TO: Chair and Members of the Planning Commission
THRU: Hayden Beckman, Planning Manager
FROM: Arlen Beck, Associate Planner
1. Subject
title
Public Hearing to consider a request to add 305 square feet to a non-contributing single-family home in the Old Towne Historic District located at 412 S. Pixley Street and finding of CEQA exemption (Variance No. 25-0001, Administrative Adjustment No. 25-0001, and Design Review No. 5146).
body
2. Summary
The applicant proposes adding a total of 305 square feet to an existing single-family home located on a substandard 2,880-square-foot lot at 412 S. Pixley Street. A variance is requested to deviate from the required usable open space development standard, and an administrative adjustment is requested to deviate from the required driveway width development standard. The property is located in the Old Towne Historic District, and it is designated as a non-contributing property.
3. Recommended Action
recommendation
1. Conduct and close the Public Hearing.
2. Adopt Planning Commission Resolution No. 11-25 approving Variance No. 25-0001, Administrative Adjustment No. 25-0001, and Design Review No. 5146 for a 305 square foot addition to an existing single-family residence with a detached one-car garage in the Old Towne Orange Historic District located at 412 S. Pixley Street.
3. Find the proposal exempt from the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15301.
end
4. AUTHORIZING GUIDELINES
Orange Municipal Code (OMC) Section 17.08.020(B)(2)(a) authorizes the Planning Commission to review and take final action on applications for Variances, Administrative Adjustments, and Design Review. Note (b) of Table 17.08.020 of the OMC - Reviewing Bodies - states that when more than one type of application is filed for a single project, the application requiring the highest level of approval shall dictate the review process for the entire group of applications. The Planning Commission is the highest-level approving body for these applications.
5. project background
|
Applicant: |
Architectural Design Solutions/ Mark S. Dwyer |
|
Property Owner |
Alonso Regalado |
|
Property Location |
412 S. Pixley Street |
|
Existing General Plan Land Use Element Designation |
Low Density Residential 2-6 du/ac (LDR) |
|
Existing Zoning Classification |
Single Family Residential 6,000 square feet (R-1-6) |
|
Old Towne |
Yes |
|
Site Size |
2,880 sq. ft. |
|
Circulation |
There is an existing driveway along the north side of the site providing access from S. Pixley Street. |
|
Existing Conditions |
A 2,880 sq. ft. lot improved with an existing 645 sq. ft. single family residence, and a detached 170 sq. ft. one-car garage. |
|
Surrounding Land Uses and Zoning |
Use Zoning North Residential - Single-Family Single Family Residential 6,000 square feet (R-1-6) South Residential - Single-Family Single Family Residential 6,000 square feet (R-1-6) West Residential - Single-Family Single Family Residential 6,000 square feet (R-1-6) East Residential - Single-Family Single Family Residential 6,000 square feet (R-1-6) |
|
Previous Applications/Entitlements |
None |
6. PROJECT DESCRIPTION
The project includes a 305 square foot addition to an existing 645 square foot single family dwelling, and the relocation of the existing 170 square foot one-car garage to the rear of the lot. The subject lot is legal non-conforming in that the existing lot size is 2,880 sq. ft., whereas there is a 6,000 sq ft minimum lot size to establish a new legally subdivided lot for the R-1-6 zoning district. Due to the limited lot size, the applicant is requesting a variance to deviate from the required usable open space development standard, and an administrative adjustment to deviate from the required driveway width development standard.
Development Standards
|
|
Required |
Proposed |
Code Section |
|
Building Height |
32 feet |
10 feet 10 inches |
17.14.070 |
|
Distance between structures (house and detached garage) |
6 feet |
6 feet |
17.14.120 |
|
Floor Area Ratio (FAR) |
0.60 FAR |
0.39 FAR |
17.14.070 |
|
Lot size (residential) |
6,000 sq ft |
2,880 sq ft (legal non-conforming) |
17.14.070 & 17.38.070 |
|
Lot frontage |
60 feet |
32 feet (legal non-conforming) |
17.14.070 |
|
Lot depth |
100 feet |
100 feet |
17.14.070 |
|
Open space, useable (residential) |
900 sq ft |
465 sq ft |
17.14.070 |
|
Parking (residential) |
2 enclosed garage spaces |
1 enclosed garage space (legal non-conforming) |
17.34.020 & Table 17.34.060(A) |
|
Setback, Front |
20 feet |
11 feet 1 inch (legal non-conforming) |
17.14.070 & 17.38.020(B)(2)(d) |
|
Setback, Rear |
20 feet |
House: 22 Feet 9 inches Garage: 3 feet |
17.14.070 |
|
Setback, Side Interior (north) |
5 feet |
House: 8 feet 9 inches Garage: 1 foot 3 inches |
17.14.070 |
|
Setback, Side Interior (south) |
5 feet |
3 feet (legal non-conforming) |
17.14.070 (Note (C)(4) |
7. project analysis
Useable Open Space (Variance Request)
For any new lot, the R-1-6 zoning district requires a 6,000 square foot lot with 900 square feet of useable open space for single-family residences. Nine hundred square feet is 15% of a 6,000 square foot lot. Fifteen percent of the existing legal non-conforming, 2,880 square foot lot is 432 square feet. The proposed usable open space that includes the proposed addition is 465 square feet, or 16% of the lot, thereby exceeding the proportion of the lot required to be useable open space.
The strict application of the 900 square foot usable open space development standard deprives the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification because of the sub-standard, legal non-conforming lot size. The lots to the north and south of the subject property are of similar size and provide a similar amount of square footage and proportion of the lot for useable open space, and as such, the variance will not grant the subject property a special privilege inconsistent with other properties in the vicinity.
Driveway Width (Administrative Adjustment Request)
The project proposes moving the existing 170-square foot one-car garage to the rear of the lot. The width of the existing driveway is eight feet nine inches, which is legal non-conforming. The extension of the driveway from the end of the existing driveway to the location of the relocated garage is required to be 12 feet wide. The project proposes the portion of new driveway to measure 10 feet 9½ inches. The applicant is requesting an Administrative Adjustment to allow for an up to 10% adjustment to this development standard. The 1-foot 2½ inch reduction of the width of the new driveway is 10% of the required 12 feet width.
8. public notice
Notice was provided to property owners and tenants within 300 feet of the project on or before September 25, 2025, and the site was posted with a notice on or before that date.
9. environmental review
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15301 (Class 1 - Existing Facilities), because it consists of a 305 sq ft addition to an existing single-family residence, which is less than 50 percent of the floor area of the structures before the addition.
10. ADVISORY BOARD ACTION
Design Review Committee:
The Design Review Committee reviewed the subject proposal at the August 20, 2025, meeting and recommended project approval to the Planning commission with the following conditions: 1) The Hardie plank siding be provided in a smooth finish instead of the proposed rough finish; and 2) All of the proposed turf/grass areas on the landscape plan be replaced with new turf/grass.
11. ATTACHMENTS
• Attachment 1 Resolution No. PC 11-25
• Attachment 2 Design Review Committee Staff Report, August 20, 2025
• Attachment 3 Vicinity Map
• Attachment 4 Project Plans
• Attachment 5 Letter of Justification