 2025081123)
To Whom It May Concern:
Thank you for providing the Orange County Transportation Authority (OCTA) with the opportunity to review the Draft Program Environmental Impact Report (PEIR) for the City of Brea’s Brea 2050: Focused General Plan Update and Brea Core Specific Plan (SCH No. 2025081123). The following comments regarding the Draft PEIR Appendix H (“Transportation Impact Analysis”), Section 3 (“Existing Conditions”) are provided for your consideration:
• On page 8, under “Transit Service,” the document currently states, “It [OCTA] provides approximately 60 fixed bus routes, including local, community, express (Bravo!), and StationLink services on a countywide basis.” Please revise this to, “51 fixed bus routes, including local, community, rapid, and StationLink services,” to reflect recent service updates and branding changes.
• On page 9, please update Table 1: Transit Service in Brea to reflect recent OC Bus service changes:
• Route 59 now operates between the cities of Brea and Irvine. • Route 129 now operates between the cities of Brea and Buena Park.
• On page 10, please revise Figure 1: Existing Transit Service in Brea to reflect recent changes to OC Bus Route 129. This route now terminates at Brea Mall and no longer operates on Birch Street or Kraemer Boulevard.
Planning Division
Community Development Department
March 26, 2026
Orange County Transportation Authority
550 South Main Street / P.O Box 14184 / Orange / California 92863-1584 / (714) 560-OCTA (6282) Thank you for the opportunity to review this document. Should you have any questions or comments, please contact me at (714) 560-5907 or at [email protected].
Sincerely,
Dan Phu
Director, Transportation Planning and Analysis
DP:pv
700 North Alameda Street, Los Angeles, California 90012⚫ Mailing Address: Box 54153, Los Angeles⚫California 90054-0153 ⚫ Telephone (213) 217-6000 March 17, 2026 VIA EMAIL
City of Brea
Planning Division
1 Civic Center Circle
Brea, CA 92821
[email protected]
To Whom It May Concern:
Draft Program Environmental Impact Report for the
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Project The Metropolitan Water District of Southern California (Metropolitan) has reviewed the Notice of Availability and Draft Program Environmental Impact Report for the Brea 2050: Focused General Plan Update and Brea Core Specific Plan Project. The Project proposes to adopt and implement the Focused General Plan Update (GPU), which includes comprehensive updates to the City’s 2003 Brea General Plan Community Development, Community Resources, and Public Safety elements.
The Focused GPU also includes new Mobility and Economic Development elements. The purpose of the Focused GPU is to ensure that General Plan policies and programs align with current community needs, state mandates, and planning principles per the 2023 General Audit. In addition, the project consists of the Brea Core Specific Plan (BCSP), which aims to implement the values of the 2017 Brea Envisions Community Strategic Plan and the goals, policies, and recommendations of the 2020 Brea Connecting the Core Active Transportation Plan. The BCSP establishes land uses, provides mobility recommendations and streetscape improvements, proposes infrastructure upgrades to support new development, and outlines implementation strategies.
Metropolitan owns and operates facilities within and adjacent to the proposed Project Limits. As shown on the attached map, Metropolitan’s Lower Feeder, Orange County Feeder, and Yorba Linda Feeder are within the Project boundary. Lower Feeder is an approximately 96-inch inside-diameter pipeline extending east/west through Brea, primarily along Lambert Road within street easement right-of-way. Orange County Feeder is an approximately 36-inch inside diameter pipeline extending north/south along S. Randolph Ave. and E. Birch St. within street easement right of way. Yorba Linda Feeder is an approximately 96-inch inside-diameter pipeline extending north/south across Carbon Canyon Road. Metropolitan is concerned with potential impacts to these facilities and rights-of-way that may result from implementation of the proposed Project.
Metropolitan must be allowed to maintain its rights-of-way and access to its facilities and properties at all times, in order to repair and maintain the current condition of those facilities. In order to avoid potential conflicts with Metropolitan's rights-of-way, we require that any design plans for any activity in the area of Metropolitan's pipelines or facilities be submitted for our review and written Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2
THE METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA
City of Brea
March 17, 2026
approval. Metropolitan will not permit procedures that could subject the pipes to excessive vehicle, impact, or vibratory loads. Any future design plans associated with this Project should be submitted to the attention of Metropolitan's Substructures Team. Approval of the Project should be contingent on Metropolitan's approval of design plans for portions of the proposed Project that could impact its facilities.
Metropolitan requests that the City of Brea avoid any potential impacts that may occur to Lower Feeder, Orange County Feeder, and Yorba Linda Feeder due to implementation of the proposed Project, or, where applicable, and propose mitigation measures to offset any potential impacts. It will also be necessary for the City of Brea to consider Metropolitan’s Lower Feeder, Orange County Feeder, and Yorba Linda Feeder in its project planning.
Detailed prints of drawings of Metropolitan's pipelines and rights-of-way may be obtained by contacting Metropolitan's Substructures Team at [email protected]. To assist the City of Brea in preparing plans that are compatible with Metropolitan's facilities and rights-of-way, enclosed is a copy of the "Guidelines for Developments in the Area of Facilities, Fee Properties, and/or Easement of The Metropolitan Water District of Southern California." Please note that Metropolitan's facilities and rights-of-way must be fully shown and identified as Metropolitan's on all designs or plans submitted.
Metropolitan provides the following additional specific comment on the DEIR for the Brea 2050 Focused General Plan Update and Brea Core Specific Plan Project:
1. Pages 4.15-23 and 4.15-37 state that the City’s public water system receives imported water from the California Domestic Water Company and the Metropolitan Water District of Orange County. Please correct Metropolitan Water District of Orange County to Municipal Water District of Orange County.
We appreciate the opportunity to provide input to your planning process and look forward to receiving future plans and documentation for this Project. If we can be of further assistance, please contact Jolene Ditmar at (213) 217- 6184 or at [email protected].
Very truly yours,
Sean Carlson
Team Manager, Environmental Planning Section
JD:cs
s:\externalreviews\externalreviews\commentletters\2026-commentletters\brea_2050focusedgpupdate&corespecificplan_noa Enclosures (2)
Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2
The Metropolitan Water District of Southern California IMPROVEMENTS AND CONSTRUCTION GUIDELINES Issue Date: July 2018
Copyright © 2018 by The Metropolitan Water District of Southern California.
Additional Copies: To obtain a copy of this document, please contact the Engineering Services Group, Substructures Team.
Disclaimer
Metropolitan assumes no responsibility for the accuracy of the substructure information herein provided.
The user assumes responsibility for verifying substructure locations before excavating and assumes all liability for damage to Metropolitan’s facilities as a result of such excavation. Additionally, the user is cautioned to conduct surveys and other field investigations as deemed prudent, to assure that project plans are correct. The appropriate representative from Metropolitan must be contacted at least two working days, before any work activity in proximity to Metropolitan’s facilities.
It generally takes 30 days to review project plans and provide written responses. Metropolitan reserves the right to modify requirements based on case-specific issues and regulatory developments.
PUBLICATION HISTORY:
Initial Release July 2018
Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2 The Metropolitan Water District of Southern California IMPROVEMENTS AND CONSTRUCTION GUIDELINES Table of Contents
Issue Date: July 2018
1.0 GENERAL INFORMATION ............................................................................................. 1
1.1 Introduction.................................................................................................................. 1
1.2 Submittal and Review of Project Plans/Utilities and Maps............................................ 1
1.3 Identification of Metropolitan’s Facilities and Rights-of-Way......................................... 3
2.0 General Requirements .................................................................................................... 3
2.1 Vehicular Access ......................................................................................................... 3
2.2 Fences......................................................................................................................... 3
2.3 Driveways and Ramps ................................................................................................. 3
2.4 Walks, Bike Paths, and Trails ...................................................................................... 3
2.5 Clear Zones ................................................................................................................. 4
2.6 Slopes.......................................................................................................................... 4
2.7 Structures .................................................................................................................... 4
2.8 Protection of Metropolitan Facilities ............................................................................. 4
2.9 Potholing of Metropolitan Pipelines .............................................................................. 4
2.10 Jacked Casings or Tunnels.......................................................................................... 4
3.0 Landscaping.................................................................................................................... 5
3.1 Plans............................................................................................................................ 5
3.2 Drought-Tolerant Native and California Friendly Plants................................................ 5
3.3 Trees ........................................................................................................................... 5
3.4 Other Vegetation.......................................................................................................... 6
3.5 Irrigation....................................................................................................................... 6
3.6 Metropolitan Vehicular Access..................................................................................... 6
4.0 General Utilities ............................................................................................................... 6
4.1 Utility Structures........................................................................................................... 6
4.2 Utility Crossings ........................................................................................................... 6
4.3 Longitudinal Utilities..................................................................................................... 7
4.4 Underground Electrical Lines ....................................................................................... 7
4.5 Fiber Optic Lines.......................................................................................................... 7
4.6 Overhead Electrical and Telephone Lines.................................................................... 7
4.7 Sewage Disposal Systems........................................................................................... 7
4.8 Underground Tanks ..................................................................................................... 8
5.0 Specific Utilities: Non-Potable Utility Pipelines................................................................. 8
6.0 Cathodic Protection/Electrolysis Test Stations................................................................. 8
6.1 Metropolitan Cathodic Protection ................................................................................. 8
6.2 Review of Cathodic Protection Systems....................................................................... 8
7.0 Drainage.......................................................................................................................... 9
7.1 Drainage Changes Affecting Metropolitan Rights-of-Way............................................. 9
7.2 Metropolitan’s Blowoff and Pumpwell Structures.......................................................... 9
8.0 Grading and Settlement................................................................................................... 9 Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2 The Metropolitan Water District of Southern California IMPROVEMENTS AND CONSTRUCTION GUIDELINES Table of Contents
Issue Date: July 2018
8.1 Changes in Cover over Metropolitan Pipelines............................................................. 9
8.2 Settlement ................................................................................................................... 9
9.0 Construction Equipment .................................................................................................10
9.1 Review of Proposed Equipment..................................................................................10
9.2 Equipment Restrictions ...............................................................................................10
9.3 Vibratory Compaction Equipment................................................................................10
9.4 Equipment Descriptions ..............................................................................................10
10.0 Excavations Close to Metropolitan Facilities...................................................................11
10.1 Shoring Design Submittal............................................................................................11
10.2 Shoring Design Requirements ....................................................................................11
11.0 Support of Metropolitan Facilities....................................................................................11
11.1 Support Design Submittal ...........................................................................................11
11.2 Support Design Requirements ....................................................................................11
12.0 Backfill............................................................................................................................12
12.1 Metropolitan Pipeline Not Supported...........................................................................12
12.2 Metropolitan Pipeline Partially Exposed ......................................................................12
12.3 Metropolitan Cut and Cover Conduit on Colorado River Aqueduct (CRA)...................12
13.0 Piles ...............................................................................................................................13
13.1 Impacts on Metropolitan Pipelines ..............................................................................13
13.2 Permanent Cast-in-place Piles....................................................................................13
14.0 Protective Slabs for Road Crossings Over Metropolitan Pipelines ..................................13
15.0 Blasting ..........................................................................................................................13
16.0 Metropolitan Plan Review Costs, Construction Costs and Billing....................................14
16.1 Plan Review Costs......................................................................................................14
16.2 Cost of Modification of Facilities Performed by Metropolitan .......................................14
16.3 Final Billing .................................................................................................................14
17.0 Street Vacations and Reservation of Easements for Metropolitan ..................................14
18.0 Metropolitan Land Use Guidelines..................................................................................14
19.0 Compliance with Environmental Laws and Regulations..................................................15
20.0 Paramount Rights / Metropolitan’s Rights within Existing Rights-of-Way ........................17
21.0 Disclaimer and Information Accuracy .............................................................................17 Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2 The Metropolitan Water District of Southern California IMPROVEMENTS AND CONSTRUCTION GUIDELINES Table of Contents
Issue Date: July 2018
Table 1: General Guidelines for Pipeline Separation between Metropolitan’s Pipeline1 and Sanitary Sewer2 or Hazardous Fluid Pipeline3
...........................................................18 Table 2: General Guidelines for Pipeline “Separation between Metropolitan’s Pipeline1 and Storm Drain and/or Recycled Water2 ........................................................................19 Table 3: General Guidelines for Pipeline “Separation1 between Metropolitan’s Pipeline and Recycled Water2,4 Irrigationsm,.................................................................................20 Figure 1: AASHTO H-20 Loading..............................................................................................21 Figure 2: Drawing SK-1 .............................................................................................................22 Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2 The Metropolitan Water District of Southern California IMPROVEMENTS AND CONSTRUCTION GUIDELINES Issue Date: July 2018
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1.0 GENERAL INFORMATION
Note: Underground Service Alert at 811 must be notified at least two working days before excavating in proximity to Metropolitan’s facilities.
1.1 Introduction
These guidelines provide minimum design and construction requirements for any utilities, facilities, developments, and improvements, or any other projects or activities, proposed in or near Metropolitan Water District of Southern California (Metropolitan) facilities and rights-of-way. Additional conditions and stipulations may also be required depending on project and site specific conditions. Any adverse impacts to Metropolitan’s conveyance system, as determined by Metropolitan, will need to be mitigated to its satisfaction.
All improvements and activities must be designed so as to allow for removal or relocation at builder or developer expense, as set forth in the paramount rights provisions of Section 20.0. Metropolitan shall not be responsible for repair or replacement of improvements, landscaping or vegetation in the event Metropolitan exercises its paramount rights powers.
1.2 Submittal and Review of Project Plans/Utilities and Maps Metropolitan requires project plans/utilities be submitted for all proposed activities that may impact Metropolitan’s facilities or rights-of-way. Project plans shall include copies of all pertinent utilities, sewer line, storm drain, street improvement, grading, site development, landscaping, irrigation and other plans, all tract and parcel maps, and all necessary state and federal environmental documentation. Metropolitan will review the project plans and provide written approval, as it pertains to Metropolitan’s facilities and rights-of-way. Written approval from Metropolitan must be obtained, prior to the start of any activity or construction in the area of Metropolitan’s facilities or rights-of-way. Once complete project plans and supporting documents are submitted to Metropolitan, it generally takes 30 days to review and to prepare a detailed written response. Complex engineering plans that have the potential for significant impacts on Metropolitan’s facilities or rights-of-way may require a longer review time.
Project plans, maps, or any other information should be submitted to Metropolitan’s Substructures Team at the following mailing address:
Attn: Substructures Team
The Metropolitan Water District of Southern California
700 North Alameda St.
Los Angeles, CA 90012
General Mailing Address: P.O. Box 54153
Los Angeles, CA 90054-0153
Email: [email protected]
Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2 The Metropolitan Water District of Southern California IMPROVEMENTS AND CONSTRUCTION GUIDELINES Issue Date: July 2018 Page 2 of 22
For additional information, or to request prints of detailed drawings for Metropolitan’s facilities and rights-of-way, please contact Metropolitan’s Substructures Team at 213- 217-7663 or [email protected].
Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2 The Metropolitan Water District of Southern California IMPROVEMENTS AND CONSTRUCTION GUIDELINES Issue Date: July 2018 Page 3 of 22
1.3 Identification of Metropolitan’s Facilities and Rights-of-Way Metropolitan’s facilities and rights-of-way must be fully shown and identified as Metropolitan’s, with official recording data, on the following:
A. All applicable plans
B. All applicable tract and parcel maps
Metropolitan’s rights-of-ways and existing survey monuments must be tied dimensionally to the tract or parcel boundaries. Metropolitan’s Records of Survey must be referenced on the tract and parcel maps with the appropriate Book and Page.
2.0 General Requirements
2.1 Vehicular Access
Metropolitan must have vehicular access along its rights-of-way at all times for routine inspection, patrolling, operations, and maintenance of its facilities and construction activities. All proposed improvements and activities must be designed so as to accommodate such vehicular access.
2.2 Fences
Fences installed across Metropolitan’s rights-of-way must include a 16-foot-wide gate to accommodate vehicular access by Metropolitan. Additionally, gates may be required at other specified locations to prevent unauthorized entry into Metropolitan’s rights-of-way.
All gates must accommodate a Metropolitan lock or Knox-Box with override switch to allow Metropolitan unrestricted access. There should be a minimum 20-foot setback for gates from the street at the driveway approach. The setback is necessary to allow Metropolitan vehicles to safely pull off the road prior to opening the gate.
2.3 Driveways and Ramps
Construction of 16-foot-wide commercial-type driveway approaches is required on both sides of all streets that cross Metropolitan’s rights-of-way. Access ramps, if necessary, must be a minimum of 16 feet wide.
There should be a minimum 20-foot setback for gates from the street at the driveway approach. Grades of ramps and access roads must not exceed 10 percent; if the slope of an access ramp or road must exceed 10 percent due to topography, then the ramp or road must be paved.
2.4 Walks, Bike Paths, and Trails
All walkways, bike paths, and trails along Metropolitan’s rights-of-way must be a minimum 12-foot wide and have a 50-foot or greater radius on all horizontal curves if also used as Metropolitan’s access roads. Metropolitan’s access routes, including all walks and drainage facilities crossing the access routes, must be constructed to American Association of State Highway and Transportation Officials (AASHTO) H-20 loading standards (see Figure 1). Additional requirements will be placed on equestrian trails to protect the water quality of Metropolitan’s pipelines and facilities.
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2.5 Clear Zones
A 20-foot-wide clear zone is required to be maintained around Metropolitan’s manholes and other above-ground facilities to accommodate vehicular access and maintenance.
The clear zone should slope away from Metropolitan’s facilities on a grade not to exceed 2 percent.
2.6 Slopes
Cut or fill slopes proposed within Metropolitan’s rights-of-way must not exceed 10 percent. The proposed grade must not worsen the existing condition. This restriction is required to facilitate Metropolitan use of construction and maintenance equipment and allow uninhibited access to above-ground and below-ground facilities.
2.7 Structures
Construction of structures of any type is not allowed within the limits of Metropolitan’s rights-of-way to avoid interference with the operation and maintenance of Metropolitan’s facilities and possible construction of future facilities.
Footings and roof eaves of any proposed buildings adjacent to Metropolitan’s rights-ofway must meet the following criteria:
A. Footings and roof eaves must not encroach onto Metropolitan’s rights-of-way.
B. Footings must not impose any additional loading on Metropolitan’s facilities.
C. Roof eaves must not overhang onto Metropolitan’s rights-of-way.
Detailed plans of footings and roof eaves adjacent to Metropolitan’s rights-of-way must be submitted for Metropolitan’s review and written approval, as pertains to Metropolitan’s facilities.
2.8 Protection of Metropolitan Facilities
Metropolitan facilities within its rights-of-way, including pipelines, structures, manholes, survey monuments, etc., must be protected from damage by the project proponent or property owner, at no expense to Metropolitan. The exact location, description and method of protection must be shown on the project plans.
2.9 Potholing of Metropolitan Pipelines
Metropolitan’s pipelines must be potholed in advance, if the vertical clearance between a proposed utility and Metropolitan’s pipeline is indicated to be 4 feet or less. A Metropolitan representative must be present during the potholing operation and will assist in locating the pipeline. Notice is required, a minimum of three working days, prior to any potholing activity.
2.10 Jacked Casings or Tunnels
A. General Requirements
Utility crossings installed by jacking, or in a jacked casing or tunnel under/over a Metropolitan pipeline, must have at least 3 feet of vertical clearance between the outside diameter of the pipelines and the jacked pipe, casing, or tunnel. The actual Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2 The Metropolitan Water District of Southern California IMPROVEMENTS AND CONSTRUCTION GUIDELINES Issue Date: July 2018 Page 5 of 22
cover over Metropolitan’s pipeline shall be determined by potholing, under Metropolitan’s supervision.
Utilities installed in a jacked casing or tunnel must have the annular space between the utility and the jacked casing or tunnel filled with grout. Provisions must be made for grouting any voids around the exterior of the jacked pipe, casing, or tunnel.
B. Jacking or Tunneling Procedures
Detailed jacking, tunneling, or directional boring procedures must be submitted to Metropolitan for review and approval. The procedures must cover all aspects of operation, including, but not limited to, dewatering, ground control, alignment control, and grouting pressure. The submittal must also include procedures to be used to control sloughing, running, or wet ground, if encountered. A minimum 10-foot clearance must be maintained between the face of the tunneling or receiving pits and outside edges of Metropolitan’s facility.
C. Shoring
Detailed drawings of shoring for jacking or receiving pits must be submitted to Metropolitan for review and written-approval. (See Section 10 for shoring requirements).
D. Temporary Support
Temporary support of Metropolitan’s pipelines may be required when a utility crosses under a Metropolitan pipeline and is installed by means of an open trench. Plans for temporary support must be reviewed and approved in writing by Metropolitan. (See Section 11, Supports of Metropolitan Facilities).
3.0 Landscaping
3.1 Plans
All landscape plans must show the location and limits of Metropolitan’s right-of-way and the location and size of Metropolitan’s pipeline and related facilities therein. All landscaping and vegetation shall be subject to removal without notice, as may be required by Metropolitan for ongoing maintenance, access, repair, and construction activities. Metropolitan will not be financially responsible for the removal of any landscaping and vegetation.
3.2 Drought-Tolerant Native and California Friendly Plants Metropolitan recommends use of drought-tolerant native and California Friendly® plants (excluding sensitive plants) on proposed projects. For more information regarding California Friendly® plants refer to www.bewaterwise.com.
3.3 Trees
Trees are generally prohibited within Metropolitan’s rights-of-way as they restrict Metropolitan’s ability to operate, maintain and/or install new pipeline(s) located within these rights-of-way. Metropolitan will not be financially responsible for the removal and replacement of any existing trees should they interfere with access and any current or future Metropolitan project located within the right-of-way.
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3.4 Other Vegetation
Shrubs, bushes, vines, and groundcover are generally allowed within Metropolitan’s rights-of-way. Larger shrubs are not allowed on Metropolitan fee properties; however, they may be allowed within its easements if planted no closer than 15 feet from the outside edges of existing or future Metropolitan facilities. Only groundcover is allowed to be planted directly over Metropolitan pipeline, turf blocks or similar is recommended to accommodate our utility vehicle access. Metropolitan will not be financially responsible for the removal and replacement of the vegetation should it interfere with access and any current or future Metropolitan project.
3.5 Irrigation
Irrigation systems are acceptable within Metropolitan’s rights-of-way, provided valves and controllers are located near the edges of the right-of-way and do not interfere with Metropolitan vehicular access. A shutoff valve should also be located along the edge of the right-of-way that will allow the shutdown of the system within the right-of-way should Metropolitan need to do any excavation. No pooling or saturation of water above Metropolitan’s pipeline and right-of-way is allowed. Additional restrictions apply to nonpotable water such as Recycled Water and are covered on Table 3 of Page 20.
3.6 Metropolitan Vehicular Access
Landscape plans must show Metropolitan vehicular access to Metropolitan’s facilities and rights-of-way and must be maintained by the property owner or manager or homeowners association at all times. Walkways, bike paths, and trails within Metropolitan’s rights-of-way may be used as Metropolitan access routes. (See Section
2.4, Walks, Bike Paths, and Trails).
4.0 General Utilities
Note: For non-potable piping like sewer, hazardous fluid, storm drain, disinfected tertiary recycled water and recycled water irrigation see Table 1 through Table 3.
4.1 Utility Structures
Permanent utility structures (e.g., manholes, power poles, pull boxes, electrical vaults, etc.) are not allowed within Metropolitan’s rights-of-way. Metropolitan requests that all permanent utility structures within public streets be placed as far from its pipelines and facilities as practical, but not closer than 5 feet from the outside edges of Metropolitan facilities.
Note: Non-potable utility pipelines are an exception to the 5-foot minimum clearance.
Non-potable utility pipelines should have 10 feet of separation.
4.2 Utility Crossings
Metropolitan requests a minimum of 1 foot of vertical clearance between Metropolitan’s pipeline and any utility crossing the pipeline. Utility lines crossing Metropolitan’s pipelines must be as perpendicular to the pipeline as possible. Cross-section drawings, showing proposed locations and elevations of utility lines and locations of Metropolitan’s pipelines and limits of rights-of-way, must be submitted with utility plans, for all Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2 The Metropolitan Water District of Southern California IMPROVEMENTS AND CONSTRUCTION GUIDELINES Issue Date: July 2018 Page 7 of 22
crossings. Metropolitan’s pipeline must be potholed under Metropolitan’s supervision at the crossings (See Section 2.9).
4.3 Longitudinal Utilities
Installation of longitudinal utilities is generally not allowed along Metropolitan’s rights-ofway. Within public streets, Metropolitan requests that all utilities parallel to Metropolitan’s pipelines and appurtenant structures (facilities) be located as far from the facilities as possible, with a minimum clearance of 5 feet from the outside edges of the pipeline.
Note: Non-potable utility pipelines are an exception to the 5-foot minimum clearance.
Non-potable utility pipelines should have 10 feet of separation (for more information See Table 1 on Page 18).
4.4 Underground Electrical Lines
Underground electrical conduits (110 volts or greater) which cross a Metropolitan’s pipeline must have a minimum of 1 foot of vertical clearance between Metropolitan’s pipeline and the electrical lines. Longitudinal electrical lines, including pull boxes and vaults, in public streets should have a minimum separation of 5 feet from the edge of a Metropolitan pipeline or structures.
4.5 Fiber Optic Lines
Fiber optic lines installed by directional boring require a minimum of 3 feet of vertical clearance when boring is over Metropolitan’s pipelines and a minimum of 5 feet of vertical clearance when boring is under Metropolitan’s pipelines. Longitudinal fiber optic lines, including pull boxes, in public streets should have a minimum separation of 5 feet from the edge of a Metropolitan pipelines or structures. Potholing must be performed, under Metropolitan’s supervision, to verify the vertical clearances are maintained.
4.6 Overhead Electrical and Telephone Lines
Overhead electrical and telephone lines, where they cross Metropolitan’s rights-of-way, must have a minimum 35 feet of clearance, as measured from the ground to the lowest point of the overhead line. Overhead electrical lines poles must be located at least 30 feet laterally from the edges of Metropolitan’s facilities or outside Metropolitan’s rightof-way, whichever is greater.
Longitudinal overhead electrical and or telephone lines in public streets should have a minimum separation of 10 feet from the edge of a Metropolitan pipelines or structures where possible.
4.7 Sewage Disposal Systems
Sewage disposal systems, including leach lines and septic tanks, must be a minimum of 100 feet from the outside limits of Metropolitan’s rights-of-way or the edge of its facilities, whichever is greater. If soil conditions are poor, or other adverse site-specific conditions exist, a minimum distance of 150 feet is required. They must also comply with local and state health code requirements as they relate to sewage disposal systems in proximity to major drinking water supply pipelines.
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4.8 Underground Tanks
Underground tanks containing hazardous materials must be a minimum of 100 feet from the outside limits of Metropolitan’s rights-of-way or edge of its facilities, whichever is greater. In addition, groundwater flow should be considered with the placement of underground tanks down-gradient of Metropolitan’s facilities.
5.0 Specific Utilities: Non-Potable Utility Pipelines
In addition to Metropolitan’s general requirements, installation of non-potable utility pipelines (e.g., storm drains, sewers, and hazardous fluids pipelines) in Metropolitan's rights-of-way and public street rights-of-way must also conform to the State Water Resources Control Board’s Division of Drinking Water (DDW) regulation (Waterworks Standards) and guidance for separation of water mains and non-potable pipelines and to applicable local county health code requirements. Written approval is required from DDW for the implementation of alternatives to the Waterworks Standards and, effective December 14, 2017, requests for alternatives to the Waterworks Standards must include information consistent with: DDW’s Waterworks Standards Main Separation Alternative Request Checklist.
In addition to the following general guidelines, further review of the proposed project must be evaluated by Metropolitan and requirements may vary based on site specific conditions.
A. Sanitary Sewer and Hazardous Fluids (General Guideline See Table 1 on Page 18) B. Storm Drain and Recycled Water (General Guideline See Table 2 on Page 19) C. Irrigation with Recycled Water (General Guideline See Table 3 on Page 20) D. Metropolitan generally does not allow Irrigation with recycled water to be applied directly above its treated water pipelines
E. Metropolitan requests copies of project correspondence with regulating agencies (e.g., Regional Water Quality Control Board, DDW); regarding the application of recycled water for all projects located on Metropolitan’s rights-of-way
6.0 Cathodic Protection/Electrolysis Test Stations
6.1 Metropolitan Cathodic Protection
Metropolitan’s existing cathodic protection facilities in the vicinity of any proposed work must be identified prior to any grading or excavation. The exact location, description, and type of protection must be shown on all project plans. Please contact Metropolitan for the location of its cathodic protection stations.
6.2 Review of Cathodic Protection Systems
Metropolitan must review any proposed installation of impressed-current cathodic protection systems on pipelines crossing or paralleling Metropolitan’s pipelines to determine any potential conflicts with Metropolitan’s existing cathodic protection system.
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7.0 Drainage
7.1 Drainage Changes Affecting Metropolitan Rights-of-Way Changes to existing drainage that could affect Metropolitan’s rights-of-way require Metropolitan’s approval. The project proponent must provide acceptable solutions to ensure Metropolitan’s rights-of-way are not negatively affected by changes in the drainage conditions. Plans showing the changes, with a copy of a supporting hydrology report and hydraulic calculations, must be submitted to Metropolitan for review and approval. Long term maintenance of any proposed drainage facilities must be the responsibility of the project proponent, City, County, homeowner’s association, etc., with a clear understanding of where this responsibility lies. If drainage must be discharged across Metropolitan’s rights-of-way, it must be carried across by closed conduit or lined open channel and must be shown on the plans.
7.2 Metropolitan’s Blowoff and Pumpwell Structures
Any changes to the existing local watercourse systems will need to be designed to accommodate Metropolitan’s blowoff and pumpwell structures, which periodically convey discharged water from Metropolitan’s blowoff and pumping well structures during pipeline dewatering. The project proponents’ plans should include details of how these discharges are accommodated within the proposed development and must be submitted to Metropolitan for review and approval. Any blowoff discharge lines impacted must be modified accordingly at the expense of the project proponent.
8.0 Grading and Settlement
8.1 Changes in Cover over Metropolitan Pipelines
The existing cover over Metropolitan’s pipelines must be maintained unless Metropolitan determines that proposed changes in grade and cover do not pose a hazard to the integrity of the pipeline or an impediment to its maintenance capability. Load and settlement or rebound due to change in cover over a Metropolitan pipeline or ground in the area of Metropolitan’s rights-of-way will be factors considered by Metropolitan during project review.
In general, the minimum cover over a Metropolitan pipeline is 4 feet and the maximum cover varies per different pipeline. Any changes to the existing grade may require that Metropolitan’s pipeline be potholed under Metropolitan’s supervision to verify the existing cover.
8.2 Settlement
Any changes to the existing topography in the area of Metropolitan’s pipeline or right-ofway that result in significant settlement or lateral displacement of Metropolitan’s pipelines are not acceptable. Metropolitan may require submittal of a soils report showing the predicted settlement of the pipeline at 10-foot intervals for review. The data must be carried past the point of zero change in each direction and the actual size and varying depth of the fill must be considered when determining the settlement. Possible settlement due to soil collapse, rebound and lateral displacement must also be included.
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In general, the typical maximum allowed deflection for Metropolitan’s pipelines must not exceed a deflection of 1/4-inch for every 100 feet of pipe length. Metropolitan may require additional information per its Geotechnical Guidelines. Please contact Metropolitan’s Substructures Team for a copy of the Geotechnical Guidelines.
9.0 Construction Equipment
9.1 Review of Proposed Equipment
Use of equipment across or adjacent to Metropolitan’s facilities is subject to prior review and written approval by Metropolitan. Excavation, backfill, and other work in the vicinity of Metropolitan’s facilities must be performed only by methods and with equipment approved by Metropolitan. A list of all equipment to be used must be submitted to Metropolitan a minimum of 30 days before the start of work.
A. For equipment operating within paved public roadways, equipment that imposes loads not greater than that of an AASHTO H-20 vehicle (see Figure 1 on Page 21) may operate across or adjacent to Metropolitan’s pipelines provided the equipment operates in non-vibratory mode and the road remains continuously paved.
B. For equipment operating within unpaved public roadways, when the total cover over Metropolitan’s pipeline is 10 feet or greater, equipment imposing loads no greater than those imposed by an AASHTO H-20 vehicle may operate over or adjacent to the pipeline provided the equipment is operated in non-vibratory mode. For crossings, vehicle path shall be maintained in a smooth condition, with no breaks in grade for 3 vehicle lengths on each side of the pipeline.
9.2 Equipment Restrictions
In general, no equipment may be used closer than 20 feet from all Metropolitan aboveground structures. The area around the structures should be flagged to prevent equipment encroaching into this zone.
9.3 Vibratory Compaction Equipment
Vibratory compaction equipment may not be used in vibratory mode within 20 feet of the edge of Metropolitan’s pipelines.
9.4 Equipment Descriptions
The following information/specifications for each piece of equipment should be included on the list:
A. A description of the equipment, including the type, manufacturer, model year, and model number. For example, wheel tractor-scraper, 1990 Caterpillar 627E.
B. The empty and loaded total weight and the corresponding weight distribution. If equipment will be used empty only, it should be clearly stated.
C. The wheel base (for each axle), tread width (for each axle), and tire footprint (width and length) or the track ground contact (width and length), and track gauge (center to center of track).
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10.0 Excavations Close to Metropolitan Facilities
10.1 Shoring Design Submittal
Excavation that impacts Metropolitan’s facilities requires that the contractor submit an engineered shoring design to Metropolitan for review and acceptance a minimum of 30 days before the scheduled start of excavation. Excavation may not begin until the shoring design is accepted in writing by Metropolitan.
Shoring design submittals must include all required trenches, pits, and tunnel or jacking operations and related calculations. Before starting the shoring design, the design engineer should consult with Metropolitan regarding Metropolitan’s requirements, particularly as to any special procedures that may be required.
10.2 Shoring Design Requirements
Shoring design submittals must be stamped and signed by a California registered civil or structural engineer. The following requirements apply:
A. The submitted shoring must provide appropriate support for soil adjacent to and under Metropolitan’s facilities.
B. Shoring submittals must include detailed procedures for the installation and removal of the shoring.
C. Design calculations must follow the Title 8, Chapter 4, Article 6 of the California Code of Regulations (CCR) guidelines. Accepted methods of analysis must be used.
D. Loads must be in accordance with the CCR guidelines or a soils report by a geotechnical consultant.
E. All members must be secured to prevent sliding, falling, or kickouts.
Metropolitan’s pipelines must be located by potholing under Metropolitan’s supervision before the beginning construction. Use of driven piles within 20 feet of the centerline of Metropolitan’s pipeline is not allowed. Piles installed in drilled holes must have a minimum 2-foot clearance between Metropolitan’s pipeline and the edge of the drilled hole, and a minimum of 1-foot clearance between any part of the shoring and Metropolitan’s pipeline.
11.0 Support of Metropolitan Facilities
11.1 Support Design Submittal
If temporary support of a Metropolitan facility is required, the contractor shall submit a support design plan to Metropolitan for review and approval a minimum of 30 days before the scheduled start of work. Work may not begin until the support design is approved in writing by Metropolitan. Before starting design, the design engineer should consult with Metropolitan regarding Metropolitan’s requirements.
11.2 Support Design Requirements
Support design submittals must be prepared, stamped, and signed by a California registered civil or structural engineer. The following requirements apply:
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A. Support drawings must include detailed procedures for the installation and removal of the support system.
B. Design calculations must follow accepted practices, and accepted methods of analysis must be used.
C. Support designs must show uniform support of Metropolitan’s facilities with minimal deflection.
D. The total weight of the facility must be transferred to the support system before supporting soil is fully excavated.
E. All members must be secured to prevent sliding, falling, or kickouts.
12.0 Backfill
12.1 Metropolitan Pipeline Not Supported
In areas where a portion of Metropolitan pipeline is not supported during construction, the backfill under and to an elevation of 6 inches above the top of the pipeline must be one-sack minimum cement sand slurry. To prevent adhesion of the slurry to Metropolitan’s pipeline, a minimum 6-mil-thick layer of polyethylene sheeting or similar approved sheeting must be placed between the concrete support and the pipeline.
12.2 Metropolitan Pipeline Partially Exposed
In areas where a Metropolitan pipeline is partially exposed during construction, the backfill must be a minimum of 6 inches above the top of the pipeline with sand compacted to minimum 90 percent compaction.
12.3 Metropolitan Cut and Cover Conduit on Colorado River Aqueduct (CRA) In areas where a Metropolitan cut and cover conduit is exposed, the following guidelines apply:
A. No vehicle or equipment shall operate over or cross the conduit when the cover is less than 3 feet.
B. Track-type dozer with a gross vehicle weight of 12,000 lbs or less may be used over the conduit when the cover is a minimum of 3 feet.
C. Wheeled vehicles with a gross vehicle weight of 8,000 lbs or less may operate over the conduit when the cover is a minimum of 4 feet.
D. Tracked dozer or wheeled vehicle should be used to push material over the conduit from the side.
E. Tracked dozer or wheeled vehicle should gradually increase cover on one side of the conduit and then cross the conduit and increase cover on the other side of the conduit. The cover should be increased on one side of the conduit until a maximum of 2 feet of fill has been placed. The cover over the conduit is not allowed to be more than 2 feet higher on one side of the conduit than on the other side.
F. The cover should be gradually increased over the conduit until the grade elevations have been restored.
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13.0 Piles
13.1 Impacts on Metropolitan Pipelines
Pile support for structures could impose lateral, vertical and seismic loads on Metropolitan’s pipelines. Since the installation of piles could also cause settlement of Metropolitan pipelines, a settlement and/or lateral deformation study may be required for pile installations within 50 feet of Metropolitan’s pipelines. Metropolitan may require additional information per its Geo-technical Guidelines for pile installation. Please contact Metropolitan’s Substructures Team for a copy of the Geotechnical Guidelines.
13.2 Permanent Cast-in-place Piles
Permanent cast-in-place piles must be constructed so that down drag forces of the pile do not act on Metropolitan’s pipeline. The pile must be designed so that down drag forces are not developed from the ground surface to springline of Metropolitan’s pipeline.
Permanent cast-in-place piles shall not be placed closer than 5 feet from the edge of Metropolitan’s pipeline. Metropolitan may require additional information per its Geotechnical Guidelines for pile installation. Please contact Metropolitan’s Substructures Team for a copy of the Geotechnical Guidelines.
14.0 Protective Slabs for Road Crossings Over Metropolitan Pipelines Protective slabs must be permanent cast-in-place concrete protective slabs configured in accordance with Drawing SK-1 (See Figure 2 on Page 22).
The moments and shear for the protective slab may be derived from the American Association of State Highway and Transportation Officials (AASHTO). The following requirements apply:
A. The concrete must be designed to meet the requirements of AASHTO B. Load and impact factors must be in accordance with AASHTO. Accepted methods of analysis must be used.
C. The protective slab design must be stamped and signed by a California registered civil or structural engineer and submitted to Metropolitan with supporting calculations for review and approval.
Existing protective slabs that need to be lengthened can be lengthened without modification, provided the cover and other loading have not been increased.
15.0 Blasting
At least 90 days prior to the start of any drilling for rock excavation blasting, or any blasting in the vicinity of Metropolitan’s facilities, a site-specific blasting plan must be submitted to Metropolitan for review and approval. The plan must consist of, but not be limited to, hole diameters, timing sequences, explosive weights, peak particle velocities (PPV) at Metropolitan pipelines/structures, and their distances to blast locations. The PPV must be estimated based on a site-specific power law equation. The power law equation provides the peak particle velocity versus the scaled distance and must be calibrated based on measured values at the site.
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16.0 Metropolitan Plan Review Costs, Construction Costs and Billing
16.1 Plan Review Costs
Metropolitan plan reviews requiring 8 labor hours or less are generally performed at no cost to the project proponent. Metropolitan plan reviews requiring more than 8 labor hours must be paid by the project proponent, unless the project proponent has superior rights at the project area. The plan review will include a written response detailing Metropolitan’s comments, requirements, and/or approval.
A deposit of funds in the amount of the estimated cost and a signed letter agreement will be required from the project proponent before Metropolitan begins or continues a detailed engineering plan review that exceeds 8 labor hours.
16.2 Cost of Modification of Facilities Performed by Metropolitan Cost of modification work conducted by Metropolitan will be borne by the project proponent, when Metropolitan has paramount/prior rights at the subject location.
Metropolitan will transmit a cost estimate for the modification work to be performed (when it has paramount/prior rights) and will require that a deposit, in the amount of the estimate, be received before the work will be performed.
16.3 Final Billing
Final billing will be based on the actual costs incurred, including engineering plan review, inspection, materials, construction, and administrative overhead charges calculated in accordance with Metropolitan’s standard accounting practices. If the total cost is less than the deposit, a refund will be made; however, if the cost exceeds the deposit, an invoice for the additional amount will be forwarded for payment.
17.0 Street Vacations and Reservation of Easements for Metropolitan A reservation of an easement is required when all or a portion of a public street where Metropolitan facilities are located is to be vacated. The easement must be equal to the street width being vacated or a minimum 40 feet. The reservation must identify Metropolitan as a “public entity” and not a “public utility,” prior to recordation of the vacation or tract map. The reservation of an easement must be submitted to Metropolitan for review prior to final approval.
18.0 Metropolitan Land Use Guidelines
If you are interested in obtaining permission to use Metropolitan land (temporary or long term), a Land Use Form must be completed and submitted to Metropolitan for review and consideration.
A nonrefundable processing fee is required to cover Metropolitan’s costs for reviewing your request. Land Use Request Forms can be found at:
http://mwdh2o.com/PDF Doing Your Business/4.7.1 Land Use Request form revised.pdf The request should be emailed to [email protected],or contact the Real Property Development and Management (RPDM) Group at (213) 217-7750.
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After the initial application form has been submitted, Metropolitan may require the following in order to process your request:
A. A map indicating the location(s) where access is needed, and the location & size (height, width and depth) of any invasive subsurface activity (boreholes, trenches, etc.).
B. The California Environmental Quality Act (CEQA) document(s) or studies that have been prepared for the project (e.g., initial study, notice of exemption, Environmental Impact Report (EIR), Mitigated Negative Declaration (MND), etc.).
C. A copy of an ACORD insurance certification naming Metropolitan as an additional insured, or a current copy of a statement of self-insurance.
D. Confirmation of the legal name of the person(s) or entity(ies) that are to be named as the permittee(s) in the entry permit.
E. Confirmation of the purpose of the land use.
F. The name of the person(s) with the authority to sign the documents and any specific signature title block requirements for that person or any other persons required to sign the document (i.e., legal counsel, Board Secretary/Clerk, etc.).
G. A description of any vehicles that will have access to the property. The exact make or model information is not necessary; however, the general vehicle type, expected maximum dimensions (height, length, width), and a specific maximum weight must be provided.
Land use applications and proposed use of the property must be compatible with Metropolitan’s present and/or future use of the property. Any preliminary review of your request by Metropolitan shall not be construed as a promise to grant any property rights for the use of Metropolitan’s property.
19.0 Compliance with Environmental Laws and Regulations As a public agency, Metropolitan is required to comply with all applicable environmental laws and regulations related to the activities it carries out or approves. Consequently, project plans, maps, and other information must be reviewed to determine Metropolitan’s obligations pursuant to state and federal environmental laws and regulations, including, but not limited to:
A. California Environmental Quality Act (CEQA) (Public Resources Code 21000-21177) and the State CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Sections 1500-15387)
B. Federal Endangered Species Act (ESA) of 1973, 16 U.S.C. §§ 1531, et seq.
C. California Fish and Game Code Sections 2050-2069 (California ESA) D. California Fish and Game Code Section 1602
E. California Fish and Game Code Sections 3511, 4700, 5050 and 5515 (California fully protected species)
F. Federal Migratory Bird Treaty Act (MBTA), 16 U.S.C. §§ 703-712 G. Federal Clean Water Act (including but not limited to Sections 404 and 401) 33 U.S.C. §§ 1342, 1344)
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H. Porter Cologne Water Quality Control Act of 1969, California Water Code §§ 13000- 14076.
I. Title 22, California Code of Regulations, Chapter 16 (California Waterworks Standards), Section 64572 (Water Main Separation)
Metropolitan may require the project applicant to pay for any environmental review, compliance and/or mitigation costs incurred to satisfy such legal obligations.
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20.0 Paramount Rights / Metropolitan’s Rights within Existing Rightsof-Way Facilities constructed within Metropolitan’s rights-of-way shall be subject to the paramount right of Metropolitan to use its rights-of-way for the purpose for which they were acquired. If at any time Metropolitan or its assigns should, in the exercise of their rights, find it necessary to remove or relocate any facilities from its rights-of-way, such removal and replacement or relocation shall be at the expense of the owner of the facility.
21.0 Disclaimer and Information Accuracy
Metropolitan assumes no responsibility for the accuracy of the substructure information herein provided. The user assumes responsibility for verifying substructure locations before excavating and assumes all liability for damage to Metropolitan’s facilities as a result of such excavation.
Additionally, the user is cautioned to conduct surveys and other field investigations as you may deem prudent, to assure that your project plans are correct. The relevant representative from Metropolitan must be called at least two working days, before any work activity in proximity to Metropolitan’s facilities.
It generally takes 30 days to review project plans and provide written responses. Metropolitan reserves the right to modify requirements based on case-specific issues and regulatory developments.
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Table 1: General Guidelines for Pipeline Separation between Metropolitan’s Pipeline1 and Sanitary Sewer2 or Hazardous Fluid Pipeline3
Pipeline Crossings Metropolitan requires that sanitary sewer and hazardous fluid pipelines that cross Metropolitan’s pipelines have special pipe construction (no joints) and secondary containment4
. This is required
for the full width of Metropolitan’s rights-of-way or within 10 feet tangent to the outer edges of Metropolitan’s pipeline within public streets. Additionally, sanitary sewer and hazardous fluid pipelines crossing Metropolitan’s pipelines must be perpendicular and maintain a minimum 1-foot vertical clearance between the top and the bottom of Metropolitan’s pipeline and the pipe casing.
These requirements apply to all sanitary sewer crossings regardless if the sanitary sewer main is located below or above Metropolitan’s pipeline.
Parallel Pipeline Metropolitan generally does not permit the installation of longitudinal pipelines along its rights-of-way. Within public streets, Metropolitan requires that all parallel sanitary sewer, hazardous fluid pipelines and/or non-potable utilities be located a minimum of 10 feet from the outside edges of Metropolitan’s pipelines. When 10-foot horizontal separation criteria cannot be met, longitudinal pipelines require special pipe construction (no joints) and secondary containment4 .
Sewer Manhole Sanitary sewer manholes are not allowed within Metropolitan’s rights-of-way. Within public streets, Metropolitan requests manholes parallel to its pipeline be located a minimum of 10 feet from the outside edges of its pipelines. When 10 foot horizontal separation criteria cannot be met, the structure must have secondary containment5
.
Notes:
1 Separation distances are measured from the outer edges of each pipe. 2 Sanitary sewer requirements apply to all recycled water treated to less than disinfected tertiary recycled water (disinfected secondary recycled water or less). Recycled water definitions are included in Title 22, California Code of Regulations, Chapter 3 (Water Recycling Criteria), Section 60301. 3 Hazardous fluids include e.g., oil, fuels, chemicals, industrial wastes, wastewater sludge, etc. 4 Secondary Containment for Pipeline - Secondary containment consists of a continuous pipeline sleeve (no joints).
Examples acceptable to Metropolitan include welded steel pipe with grout in annular space and cathodic protection (unless coated with non-conductive material) and High Density Polyethylene (HDPE) pipe with fusion-welded joints. 5 Secondary Containment for Structures – Secondary containment consists of external HDPE liner or other approved method.
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Table 2: General Guidelines for Pipeline Separation between Metropolitan’s Pipeline1 and Storm Drain and/or Disinfected Tertiary Recycled Water2 Pipeline Crossings Metropolitan requires crossing pipelines to be special pipe construction (no joints) or have secondary containment3 within 10-feet tangent to the outer edges of Metropolitan’s pipeline.
Additionally, pipelines crossing Metropolitan’s pipelines must be perpendicular and maintain a minimum 1-foot vertical clearance.
Parallel Pipeline Metropolitan generally does not permit the installation of longitudinal pipelines along its rights-of-way. Within public streets, Metropolitan requests that all parallel pipelines be located a minimum of 10 feet from the outside edges of
Metropolitan’s pipelines. When 10-foot horizontal separation criteria cannot be met, special pipe construction (no joints) or secondary containment3 are required.
Storm Drain
Manhole
Permanent utility structures (e.g., manhole. catch basin, inlets) are not allowed within Metropolitan’s rights-of-way. Within public streets, Metropolitan requests all structures parallel to its pipeline be located a minimum of 10 feet from the outside edges of its pipelines. When 10 foot horizontal separation criteria cannot be met, the structure must have secondary containment4
.
Notes:
1 Separation distances are measured from the outer edges of each pipe. 2 Disinfected tertiary recycled water as defined in Title 22, California Code of Regulations, Chapter 3 (Water Recycling Criteria), Section 60301.
3 Secondary Containment for Pipeline - Secondary containment consists of a continuous pipeline sleeve (no joints).
Examples acceptable to Metropolitan include welded steel pipe with grout in annular space and cathodic protection (unless coated with non-conductive material) and High Density Polyethylene (HDPE) pipe with fusion-welded joints. 4 Secondary Containment for Structures – Secondary containment consists of external HDPE liner or other approved method.
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Table 3: General Guidelines for Pipeline Separation1 between Metropolitan’s Pipeline and Recycled Water2,4 Irrigations
Pressurized recycled
irrigation mainlines • Crossings - must be perpendicular and maintain a minimum 1-foot vertical clearance. Crossing pressurized recycled irrigation mainlines must be special pipe construction (no joints) or have secondary containment3 within 10-feet tangent to the outer edges of Metropolitan’s pipeline.
• Longitudinal - must maintain a minimum 10-foot horizontal separation and route along the perimeter of Metropolitan’s rightsof-way where possible.
Intermittently
Energized Recycled
Water Irrigation
System Components
• Crossings - must be perpendicular and maintain a minimum 1-foot vertical clearance. Crossing irrigation laterals within 5-feet tangent to the outer edges of Metropolitan’s pipeline must be special pipe construction (no joints) or have secondary containment3 .
• Longitudinal – must maintain a minimum 5-foot horizontal separation between all intermittently energized recycled water irrigation system components (e.g. irrigation lateral lines, control valves, rotors) and the outer edges of Metropolitan’s pipeline.
Longitudinal irrigation laterals within 5-feet tangent to the outer edges of Metropolitan’s pipeline must be special pipe construction (no joints) or have secondary containment3
.
Irrigation Structures Irrigation structures such as meters, pumps, control valves, etc. must be located outside of Metropolitan’s rights-of-way.
Irrigation spray rotors
near Metropolitan’s
aboveground facilities
Irrigation spray rotors must be located a minimum of 20-foot from any Metropolitan above ground structures with the spray direction away from these structures. These rotors should be routinely maintained and adjusted as necessary to ensure no over-spray into 20-foot clear zones.
Irrigations near open
canals and aqueducts
Irrigation with recycled water near open canals and aqueducts will require a setback distance to be determined based on site-specific conditions. Runoff of recycled water must be contained within an approved use area and not impact Metropolitan facilities.
Appropriate setbacks must also be in place to prevent overspray of recycled water impacting Metropolitan’s facilities.
Notes:
1 Separation distances are measured from the outer edges of each pipe. 2 Requirements for recycled water irrigation apply to all levels of treatment of recycled water for non-potable uses.
Recycled water definitions are included in Title 22, California Code of Regulations, Chapter 3 (Water Recycling Criteria), Section 60301.
3 Secondary Containment for Pipeline - Secondary containment consists of a continuous pipeline sleeve (no joints).
Examples acceptable to Metropolitan include welded steel pipe with grout in annular space and cathodic protection (unless coated with non-conductive material) and High Density Polyethylene (HDPE) pipe with fusion-welded joints. 4 Irrigation with recycled water shall not be applied directly above Metropolitan’s treated water pipelines.
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Figure 1: AASHTO H-20 Loading
Note: The H loadings consist of a two-axle truck or the corresponding lane loadings as illustrated above. The H loadings are designated “H” followed by a number indicating the gross weight in tons of the standard truck.
Docusign Envelope ID: FC83EA4B-94DE-46CF-AA93-BAEF385EEAF2
Certificate Of Completion
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Los Angeles, CA 90012
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CITYofBREA
Planning Commission Communication
April 28, 2026
Item No. 3A.
Brea 2050: Focused General Plan Update and Brea Core Specific Plan - General Plan Amendment (GPA) No. 2026-01, Specific Plan (SP) No. 2026-01, Zoning Ordinance Text Amendment (ZOTA) No. 2026-01, Zone Change (ZC) No. 2026-01, and Environmental Impact Report (EIR) No. 2026-01 - Continued
TO PREPARED BY
Chair and Members of the Planning Commission Maribeth Tinio, City Planner
DEPARTMENT HEAD APPROVAL CITY MANAGER APPROVAL
Jason Killebrew, Assistant City Manager/Community
Development Director Kristin Griffith, City Manager
EXECUTIVE SUMMARY
This report serves as a continuation of the Planning Commission’s review of the Brea 2050 Focused General Plan Update and Brea Core Specific Plan (“Project”) following the April 14, 2026, public hearing. Since that meeting, staff have incorporated Planning Commission direction into updates to the General Plan, zoning code, and mitigation measures, including expanded policies and updates related to environmental sustainability, wildlife impacts and connectivity, community design, and enhancements to ground-floor design and streetscape activation.
In addition, this report includes the Tentative Final Program Environmental Impact Report (EIR) with response to comments, revisions to the environmental analysis, and revisions to mitigation measures.
The Brea 2050 Focused General Plan Update and Brea Core Specific Plan require approval of the following entitlements:
1. General Plan Amendment (GPA) No. 2026-01: Focused General Plan Update to comprehensively update the City’s 2003 General Plan, including the following elements: Community Development, Community Resources, Mobility, Public Safety, and Economic Development. The update applies citywide and within the City’s Sphere of Influence.
2. Specific Plan (SP) No. 2026-01: to create the “Brea Core Specific Plan” to guide development within the Core Area, including new mixed-use zoning districts, mobility improvements, and implementation strategies.
3. Zoning Ordinance Text Amendment (ZOTA) No. 2026-01: to amend Title 20, Chapters 20.04, 20.11, and
20.258 of the Brea City Code (BCC) to reclassify existing mixed-use zones into new Mixed-Use 50 and Mixed-Use 18 zones. The amendment also refines development and objective design standards.
4. Zone Change (ZC) No. 2026-01: to update mixed-use zoning districts and consistency with the General Plan land use map; and
5. Environmental Impact Report (EIR) No. 2026-01: the Draft Program Environmental Impact Report has been completed in compliance with the California Environmental Quality Act. ATTACHMENT M (1 OF 4)
Collectively, the aforementioned entitlements herein are referred to as the “Project.” The Planning Commission serves as a recommending body to the City Council. The City Council is the final decision authority on the Project.
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution (Attachment A) recommending that the City Council take the following action:
1. Adopt resolutions approving the following entitlements, based on findings and conclusions:
a. GPA No. 2026-01, to adopt the General Plan Policy Document; and b. SP No. 2026-01, to adopt a new specific plan to implement the Brea Core Specific Plan.
2. Adopt ordinances approving the following entitlements, based on findings and conclusions:
a. ZOTA No. 2026-01, to amend Chapters 20.04, 20.11, and 20.258 for updates to the mixed-use zoning districts; and
b. ZC No. 2026-01, to change the zoning for certain properties to Mixed-Use 50 (MU-50), Mixed-Use 18 (MU-18), Public Facilities (PF), and Parks/Recreation/Open Space-Parks/Recreation (PRO-P/R), and Brea Core Specific Plan (BCSP).
3. Adopt a resolution to certify a California Environmental Quality Act (CEQA) Program Environmental Impact Report (EIR) for the Brea 2050: Focused General Plan Update and Brea Core Specific Plan Project, State Clearinghouse No. 2025081123, which analyzed the potential environmental effects associated with implementation of the Project, and was prepared pursuant to CEQA Guidelines Section 15132 (Contents of Final EIR), and CEQA Guidelines Section 15090 (Certification of the Final EIR);
BACKGROUND
April 14, 2026 Planning Commission Meeting
The Planning Commission held a duly noticed public hearing on April 14, 2026, to review the focused General Plan update, new Specific Plan, and Draft Program EIR. The April 14, 2026 Planning Commission Staff Report is Attachment B of this report. The Tentative Final Program EIR, which includes a response to comments to the Draft EIR, was not included for Commission consideration.
The Commission deliberated on the Project, offering feedback and direction to staff on several focus areas. Key themes included strengthening conservation and sustainability policies, wildlife impacts and connectivity, and further refining design guidance within the Brea Core area.
At the conclusion of deliberations, the Planning Commission voted (5-0) to continue the item to the next regularly scheduled meeting (April 28, 2026) to allow staff to incorporate additional refinements and to provide a response to comments as a component of the Final Program EIR and Project consideration.
ANALYSIS
Focused General Plan Update
The City of Brea last adopted its General Plan in 2003. In response to evolving community needs, regulatory requirements, and growth opportunities, the City has undertaken a focused update to reassess its long-term vision and policy framework. This update comprehensively addresses all required elements and introduces an additional Economic Development Element to further support the City’s strategic objectives.
The Focused General Plan Update includes comprehensive updates to the Community Development, Community Resources (merged with Community Services element), and Public Safety Elements, and introduces two new Elements—Mobility and Economic Development—resulting in a total of five updated General Plan Elements (Attachment D—Draft General Plan Version 2) . The detailed Project description can be found in the April 14, 2026 Planning Commission Staff Report, which is Attachment B of this report.
Open Space Covenant Properties
At the April 14, 2026 Planning Commission meeting, Commissioner Melanie Schlotterbeck noted that open space covenants were important to highlight. The figure below notes existing properties in north and east parts within the city with known open space covenants or easements mentioned at the meeting.
FIGURE 1. OPEN SPACE COVENANTS AND EASEMENTS
This figure will be used to develop a City GIS map layer for transparency to support property development and to show property restrictions on certain properties. Staff will monitor and add to the map layer as additional covenants are created or found.
Goals, Policies, and Actions Updates
Each Element is organized into a set of goals, policies, and implementation actions. Each goal is supported by a specific set of policies and actions to implement and achieve it. The goals, policies, and actions of the General Plan will serve as the City’s roadmap for future decision-making and provide the community, staff, and elected and appointed officials with direction on where the City wants to go and what needs to happen in order to get there.
In response to Planning Commission direction received at the April 14, 2026 public hearing, updates were made to the Community Development, Mobility, and Community Resources Elements to strengthen policies related to environmental sustainability, wildlife impacts, connectivity, and context-sensitive design. The following summarizes revised and new General Plan policies and actions.
Community Development Element
Goal CD-1: Provide a balanced mix of land uses that integrates residential, commercial, and employment uses with open space and public facilities to support a vibrant, sustainable community offering a high quality of life.
Revised Policy CD-1.11 Multi-Jurisdictional Coordination:
Coordinate with neighboring jurisdictions to ensure land use compatibility in areas surrounding Brea.
Partnerships with Orange, San Bernardino, and Los Angeles Counties and adjacent cities can support the development of cohesive strategies to address regional planning challenges and development.
New Action CD-1d
Research and explore adaptive reuse strategies for underutilized or aging structures—such as former office buildings, industrial spaces, and retail anchors—to facilitate their conversion into alternative uses.
Goal CD-2: Create a visually appealing and cohesive community that emphasizes high-quality design, celebrates Brea’s distinct character, and fosters a strong sense of place through well-designed spaces, architecture, and streetscapes.
New Policy CD-2.15 Wildlife-Friendly Design
Support the use of wildlife-friendly design features in new development and public improvements, such as strategies that promote bird safety, light mitigation, permeability, and ecological landscaping, especially for projects located within or adjacent to the wildland-urban interface to minimize human-wildlife conflicts and protect local biodiversity.
Goal CD-4: Minimize the extent of development in the hillsides and mitigate any adverse consequences associated with urbanization.
New Action CD-4d
Explore and analyze the feasibility of establishing a Transfer of Development Rights (TDR) program to promote conservation for City Council consideration.
Goal CD-5: Provide sufficient levels of water, sewer, and storm drain service throughout the community.
Revised Policy CD-5.2 Master Plans
Implement the City’s water, sewer, and drainage master plans to address known deficiencies and support improvements that add resiliency and reliability to City infrastructure.
Mobility
Goal M-3: Provide a safe and convenient transportation network accessible for all transportation modes and users.
Revised Policy M-3.4 Context Sensitivity
Consider the land use and design context of the surrounding areas when designing new roadways and rehabilitating existing roadways, and partner with applicable outside agencies as needed.
Community Resources
Goal CR-3: The preservation and maintenance of open spaces for nature, resource management, recreation, and scenic enjoyment.
Revised Policy CR-3.1 Open Space Preservation
Continue efforts to preserve open space lands for purposes of habitat protection, resource conservation, flood hazard management, public safety, and overall community benefit, in collaboration with neighboring jurisdictions and other relevant agencies, contributing to the statewide California 30x30 goal of permanent land conservation.
Revised Policy CR-3.3 Hillside Preservation
Continue efforts to conserve sensitive hillside, ridgelines, canyons, and open space areas, and protect wildlife corridors and habitat connectivity, in accordance with standards set forth in Brea City Code.
Revised Action CR-3b
Reassess the City’s Hillside Zoning Ordinance to minimize the encroachment of new development near areas of open space, especially sensitive areas, and to consider the unique impacts of fire hazards in hillside areas.
Revised Action CR-3c
Collaborate with Federal, State, regional, local, non-profit, environmental and conservation organizations, and private entities to conserve, protect, and enhance open spaces and natural resources throughout Brea’s Planning Area.
New Action CR-3e
Avoid development impacts to identified or potential wildlife corridors to the maximum extent feasible, based on site-specific biological surveys prepared by a qualified wildlife biologist and the best available scientific data. Where avoidance is not feasible, require project design features that preserve habitat connectivity and support wildlife movement, subject to City review and coordination with applicable wildlife agencies. Such standards may include, but are not limited to:
Minimum Corridor Widths: Maintain wildlife movement corridors at widths consistent with the best available scientific guidance applicable to target species and regional conditions.
Wildlife-Permeable Fencing: Install fencing that allows for wildlife movement and prohibits the use of solid walls or impermeable barriers within or adjacent to corridors.
Lighting Design: Design and install lighting that minimizes spillover into adjacent wildlife corridors through shielding, direction, and low-intensity fixtures.
Crossing Design: Incorporate wildlife crossing structures where roadways or driveways intersect corridors, designed in accordance with best available science and species-specific needs.
Goal CR-5: A resilient ecosystem that safeguards habitats for biological resources and wildlife.
Revised Policy CR-5.4 Protective Landscaping
Promote landscape planting that avoids invasive plant species, defined as those appearing on the California Invasive Plant Council (Cal-IPC) Invasive Plant Inventory or "watch list," or as identified by successor organizations and applicable regulatory agencies, and encourages native plant species.
Revised Policy CR-5.5 Sustainable Landscaping
Promote landscaping that incorporates native and pollinator-supporting plant species, minimizing the need for herbicides and pesticides and that provides food, water, shelter, and nesting sites for birds, butterflies, beneficial insects, and other creatures that both help maintain the landscape and restore the larger ecosystem.
Revised Policy CR-5.9 Outdoor Lighting
Protect local character, enhance visual safety, and mitigate the harmful effects of light intrusion and pollution.
Revised Action CR-5e
Evaluate the potential of a Dark Sky, Lights Out, or other similar regulatory mechanism to reduce light pollution and minimize impacts on wildlife species.
A compiled list of goals, policies, and implementation actions is provided as Attachment C. Updated and new policies and actions are shown with a (***).
Resiliency Strategies
Commissioner Schlotterbeck inquired whether the water system had enough redundancy to support reliable firefighting operations, particularly along Carbon Canyon Road. Redundancy measures, which improve system resilience by providing backup capacity or alternative functions, include installing backup generators, variable frequency drive (VFD) pump upgrades, and adding protective enclosures at booster pump stations. These backup generators and electrical upgrades allow facilities to operate independently from the grid during outages or emergencies, minimizing service disruptions. Regarding water pressure, emergency power helps maintain pressure and flow for firefighting operations. To further enhance resiliency during power outages, generators have been installed at several City facilities, including the City Service Center, the Senior Center, and the Brea Civic & Cultural Center. City staff continues to evaluate opportunities to expand backup power capacity through the 7-year Capital Improvement Program and to pursue grant funding to support implementation of these improvements.
Redundancy measures are being implemented and are included within the City’s adopted Water Master Plan, which includes system modeling and identifies projects to address deficiencies, enhance system reliability, and support future development. Two of these improvement projects are already funded and underway through the City’s 7-year Capital Improvement Program to upgrade Carbon Canyon Road booster pump stations.
In response to this concern, Community Development Policy CD-5.2 has been revised to clarify that the City’s water, sewer, and drainage master plans support infrastructure improvements that enhance system resiliency and reliability. Based on these projects in process, an additional study of water system redundancy is not necessary at this time.
Brea City Code Chapter 20.258 Mixed-Use Zoning Districts Updates In conjunction with zoning map updates, amendments to Title 20, Chapters 20.04, 20.11, and 20.258 of the Brea City Code (BCC) will reclassify existing mixed-use zones into the new MU-50 and MU-18 zoning districts and refine development standards, including objective design standards, to ensure consistency with the General Plan and Specific Plan vision. These updates collectively align zoning with the City’s long-term land use strategy, facilitate mixed-use development where appropriate, and maintain established residential neighborhoods. The redlined code amendments are provided as Exhibit A to Attachment A (Draft Planning Commission Resolution).
Chair Blake Perez requested that additional language be added to the mixed-use design standards to emphasize streetscape activation through architecture, window placement, and functional features. Existing standards are proposed under BCC Section 20.258.040, which addresses building and dwelling unit entrances, windows, and materials and colors. As part of mixed-use design, window design shall account for privacy, be recessed by a minimum of two inches, and include decorative features when facing a major public street.
Proposed changes were made to the site design and building form and design section of the design standards.
Mixed-use design standards for site design included existing standards requiring pedestrian connections to public spaces. The section for pedestrian circulation and access was expanded to include the following pedestrian design considerations to support walkable environments:
Where pedestrian pathways intersect, enhanced paving treatment such as patterned and/or colored pavers, brick, concrete, or striping, shall be provided to delineate pedestrian areas.
Pedestrian amenities, including but not limited to benches, shade trees, planters, fountains, and outdoor seating, are encouraged to be incorporated where feasible to support walking environments.
The following design considerations were added to support high-quality design for new construction, especially along the public right-of-way:
Where a blank facade is proposed that is visible from a public right-of-way, the facade shall incorporate a design treatment to create a visual interest and increase pedestrian safety and comfort. Treatments can include architectural and vertical landscaping treatments that cover at least 50% of blank facade surface.
The building shall incorporate a minimum of two (2) facade finish materials.
The ZOTA redlines are shown as Exhibit A of Attachment A.
Errors raised during the April 14, 2026 Planning Commission meeting have been addressed and corrected or clarified in revised documents. Attachment D is shown as the revised General Plan with the updated Plan Figure CR-1 showing Parks, Recreation Facilities, and Open Space and the Carbon Canyon State Park boundaries in the east portion of the City and SOI.
ENVIRONMENTAL ASSESSMENT
The City, as the lead agency with the assistance of De Novo and Harris & Associates, prepared a PEIR in accordance with the CEQA and CEQA Guidelines, and the environmental regulations of the City. A PEIR is an EIR that may be prepared for a series of actions that can be characterized as one large project, as defined by Section 15168 of the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3).
PEIR Timeline:
On August 25, 2025, the City issued a Notice of Preparation (NOP) informing the public that a PEIR is being prepared for the Project and provided information on the planned scoping meeting. The public comment period concluded on September 24, 2025, and a total of six agencies and interested parties responded to the NOP and provided written comments.
On September 4, 2025, the City held a scoping meeting on the Project’s PEIR. A total of five individuals were in attendance.
On February 12, 2026, the City issued a Notice of Availability (NOA) to provide the public and agency review of the Draft PEIR.
On February 12, 2026, the Draft PEIR was released for public review. The public comment period concluded on March 30, 2026, and a total of ten agencies, individuals, and organizations responded to the Draft PEIR and provided written CEQA comments. The Response to Comments has been provided as part of the Tentative Final PEIR (Attachment E).
On April 23, 2026, the Tentative Final PEIR was provided as Attachment E of the Planning Commission staff report.
Mitigation Monitoring and Reporting Program Updates
Mitigation measures are actions taken to reduce or eliminate the significant environmental impacts of a project. The final Mitigation Monitoring and Reporting Program (MMRP) will be included in the Final EIR to track implementation of all mitigation measures.
In response to Planning Commission direction received at the April 14, 2026, public hearing, mitigation measures were revised with bolstered language. Mitigation Measure BIO-6 was also revised to include specific measures for focused surveys of sensitive wildlife species, including mountain lions and southwestern pond turtles. Additionally, Mitigation Measure GHG-1 was revised to include the use of permeable surfaces as a Green Building strategy.
Mitigation Measures BIO-1 through BIO-7 were revised at the direction of Commissioner Schlotterbeck and in response to comments submitted by the Hills for Everyone organization, incorporating additional thresholds, refined criteria, and greater implementation detail. These revisions clarify requirements for habitat restoration and surveys, plant mitigation and surveys, biologist monitoring, wildlife species surveys, and nesting bird surveys.
Revised mitigation measures can be found in Section 3.2 of Attachment E.
Tentative Final PEIR with Response to Comments
The Tentative Final PEIR (Attachment E) was prepared pursuant to Section 15132 of the CEQA Guidelines, which contains a response to agency and public comments made on the DEIR and a summary of revisions to the DEIR resulting from comments. Because not all impacts can be reduced below a level of significance, the City is required to adopt a statement of overriding considerations, a process that considers whether the Project benefits outweigh the significant impacts. As part of the Final PEIR, a MMRP will be prepared, which memorializes the proposed mitigation measures, along with the Findings of Fact (FOF), which will provide conclusions and findings required by the CEQA Guidelines. The FOF will be included for consideration at the future City Council meeting. The other environmental documents for the Project, including the NOP, NOA, and Draft PEIR, can also be accessed on the following link: https://www.cityofbrea.gov/166/Projects-in-Process.
PUBLIC NOTICE AND COMMENTS
This Project was noticed in accordance with the City’s public noticing requirements, which involved previous publication in the Brea Star-Progress. Staff have received eleven public comments as shown in Attachment F. No additional comments have been received since the April 14, 2026 Planning Commission meeting.
CONCLUSION
It is for these reasons discussed above and the information within this report and its attachments that staff recommends that the Planning Commission adopt the resolution (Attachment A) recommending that the City Council approve the Project and certify the PEIR for the Project.
RESPECTFULLY SUBMITTED:
Maribeth Tinio, City Planner
Prepared by: Jessica Newton, Senior Planner
Attachments
Attachment A - Draft PC Resolution.pdf
Attachment B - April 14, 2026 Planning Commission Staff Report (1 of 2).pdf Attachment B - April 14, 2026 Planning Commission Staff Report (2 of 2).pdf Attachment C - Brea 2050 Goals, Policies, Actions.pdf
Attachment D - Draft General Plan Version 2.pdf
Attachment E - Tentative Final PEIR (1 of 2).pdf
Attachment E - Tentative Final PEIR (2 of 2).pdf
Attachment F - Public Comments.pdf
ATTACHMENT A
(DRAFT) RESOLUTION NO. PC 2026-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BREA
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. 2026-01, SPECIFIC PLAN NO. 2026-01 (BREA CORE SPECIFIC PLAN), ZONING ORDINANCE TEXT AMENDMENT NO. 2026-01, ZONE CHANGE NO. 2026-01, AND CERTIFY ENVIRONMENTAL IMPACT REPORT NO. 2026-01 FOR THE BREA 2050: FOCUSED GENERAL PLAN
UPDATE AND BREA CORE SPECIFIC PLAN
A. RECITALS:
(i) The Planning Commission of the City of Brea (the “Planning Commission”) did receive a verified petition for the approval of General Plan Amendment (GPA) No. 2026-01, Specific Plan (SP) No. 2026-01, Zoning Ordinance Text Amendment (ZOTA) No. 2026-01, Zone Change (ZC) No. 2026-01, and Environmental Impact Report (EIR) No. 2026-01, for the Brea 2050: Focused General Plan Update and Brea Core Specific Plan.
(ii) The proposed Project consists of the adoption and implementation of a Focused General Plan Update for the City and its Sphere of Influence (SOI), comprehensively updating the 2003 General Plan into six elements: Community Development, Community Resources, Public Safety, Mobility, Economic Development, and Housing. The Project also includes adoption of the Brea Core Specific Plan to implement the community vision established in the 2017 Brea Envisions initiative and the goals and policies of the 2020 Brea Core Active Transportation Plan. Additionally, the Project includes amendments to the Zoning Code (Title 20) to ensure consistency with the updated General Plan and Specific Plan, including reclassification of existing mixeduse zoning districts; updates to various chapters of the Zoning Code, specifically amending Chapters 20.04, 20.11, and 20.258 of the Brea City Code (BCC); and citywide Resolution No. 2026-XX
Brea 2050: Focused General Plan Update and
Brea Core Specific Plan
zone changes to implement the proposed land use designations (collectively, the “Project”).
(iii) The Project applicant is the City of Brea; 1 Civic Center Circle, Brea, CA 92821.
(iv) The Project encompasses the City of Brea and its SOI. The City’s incorporated boundaries and the SOI compose the Focused General Plan Update Project area. The entire Project site comprises 14,481.9 acres, with 8,249 acres within the City's incorporated limits and 6,232.9 acres within the SOI. The Brea Core Specific Plan area totals approximately 778.97 acres and is generally bound by Lambert Road to the north, Imperial Highway (SR-90) to the south, Berry Street to the west, and SR-57 and Associated Road to the east.
(v) The City has prepared an Environmental Impact Report (EIR) to analyze the environmental effects of the Project pursuant to the requirements of the California Environmental Quality Act, Public Resources Code § 21000 et seq. (“CEQA”). The City circulated the Notice of Preparation of the Project EIR for a 30-day public review and comment period commencing on August 25, 2025; held a public scoping meeting to receive comments on the appropriate scope of the PEIR on September 4, 2025; and circulated the Draft PEIR for a 45-day public review and comment period from February 12, 2026, to March 30, 2026.
(vi) The Final EIR for the Project (State Clearinghouse # 2025081123) will consist of the Draft EIR; a Mitigation Monitoring and Reporting Program (MMRP), CEQA Findings of Fact (FOF), a Statement of Overriding Considerations (SOC), and public comments on the Draft EIR; the City’s responses to those comments; and revisions to the Draft EIR Resolution No. 2026-XX
Brea 2050: Focused General Plan Update and
Brea Core Specific Plan
merely clarified, amplified, or insignificant modifications to the document and did not change it in any way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect or a feasible way to mitigate or avoid such an effect.
(vii) On April 14, 2026, the Planning Commission held a duly noticed public hearing on the Project, and on a 5-0 voted to continue the Project for revisions to the Project documents to strengthen policies and standards related to environmental sustainability, wildlife connectivity, community design, and enhancements to ground-floor design and streetscape activation
(viii) On April 28, 2026, the Planning Commission held and continued testimony of the Project, during which it received and considered all evidence and testimony presented prior to adoption of this Resolution.
(ix) The documents and other material that constitute the record of the proceedings concerning the Project upon which this Resolution is based are kept by the City of Brea Community Development Department, located at 1 Civic Center Circle, Brea, California 92821.
(x) All legal prerequisites to the adoption of this Resolution have occurred.
B. RESOLUTION:
NOW, THEREFORE, BE IT FOUND, DETERMINED AND
RESOLVED by the Planning Commission of the City of Brea, as follows:
1. In all respects as set forth in Recitals, Part A, of this Resolution.
2. The Project identified above in this Resolution has been assessed in accordance with the California Environmental Quality Act (CEQA) Guidelines, and a Resolution No. 2026-XX
Brea 2050: Focused General Plan Update and
Brea Core Specific Plan
Program Environmental Impact Report (PEIR) has been prepared. A PEIR is an EIR that may be prepared for a series of actions that can be characterized as one large project, as defined by Section 15168 of the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3). Based on analysis of the Draft PEIR, the City determined that implementation of the project would result in less than significant impacts related to aesthetics, biological resources, cultural resources, energy, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, public services, transportation, tribal cultural resources, utilities and service systems, and wildfire with implementation of mitigation. The Draft PEIR identifies significant and unavoidable impacts on air quality, greenhouse gas emissions, and noise, even with the implementation of feasible mitigation measures.
3. The Planning Commission finds as follows:
a. The Draft PEIR has been completed in compliance with CEQA. The project will have a significant effect on the environment, but there are no feasible alternatives to the project or mitigation measures that will avoid or substantially lessen the significant environmental effects as identified in the Draft EIR for project significant and unavoidable impacts to air quality, greenhouse gas emissions, and noise; and
b. Approval of GPA No. 2026-01 would be in the public interest and not detrimental to the public interest, health, safety, convenience, or welfare of the City.
c. The Project site is suitable for development as proposed by the Project, and approval of SP No. 2026-01 and ZC No. 2026-01 would be in Resolution No. 2026-XX
Brea 2050: Focused General Plan Update and
Brea Core Specific Plan
conformity with the General Plan, as amended by GPA No. 2026-01, and in the interest of public necessity, convenience, general welfare, and good zoning practice.
d. Approval of ZOTA No. 2026-01 and ZC No. 2026-01 would be in the public interest, consistent with the goals, policies, actions, and provisions of the proposed General Plan, as amended by GPA No. 2026-01; and not detrimental to the public interest, health, safety, convenience, or welfare of the City.
4. Based on the findings set forth above, the Planning Commission hereby recommends that the City Council approve GPA No. 2026-01, SP No. 2026-01, ZOTA No. 2026-01, ZC No. 2026-01, and certify EIR No. 2026-01 subject to the requirements of the MMRP and as shown in Exhibit A (Proposed Zoning Code Amendment) attached hereto.
5. The Community Development Director is authorized to make minor updates to the proposed amendment prior to the City Council consideration of the proposed amendments, as long as the City Attorney determines that such changes are not substantial.
6. The Secretary of this Commission shall certify to the adoption of this Resolution.
The Secretary of this Commission shall certify to the adoption of this Resolution.
ADOPTED AND APPROVED this 14th day of April 2026.
Chair, Planning Commission
I, Maribeth Tinio, Secretary to the Planning Commission of the City of Brea, do hereby certify that the foregoing Resolution was introduced at a regular meeting of the Planning Resolution No. 2026-XX
Brea 2050: Focused General Plan Update and
Brea Core Specific Plan
Commission of the City of Brea held on the 14th day of April 2026 and was finally passed at a regular meeting of the Planning Commission of the City of Brea, held on the 14th day of April 2026, by the following votes:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ATTEST: ___________________________
Secretary, Planning Commission
EXHIBIT A to PC RESOLUTION NO. 2026-XX
ZOTA No. 2026-01 Proposed Code Amendment
The proposed language modifications are shown below as strikethrough for deletions and underline for additions.
1. Subsection 20.04.010.A (Establishment of Zones) of Chapter 20.04 (Zoning Regulations) is amended to include the following additions, deletions, and modifications:
“20.04.010 ESTABLISHMENT OF ZONES.
A. For purposes related to the orderly development of the city, and in order to carry out the provisions of this title, the city is hereby divided into the following zones:
Symbols Zone Name
HR Hillside Residential Zone
R-1 Single Family Residential Zone
R1-H Single Family Residential Hillside Zone
R-1 (5,000) Single Family Residential Zone (5,000 square foot lots) R-2 Multiple Family Residential Zone
R-3 Multiple Family Residential Zone
C-P Commercial, Administrative and Professional Office Zone C-N Neighborhood Commercial Zone
C-C Major Shopping Center Zone
C-G General Commercial Zone
C-M Commercial Industrial Zone
C-RC Commercial Recreation Zone
M-P Planned Industrial Zone
M-1 Light Industrial Zone
M-2 General Industrial Zone
MU-50 Mixed-Use 50 Zone
MU-18 Mixed-Use 18 Zone
MU-I Mixed-Use I Zone
MU-II Mixed-Use II Zone
MU-III Mixed-Use III Zone
PRO-NOS Parks/Recreation/Open Space - Natural Open Space Zone PRO-P/R Parks/Recreation/Open Space – Parks/Recreation Zone PD Precise Development Zone
PF Public Facilities Zone
WD Wall Design Overlay Zone
E Equestrian Ooverlay Zone
O Oil Production Zone
P-C Planned Community Zone
FP Flood Plain Overlay Zone
SGS Special Geological Studies Zone
SP Specific Plan”
2. Table 20.11.020.A (Permitted Land Uses Table) of Section 20.11.020 (Land Uses) of Chapter 20.11 (Permitted Land Uses) is amended to include the following additions, deletions, and modifications:
TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
RESIDENTIAL USES
Accessory Buildings and
Structures P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- P (1) In HR Zoning district, accessory building/structure islimited to 600 sq. ft.
Accessory Dwelling Unit P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- -- (1) Subject to requirements of Chapter 20.52 of this Title.
Accessory Dwelling Unit, Junior P P P P -- -- -- -- -- -- -- -- -- -- -- P P P -- -- -- (1) Subject to requirements of Chapter 20.52 of this Title.
Boarding House -- -- -- -- -- P -- -- -- -- -- -- -- -- -- C C C -- -- -- Caretaker Unit -- -- -- -- -- -- P P P P P P P P P P P P -- -- -- (1) Permitted only as an accessory use to a principal permitted use within the zone
Community Care Facility,
Small
P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- --
Dwelling, Multi-Family -- -- -- -- P P -- -- -- -- -- -- -- -- -- C C C -- -- C (1) In PF Zoning district, such dwelling unit is subject to development standards of R-2 Zoning District.
(2) Refer to Section 20.11.020.D.
Dwelling, Single-Family
Attached -- P -- P P P -- -- -- -- -- -- -- -- -- P P P -- -- C (1) In R-1 (5,000) and R-2 Zoning districts, two-story
developments may be permitted only if the second
story is an integral part of the first-floor unit. No
separate second story dwelling unit shall be permitted. (2) In PF Zoning district, such dwelling unit is subject to development standards of R-2 Zoning District.
Dwelling, Single-Family
Detached P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- C (1) Mobile homes cannot be used as a residence.
(2) In PF Zoning district, such dwelling unit is subject to development standards of R-1 Zoning District.
(3) Prohibited within the Brea Core Specific Plan.
Dwelling, Two-Unit
Development P P P P -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- Employee Housing P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- C (1) In PF Zoning district, such dwelling unit is subject to development standards of R-1 Zoning District.
TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Fraternity/Sorority House P P P P P P -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- Home Occupations P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- -- (1) Permitted only as an accessory use to a principal
residential use.
(2) Subject to requirements of Section 20.36 of this
Title.
Live/Work Units -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- P P P -- -- -- Mobile Home Parks C -- -- -- C C -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- (1) A minimum 10-acre lot required with no less than
5,000 sq. ft. of land area within the park for each
mobile home unit.
Model Homes and Real
Estate Tract Sales Office P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- -- (1) Permitted only as a temporary use during active
construction and/or sales period for a residential tract. (2) Subject to Chapter 20.54 of this Title.
Planned Residential Unit
Development C -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- (1) Subject to requirements of Chapter 20.16 of this
Title.
(2) In R1-H Zoning district, such development may
include commercial uses permitted in the C-N zone if
such use is integral part of the development, limited to one (1) acre (inclusive of required off-street parking
area), entirely enclosed within a building except
required off-street parking area, the hours of operation is limited to between 6 a.m. and 9 p.m., and the sign
for the use is limited to 20 square feet in size and shall only
demote type of use
Room Rental P P P P P -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- (1) Permitted only as an accessory use to a principal
residential use.
(2) Renting is limited to not more than three (3) rooms or three (3) persons, and the combination of room and
board not to exceed three (3) persons at all times
Senior Living Facility, Small P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- C Supportive Housing P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- C Transitional Housing P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- C TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
NON-RESIDENTIAL USES
Accessory Buildings and
Structures -- -- -- -- -- -- P P P P P P P P P P P P P P P Adult Entertainment Business -- -- -- -- -- -- -- -- -- -- -- -- P P P -- -- -- -- -- -- (1) Subject to requirements of Chapter 20.44 of this Title
Agriculture, Industrial -- -- -- -- -- -- -- -- -- -- -- -- -- -- C -- -- -- -- -- -- Agriculture, Limited P P P P P P -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- Agriculture, Major -- C -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- (1) Non-dairy farms and aviaries: Minimum 40,000
square-foot lot required, and animals must be kept not
less than 50 feet from any building utilized for human
habitation.
(2) Dairy farms: Minimum 80,000 square-foot lot
required, and animals must be kept not less than 100
feet from any building utilized for human habitation.
(3) Uses involving animals are subject to
requirements of Title 6 of the City's Municipal
Code.
Agriculture, Minor C P C C -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- Alcoholic Beverage Sale,
Off-sale -- -- -- -- -- -- P/C P/C P/C P/C P/C C C -- -- P/C P/C P/C -- -- -- (1) Conditional Use Permit not required if the use is in conjunction with Markets, Large.
Alcoholic Beverage Sale,
On-sale -- -- -- -- -- -- C M/C M/C M/C M/C C C -- -- M/C M/C M/C -- -- -- (1) Permitted with a Minor Conditional Use Permit if
accessory to a primary restaurant use, as long as such
restaurant does not have a bar area that is open to the patrons of the restaurant.
Alcoholic Beverages
Manufacturing -- -- -- -- -- -- -- -- -- -- M -- M M M -- -- -- -- -- -- Ambulance Service -- -- -- -- -- -- C C C P -- -- C -- -- -- -- -- -- -- -- Animals, Boarding/Kennel
(Commercial) -- -- -- -- -- -- -- -- -- C P -- C C -- -- -- -- -- -- -- TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Animals, Boarding/Kennel
(Noncommercial) C C C C C C -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- (1) Permitted only as an accessory use to a primary
residential use
(2) Subject to requirements of Section 20.20.070 of
this Title.
Animals, Daycares -- -- -- -- -- -- -- M M M M -- M M -- M M M -- -- -- Animals, Grooming -- -- -- -- -- -- -- P P P P -- P P -- P P P Animals, Ranch C C -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- (1) A minimum 80,000 square-foot lot required, and
animals must be kept not less than 100 feet from any
building utilized for human habitation.
(2) This use is subject to requirements of Title 6 of the City's Municipal Code.
Animals, Stable C C -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- C C -- (1) A minimum 40,000 square-foot lot required, and
animals must be kept not less than 50 feet from any
building utilized for human habitation.
(2) In R1-H and HR Zoning districts, a private,
noncommercial stable use is permitted by right, unless a separate permit is required per this Title. However, in R1-H Zone, such use limited to four
(4) animals.
(3) This use is subject to requirements of Title 6 of the City's Municipal Code.
Animals, Veterinary
Clinic/Hospital -- -- -- -- -- -- -- C C C P -- C C -- C C C -- -- -- Auditoriums and Meeting Places -- -- -- -- -- -- C C C C -- C C C -- C C -- -- -- -- Automated Teller Machines -- -- -- -- -- -- P P P P P -- -- -- -- P P P -- -- -- Automotive, HydrogenFueling Stations -- -- -- -- -- -- P P P P P P P P P P P P P P P Automotive, Parking
Lots/Structures -- -- -- -- -- C -- -- -- C -- -- -- P -- P P P -- -- -- (1) In R-3 Zoning district, the lot must be directly adjacent to a commercial zone.
Automotive, Parts/Supply
Sales -- -- -- -- -- -- -- P P P P -- -- -- -- P P P -- -- -- Automotive, Recharging
Facilities -- -- -- -- -- -- P P P P P P P P P P P P P P P TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Automotive, Rental -- -- -- -- -- -- -- -- -- P/C P/C -- P/C C C -- -- -- -- -- -- (1) In C-G, C-M and M-P Zoning districts, uses that do
not include any storage/display and incidental
maintenance of rental vehicles are allowed without a
conditional use permit.
Automotive, Repair, Major -- -- -- -- -- -- -- -- C P P -- P C C -- -- -- -- -- -- Automotive, Repair, Minor -- -- -- -- -- -- -- -- P P P -- P P C -- -- -- -- -- -- Automotive, Sales and
Leasing -- -- -- -- -- -- -- -- -- C C -- -- C C -- -- -- -- -- -- (1) Uses that do not include any outdoor storage/display of vehicles are considered as "Automotive, Sales, and
Leasing (limited)" use.
(2) Automotive repair is allowed as an ancillary use
Automotive, Sales and Leasing,
Limited -- -- -- -- -- -- -- -- -- P P -- P P P P P P -- -- -- Automotive, Service Stations -- -- -- -- -- -- -- C C C C C C C C C C -- -- -- -- (1) A conditional use permit for a new service station at any location within the corporate limits of the city shall not be approved and granted to any company or an
affiliated company that owns, leases, rents or has control of, in any manner, property that is presently occupied by an abandoned or vacant service station at any other
location within the corporate limits of the city.
Abandoned or vacant, as used herein, shall mean that the service station has not been in operation for a period of ninety (90) days or more prior to the date the Planning Commission adopts its resolution on the application for a new service station. This provision shall not apply to an abandoned or vacated service station that has been legally converted to and is being utilized for another permitted use, or to a service station that is not in operation because it is in the process of being reconstructed or remodeled. (2) New service stations are only conditionally allowed in the MU-50 MU-I zone or MU-II Zoning district if the
service station is an ancillary use to a Retail Sales,
Warehouse Stores use.
TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Automotive, Towing Service -- -- -- -- -- -- -- -- -- -- C -- -- C C -- -- -- -- -- -- Automotive, Washing and
Detailing -- -- -- -- -- -- -- -- -- C C -- -- -- -- -- -- -- -- -- -- Bars and Nightclubs -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- C C C -- -- -- Borrow Pit -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- (1) May be permitted in all Zoning districts with a
Conditional Use Permit only if the use is deemed by
the Planning Commission to be essential or desirable
for the public welfare and convenience and in
conformity with the General Plan and its objectives.
Catering Services -- -- -- -- -- -- -- -- -- -- -- -- C P P -- -- -- -- -- -- Cemetery -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- C (1) In PF Zoning district, the use is permitted only on properties within the "Cemetery" General Plan Land
Use Designation.
Clubs and lodges -- -- -- -- -- -- -- C C P -- C -- -- -- C C C -- -- -- Community Care Facility, Large -- -- -- -- -- -- -- C C C C -- -- -- -- C C C -- -- -- Community Facilities, Public -- -- -- -- -- -- -- P P P P -- -- -- -- P P P -- -- -- Computer Internet Facilities -- -- -- -- -- -- -- -- M M -- -- -- -- -- M M M -- -- -- Contractor’s Office & Storage P P P P P P P P P P P P P P P P P P P P P (1) Permitted only as a temporary use, during active construction period.
Convalescent and Rest
Homes -- -- -- -- -- -- -- C -- -- -- -- -- -- -- C C -- -- -- -- Convenience Stores and Mini
Markets -- -- -- -- -- -- -- P P P -- -- -- -- -- C C C -- -- -- Daycare Centers -- -- -- -- -- -- -- P P P -- -- -- -- -- M M M -- -- -- Drive-Through Facilities -- -- -- -- -- -- -- C C C -- -- -- -- -- C-- C C -- -- -- Educational Institution,
General
C C C C C C C C C C -- -- -- -- -- C C C -- -- C
Educational Institution, Trade -- -- -- -- -- -- -- C -- -- C -- C C -- C C C -- -- -- TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Educational Institution,
Tutoring -- -- -- -- -- -- P P P P -- -- -- -- -- P P P -- -- -- Emergency Shelter -- -- -- -- -- -- -- -- -- -- -- -- -- P/C P/C -- -- -- -- -- -- (1) Conditional Use Permit required for facilities with 30 or more beds.
(2) Subject to requirements of Chapter 20.66 of this
Title.
Entertainment Venues -- -- -- -- -- -- -- -- P P -- P -- -- -- C C -- -- -- -- Family Daycare Home P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- -- (1) Family daycare homes are allowed in detached
single-family dwellings, townhouses, dwelling
units within a dwelling, or dwelling units within a
covered multifamily dwelling in which the underlying
zone allows for residential uses.
Financial Institution -- -- -- -- -- -- -- P P P C -- -- -- -- P P P -- -- -- Garden Centers and
Nurseries -- -- -- -- -- -- -- P P P -- -- -- -- -- P/C P/C P/C -- -- -- (1) In C-N Zoning district, outdoor storage of non-plant materials, including fertilizers, are not permitted.
(2) In MU-50 and MU-18 MU-I, MU-II and MU-III
Zoning districts, uses without any outdoor storage is
permitted without a conditional use permit, while uses
with any outdoor storage is permitted with a
conditional use permit.
Golf Course -- C C -- -- -- -- -- -- -- -- P C -- -- -- -- -- P -- -- (1) In PRO Zoning district, only publicly owned golf courses are allowed.
Government Facilities -- -- -- -- -- -- P P P P P P P P P P P P P -- P Hazardous Waste Facility,
Off-Site -- -- -- -- -- -- -- -- -- -- -- -- -- C C -- -- -- -- -- -- (1) Subject to Chapter 20.48 of this Title.
(2) The use is subject to Health and Reactivity rating
of three or below in accordance with the NFPA 704
System, National Fire Protection Association or
equivalent
Health/Fitness Center -- -- -- -- -- -- -- -- -- P -- P -- C -- C C C -- -- -- TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Helipads and Heliports -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- (1) May be permitted in all Zoning districts with a
Conditional Use Permit if the use is deemed by the
Planning Commission to be essential or desirable for
the public welfare and convenience and in conformity
with the General Plan and its
objectives.
Hotels -- -- -- -- -- -- -- -- C P -- P/C -- -- -- C C C -- -- -- (1) May include accessory commercial and/or retail
uses which are clearly incidental to the hotel, motel or resort complexes, in exception to C-RC Zoning district. (2) In C-RC Zoning district, accessory commercial
and/or retail uses that are incidental to the hotel, motel or resort complexes are allowed subject to a Conditional Use Permit.
Industrial, Limited -- -- -- -- -- -- -- -- -- -- P -- P P P -- -- -- -- -- -- (1) May include accessory non-industrial uses (e.g.
administrative offices, cafeterias, auditorium,
recreation area) that provides support to and are
clearly incidental to the permitted industrial use.
Industrial, Major -- -- -- -- -- -- -- -- -- -- -- -- -- C P -- -- -- -- -- -- (1) May include accessory non-industrial uses (e.g.
administrative offices, cafeterias, auditorium,
recreation area) that provides support to and are
clearly incidental to the permitted industrial use.
Industrial, Minor -- -- -- -- -- -- -- -- -- -- -- -- C P P -- -- -- -- -- -- (1) May include accessory non-industrial uses (e.g.
administrative offices, cafeterias, auditorium,
recreation area) that provides support to and are
clearly incidental to the permitted industrial use.
Industrial, Outdoor
Operations -- -- -- -- -- -- -- -- -- -- -- -- -- -- C -- -- -- -- -- -- Industrial, Outdoor Storage
Yards -- -- -- -- -- -- -- -- -- -- -- -- -- C P/C -- -- -- -- -- -- (1) In M-2 Zoning district, this use is permitted without a conditional use permit if all outdoor storage is
screened from view from all public right-of-way;
otherwise a Conditional Use Permit is required. The
outdoor storage of oversized and recreational vehicles
shall require a Conditional Use Permit regardless of the screening.
Liquor Stores -- -- -- -- -- -- -- C C C -- -- -- -- -- C C C -- -- -- TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Markets, Large -- -- -- -- -- -- P P P P P -- -- -- -- P P -- -- -- -- Massage Establishments -- -- -- -- -- -- P P P P -- P -- -- -- P P P -- -- -- (1) Use shall comply with the requirements set
forth in Chapter 5.220 of the City’s Municipal Code (e.g. separation, operating, permit requirements, etc.)
Medical Services,
Clinics/Offices -- -- -- -- -- -- P P P P P -- M M -- P P P -- -- -- Medical Services,
Equipment/Laboratories -- -- -- -- -- -- P P P P P -- P P -- P P P -- -- -- Medical Services, Hospitals -- -- -- -- -- -- C -- C C C -- C C C C C -- -- -- -- Mortuary -- -- -- -- -- -- C C C C -- -- -- -- -- -- -- -- -- -- -- Motels -- -- -- -- -- -- -- -- -- C -- P C -- -- C C C -- -- -- (1) In M-P Zoning district, accessory commercial and/or retail uses that are incidental to the hotel, motel or resort complexes are allowed subject to a Conditional Use
Permit.
Offices, Administrative &
Professional -- -- -- -- -- -- P P P P P -- M M -- P P P -- -- -- Oil and Hydrocarbon
Activities
C C -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- (1) This use is subject to the requirements of Chapter
8.24 of the City’s Municipal Code
Parks, Public P P P P P P -- -- C C -- P -- -- -- -- -- -- P C P (1) May include accessory uses and structures including hiking trails, visitor/community centers, maintenance
buildings, rangerstations, restroom facilities, etc.
Personal Services, General -- -- -- -- -- -- P P P P P -- -- -- -- P P P -- -- -- (1) In C-P Zoning district, this use may only be
permitted as an accessory use, if the total area
occupied by such use and any other uses permitted as
an accessory use within the zone pursuant to this
Section does not exceed 25% of floor area building(s)
located within the same development.
Personal Services, Limited -- -- -- -- -- -- -- -- -- -- -- -- C C -- -- -- -- -- -- -- Pharmacies/Drug Stores -- -- -- -- -- -- P P P P -- -- -- -- -- P P P -- -- -- TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU502 MU-I
MU-II2 MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Real Estate Tract Sales
Office
P P P P P P -- -- -- -- -- -- -- -- -- P P P -- -- -- (1) Permitted only as a temporary use during active sales period for a residential tract.
Reception hall -- -- -- -- -- -- -- C C C -- C -- -- -- C C C -- -- -- Recreation, Indoor -- -- -- -- -- -- P P -- P -- -- -- P P P -- -- -- Recreation, Open Space P P -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- P -- (1) May include accessory uses and structures including hiking trails, visitor centers, camp grounds, maintenance buildings, ranger stations, restroom facilities, etc.
Recreation, Outdoor -- -- -- -- -- -- -- -- C C -- C -- -- -- -- -- -- C -- -- Recycling Facilities,
Consumer -- -- -- -- -- -- -- -- P/C P/C P/C -- -- -- -- P/C P/C P/C -- -- -- (1) Must be established and maintained on a site
located within a “Convenience Zone” as designated by
the California Department of Conservation, or on a site that is also occupied by an operating a market or
grocery store having an enclosed gross floor area of
more than 10,000 square feet and engaged primarily in
the sale of food items and secondarily in the sale of
household items, off-sale alcoholic beverages and
similar items.
(2) A conditional use permit is required if the facility is larger than 500 square feet.
Recycling Facilities,
Processing -- -- -- -- -- -- -- -- -- -- -- -- -- -- C -- -- -- -- -- -- Religious Assembly C C C C C C C C C C C -- C C -- C C C -- -- -- (1) In C-M, M-P, and M-1 Zoning districts, this use
shall not locate within one thousand (1,000) feet, as
measured from closest property line, of a previously
entitled Religious Assembly located in
CM, MP, or M-1 Zones.
Repair Services, Major -- -- -- -- -- -- -- -- -- -- C -- C P P -- -- -- -- -- -- Repair Services, Minor -- -- -- -- -- -- -- P P P P -- P P P P-- -- P-- -- -- -- Research and Development -- -- -- -- -- -- -- -- -- -- P -- P P P -- -- -- -- -- -- Restaurants, Drive-In -- -- -- -- -- -- -- -- C C -- -- -- -- -- C-- -- C-- -- -- -- TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Restaurants, Outdoor Dining -- -- -- -- -- -- -- P P P P -- -- -- -- P P P -- -- -- (1) In C-P Zoning district, this use may only be
permitted as an accessory use to another
restaurant uses permitted in the zone.
Restaurants, Quick Service -- -- -- -- -- -- -- P P P P -- -- -- -- P P P -- -- -- (1) In C-P Zoning district, this use may only be
permitted as an accessory use, if the total area
occupied by such use and any other uses permitted as
an accessory use within the zone pursuant to this
Section does not exceed 25% of floor area building(s)
located within the same development.
Restaurants, Sit Down -- -- -- -- -- -- -- P P P P -- -- -- -- P P P -- -- -- (1) In C-P Zoning district, this use may only be
permitted as an accessory use, if the total area
occupied by such use and any other uses permitted as
an accessory use within the zone pursuant to this
Section does not exceed 25% of floor area building(s)
located within the same
development.
Restaurants, Specialty -- -- -- -- -- -- -- P P P P -- -- -- -- P P P -- -- -- (1) In C-P Zoning district, this use may only be
permitted as an accessory use, if the total area
occupied by such use and any other uses permitted as
an accessory use within the zone pursuant to this
Section does not exceed 25% of floor area building(s)
located within the same development.
Retail Sales, General -- -- -- -- -- -- P P P P P -- -- -- -- P P P/C -- -- -- (1) In MU-III Zoning district, uses between 5,000
square feet and 10,000 square feet or gross floor area
permitted subject to a Conditional Use Permit; uses
over 10,000 square feet of gross floor area not
permitted.
(2) In C-P Zoning district, this use may only be
permitted as an accessory use, if the total area
occupied by such use and any other uses permitted as
an accessory use within the zone pursuant to this
Section does not exceed 25% of floor area building(s)
located within the same development.
TABLE 20.11.020.A. PERMITTED LAND USES TABLE
P: Permitted
C: Conditional Use Permit Required
M: Minor Conditional Use Permit Required
--: Prohibited
NOTES:
1 In HR Zoning district, either an Administrative Hillside Development Permit or a Hillside Development Permit is required, unless specifically exempted. Refer to Section 20.206.040. 2 In MU-50 and MU-18 MU-I, MU-II, and MU-III Zoning districts, nonresidential developments (e.g. education, public assembly, and religious facilities, entertainment and recreational facilities, public/semi-public facilities, retail trade and service facilities) and access serving nonresidential developments (except for live/work facilities) shall not be allowed on Walnut Avenue.
R1-H HR1 R-1 R-1
(5,000) R-2 R-3 C-P C-N C-C C-G C-M C-RC M-P M-1 M-2 MU-502 MU-I
MUII2MU-182
MU-III
PROP/RPRONOS PF Special Provisions
Retail sales, Outdoor -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- C C C -- -- -- (1) Subject to requirements of Section 20.72.040.C of this Title.
Retail Sales, Warehouse Stores -- -- -- -- -- -- -- -- P P -- -- P P -- P P -- -- -- -- Salvage Yard -- -- -- -- -- -- -- -- -- -- -- -- -- -- C -- -- -- -- -- -- Senior Living Facility, Large -- -- -- -- -- -- C C C C C -- -- -- -- C C C -- -- -- Shopping Center -- -- -- -- -- -- -- P P P -- -- -- -- P P -- -- -- -- Stadiums and Sports Arena
Complexes -- -- -- -- -- -- -- -- C -- -- C -- -- -- -- -- -- C -- -- Studios, Instruction/Service -- -- -- -- -- -- P P P P M -- -- M -- P P P -- -- -- Transit Facilities -- -- -- -- -- -- -- -- -- -- -- -- -- -- P -- -- -- -- -- -- Utilities -- -- -- -- -- -- -- -- -- P/C -- P/C -- -- P/C -- -- -- -- -- P/C (1) Privately owned utilities require a Conditional Use Permit.
Wireless Communication
Facilities, Major -- -- -- -- -- -- C C C C C C C C C C C C -- -- -- (1) Subject to requirements of Chapter 20.68 of this Title.
Wireless Communication
Facilities, Minor -- -- -- -- -- -- P P P P P P P P P P P P -- -- -- (1) Subject to requirements of Chapter 20.68 of this Title.
ATTACHMENT
3. Sections 20.258.010 (Mixed-use zoning districts), 20.258.020 (General development standards for the mixed-use zoning districts), and 20.258.030 (Specific development standards for all mixed-use projects) of Chapter 20.258 (Mixed-Use Zoning Districts) are amended to include the following additions, deletions, and modifications:
“20.258.010 Mixed-use zoning districts.
A. Purpose and intent of Mixed-Use zoning districts.
1. Mixed-Use 50 (MU-50)
a. This zoning district is intended to establish mixed-use urban environments that offer opportunities for people to live, work, shop, and recreate without having to use their vehicles. This designation encourages vertical and horizontal integration of compatible residential and nonresidential uses, whereby the uses share the same structure or parcel. It provides opportunities for development of additional uses on designated properties, with the potential to develop mixeduse activity centers that provide additional desirable housing and employment options in a walkable and transit-oriented format.
b. The residential density range is 12.1-50 dwelling units per acre.
2. Mixed-Use 18 (MU-18)
a. The Mixed-Use 18 designation provides opportunities for the revitalization of deteriorated commercial centers by allowing the development of neighborhood-serving commercial uses and very low intensity offices paired with housing. Either vertical or horizontal integration of uses is permitted. The designation applies to specific properties, primarily those that front South Brea Boulevard and a portion of Imperial Highway. Land uses specifically prohibited within the Mixed Use 18 designation include regional-serving retail uses and general industrial uses.
b. The residential density range is 6.1-18 dwelling units per acre.
1. Mixed-Use I.
a. This zoning district provides areas for intense, mixed-use urban environments that offer opportunities for people to live, work, shop, and recreate without having to use their vehicles. This designation encourages vertical and horizontal integration of compatible residential and nonresidential uses, whereby the uses share the same structure or parcel.
The Mixed-Use I designation applies to Downtown Brea, including the Birch Street Corridor, as well as other sites located throughout the community with ready access to major roadways and public transit. Land uses specifically prohibited within the Mixed-Use I designation include the manufacturing and processing of goods and materials, and any warehousing. Public and private walkways and related facilities may be established within the Mixed-Use I designation.
b. The residential density range is 12.1 to 50 dwelling units per acre. The maximum allowed floor area ratio (FAR) is 3.00. Residential densities at the higher end of the range will only be allowed for developments that clearly incorporate a mix of uses.
2. Mixed-Use II.
a. This zoning district provides opportunities for the coordinated development of urban villages that offer a diverse range of complementary land uses in close proximity to one another. Either vertical or horizontal integration of uses is allowed, with an emphasis on tying together the uses with appropriate pedestrian linkages. Residential densities at the higher end of the scale will be allowed for developments that clearly integrate uses. b. The Mixed-Use II designation applies to larger properties that would benefit from a coordinated, integrated approach to development.
Development densities and intensities at the upper end of the stated range will only be allowed for those projects that include public and/or private educational facilities, as well as functional and attractive public open space amenities. Land uses specifically prohibited within the Mixed-Use II designation include the manufacturing and processing of goods and materials, and any warehousing. Public and private walkways and related facilities may be established within the Mixed-Use II designation. c. The residential density range is 6.1 to 40 dwelling units per acre. The maximum allowed floor area ratio (FAR) is 2.00. Residential densities at the higher end of the range will only be allowed for developments that clearly incorporate a mix of uses.
3. Mixed-Use III.
a. This zoning district provides opportunities for the revitalization of deteriorated commercial corridors and centers located on arterials by allowing the development of neighborhood-serving commercial uses and vary intensity offices paired with residential uses. Either vertical or horizontal integration of uses is allowed, with an emphasis on tying together the uses through appropriate pedestrian linkages, parking, and public open space (e.g., linkage parks or small plazas). Because of the linear nature of this district, building forms would be less intense than those allowed in either Mixed-Use I or Mixed-Use II and site design will provide a transition from the arterial street frontage to residential properties located behind the Mixed-Use III property. In essence, the Mixed-Use III development will serve as a buffer between the street and the residential development.
b. The Mixed-Use III designation applies to properties that front Brea Boulevard and a portion of Imperial Highway. Land uses specifically prohibited within the Mixed-Use III designation include regional-serving retail uses, general industrial uses, and any warehousing. Additionally, nonresidential uses and access serving nonresidential developments (except for live/work developments) shall not be allowed on Walnut Avenue.
c. The residential density range is 6.1 to 18 dwelling units per acre. The maximum allowed floor area ratio (FAR) is 1.00. Residential densities at the higher end of the range will only be allowed for developments that clearly incorporate a mix of uses.
B. Allowable land uses. Uses permitted in Mixed-Use Zoning Districts are contained in Chapter 20.11 of this Title.
C. Prohibited land uses. Uses prohibited in Mixed-Use Zoning Districts are contained in Chapter 20.11 of this Title.
D. Housing opportunity sites. For Focused Development Sites specified in the city's 2021-2029 Housing Element (6th Cycle), the following additional standards shall apply to new residential development:
1. The minimum residential density shall be 20 dwelling units per acre.
2. Residential uses in mixed-use development projects must occupy at least 50% of the total floor area of development projects on these sites.
3. 100% residential use shall be allowed on these sites.
E. Plan or precise development review required. Depending on the size of the construction activity (see Table 2-1), all construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) may require review and approval in compliance with § 20.260.050 (Special Provisions) and § 20.408.040 (Plan Review).
TABLE 2-1
REVIEW AUTHORITY CHART
TYPE OF CONSTRUCTION
ACTIVITY
Role of review authority (1)
CITY
PLANNER
(Plan Check)
DIRECTOR
(Plan
Review)
PLANNING
COMMISSION
(Precise Development
Review)
Facade improvements, only when
not visible from a public right-ofway
Decision
Nonresidential construction, up to
a maximum of 25% of the
existing gross floor area
Decision
Residential construction, up to a
maximum of 25% of the existing
gross floor area, but no additional
dwelling units
Decision
Tenant improvements Decision
Facade improvements, only when
visible from a public right-of-way
Decision
Nonresidential construction, up to
a maximum of 10,000 square
feet of gross floor area
Decision
Residential construction, up to a
maximum of four dwelling units Decision
Nonresidential construction,
10,000 square feet or more of
gross floor area
Decision
Residential construction, five or
more dwelling units Decision
NOTE:
(1) The review authority identified in the table above may defer action and refer the request to the next higher review authority for the final decision.
20.258.020. General development standards for the mixed-use zoning districts.
New land uses and structures, and alterations to existing uses or structures, shall be designed, constructed and/or established in compliance with the following:
A. Compliance with Tables 2-23 through 2-38 required. Requirements in Tables 2-23 through 2-38 below shall apply in respective Mixed-Use Zoning Districts.
B. General Development Standards. General development standards (e.g., landscaping, parking and loading, signs, etc.) in Division 3 (Site Planning and General Development and Operational Standards).
C. Design guidelines. Applicable design guidelines in § 20.258.040.
D. Plan reviews. Design review process in § 20.408.040.
E. Minimum parcel sizes and dimensions. In Tables 2-23 through 2-38, below, the standards for minimum project size, parcel width, and parcel depth are intended to regulate sites for development purposes only and are not intended to establish minimum dimensions for ownership or leasehold (e.g., condominium) purposes.
F. Live/work development projects. Live/work development projects shall be treated as nonresidential projects and regulated by Tables 2-23 through 2-5, below.
TABLE 2-2 DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL
PROJECTS
DEVELOPMENT
STANDARDS
MU-18 MU-50 NOTES
Minimum project size (1) 7,000 square feet 7,000 square feet (1) The standards for minimum project
size, parcel width
and parcel depth
are intended to
regulate sites for
development
purposes only and
are not intended to
establish minimum
dimensions for
ownership or
leasehold (e.g.
condominium)
purposes.
(2) No parking adjacent
to Brea Boulevard
or Imperial Highway
allowed, except in
the upper floors of a
parking structure.
(3) The standards for
accessory
structures are
intended to regulate
development for
residential
components of a
Mixed-Use
Development.
Minimum parcel width (1) 50 feet 50 feet
Minimum parcel depth (1) 120 feet 120 feet
Minimum/maximum
allowable density range
for residential uses
6.1 to 18 du/acre 12.1 to 50 du/acre
30 to 50 du/acre
for Brea Core
Specific Plan only
Maximum floor area ratio
(FAR) for nonresidential
uses
1.00 3.00
Minimum Setbacks
Front 0 feet 0 feet
Front and street side
along Brea Boulevard,
Birch Street, State
College Boulevard, and
Imperial Highway –
Parcels of less than one
acre (2)
None permitted,
except for
allowable plazas
and outdoor dining
areas/uses
None permitted,
except for
allowable plazas
and outdoor dining
areas/uses
Front and street side
along Brea Boulevard,
Birch Street, State
College Boulevard, and
Imperial Highway –
Parcels of one acre or
greater (2)
At least 50% of the
parcel frontage:
None permitted.
Up to 50% of the
parcel frontage:
Maintain an
average setback of
10 feet.
At least 50% of the
parcel frontage:
None permitted.
Up to 50% of the
parcel frontage:
Maintain an
average setback of
10 feet.
Side, interior 0 feet 0 feet
Rear 0 feet 0 feet
Any setback adjacent to
R-1 zone
10 feet 15 feet
Maximum structure
height
35 feet 100 feet
Minimum common
residential open space for
each residential unit.
(The minimum dimension
shall be 15 feet at any
point)
75 square feet/dwelling unit
Minimum private
residential open space for
each residential unit.
50 square feet/dwelling unit
(The minimum dimension
shall be 5 feet at any
point)
Maximum parcel
coverage
65% -
Accessory structures (3) Section 20.08.035.F
Landscaping Section 20.236.040.M
Lighting Section 20.08.040.C.5 and Section
20.220.040.L
Parking and loading Section 20.08.040
Signs Section 20.28
Walls and fences Section 20.236.040.E and Section
20.220.040.F
TABLE 2-3 DEVELOPMENT STANDARDS FOR “STAND ALONE” RESIDENTIAL PROJECTS
DEVELOPMENT
STANDARDS
MU-18 MU-50 NOTES
Minimum project size (1) - 2,500 square feet (1) The standards for minimum project size, parcel width and
parcel depth are intended to
regulate sites for development
purposes only and are not
intended to establish minimum
dimensions for ownership or
leasehold (e.g. condominium)
purposes.
(2) No parking adjacent to Brea
Boulevard or Imperial Highway
allowed, except in the upper
floors of a parking structure.
Minimum parcel width (1) 50 feet None
Minimum parcel depth (1) 120 feet None
Minimum/maximum
allowable density range for
residential uses
6.1 to 18
du/acre
12.1 to 50 du/acre
30 to 50 du/acre
for Brea Core
Specific Plan only
Maximum floor area ratio
(FAR) for nonresidential
uses
1.00 -
Minimum Setbacks
Front 0 feet 0 feet
Front and street side along
Brea Boulevard, Birch
Street, State College
Boulevard, and Imperial
Highway – Parcels of less
than one acre (2)
None
permitted,
except for
enhanced
public space,
street-facing
porch, stoop, or
terrace.
None permitted,
except for
enhanced public
space, streetfacing porch,
stoop, or terrace
Front and street side along
Brea Boulevard, Birch
Street, State College
Boulevard, and Imperial
Highway – Parcels of one
acre or greater (2)
At least 50% of
the parcel
frontage: None
permitted,
except for
enhanced
At least 50% of
the parcel
frontage: None
permitted, except
for enhanced
public space,
public space,
street-facing
porch, stoop, or
terrace.
Up to 50% of
the parcel
frontage:
Maintain an
average
setback of 10
feet.
street-facing
porch, stoop, or
terrace.
Up to 50% of the
parcel frontage:
Maintain an
average setback
of 10 feet.
Side, interior 0 feet 0 feet
Rear 0 feet 0 feet
Any setback adjacent to
R-1 zone
10 feet 15 feet
Maximum structure height
(4)
35 feet 100 feet
Minimum common open
space for each residential
unit. (The minimum
dimension shall be 15 feet
at any point).
100 square feet/dwelling unit
Minimum private open
space for each residential
unit. (The minimum
dimension shall be 5 feet
at any point).
75 square feet/dwelling unit
Maximum parcel coverage
(not including parking
decks)
65% -
Accessory structures Section 20.08.035 F
Landscaping Section 20.236.040 M
Lighting Section 20.08.040.C.5 and Section
20.220.040.L
Parking and loading Section 20.08.040
Signs Section 20.28
Walls and fences Section 20.236.040.E and Section
20.220.040.F
TABLE 2-3
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL
PROJECTS IN MIXED-USE I ZONING DISTRICT
DEVELOPMENT MU-I NOTES
STANDARDS
Minimum project size (1) 7,000 square feet (1) The standards for minimum project size,
parcel width and parcel
depth are intended to
regulate sites for
development purposes
only and are not intended
to establish minimum
dimensions for ownership
or leasehold (e.g.
condominium) purposes.
(2) For Focused
Development Sites
specified in the city's
2021-2029 Housing
Element (6th Cycle), the
minimum residential
density is 20 dwelling
units per acre.
(3) The standards for
accessory structures are
intended to regulate
development for
residential components
of a Mixed-Use
Development.
Minimum parcel width (1) 50 feet
Minimum parcel depth (1) 120 feet
Minimum/maximum allowable
density range for residential
uses (2)
12.1 to 50 du/acre
Maximum floor area ratio (FAR)
for nonresidential uses
3.00 Minimum setbacks
Front and street side along Ash
Street, Birch Street, Brea
Boulevard and Imperial
Highway
None permitted (A),
except for allowable
plazas and outdoor
dining areas/uses
Front None
Side, interior, single-story None (B)
Side, interior, second-story and
above, if residential use
adjoining residential or
nonresidential uses
10 feet (B)
Side, street None
Side, interior or street,
adjoining residential uses
10 feet (C)
Rear, if nonresidential use
adjoining nonresidential use
None (D)
Rear, if residential use or
nonresidential use adjoining
residential uses
10 feet (D)
Parking area setbacks (front
and street side). (No parking
adjacent to Brea Boulevard or
Imperial Highway allowed,
except in the upper floors of a
parking structure.)
5 feet
TABLE 2-3
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL
PROJECTS IN MIXED-USE I ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-I NOTES
Minimum distance between
structures located on the same
None
parcel
Maximum structure height 100 feet
Minimum common residential
open space for each residential
unit. (The minimum dimension
shall be 15 feet at any point.)
75 square feet/dwelling
unit
Minimum private residential
open space for each
residential unit. (The minimum
dimension shall be 5 feet at
any point.)
50 square feet/dwelling
unit
Note: The letters (A), (B), (C) and (D) refer to the graphics following this Table.
TABLE 2-3
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL
PROJECTS IN MIXED-USE I ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-I
Accessory structures (3) Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section 20.220.040L
Parking and loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section 20.220.040F GRAPHICS FOR TABLE 2-3
MIXED USE AND NONRESIDENTIAL PROJECTS IN MU-I ZONING DISTRICT TABLE 2-4
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL
PROJECTS IN MIXED-USE II ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-II NOTES
Minimum project size (1) 10,000 square feet
(1) The standards for
minimum project size, parcel
width and parcel depth are
intended to regulate sites for
development purposes only
and are not intended to
establish minimum
dimensions for ownership or
leasehold (e.g.
condominium) purposes.
(2) For Focused
Development Sites
specified in the city's
2021-2029 Housing
Element (6th Cycle), the
minimum residential
density is 20 dwelling
units per acre.
(3) The standards for
accessory structures are
intended to regulate
development for
residential components
of a Mixed-Use
Development.
Minimum parcel width (1) 100 feet
Minimum parcel depth (1) 200 feet
Minimum/maximum allowable
density range for residential
uses (2)
6.1 to 40 du/acre
Maximum floor area ratio
(FAR) for nonresidential uses
2.00 Minimum setbacks
Front None
Side, interior, single-story None (E)
Side, interior, second-story and
above, if residential use
adjoining residential or
nonresidential uses
10 feet (E)
Side, street None
Side, interior or street,
adjoining, residential uses
10 feet (F)
Rear, if nonresidential use
adjoining nonresidential use
None (G)
Rear, if residential use or
nonresidential use adjoining
residential uses
10 feet (G)
Parking area setbacks (front
and street side)
15 feet
Minimum distance between
structures located on the same
parcel
None
TABLE 2-4
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL
PROJECTS IN MIXED-USE II ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-II NOTES
Maximum structure height 60 feet
Minimum common residential
open space for each
residential unit. (The
minimum dimension shall be
15 feet at any point.)
75 square feet/dwelling
unit
Minimum private residential
open space for each
residential unit. (The minimum
dimension shall be 5 feet at
any point.)
50 square feet/dwelling
unit
NOTE: The letters (E), (F), and (G) refer to the graphics following this Table.
TABLE 2-4
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL
PROJECTS IN MIXED-USE II ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-II
Accessory structures (3) Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section 20.220.040L
Parking and loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section 20.220.040F GRAPHICS FOR TABLE 2-4
MIXED-USE PROJECTS IN MU-II ZONING DISTRICT
TABLE 2-5
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS
IN MIXED-USE III ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-III NOTES
Minimum project size (1) 7,000 square feet
Minimum parcel width (1) 50 feet
TABLE 2-5
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL
PROJECTS IN MIXED-USE III ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-III NOTES
Minimum parcel depth (1) 120 feet (1) The standards for minimum project size, parcel
width and parcel depth are
intended to regulate sites for
development purposes only
and are not intended to
establish minimum
dimensions for ownership or
leasehold (e.g.
condominium) purposes.
(2) For Focused
Development Sites
specified in the city's
2021-2029 Housing
Element (6th Cycle), the
minimum residential
density is 20 dwelling
units per acre.
(3) The standards for
accessory structures are
intended to regulate
development for
residential components
of a Mixed-Use
Development.
Minimum/maximum allowable
density range for residential
uses (2)
6.1 to 18 du/acre
Maximum floor area ratio
(FAR) for uses
1.00 Minimum setbacks
Front and street side
along Brea Boulevard
and Imperial Highway -
Parcels of less than one
acre
None permitted (H),
except for allowable
plazas and outdoor
dining areas/uses
Front and street side
along Brea Boulevard
and Imperial Highway -
Parcels of one acre or
greater
At least 50% of the
parcel frontage: None
permitted (I) Up to
50% of the parcel
frontage. (No parking
within setback
allowed.): May
maintain an average
setback of 10 feet (I)
Front, other than Brea
Boulevard or Imperial Highway
None
Side, interior, single-story None (J)
Side, interior, second-story and
above, if residential use
adjoining residential or
nonresidential uses
10 feet (J)
Side, street, other than Brea
Boulevard or Imperial
Highway
None
Side, interior or street,
adjoining, residential uses
5 feet, average (K)
Rear, if nonresidential use
adjoining nonresidential use
None (L)
Rear, if residential use or
nonresidential adjoining
residential uses
10 feet (L)
Parking area setbacks (front
and street side). (No parking
adjacent to Brea Boulevard or
Imperial Highway allowed,
except in the upper floors of a
parking structure.)
5 feet
NOTE: The letters (H), (I), (J), (K) and (L) refer to the graphics following this Table.
TABLE 2-5
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL
PROJECTS IN MIXED-USE III ZONING DISTRICT
DEVELOPMENT STANDARDS MU-III NOTES
Minimum distance between
structures located on the same
parcel
None
Maximum structure height 35 feet
Minimum common residential open
space for each residential unit.
(The minimum dimension shall be
15 feet at any point.)
75 square feet/dwelling
unit
Minimum private residential open
space for each residential unit. (The
minimum dimension shall be 5 feet
at any point.)
50 square feet/dwelling
unit
Maximum parcel coverage 65%
Accessory structures (3) Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section
20.220.040L
Parking and Loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section
20.220.040F
GRAPHICS FOR TABLE 2-5
MIXED-USE PROJECTS IN MU-III ZONING DISTRICT
TABLE 2-6
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN
MIXED-USE I ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I NOTES
Minimum project size (1) 2,500 square feet
Minimum parcel width (1) None
Minimum parcel depth (1) None
Minimum/maximum allowable
density range for residential uses (2)
12.1 to 50 du/acre
TABLE 2-6
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN
MIXED-USE I ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-I NOTES
Maximum floor area ratio (FAR)
for nonresidential uses
3.00 (1) The standards for
minimum project size, parcel
width and parcel depth are
intended to regulate sites for
development purposes only
and are not intended to
establish minimum
dimensions for ownership or
leasehold (e.g.
condominium) purposes.
(2) For Focused
Development Sites
specified in the city's
2021-2029 Housing
Element (6th Cycle), the
minimum residential
density is 20 dwelling units
per acre.
(3) For structures located
Front and side, street along
Ash Street, Birch Street, Brea
Boulevard and Imperial
Highway, Single-story (3)
5 feet (M)
Front and side, street along
Ash Street, Birch Street, Brea
Boulevard and Imperial
Highway, Second-story and
above (3)
10 feet (M)
Front, other than Ash Street,
Birch Street, Brea Boulevard
and Imperial highway (4)
15 feet (N)
Side, interior 5 feet (O)
Side, street, other than Ash
Street, Birch Street, Brea
Boulevard and Imperial
15 feet (O)
highway (4) on Ash Street, Birch Street,
or Brea Boulevard, north of
Imperial Highway, there is
no minimum setback
requirement. All other
setbacks shall be
measured from the
structure face to the
nearest property line.
(4) Low level patio walls may
encroach into the required
front or street side setback
up to a maximum of 5 feet.
(5) In projects with
subterranean parking,
structure heights shall be
measured from the top of
the parking deck. For
structures located on Ash
Street, Birch Street, or Brea
Boulevard, the maximum
structure height shall be 55
feet.
Side, interior or street (other
than Ash Street, Birch Street,
Brea Boulevard and Imperial
highway), adjoining, residential
uses
10 feet (O)
Rear 5 feet (P)
Rear, adjoining nonresidential
uses
10 feet (P)
Parking area setbacks (front
and street side). (No parking
adjacent to Brea Boulevard or
Imperial Highway allowed,
except in the upper floors of a
parking structure.)
5 feet
Minimum distance between
structures located on the same
parcel
None
Maximum structure height (5) 100 feet
Minimum common open space
for each residential unit. (The
minimum dimension shall be
15 feet at any point.)
100 square
feet/dwelling unit
Minimum private open space
for each residential unit. (The
minimum dimension shall be
5 feet at any point.)
75 square feet/dwelling
unit
NOTE: The letters (M), (N), (O), and (P) refer to the graphics following this Table.
TABLE 2-6
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN
MIXED-USE I ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I
Accessory structures Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section
20.220.040L
Parking and loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section
20.220.040F
GRAPHICS FOR TABLE 2-6
"STAND ALONE" RESIDENTIAL PROJECTS IN MU-I ZONING DISTRICT TABLE 2-7
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN
MIXED-USE II ZONING DISTRICT
DEVELOPMENT STANDARDS MU-II NOTES
Minimum project size (1) 2,500 square feet
Minimum parcel width (1) None
Minimum parcel depth (1) None
Minimum/maximum allowable
density range for residential uses (2)
6.1 to 40 du/acre
Maximum floor area ratio (FAR) for
nonresidential uses
2.00 Minimum setbacks
Front (3) 15 feet (Q)
TABLE 2-7
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN
MIXED-USE II ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-II NOTES
Side, interior 5 feet (R) (1) The standards for
minimum project size, parcel
width and parcel depth are
intended to regulate sites for
development purposes only
and are not intended to
establish minimum
dimensions for ownership or
leasehold (e.g.
condominium) purposes.
(2) For Focused
Development Sites
Side, street (3) 15 feet (R)
Side, interior or street,
adjoining nonresidential uses
10 feet (R)
Rear 15 feet (S)
Rear, adjoining nonresidential
uses
20 feet (S)
Parking area setbacks (front
and street side)
15 feet
Minimum distance between
structures located on the same
None
parcel specified in the city's
2021-2029 Housing
Element (6th Cycle), the
minimum residential
density is 20 dwelling
units per acre.
(3) Low level patio walls may
encroach into the required
front or street side setback
up to a maximum of 5 feet.
(4) In projects with
subterranean parking,
structure heights shall be
measured from the top of
the parking deck.
Maximum structure height (4) 60 feet
Minimum common open
space for each residential unit.
(The minimum dimension shall
be 15 feet at any point.)
100 square
feet/dwelling unit
Minimum private open space
for each residential unit. (The
minimum dimension shall be
5 feet at any point.)
75 square feet/dwelling
unit
Accessory structures Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section
20.08.040C.5 and
Section
20.220.040L
Parking and loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E
and Section
20.220.040F
NOTE: The letters (Q), (R), and (S) refer to the graphics following this Table.
GRAPHICS FOR TABLE 2-7
"STAND ALONE" RESIDENTIAL PROJECTS IN MU-II ZONING DISTRICT TABLE 2-8
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS
IN MIXED-USE III ZONING DISTRICT
DEVELOPMENT STANDARDS MU-III NOTES
Minimum project size (1) 7,000 square feet (1) The standards for minimum project size,
parcel width and
parcel depth are
intended to regulate
sites for development
purposes only and are
not intended to
establish minimum
dimensions for
ownership or
leasehold (e.g.
condominium)
purposes.
(2) For Focused
Development Sites
specified in the
city's 2021-2029
Housing Element
(6th Cycle), the
minimum residential
density is 20
dwelling units per
acre.
(3) Low level patio
walls may encroach
into the required front
or street side setback
up to a maximum of 5
feet.
(4) In projects with
subterranean
parking, structure
heights shall be
measured from the
top of the parking
deck.
Minimum parcel width (1) 50 feet
Minimum parcel depth (1) 120 feet
Minimum/maximum allowable
density range for residential uses
(2)
6.1 to 14 du/acre (See
Section
20.258.030A.4)
Maximum floor area ratio (FAR) for
nonresidential uses
1.00 Front and side, street along Brea
Boulevard and Imperial Highway
Stand alone
residential not
allowed on Brea
Boulevard or Imperial
Highway
Front, other than Brea Boulevard or
Imperial Highway (3)
15 feet (T)
Side, interior 5 feet (U)
Side, street other than Brea
Boulevard or Imperial Highway (3)
15 feet (U)
Side, interior or street, adjoining
nonresidential uses
10 feet (U)
Rear 15 feet (V)
Rear, adjoining nonresidential uses 20 feet (V)
Parking area setbacks (front and
street side). No parking adjacent to
Brea Boulevard or Imperial Highway
allowed, except in the upper floors
of a parking structure.)
5 feet
TABLE 2-8
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN
MIXED-USE III ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-III NOTES
Minimum distance between
structures located on the same
parcel
None
Maximum structure height (4) 35 feet
Minimum common open
space for each residential unit.
100 square
feet/dwelling unit
(The minimum dimension shall
be 15 feet at any point.)
Minimum private open space
for each residential unit. (The
minimum dimension shall be
5 feet at any point.)
75 square feet/dwelling
unit
Maximum parcel coverage
(not including parking decks)
65%
NOTE: The letters (T), (U), and (V) refer to the graphics following this Table.
TABLE 2-8
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN
MIXED-USE III ZONING DISTRICT
DEVELOPMENT
STANDARDS
MU-III
Accessory structures Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section 20.220.040L
Parking and loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section 20.220.040F GRAPHICS FOR TABLE 2-8
"STAND ALONE" RESIDENTIAL PROJECTS IN MU-III ZONING DISTRICT
20.258.030. Specific development standards for all mixed-use projects.
This section provides standards for the development of mixed-use projects. The primary intent of these development standards is to balance the needs of nonresidential uses for access, visibility, parking, loading, safety, and possibly extended hours of operation with the needs of residential uses for privacy, security, and relative quiet.
A. Integration of uses.
1. Integration defined. Potential ways to integrate the uses allowed in MixedUse 50 (MU-50) and Mixed-Use 18 (MU-18) MU-I (Mixed Use I), MU-II (MixedUse II), and MU-III (Mixed-Use III) zoning districts include:
a. Vertical integration. A mix of nonresidential uses (i.e., commercial, retail, and/or office) located on the ground floor with residential dwelling units located above.
b. Horizontal integration. A mix of nonresidential uses located on the primary street frontage of a parcel and residential uses located at the rear of a parcel.
c. Combined approach. A combination of vertical and horizontal integration of nonresidential and residential uses.
2. Mixed-Use 50 (MU-50) MU-I zoning districts. In MU-50I (Mixed-Use I) zoning districts, nonresidential and residential uses shall be vertically integrated whenever possible; however, stand-alone residential projects and stand-alone nonresidential projects are allowed when planned and designed as an integrated element of a larger mixed-use development area.
3. MU-II zoning districts. In MU-II (Mixed-Use II) zoning districts, both vertical and/or horizontal integration of nonresidential and residential uses shall be allowed; however, stand-alone residential projects and stand-alone nonresidential projects are allowed when planned and designed as an integrated element of a larger mixed-use development area.
4. Mixed-Use 18 (MU-18)MU-Ill zoning districts. In MU-18III (Mixed-Use III) zoning districts, both vertical and/or horizontal integration of nonresidential and residential uses shall be allowed subject to the following:
a. Parcels of one (1) acre or greater. Parcels of one (1) acre or greater in total net area shall provide a vertical and/or horizontal mix of nonresidential and residential uses.
b. Parcels of less than one (1) acre. Parcels of less than one (1) acre in total net area may either:
(1) Provide a mix of nonresidential and residential uses; or (2) Incorporate stand-alone residential projects at a maximum density of fourteen (14) du/acre or stand-alone nonresidential projects. For parcels fronting Brea Boulevard or Imperial Highway, no stand-alone residential projects shall be allowed. Nonresidential projects and access serving nonresidential projects (except for live/work facilities) shall not be allowed on Walnut Avenue.
B. Lot Consolidation Incentive Program. In order to encourage the assemblage of smaller existing parcels into larger parcels that can be more efficiently developed into a mixed-use project, the following incentives are offered:
1. Allowable incentives for parcel consolidation:
a. Reduction in on-site required parking for a mixed-use project, up to a maximum of 20%.
b. Increase in maximum total sign area, up to a maximum of 20%. c. Increase in maximum lot coverage, up to a maximum of 10%. d. Increase in maximum building height, up to a maximum of 10%. e. Reduction in common and/or private open space requirements, up to a maximum of 10%.
f. Expedited permit plan check reviews.
g. City participation in provision of infrastructure (e.g., installation of curb, gutter, and sidewalk, installation of streetscape, undergrounding of utilities, upgrading of utilities, etc.).
h. Deferred development impact and/or permitting fees.
2. Parcel consolidation thresholds:
a. Consolidation of existing small parcels into a development project site of one acre or greater up to two acres: Any two of the allowable incentives identified above, except for subsections B.1.f, B.1.g, and B.1.h of this section.
b. Consolidation of existing small parcels into a development project site of two acres or greater: Any four of the allowable incentives identified above.
C. Development standards generally. Mixed-use projects shall comply with the development standards in Section 20.258.040 Design Standards. this paragraph in addition to the standards in paragraphs D through O, below.
1. Uses located in a single structure. For a mixed-use project where nonresidential and residential uses are located in a single structure, the density, floor area ratio (FAR), height of structures, parcel depth, parcel size, parcel width, and setbacks identified in Tables 2-23 through 2-8 shall apply.
2. Uses located in separate structures. For a mixed-use project where nonresidential uses and residential uses are located in separate structure(s), the following shall apply:
a. Nonresidential development.
(1) Tables 2-23, 2-4, and 2-5 (development standards for mixed use and nonresidential projects in the MU-18 and MU-50Mixed-Use I, Mixed-Use II, and Mixed-Use III zoning districts, respectively) shall apply.
b. Multi-family residential development.
(1) Tables 2-36, 2-7, and 2-8 (development standards for "standalone" residential projects in the MU-18 and MU-50Mixed-Use I, MixedUse II, and Mixed-Use III zoning districts, respectively) shall apply.
D. Design standards.
1. Generally. A mixed-use development project shall be designed and constructed to:
a. Be pedestrian in its focus.
b. Allow for vehicles to park once.
c. Be compatible with and complement adjacent land uses. d. Maintain the scale and character of development along Birch Street, Brea Boulevard, and Imperial Highway, and provide a transition to the adjacent residential uses in the surrounding area
2. Consistent use of architectural details and materials. Architectural style and use of quality materials shall be consistent throughout an entire mixed-use project. However, differences in architectural details and/or materials may occur to differentiate between the nonresidential and residential portions of the project.
Dwelling units shall exhibit a residential character. Loading areas and recycling and refuse storage facilities shall be compatible in architectural design and details with the overall project.
3. Features.
a. Street level features. Long expanses of blank walls or an unbroken series of garage doors shall be prohibited.
b. Pedestrian-oriented features. At least seventy-five percent (75%) of the building frontage facing a public street or pedestrian way shall be devoted to pedestrian-oriented features (e.g., pedestrian entrances; landscaping; transparent display windows; windows affording views into retail, office, or lobby spaces, etc.). The review authority may reduce this percentage on a case-by-case basis.
c. Upper level features. Upper floor balconies, bays, and windows that overlook the street shall be provided whenever opportunities exist for such features.
d. Rooflines and setbacks. Projects shall provide a variety of roof designs as determined to be suitable by the Director.
e. Storefronts. The design of ground floor storefronts shall provide primary pedestrian access directly from the adjacent public street frontage, and include different setbacks and/or design features including, but not limited to, overhangs, awnings, and trellis, to visually differentiate the storefronts from other levels.
f. Entrances. When nonresidential and residential uses are located in the same structure, separate pedestrian entrances shall be provided for each use. The entrances for nonresidential uses shall be designed to visually distinct from the entrances for residential uses.
g. Visual relationship between multiple structures. Multiple structures on a single site shall be designed to create a strong visual relationship between and among the structures. Architectural treatment of structures shall be consistent on all sides.
h. Preservation of neighborhood character. The design of new infill development shall respect, complement, and be compatible with the scale, style, theme, and design of established structures and neighborhoods.
E. Landscaping standards.
1. Consistent with landscaping design guidelines. The landscaping of a mixeduse project shall be consistent with the requirements of § 20.236.040.M.
2. Open space. Common open space areas above the ground level shall be landscaped using containerized plant materials that are irrigated by an automatic irrigation system and adequately drained.
3. Street trees. Street trees shall be required in compliance with the city's Master Street Tree Plan.
F. Lighting standards. Lighting for nonresidential uses shall be appropriately designed, located, and shielded to ensure that they do not negatively impact the residential uses in compliance with § 20.08.040.C.5 (Light and Glare).
G. Open space standards. The common and private open spaces required for residential dwelling units shall be designed to limit intrusion by nonresidents. In the case of an infill development project, the Review Authority may approve a reduction in the required open space (common and/or private) for the residential component of mixed-use development projects when it finds that all reasonable attempts to fulfill the requirements have been exhausted and the open space is not able to be accommodated due to the urban infill characteristic of the development site.
H. Operational standards.
1. Hours of operation. Outdoor nonresidential uses in mixed-use projects shall be prohibited from operating between the hours of 10:00 p.m. and 7:00 a.m. A conditional use permit granted in compliance with § 20.408.030 (Conditional Use Permit) may modify these hours.
2. . Joint tenants and owners association.
a. A joint tenants and owners association shall be formed to ensure the well being of each tenant and owner in a mixed-use project. b. The association bylaws, including voting rights, shall be subject to review by the City Attorney and approval by the Director The association's bylaws shall include the following:
(1) Assignment of parking spaces per each use.
(2) Identification of maintenance responsibilities for landscaping, parking facilities, and recycling and refuse storage facilities. (3) Noise notification procedures.
(4) Relationship between uses regarding association representation. (5) Voting procedures.
(6) Procedures for solving problems that may arise between the different types of uses or residents.
3. Loading and unloading activities. Where applicable, the covenants, conditions, and restrictions of a mixed-use project shall indicate the times when the loading and unloading of goods may occur on the street, provided that in no event shall loading or unloading take place after 10:00 p.m. or before 7:00 a.m. on any day of the week.
4. Noise notification.
a. Residents, whether owners or tenants, of a mixed-use development project shall be notified in writing before taking up residence that they will be living in an urban type of environment and that the noise levels may be higher than a typical residential area.
b. The covenants, conditions, and restrictions of a mixed-use project shall require that the residents acknowledge their receipt of the written noise notification. Their signatures shall confirm receipt and understanding of this information.
5. Nuisance mitigation. The location and design of recycling and refuse storage facilities shall mitigate nuisances from odors when residential uses might be impacted.
6. Sound mitigation. Residential dwelling units shall be designed to be sound attenuated against present and future project noise. New projects or new nonresidential uses in existing projects shall provide an acoustical analysis report, by an acoustical engineer, describing the acoustical design features of the structure required to satisfy the exterior and interior noise standards.
I. Parking facilities standards.
1. Number of parking spaces. The total number of parking spaces shall comply with the requirements In § 20.08.040 (Off-Street Parking and Loading). Guest parking shall be provided for the residential dwelling units. Applicants for a mixed-use project shall prepare and submit a parking study (including any request for a parking reduction) for review and decision by the applicable review authority and a parking management plan for review and decision by the Director.
2. Separate or shared parking facilities. Parking facilities may be separate or shared for nonresidential uses and residential uses.
3. Loading areas. Loading areas for nonresidential uses shall be located as far as possible from residential units and shall be completely screened from view from the residential portion of the project and streets in compliance with subsections 20.236.040. E (Walls and Fences) and 20.220.040. F (Fences, Walls, and Hedges) and subparagraph K. (Screening and buffering standards), below. Loading areas shall be compatible in architectural design and details with the overall project. The location and design of loading areas shall mitigate nuisances from odors when residential uses might be impacted.
4. Site access driveways. Separate site access driveways shall be provided, whenever possible, for nonresidential and residential uses. Site access driveways shall incorporate distinctive architectural elements, landscape features, and signs to help differentiate access to nonresidential parking areas from access to residential parking areas.
5. Enclosed parking. If enclosed parking is provided for the entire mixed-use complex, separate areas/levels shall be provided for nonresidential and residential uses with separate building entrances, whenever possible, subject to confirmation and approval by the applicable review authority.
6. Ingress and egress. Vehicular circulation shall be designed to direct traffic away from residential streets to the greatest extent feasible.
J. Recycling and refuse storage facilities standards. Recycling and refuse storage facilities for nonresidential uses shall be located as far as possible from residential units and shall be completely screened from view from the residential portion of the project and streets in compliance with §§
20.236.040.E (Walls and Fences) and 20.220.040.F (Fences, Walls, and Hedges) and subparagraph K (Screening and buffering standards) below.
Recycling and refuse storage facilities for nonresidential uses should be compatible in architectural design and details with the overall project. The location and design of trash enclosures shall mitigate nuisances from odors when residential uses might be impacted.
K. Screening and buffering standards.
1. Loading areas and recycling and refuse storage facilities. Loading areas and recycling and refuse storage facilities for nonresidential uses shall be completely screened from view from adjacent residential portions of the project or other adjacent residential uses.
2. Roof-mounted equipment. Roof-mounted equipment shall be completely screened from public views from the ground elevation.
3. Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance.
L. Security standards. Structures shall be designed to minimize the personal security risks of uses and to minimize the opportunities for vandalism and theft.
M. Sign standards. The design of signs shall comply with Chapter 20.28 (Signs).
N. Site organization standards.
1. Limitations on location of residential uses in the Mixed-Use III zone. In horizontal mixed-use projects along Brea Boulevard and Imperial Highway, residential uses shall not occupy ground floor space within the first fifty (50) feet of a parcel measured from the front property line. In the Mixed-Use III zone, within vertical mixed-use projects along Brea Boulevard or Imperial Highway, residential uses shall not occupy any ground floor space, along the major street frontage, except for entry lobbies. Residential uses may occupy street frontages along secondary/side streets as determined by the Director.
2. Location of nonresidential uses along street frontages. a. Nonresidential uses shall be located along street frontages and shall have a minimum depth of fifty (50) feet. The Director may reduce the depth requirements for nonresidential uses located on a secondary street. b. On corner parcels, the nonresidential space shall turn (wrap around) the corner for a distance of at least thirty (30) feet along secondary/side streets.
c. A minimum of seventy-five percent (75%) of the street frontage along major or primary streets shall be occupied by nonresidential uses. The remaining twenty-five percent (25%) may be occupied by lobby entrances to residential uses and pedestrian amenities (e.g., plaza, courtyard) The Director may reduce/adjust the percentage frontage requirements.
3. Entrances. Primary building entrances shall be oriented to the major street on which the structure has frontage, street corner, courtyard, plaza, park, or other structures on the site but not to interior blocks or parking lots/structures. A structure may have other entrances as long as direct, barrier-free pedestrian access is provided to all entrances.
4. Sharing of common open space. Mixed-use structures shall be arranged to create opportunities for common open space for the residential uses. In general, common open space areas for residential uses shall be separated from nonresidential uses on the site. However, the sharing of common open space may be allowed by the applicable review authority when it is clear that the open space will provide direct benefit to residents of the project and subject to the following limitations.
a. Up to thirty percent (30%) of the required common open space for residential uses in a horizontal mixed-use project may be provided within the nonresidential component of the project.
b. Up to sixty percent (60%) of the required common open space for residential uses in a vertical mixed-use project may be provided within the nonresidential component of the project.
5. Pedestrian environment. Site planning shall integrate the street pedestrian environment with the nonresidential uses through the use of courtyards, plazas, street furniture, and walkways. Public and private walkways, passages, paseos, and related facilities shall be provided, whenever possible. Pedestrian access to mixed-use structures shall be from the sidewalk. Enhanced pedestrian amenities (i.e., courtyard, plaza, paseo) shall be required for mixed-use projects located along Brea Boulevard and Imperial Highway in the MU-III (Mixed-Use III) zoning district.
O. Historic structures. The standards in this section may not apply where they conflict with the design or character of the architecture of existing structures listed on the National Register of Historic Places, Buildings, or Structures; the California State Inventory of Historical Sites and Buildings; the Orange County Historic Register; or the Brea Historic Resources Register.
Refer to Chapter 20.60. (Historic Preservation) for design guidelines for renovating or rehabilitating historic structures.”
4. New Subsection 20.258.040 (Design Standards) of Chapter 20.258 (Mixed-Use Zoning Districts) is added to include the following addition:
“20.258.40 Design Standards.
A. Site Design
1. Building Placement and Orientation.
a. Limitations on location of residential uses.
i. Within mixed-use projects along Brea Boulevard, Birch Street, State College Boulevard, and Imperial Highway, residential uses shall not occupy any ground floor space, along the major street frontage, except for entry lobbies and/or public or private open space.
Residential uses may occupy street frontages along secondary/side streets.
b. Street wall along Brea Boulevard, Birch Street, Randolph Avenue, and Imperial Highway. Where adjacent properties establish a continuous street wall along the primary frontage, new buildings shall align to maintain this street wall, while allowing for articulation through recessed or projected facades and entrances as well as outdoor programmed space like courtyards, plazas, and outdoor dining.
2. Vehicular Parking and Access.
a. Limitations on location of residential uses.
Projects shall be designed so that garage doors and the vehicle side of open carports are not visible from the primary street.
b. Limitations on location of residential uses.
Primary vehicular access to parking lots shall be located on side streets or alleys. Access from Imperial Highway will only be allowed in the event side streets or alleys are not available and shall not exceed a maximum of one vehicular access point per 250 lineal feet of street frontage. c. Sites shall be designed to minimize conflicts between residential vehicles and loading and service areas. Adequate space for loading and service activities shall be provided.
d. Loading and service areas shall be oriented to avoid disruption with the flow of traffic through vehicular parking areas. Additionally, loading and service areas shall not be placed adjacent to residential dwelling units or common open space.
3. Pedestrian Circulation, Access and Design.
a. On-site pedestrian walkways shall be provided to connect to public sidewalks leading to parks, schools, bus stops, and other public spaces. b. A minimum of one pedestrian connection to the existing public right-ofway shall be provided for every 100 linear feet of frontage. c. A direct connection to the public sidewalk shall be provided to connect usable public open space including courtyards, plazas, and walkways. d. Where pedestrian pathways intersect, enhanced paving treatment such as patterned and/or colored pavers, brick, concrete, or striping, shall be provided to delineate pedestrian areas.
e. Pedestrian amenities, including but not limited to benches, shade trees, planters, fountains, and outdoor seating, are encouraged to be incorporated where feasible to support walking environments.
4. Site Organization Standards.
a. Sharing of common open space. Mixed-use structures shall be arranged to create opportunities for common open space for attached residential uses. In general, common open space areas for residential uses shall be separated from nonresidential uses on the site. However, the sharing of common open space may be allowed by the applicable review authority when it is clear that the open space will provide direct benefit to residents of the project and subject to the following limitations. (1) Up to thirty percent (30%) of the required common open space for residential uses in a horizontal mixed-use project may be provided within the nonresidential component of the project.
(2) Up to sixty percent (60%) of the required common open space for residential uses in a vertical mixed-use project may be provided within the nonresidential component of the project.
(3) Common open spaces for residential uses shall be oriented away from Imperial Highway and preferably located between the rear property line and primary structure.
b. Recycling and Refuse Storage Facilities. Recycling and refuse storage facilities for nonresidential uses shall be located as far as possible from residential units and shall be completely screened from view from the residential portion of the project and streets in compliance with §§
20.236.040.E (Walls and Fences) and 20.220.040.F (Fences, Walls, and Hedges) and subparagraph K (Screening and buffering standards) below.
Recycling and refuse storage facilities for nonresidential uses should be compatible in architectural design and details with the overall project. The location and design of trash enclosures shall mitigate nuisances from odors when residential uses might be impacted.
B. Building Form and Design
1. Building Form, Massing, and Articulation
a. Building Form and Vertical Hierarchy. Building wall planes that extend vertically two or more stories shall have a clearly defined base, body, and top. One or more of the following methods may be used to achieve this:
- Changes in materials and/or colors from floor to floor. - Variations in wall plane depth, roofline, or roof eave. - Architectural detailing.
- Differentiating window and fenestration size and/or pattern. b. Wall Plane Variation. Street facing building facades shall not extend more than 50 feet horizontally without a minimum variation in wall plane depth of at least three feet within the MU-50 zone. Street facing building facades located along Imperial Highway shall not extend more than 30 feet horizontally without a minimum variation in wall plane depth of at least two feet within the MU-18 zone.
c. 360 Architecture. Buildings shall be designed and articulated with common details, articulation, materials, and elements on all sides. (1) Design elements shall include a mix of materials, window treatments, awnings, moldings, projecting eaves, dormers, trellises, and/or balconies.
(2) Rear and side building elevations visible from a public right-of-way shall feature enhanced architectural treatments similar to front building elevation’s architectural treatments.
(3) Rear and side elevations shall feature the same materials, colors, window and door styles, roof style and pitches, balconies, and architectural treatments as found on the primary street facing elevation. (4) Blank facades. A blank façade is a portion of a façade without a window, balcony, and/or doorways thirty (30) feet in any direction.
Where a blank façade is proposed that is visible from a public right-ofway, the façade shall incorporate a design treatment to create a visual interest and increase pedestrian safety and comfort. Treatments can include architectural and vertical landscaping treatments that cover at least 50% of blank façade surface.
2. Rooflines
a. Roofline Variation. Roof lines shall not extend more than a length of 50 feet horizontally within the MU-50 zone and 30 feet horizontally within the MU-18 zone without at least one prominent change as described below:
- Variation in roof form, such as hip, gable, shed, and flat with parapet.
- Variation in architectural elements, such as parapets or varying cornices.
- Variation of roof height of at least 18 inches (as measured from the highest point of each roof line).
b. Flat Roofs and Parapets.
(1) Flat roofs shall be surrounded with a parapet along exterior perimeters.
(2) All rooftop mechanical equipment shall be screened from view so as not to be visible from a common open space or public right-of-way. (3) Interior side of parapet walls shall not be visible from a common open space or public right-of-way.
(4) Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment.
3. Building and Dwelling Unit Entrances
a. Nonresidential and Common Multifamily Primary Entrances.
Nonresidential uses located within buildings fronting Brea Boulevard, Birch Street, State College Boulevard, and Imperial Highway shall have primary building entrances oriented towards the street and shall include the following:
i. Weather protection coverings such as awnings or recessed doorways with a minimum depth of 36 inches.
ii. Decorative and/or accent paving to denote the entrance. b. Individual Unit Entrances. Individual residential unit entrances shall include weather protection coverings, including awnings or recessed doorways with a minimum depth of 24 inches and shall be designed to include a minimum of two (2) of the following architectural detailing features:
- Stylistically consistent lighting features illuminating the entryway. - Feature window details.
- One or more accent materials.
- Porches or stoops.
4. Windows
a. Privacy. Windows shall be placed to avoid direct alignment with windows and doors of adjacent residential dwelling units and nonresidential uses.
Windows within 10 feet of adjacent uses shall be designed including one of the following:
- Offset new windows a minimum of 12 inches from any windows on adjacent uses to avoid line of site into existing windows. - Apply non-transparent or obscured glazing, such as
frosted/patterned glass or non-operable opaque windows. Reflective glazing is not permitted.
b. Window Treatment. Windows shall be recessed a minimum of two inches from the plane of the surrounding exterior wall or shall have a trim or windowsill a minimum of one inch in depth.
c. Windows Facing a Major Public Street. Windows located above ground and fronting Brea Boulevard, Birch Street, State College Boulevard, and Imperial Highway shall be designed with decorative window trim, shutters, awnings, lintels, and/or trellises, consistent with the selected architectural style.
5. Materials and Colors
a. Colors. A minimum of one (1) primary color and one (1) accent color shall be used.
b. Accent Materials. Primary street facing elevations shall feature accent materials that highlight building features. Accent materials include glass, tile, brick, stone, concrete, or plaster.
c. Material Transition. All changes in material shall occur at inside corners of intersecting walls and wrap building corners.
d. Color Transition. Color transitions shall not occur on wall planes and instead color transitions shall occur at inside corners of intersecting walls or architectural features.
e. Utilitarian Element Materials and Colors. Utilitarian elements shall feature a minimum of one (1) material of color found on the accompanying on-site structure.
e. Materials and textures. The building shall incorporate a minimum of two (2) façade finish materials.
C. Parcels Adjacent to Single-Family Residential (R-1)
1. Loading and service areas, operations that generate noise or odors, and recycling and refuse storage facilities shall be located a minimum of twenty (20) feet from any parcel zoned Single-Family Residential (R-1). If compliance with this setback requirement is not feasible due to site constraints, a seven foot wall should be constructed to screen any loading and service area, noise and odorgenerating operation, or recycle and refuse storage facility.
2. HVAC systems shall be screened with parapet walls if placed on roofs or securely placed within an equipment enclosure if placed somewhere along the ground level. HVAC systems with low noise ratings or designed with features to reduce noise shall be prioritized.
3. All exterior lighting shall be directed internally within the property to minimize light pollution and mitigate impacts to adjacent single-family residences. 4 Noise-producing speakers shall not be oriented towards adjacent singlefamily residences.
D. Historic structures. The standards in this section may not apply where they conflict with the design or character of the architecture of existing structures listed on the National Register of Historic Places, Buildings, or Structures; the California State Inventory of Historical Sites and Buildings; the Orange County Historic Register; or the Brea Historic Resources Register. Refer to Chapter 20.60. (Historic Preservation) for design guidelines for renovating or rehabilitating historic structures.”
CITYof BREA
Planning Commission Communication
April 14, 2026
Item No. 3A.
Brea 2050: Focused General Plan Update and Brea Core Specific Plan - General Plan Amendment (GPA) No. 2026-01, Specific Plan (SP) No. 2026-01, Zoning Ordinance Text Amendment (ZOTA) No. 2026-01, Zone Change (ZC) No. 2026-01, and Environmental Impact Report (EIR) No. 2026-01
TO PREPARED BY
Chair and Members of the Planning Commission Maribeth Tinio, City Planner
DEPARTMENT HEAD APPROVAL CITY MANAGER APPROVAL
Jason Killebrew, Assistant City Manager/Community
Development Director Kristin Griffith, City Manager
EXECUTIVE SUMMARY
Brea 2050: Focused General Plan Update establishes a comprehensive vision for the community and regulatory framework to guide future growth, development, and conservation of open space and resources consistent with community priorities. The Focused General Plan Update replaces the City’s 2003 General Plan, retaining key policy foundations while incorporating revisions to reflect current conditions, State requirements, and a more user-friendly organization. The Housing Element is a state-mandated Element that is required to be updated every eight years.
The 6
th Cycle Housing Element covers the period between 2021 and 2029, was adopted and re-certified on September 8, 2022, and will be carried over as part of this Focused General Plan Update. The City will begin preparing for the 7th Cycle for the period covering 2030-2038.
The Project includes zoning implementation measures to ensure the General Plan is effectively carried out. Central to this effort is the Brea Core Specific Plan, which translates General Plan goals into mixed-use zone changes, mobility improvements, and implementation strategies for the Brea Core Area. Complementing the Specific Plan are zoning code updates and map changes that modernize the City’s mixed-use districts, establish new Mixed-Use 50 and Mixed-Use 18 zones, and introduce objective design standards to guide future development.
The Project is the result of a multi-year public outreach effort that included community events, online surveys, workshops, stakeholder interviews, Steering Committee meetings, and public hearings. Input received throughout this process has informed the proposed policies and implementation measures.
The City of Brea requests the following entitlements:
1. General Plan Amendment (GPA) No. 2026-01: Focused General Plan Update to comprehensively update the City’s 2003 General Plan, including the following elements: Community Development, Community Resources, Mobility, Public Safety, and Economic Development. The update applies citywide and within the City’s Sphere of Influence.
2. Specific Plan (SP) No. 2026-01: to create the “Brea Core Specific Plan” to guide development within the Core Area, including new mixed-use zoning districts, mobility improvements, and implementation strategies.
ATTACHMENT B
(1 OF 2)
3. Zoning Ordinance Text Amendment (ZOTA) No. 2026-01: to amend Title 20, Chapters 20.04, 20.11, and
20.258 of the Brea City Code (BCC) to reclassify existing mixed-use zones into new Mixed-Use 50 and Mixed-Use 18 zones. The amendment also refines development and objective design standards.
4. Zone Change (ZC) No. 2026-01: to update mixed-use zoning districts and consistency with the General Plan land use map; and
5. Environmental Impact Report (EIR) No. 2026-01: the Draft Environmental Impact Report has been completed in compliance with the California Environmental Quality Act.
Collectively, the aforementioned entitlements herein are referred to as the “Project.” The Planning Commission serves as a recommending body to the City Council. The City Council is the final decision authority on the Project.
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution (Attachment A) recommending that the City Council take the following actions:
1. Adopt a resolution to certify a California Environmental Quality Act (CEQA) Program Environmental Impact Report (EIR) for the Brea 2050: Focused General Plan Update and Brea Core Specific Plan Project, State Clearinghouse No. 2025081123, which analyzed the potential environmental effects associated with implementation of the Project, and was prepared pursuant to CEQA Guidelines Section 15132 (Contents of Final EIR), and CEQA Guidelines Section 15090 (Certification of the Final EIR);
2. Adopt resolutions approving the following entitlements, based on the findings and conclusions:
a. GPA No. 2026-01, to adopt the General Plan Policy Document; and b. SP No. 2026, to adopt a new specific plan to implement the Brea Core Specific Plan.
3. Adopt ordinances approving the following entitlements, based on findings and conclusions:
a. ZOTA No. 2026-01, to amend Chapters 20.04, 20.11, and 20.258 for updates to the mixed-use zoning districts; and
b. ZC No. 2026-01, to change the zoning for certain properties to Mixed-Use 50 (MU-50), Mixed-Use 18 (MU-18), Public Facilities (PF), and Parks/Recreation/Open Space-Parks/Recreation (PRO-P/R), and Brea Core Specific Plan (BCSP).
PROJECT LOCATION
The Project involves the adoption and implementation of the Focused General Plan Update for the City and its Sphere of Influence (SOI), and the BCSP. The City is in the northeastern corner of Orange County, where the boundaries of Orange, Los Angeles, and San Bernardino Counties converge. The City is bordered by unincorporated Orange County land and the Los Angeles County line to the north; Chino Hills State Park and the San Bernardino County line to the east; the Cities of Yorba Linda, Placentia, and Fullerton to the south; and the City of La Habra to the west. The Orange Freeway State Route 57 (SR-57) bisects the City from north to south.
The three major east–west roadways are Imperial Highway (SR-90), Carbon Canyon Road (SR-142), and Lambert Road
The Brea Core Area is defined as the area between Berry Street on the west, Lambert Road on the north, SR-57 on the east including Brea Plaza and Greenbriar Residential Development, and properties abutting Imperial Highway on the south including the triangle between Randolph Avenue south of Imperial Highway and State College Boulevard, shown in Figure 1.
Figure 1. Brea Core Specific Plan Area
BACKGROUND
Brea 2050: Where Opportunity Meets Community
The City’s General Plan is a document that provides a blueprint for meeting the community’s long-term vision (20- 25 years) for the future. The City’s current General Plan was adopted in 2023 with a horizon year of 2020. Due to the disruption of the COVID-19 pandemic, it was a difficult time to launch a multi-year effort given its community wide outreach needs and the City was finalizing its update to the State required Sixth Cycle Housing Element. In February 2024, the City kicked off “Brea 2050: Where Opportunity Meets Community” (Project). This effort represents a comprehensive, long-range planning initiative that will guide the City’s growth and development over the next 25 years.
The Project includes a focused update to the City’s General Plan—specifically the Land Use and Circulation Elements—and the preparation of a new Specific Plan for the Brea Core area, the City’s primary economic and activity center. Collectively, these efforts are intended to ensure that the City’s planning framework reflects evolving demographics, economic conditions, land use patterns, infrastructure systems, transportation networks, and recent changes in state legislation. In addition, the Project establishes a long-term vision to enhance and strengthen the Brea Core Area as a vibrant, accessible, and economically resilient hub.
A summary of the project timeline is presented below.
Figure 2. Project Timeline
Public Outreach Program
Building upon previous efforts like 2017 Brea Envisions and the 2020 Brea Connecting the Core Active Transportation Plan, since the Project's start, the City has focused on thorough background research and strong community involvement. Outreach efforts have included citywide mailers, pop-up events, community workshops, stakeholder interviews, surveys, social media updates, website content, and presentations to City Council and various commissions. These efforts, spanning the entire planning process (from 2024 through today) are summarized in Attachment B. Below is a summary of the public outreach activities completed as part of the Project.
A summary of the Project timeline is presented below.
Updates and notifications on the City of Brea website from project kickoff through today Dedicated project website (Brea.generalplan.org) live from 2024 through today Regular digital engagement (Facebook, Linkedin, Instagram, direct emails) before and after community input opportunities
Land use charette
Pop-up event early in the project to advertise the project (Public Works Department—Fire Department Open House)
Online Vision and Values Survey
Community briefings
Regular updates as part of the City Manager’s Newsletter Scoping Meeting for the Environmental Impact Report (August 2025) Community Open Houses on the Draft General Plan and Specific Plan Policy Documents and EIR BreaTV ad
Water bill inserts
Regular City Council briefings on various topics, including Project Kickoff, Draft Vision Plan, Draft Land Use Map Update, and Initial Draft and Revised Drafts of the Housing Element Public Hearings on the Housing Element with the Planning Commission and City Council, including direct notifications to interested parties, persons who commented on the draft documents, and other local and regional stakeholders
In addition to the public outreach efforts described above, preparation of the General Plan Vision Statement, Proposed Land Use Map, and Proposed Policy Document was informed by input from the ad-hoc Community Steering Committee. The Steering Committee consisted of a total of 16 representatives (and separate alternates) including the following:
City Council (1 member)
Commissions (1 member from Planning Commission, Cultural Arts, Parks, Recreation, and Human Services) Committee (1 member from the Traffic Committee)
Brea Olinda Unified School District (1 member)
Community Members (10 members)
The Steering Committee met seven times between June 2024 and February 2025.
Community Vision Plan
Through this extensive outreach process, the Project Team—comprised of City staff and the consultant—gathered meaningful feedback regarding community priorities and aspirations. This input informed the development of the Community Vision Plan, an aspirational document that establishes a shared vision for Brea’s future and serves as the foundation for subsequent General Plan goals, policies, and implementation actions, as well as the BCSP.
The Community Vision Plan, which can be found in the following link (https://www.cityofbrea.gov/DocumentCenter/View/17521/Brea-Vision_Plan_112324-FINAL) includes a Vision Statement supported by six Guiding Principles:
1. Preserve our special character
2. Foster mobility and access
3. Balance growth and community
4. Support economic development
5. Promote resilience for future generations
6. Strengthen connection to nature
Building upon the Community Vision Plan, the Project Team advanced the policy development phase of the project to draft land use and circulation updates, BCSP development, policy, and implementation. This includes preparation of draft updates to the General Plan Land Use and Circulation Elements, as well as continued development of the BCSP, including land use frameworks, development standards, and public realm concepts. The Project Team also translated the Vision Plan’s Guiding Principles into specific goals, policies, and implementation programs, while advancing the EIR in compliance with CEQA. Ongoing community and stakeholder engagement has continued throughout this phase, providing additional opportunities for public input on draft materials. The Project will ultimately proceed through to City Council hearings for final consideration for adoption.
Housing Element Update
The Housing Element is a State-mandated chapter of the Brea General Plan that addresses the City’s identified housing needs, and the only element in the General Plan that is required to be updated every eight years (“Planning Period”). The Housing Element describes, identifies, and analyzes the City’s housing needs and addresses the maintenance and expansion of the housing supply to accommodate the households that currently live or may live in Brea in a Planning Period. The current planning period is referred to as the 6th Cycle, and covers the period between 2021 and 2029. In compliance with the State law, the City Council adopted the City’s 6th Cycle Housing Element on September 21, 2021. Subsequently, the City’s Housing Element was revised to address the Department of Housing and Community Development (HCD) comments, and the City Council re-adopted the Housing Element on August 16, 2022. On September 8, 2022, the City received HCD final certification on the readopted Housing Element. Next, the City will wrap up the 6th Cycle Housing Element implementation and begin preparing for the 7th Cycle for the period covering 2030-2038.
PROJECT DESCRIPTION
Focused General Plan Update
State law requires every city and county to adopt a comprehensive, long-term general plan to guide the physical development of its planning area. As mandated by Government Code Section 65300 et seq., a general plan serves as the jurisdiction’s foundational policy document and must address seven required elements—land use, circulation, housing, conservation, open space, noise, and safety—to the extent applicable to local conditions.
Jurisdictions that identify disadvantaged communities must also incorporate environmental justice considerations.
While these elements are required, state law allows flexibility in the level of detail and permits the inclusion of additional elements that address local priorities.
The City of Brea last adopted its General Plan in 2003. In response to evolving community needs, regulatory requirements, and growth opportunities, the City has undertaken a focused update to reassess its long-term vision and policy framework. This update comprehensively addresses all required elements and introduces an additional Economic Development Element to further support the City’s strategic objectives. The updated General Plan has been prepared in accordance with state law.
The Focused General Plan Update includes comprehensive updates to the Community Development, Community Resources (merged with Community Services element), and Public Safety Elements, and introduces two new Elements—Mobility and Economic Development—resulting in a total of five updated General Plan Elements (Attachment C—Draft General Plan). The table below identifies the Elements included in the General Plan and the corresponding requirement in State law:
Table 1. General Plan Elements and State Law Requirements The topic of Environmental Justice must also be addressed in a manner consistent with Government Code Section 65300 and related statutes. Environmental Justice is defined as “the fair treatment and meaningful involvement of all people regardless of race, color, national origin, or income, with respect to the development, implementation, and enforcement of environmental laws, regulations, and policies”. The General Plan integrates environmental justice policies throughout the various Elements.
Goals, Policies, and Actions
Each Element is organized into a set of goals, policies, and implementation actions. Each goal is supported by a specific set of policies and actions to implement and achieve it. The goals, policies, and actions of the General Plan will serve as the City’s roadmap for future decision-making and provide the community, staff, and elected and appointed officials with direction on where the City wants to go and what needs to happen in order to get there.
The General Plan provides a comprehensive framework to guide the City’s long-term vision through coordinated goals, policies, and actions across all Elements. Key points in the Focused General Plan Update include:
Building upon effective existing direction for hillside areas, as outlined in the Community Resources and Community Development Elements.
Reaffirming the City’s dedication to conserving natural areas, offering excellent amenities, and addressing new State laws within the Community Resources Element.
Guiding future growth toward the Brea Core Area and established commercial corridors, in line with the Community Development Element.
Supporting the development of strategic Fire and Police plans to review needs every five years.
Promoting a balanced, multimodal transportation network via the Mobility Element, which includes circulation, complete streets, pedestrian and bike facilities, and public transit.
Creating a new Economic Development Element to set goals, policies, and actions for long-term economic health.
Incorporating environmental justice through coordinated goals and policies across multiple Elements, ensuring a fair and comprehensive planning approach.
Comments were submitted regarding SB 1425: Open Space, Equity, and Resilience and AB 1889: The Room to Roam Act. SB 1425 requires general plan updates to address equitable access to open space, climate resilience, and "rewilding" opportunities. AB 1889 requires cities to identify and analyze wildlife connectivity areas and implement measures to remediate barriers to movement. General Plan Policies and Actions are noted in the General Plan regarding appropriate hillside development, park equity, tree maintenance and plantings, wildlife corridors, and nature-based solutions.
A compiled list of goals, policies, and implementation actions is provided as Attachment D.
Land Use Changes
General Plan land use designations indicate intended use and intensity or density for every parcel of land located within the City’s incorporated boundary and land within its Sphere of Influence (Planning Area). The existing 2003 General Plan has 20 land use designations. Upon review of the existing land use designations, the Project Team identified the need to refine and update the designations for the following reasons: 1) existing land use designations, including both intended land uses and associated densities and intensities (or FARs), do not reflect the recent changes in land use pattern, preference and/or need; 2) there is some redundancy between the existing land use designations; 3) community input received provides for the need to consolidate, update and modernize the land use designations; and 4) the City can take proactive steps now to be best prepared to tackle the next Housing Element update cycle (7th Cycle).
As a result, the following proposed revisions are proposed to the existing land use designations:
Consolidation of land use designations:
Very Low and Low Density Residential designations combined into a single designation (Low Density Residential)
General, Regional, and Office/Finance Commercial designations into a single designation (General Commercial)
Mixed Use I and II designations into a single designation (Mixed Use 50) Renaming of designations:
Neighborhood Commercial designation renamed to Light Commercial Mixed Use III designation renamed to Mixed Use 18
Existing/future specific plans to have a common designation of “Specific Plan,” further defined by their specific plan name
Overall updates to the associated densities and intensities Table 2 below details the existing and proposed land use designations and associated densities and intensities:
Table 2. Proposed Revisions to the Land Use Designations The General Plan land use map is a visual presentation that depicts the land use designations for every parcel within the jurisdiction and is a central element of the General Plan. The existing land use map has a good foundation; however, as with the land use designations, the Project Team identified the need to update the map to:
1) align the land use map with the proposed revisions to the land use designations; 2) address the anticipated need to increase density (e.g. housing related state mandates, upcoming 7 th Cycle Housing Element, etc.) while
considering the core values and guiding principles of the Community Vision Plan; and 3) provide more clarity, consolidate where necessary, and clean up inconsistencies.
A total of 45 parcels out of 12,165 are proposed to have the existing land use designation changed to a different land use designation, as summarized below:
Table 3. Summary of Parcels with Land Use Designation Change In addition, there are other non-substantive changes proposed for 3,619 parcels, such as:
The land use designations for parcels that are part of an existing specific plan (i.e. Birch Hills, Brea 265, Brea Industrial, Olinda Ranch, Tomlinson Park, and Tonner Hills), along with parcels located within the proposed Brea Core Specific Plan boundary, are proposed to change to a Specific Plan designation.
Parcels with current land use designations that are being consolidated or renamed (i.e. Very Low Residential, Neighborhood Commercial, Regional Commercial, Mixed Use I, II and III designations) would be updated to match the newly consolidated/renamed designations.
The table below summarizes the proposed changes to the overall land use map:
Table 4. Summary of Proposed Land Use Map Change
Brea Core Specific Plan
The BCSP establishes proposed zoning, provides mobility recommendations and streetscape improvements, proposes infrastructure upgrades to support new development, and outlines implementation strategies (Attachment E). The new BCSP area encompasses approximately 778.97 acres and has been prepared to implement the values identified in 2017 Brea Envisions Community Strategic Plan and the goals, policies, and recommendations of the 2020 Brea Connecting the Core Active Transportation Plan.
The BCSP affirms existing underlying residential zoning while introducing targeted land use changes along commercial corridors. Established residential neighborhoods will retain their existing zoning designations to preserve community character. As illustrated in Figure 3, select properties—highlighted in turquoise along Berry Street, Brea Boulevard, State College Boulevard, and Imperial Highway—are proposed for rezoning to Mixed-Use 50 (MU-50), Mixed-Use 18 (MU-18), or Light Industrial (M-1) to support a mix of uses and accommodate future growth.
Figure 3. Brea Core Specific Plan Area Existing Zoning
Current Mixed-Use Zoning Districts provide for three mixed-use zoning classifications with varying allowable densities, land uses, and development standards. The three zoning classifications include Mixed-Use I (MU-I), Mixed-Use II (MU-II), and Mixed-Use III (MU-III). These mixed-use zoning classifications are being absorbed into two new classifications: MU-50 and MU-18. The new zoning classifications and related standards will be described in the next section. The proposed zoning with mixed-use zoning along Imperial Highway, Brea Boulevard, and State College Boulevard is shown in the figure below.
Figure 4. Brea Core Specific Plan Area Proposed Zoning
As shown in the table below, implementation of the BCSP land use changes would allow for the development of 4,752 residential units and approximately 6,379,588 square feet of non-residential uses within the plan area, representing a potential increase of 3,335 residential units and approximately 1,265,725 square feet of nonresidential uses compared to existing conditions.
Table 5. Summary of Existing Development and Future Development Potential Zoning Code and Map Changes
The proposed zoning map updates implement the General Plan land use designations by establishing zoning districts consistent with the revised land use framework. This includes reclassifying existing zones to align with the updated General Plan and introducing new zoning districts to support reclassified mixed-use land uses.
A total of 45 parcels are proposed for rezoning. Key changes include:
Parcels within the BCSP will be zoned to reflect the Specific Plan while referencing the underlying zone (e.g., BCSP—R-1).
Certain parcels are being changed to MU-50 or MU-18 (e,g, BCSP—MU-50) to accommodate higher-density and mixed-use development.
The existing and proposed zoning maps and property detail list of land use and zoning changes are provided as Attachments F and G.
In conjunction with the map updates, amendments to Title 20, Chapters 20.04, 20.11, and 20.258 of the Brea City Code (BCC) will reclassify existing mixed-use zones into the new MU-50 and MU-18 zoning districts and refine development standards, including objective design standards, to ensure consistency with the General Plan and Specific Plan vision. These updates collectively align zoning with the City’s long-term land use strategy, facilitate mixed-use development where appropriate, and maintain established residential neighborhoods. The redlined code amendments are provided as Exhibit A to Attachment A (Draft Planning Commission Resolution).
ANALYSIS
General Plan Amendment No. 2026-01
The Proposed Project involves the adoption and implementation of the Focused General Plan Update for the City and its Sphere of Influence. As required by State law, the General Plan serves as the City’s long-term policy framework for growth, development, and resource management. The Focused General Plan Update builds upon the City’s existing 2003 Brea General Plan, updating its policies and programs to address current community needs, comply with State mandates, and reflect planning principles identified in the 2023 General Plan Audit. This update comprehensively revises all chapters of the 2003 General Plan and establishes the policy direction to guide the City’s development over the next 25 years.
Specific Plan No. 2026-01 (Brea Core Specific Plan)
The Project includes a new specific plan, the Brea Core Specific Plan (BCSP), which is a regulatory tool designed to implement the General Plan and guide development in a manner consistent with State law. The BCSP would implement the values identified in the 2017 Brea Envisions Community Strategic Plan and the goals, policies, and recommendations of the 2020 Brea Connecting the Core Active Transportation Plan. It would enact zoning changes, provide mobility recommendations and streetscape improvements, propose infrastructure upgrades to support proposed development, and outline implementation strategies for the BCSP area.
Zoning Ordinance Text Amendment No. 2026-01
The proposed zoning code update would amend Chapters 20.04, 20.11, and 20.258 of the BCC, as they relate to the Mixed-Use Zoning Districts. The mixed-use zones would be reclassified into MU-50 and MU-18. The proposed amendments would update the existing MU-I, MU-II, and MU-III Zones to reflect these new zoning districts and to create new objective design and development standards for mixed-use development.
The adoption of the Zoning Code amendment to include the MU-18 and MU-50 as new zoning designations is a regulatory action of the BCSP to adopt the Specific Plan and certify the PEIR. The code amendment is also aligned with proposed General Plan Action CD-1b to review and amend Zoning Ordinance standards as necessary.
Zone Change No. 2026-01
The Project proposes changing the General Plan and Zoning designation for 45 parcels. The zoning would be updated for certain properties to Mixed-Use 50 (MU-50), Mixed-Use 18 (MU-18), Public Facilities (PF), and Parks/Recreation/Open Space-Parks/Recreation (PRO-P/R), and Brea Core Specific Plan (BCSP).
The adoption of the zone change to update the City’s Zoning Map to be consistent with the proposed land use designation map is aligned with General Plan Action CD-1a.
ENVIRONMENTAL ASSESSMENT
The City, as the lead agency with the assistance of De Novo and Harris & Associates, prepared a PEIR in authority and criteria contained in the CEQA Guidelines and the environmental regulations of the City. An EIR is the highest level of environmental review under CEQA. A PEIR is an EIR that may be prepared for a series of actions that can be characterized as one large project, as defined by Section 15168 of the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3).
PEIR Timeline:
On August 25, 2025, the City issued a Notice of Preparation (NOP) informing the public that a PEIR is being prepared for the Project and provided information on the planned scoping meeting. The public comment period concluded on September 24, 2025, and a total of six agencies and interested parties responded to the NOP and provided written comments.
On September 4, 2025, the City held a scoping meeting on the Project’s PEIR. A total of five individuals were in attendance.
On February 12, 2026, the City issued a Notice of Availability (NOA) to provide the public and agency review of the Draft PEIR.
On February 12, 2026, the Draft PEIR was released for public review. The public comment period concluded on March 30, 2026, and a total of six agencies and interested parties responded to the Draft PEIR and provided written CEQA comments (Attachment O) that are summarized in the Table below as “CEQA Comment” Topic. Formal response to comments will be provided as part of the Final PEIR.
Draft PEIR Summary:
For each environmental issue, the Draft PEIR discusses applicable local, state, or federal regulations; thresholds of significance and criteria for determining the significance of Project impacts; analysis of the nature and extent to which the Project is expected to change the existing environment; and draft mitigation measures to reduce significant adverse impacts to the extent feasible.
Technical studies were prepared for various environmental issues including air quality, biological resources, energy, greenhouse gas emissions, noise, transportation, cultural resources, and utility impact studies (water system, sanitary sewer, drainage), and water supply assessment. These studies establish baseline environmental conditions and assess the projected environmental conditions during project implementation. These technical studies provide quantitative evidence to support any finding of no impact, less than significant impact, or significant impact; and the appropriate mitigation measures necessary to minimize or eliminate any significant environmental impacts.
21 environmental topics were reviewed:
Five topics that were found not to be significant:
Agriculture and Forest Resources
Geology and Soils (excluding paleontological resources) Mineral Resources
Population and Housing
Recreation
Eight topics that resulted in a less than significant/no impact without mitigation:
Aesthetics
Energy
Hazards and Hazardous Materials
Hydrology and Water Quality
Land Use and Planning
Public Services
Transportation
Wildfire
Five topics that resulted in a less than significant impact with mitigation incorporated:
Biological Resources
Cultural Resources
Geology and Soils (paleontological resources only)
Tribal Cultural Resources
Utilities and Service Systems
Mitigation measures are actions taken to reduce or eliminate the significant environmental impacts of a project.
Mitigation measures are shown in Attachment H. The final Mitigation Monitoring and Reporting Program (MMRP) will be included in the Final EIR to track implementation of all mitigation measures. The MMRP ensures that mitigation measures define the action and procedure necessary for compliance; identify the responsible party; and identify required timing for compliance. As the Lead Agency, the City of Brea is responsible for ensuring full compliance, including all monitoring and reporting activities. A summary of all environmental impacts and mitigation measures can be found in Attachment H.
Three topics that resulted in unavoidable significant adverse impacts:
Air Quality
Greenhouse Gas Emissions
Noise
The PEIR has been prepared in conformance with CEQA (California Public Resources Code Section 21000 et seq.), CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.), and the rules, regulations, and procedures for implementation of CEQA, as adopted by the City of Brea. The principal CEQA Guidelines sections governing content of the EIR are Sections 15120 through 15132 (Contents of Environmental Impact Reports), and Section 15168 (Program EIR). Because not all impacts can be reduced below a level of significance, the City is required to adopt a statement of overriding considerations, a process that considers whether the Project benefits outweigh the significant impacts. Along with the Final PEIR, a MMRP will be prepared, which memorializes the proposed mitigation measures (Attachment H), along with the Draft Findings of Fact (FOF), which will provide conclusions and findings required by the CEQA Guidelines. The other environmental documents for the Project, including the NOP, NOA, and Draft PEIR, can also be accessed on the following link:
https://www.cityofbrea.gov/166/Projects-in-Process.
PUBLIC NOTICE AND COMMENTS
This Project was noticed in accordance with the City’s public noticing requirements, which involved publication in the Brea Star-Progress. The public hearing notice for the Project is provided as Attachment I. As of the writing of this report, staff has received ten public comments via email.
Table 6. Public Comment Summary
CONCLUSION
It is for these reasons discussed above and the information within this report and its attachments that staff recommends that the Planning Commission adopt the resolution (Attachment A) recommending that the City Council approve the Project and certify the PEIR for the Project.
RESPECTFULLY SUBMITTED:
Maribeth Tinio, City Planner
Prepared by: Jessica Newton, Senior Planner
Attachments
Attachment A - Draft Planning Commission Resolution.pdf Attachment A: Exhibit A - ZOTA No. 2026-01.pdf
Attachment B - Notable Outreach Activities.pdf
Attachment C - Draft General Plan.pdf
Attachment D - Brea 2050 GP Goals, Policies, Actions.pdf Attachment E - Draft Brea Core Specific Plan.pdf
Attachment F - Existing and Proposed Zoning Maps.pdf
Attachment G - Property Detail Land Use and Zone Changes.pdf Attachment H - Summary of Environmental Impacts and Mitigation Measures.pdf Attachment I - Notice of Public Hearing.pdf
Attachment J - Public Comments_Redacted.pdf
ATTACHMENT A
(DRAFT) RESOLUTION NO. PC 2026-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BREA
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. 2026-01, SPECIFIC PLAN NO. 2026-01 (BREA CORE SPECIFIC PLAN), ZONING ORDINANCE TEXT AMENDMENT NO. 2026-01, ZONE CHANGE NO. 2026-01, AND CERTIFY ENVIRONMENTAL IMPACT REPORT NO. 2026-01 FOR THE BREA 2050: FOCUSED GENERAL PLAN
UPDATE AND BREA CORE SPECIFIC PLAN
A. RECITALS:
(i) The Planning Commission of the City of Brea (the “Planning Commission”) did receive a verified petition for the approval of General Plan Amendment (GPA) No. 2026-01, Specific Plan (SP) No. 2026-01, Zoning Ordinance Text Amendment (ZOTA) No. 2026-01, Zone Change (ZC) No. 2026-01, and Environmental Impact Report (EIR) No. 2026-01, for the Brea 2050: Focused General Plan Update and Brea Core Specific Plan.
(ii) The proposed Project consists of the adoption and implementation of a Focused General Plan Update for the City and its Sphere of Influence (SOI), comprehensively updating the 2003 General Plan into six elements: Community Development, Community Resources, Public Safety, Mobility, Economic Development, and Housing. The Project also includes adoption of the Brea Core Specific Plan to implement the community vision established in the 2017 Brea Envisions initiative and the goals and policies of the 2020 Brea Core Active Transportation Plan. Additionally, the Project includes amendments to the Zoning Code (Title 20) to ensure consistency with the updated General Plan and Specific Plan, including reclassification of existing mixeduse zoning districts; updates to various chapters of the Zoning Code, specifically amending Chapters 20.04, 20.11, and 20.258 of the Brea City Code (BCC); and citywide Resolution No. 2026-XX