TO: Chair and Members of the Design Review Committee
THRU: Hayden Beckman, Planning Manager
FROM: Alyssa Jurkevics, Assistant Planner
1. Subject
title
A request to construct a new detached reduced-width garage at the rear of a single-family residential property designated as a contributor in the Old Towne Orange Historic District, located at 240 S. Grand Street (Design Review No. 26-0148).
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2. Summary
body
A request to construct a new 432-square-foot detached accessory reduced-width garage near the western property line of a property designated as a contributor to the Old Towne Historic District (Design Review No. 26-0148).
3. RECOMMENDED ACTION
recommendation
Approve Design Review No. 26-0148 with recommended conditions.
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4. BACKGROUND INFORMATION
Applicant: Justin Ladd
Owner: Jerry Holden
Property Location: 240 S. Grand Street
General Plan Designation: Low Density Residential 2-6 du/ac
Zoning Classification: Single Family Residential 6,000 square feet (R1-6)
Existing Development: Single-Family Residence
Associated Application: Administrative Adjustment (No. 26-0148)
Previous DRC Project Review: None
5. project description
The proposed project includes construction of a new 432-square-foot detached garage. The wood-framed garage will feature horizontal wood siding with mitered corners to match the existing historic residence. The simple gable roof will have a north-south ridge, a 4:12 pitch, and an overall height of 12 feet. The roof will be clad in asphalt/mineral tab shingles to match the existing home, with 12-inch eave and rake overhangs.
6. EXISTING SITE
The existing is currently developed with a one and one-half story Craftsman style home with a rectangular plan, claboard siding and single-gable roof with side-facing gables. The single-family home was consturcted in 1913 and is considered a contribuor to the Old Towne Orange Historic District.
7. EXISTING AREA CONTEXT
The property is located at the northwest corner of South Grand Street and West Washington Avenue. The surrounding area is predominantly residential, consisting of a mix of modest bungalows and larger multifamily developments. Of the nine parcels located along the 200 block of South Grand Street, four are designated as historically significant.
8. analysis of the PROJECT
The proposed one-and-a-half-car, 432-square-foot garage would be wood-framed and clad in horizontal wood siding with mitered corners to match the existing historic residence. The simple gable roof would have a north-south ridge orientation, a 4:12 roof pitch, and an overall height of 12 feet above finished grade. The roof would be finished with asphalt/mineral-tab shingles to match those of the existing residence. The proposed eaves and rakes would extend 12 inches beyond the face of the building.
The proposed garage opening would face south toward Washington Avenue. A pedestrian door would be located at the northern end of the east façade. The garage door would be an aluminum door with horizontal ribs and a painted finish. A wood raised-panel door with a single central rail is proposed for pedestrian access. Both doors would be trimmed with traditional wood casings similar to those found on the primary residence.
There is currently no existing garage on the property. According to the Historic Resource Assessment, a 1922 Sanborn Fire Insurance Map depicts an oversized garage along the western property line. The assessment identifies the historic garage as a one-story, wood-frame structure with a shingle roof. No records have been located to date documenting when or why the former garage was demolished (Attachment 5).
The proposed new garage does not comply with OMC Section 17.34.110, which requires residential garages to maintain a minimum unobstructed interior dimension of 10 feet by 20 feet per parking space. The proposed garage provides an interior dimension of 18 feet by 20 feet, which does not meet the required dimensions for a two-car garage serving a single-family residence. Accordingly, the applicant applied for and was granted an Administrative Adjustment to allow a 10 percent reduction in the required interior garage width, reducing the required 20-foot width to 18 feet.
Overall, the proposed garage is compatible with the existing historic residence through its use of complementary materials, roof form, and architectural details. The approved Administrative Adjustment addresses the reduced interior width while allowing the proposed garage to retain a scale and design that is appropriate to the property and surrounding neighborhood.
9. ADVISORY BOARD RECOMMENDATION
On June 2, 2026, the Zoning Administrator approved the Administrative Adjustment
(PA26-0148) to allow a two-foot reduction in the required interior garage width, from 20 feet to 18 feet.
10. PUBLIC NOTICE
Notice was provided to owners and tenants within 300 feet of the project on or before September 24, 2026, and the site was posted with a notice on or before that date.
11. ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15303 (Class 3 - New Construction or Conversion of Small Structures) because the project involves the construction of a new private garage, which is considered a small accessory structure appurtenant to a residential use.
12. STAFF RECOMMENDATION AND REQUIRED FINDINGS
Based on the following Findings and statements in support of such Findings, staff recommends the DRC make a final determination on the proposed project with recommended conditions (Orange Municipal Code 17.10.070.G).
1. In the Old Towne Historic District, the proposed work conforms to the prescriptive standards and design criteria referenced and/or recommended by the DRC or other reviewing body for the project (OMC 17.10.070.G.1).
The proposed project adheres to all of the relevant guidelines for new garages and accessory structures in the Historic Preservation Design Standards for Old Towne Orange. The new garage would have the same rectangular form and gable roof profile as is typical of the historic garages found in the historic district.
2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior’s standards and guidelines (OMC 17.10.07.G.2).
Projects found to be in conformance with the HPDS are generally considered to be in conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. There are no changes proposed to the historic main residence. The construction of the new detached garage would not impair the essential form and integrity of the historic property. The proposed garage is designed and located on the property that is consistent with the size and location of the original accessory garage.
3. The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is consistent with all adopted specific plans, applicable design standards, and their required findings (OMC 17.10.07.G.3).
The proposed garage is consistent with the Historic Preservation Design Standards for Old Towne Orange, as it restores the property’s historic configuration without creating a false sense of historical development. At 12 feet in height, the garage is subordinate to the existing 1½-story historic residence and is comparable in scale to other historic and contemporary accessory structures within the district. The garage’s modest scale and proposed siting are compatible with the surrounding historic properties and maintain the established character of the neighborhood.
13. CONDITIONS
The approval of this project is subject to the following conditions:
1. This project is approved as a precise plan. All work shall conform in substance and be maintained in general conformance with the plans (date stamped approved October 7, 2026, and in the project case file), including modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee. After the application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Community Development Director for approval. If the Community Development Director determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plan, the Community Development Director may approve the changed plan without requiring a new public meeting. If the Community Development Director determines that any proposed change is substantial, he may refer the plans to the Design Review Committee for subsequent review and determination.
2. The applicant agrees, as a condition of the City’s approval of PA26-0148, to indemnify, defend, and hold harmless, at applicant’s expense, the City, its officers, agents, and employees (“City”) from and against any claim, action or proceeding brought against the City, including, but not limited to, any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the City’s approval, to challenge the determination made by the City under the California Environmental Quality Act (“CEQA”) or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify applicant of any such claim, action or proceeding to which the City receives notice and to cooperate fully with the applicant in the defense thereof. Applicant shall reimburse the City for any and all costs and expenses, including, but not limited to, court costs and attorney’s fees that the City may be required to pay, including any expenses ordered by a court or expenses incurred through the Office of the City Attorney in connection with said claim, action or proceeding. City may, in its sole discretion, participate in the defense of any claim, action or proceeding but such participation shall not relieve applicant of the obligations of this condition. In the event the applicant is required to defend City in connection with such claim, action or proceeding, City shall have the right to approve counsel to so defend the City, approve all significant decisions concerning the manner in which the defense is conducted and approve any all settlements, which approval(s) shall not be unreasonably withheld. The obligations set forth herein remain in full force and effect throughout all stages of litigation including any and all appeals of any lower court judgment rendered in the proceeding. Further, applicant agrees to indemnify, defend and hold harmless the City for all costs and expenses incurred in enforcing this provision.
3. The applicant shall comply with all federal, state, and local laws, including all City regulations. Violation of any of those laws in connection with the use may be cause for revocation of this permit.
4. The final approved conditions of approval shall be reprinted on the first or second page of the construction documents when submitting to the Building Division for the plan check process.
5. Construction permits shall be obtained for all future construction work, as required by the City of Orange, Building Division. Failure to obtain the required building permits will be cause for revocation of this permit.
6. If not utilized, project approval expires 24 months from the approval date. Extensions of time may be granted in accordance with OMC Section 17.08.060
14. ATTACHMENTS
• Attachment 1 Vicinity Map
• Attachment 2 DPR Form
• Attachment 3 Project Plans
• Attachment 4 Historic Compatibility Assessment
• Attachment 5 Administrative Adjustment Determination Letter