TO: Chair and Members of the Planning Commission
THRU: Hayden Beckman, Planning Manager
FROM: Ryan Agbayani, Senior Planner
1. Subject
title
Public Hearing to consider a request to operate a bed and breakfast inn at 616 W. Chapman Avenue and finding of CEQA Exemption (CUP-3208 and SP-1159).
body
2. Summary
The applicant proposes to operate a bed and breakfast inn (“Bonjour Bed & Breakfast”) within an existing one-story single-family residential dwelling located in the Old Towne Historic District.
3. Recommended Action
recommendation
1. Conduct and close the Public Hearing.
2. Adopt Planning Commission Resolution No. PC 04-26, approving Conditional Use Permit No. 3208 and Minor Site Plan Review No. 1159 for a request to operate a bed and breakfast inn at 616 W. Chapman Avenue.
3. Find the request categorically exempt from the California Environmental Quality Act (CEQA) in accordance with Section 15301 (Class 1 - Existing Facilities) of the State CEQA Guidelines.
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4. project background
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Property Information |
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Applicant |
Bonjour Bed & Breakfast |
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Property Owner |
Ahmed Joseph Mahmoud |
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Property Location |
616 W. Chapman Avenue |
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Existing General Plan Land Use Element Designation |
Old Towne Mixed Use Spoke Street 15S (OTMIX15S) |
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Existing Zoning Classification |
Old Towne Mixed Use-15S (Specific Plan) (OTMU-15S) (SP) |
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Old Towne |
Yes |
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Specific Plan/PC |
Santa Fe Depot Specific Plan |
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Site Size |
6,751 Square Feet |
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Circulation |
Access to the project site is from an existing one-way driveway on W. Chapman Avenue to the north, as well as from an existing alley along the southern property line. |
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Existing Conditions |
The site is currently developed with an existing historic one-story single-family dwelling. |
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Surrounding Land Uses and Zoning |
North: OTMU-15S (SP) Existing commercial use of religious institution and coffee house within a two-story Victorian structure (CUP-3210) |
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South: Single-Family Residential-6 (R1-6) Existing multi-unit residential dwellings. |
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East: OTMU-15S (SP) Existing commercial establishment with surface parking. |
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West: OTMU-15S (SP) Existing commercial development (psychology offices) with surface parking at the rear, adjacent to the alley. |
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Previous Applications/Entitlements |
None. |
5. PROJECT DESCRIPTION
The applicant proposes to operate a bed and breakfast inn that would host one to two adults, traveling together, within an existing one-story single-family dwelling in the Old Towne Historic District. Per the applicant’s proposal, only one room will be dedicated to guests. No existing residential structures will be removed to operate the proposed bed and breakfast use or to provide the required parking, and no alterations to the existing dwelling are proposed with this request. The applicant’s business narrative letter is included as Attachment 4.
6. PROJECT analysis
The proposed use is appropriate at this location and will provide a desired accommodation amenity for both local residents and visitors to the City. A bed and breakfast inn is a conditionally permitted use for properties located within the Old Towne Mixed Use-15S zoning district and the Santa Fe Depot Specific Plan.
Owner Occupancy Requirement
Per OMC Chapter 17.04 Definitions, a “bed and breakfast inn means a building of residential design determined to be architecturally or historically significant to the City of Orange wherein lodging is provided to tourists. The operator of the inn shall live on the same property.”
Additionally, per OMC Section 17.13.050 Conditional Use Regulations, “an owner, manager, proprietor, or caretaker of the property must reside on the subject premises at all times.”
The subject property is designated as a “contributor” in the Historic District. Furthermore, the property owner has stated their intent to live there. The applicant is required to meet these criteria as part of their business operation. To ensure long-term compliance with the occupancy requirement, a condition has been included in the attached Planning Commission Resolution (Attachment 1).
Off-Street Parking Requirements
Per OMC Section 17.34.060 Required Number of Parking Spaces, the minimum off-street parking requirement is “one space per rentable room, plus any other additional spaces required by the underlying zone. The existing historic property is legal non-conforming, because there is no enclosed garage. As such, two parking spaces are required for the dwelling, and one designated parking space is required for the single rentable room. Per the project plans (Attachment 3), a total of three striped parking spaces that meet minimum dimension and access requirements are proposed along the southern property line, adjacent to the alley.
Kitchen and Meals
Per OMC Section 17.13.050 Conditional Use Regulations, “no cooking facilities shall be permitted in any guest room,” and “guest meals shall be served only to persons registered as overnight guests.”
Per the applicant’s business narrative letter, meals will be prepared through meal vouchers or off-site cloud kitchens. Through implementation of recommended conditions of approval, the existing kitchen within the residential dwelling shall not be converted into a commercial kitchen, and no commercial kitchen operations for the public will be allowed. Meals will only be served to the residents and overnight guests.
7. AUTHORIZING GUIDELINES
Orange Municipal Code Section 17.08.020 B.2.a. authorizes the Planning Commission to review and take final action on applications for a Conditional Use Permit and Minor Site Plan Review. Footnote (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 this application.
8. public notice
Notice was provided to property owners and tenants within 300 feet of the project and posted at the site on or before January 22, 2026.
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 the project consists of operation of a bed and breakfast inn at an existing one-story single-family residential dwelling. There is no environmental public review required for a CEQA categorically exempt project.
10. ADVISORY BOARD ACTION
Staff Review Committee:
The Staff Review Committee reviewed the project on Wednesday, December 10, 2025 and recommended approval, subject to conditions of approval.
11. ATTACHMENTS
• Attachment 1 Planning Commission Resolution No. PC 04-26
• Attachment 2 Vicinity Map
• Attachment 3 Project Plans
• Attachment 4 Applicant Business Narrative Letter
• Attachment 5 Site Photos