Agenda Item
Planning Commission
Item #: 5.1. 12/5/2022 File #: 22-0673
TO: Chair and Members of the Planning Commission
FROM: Anna Pehoushek, Assistant Community Development Director
1. SUBJECT
Appeal No. 0560-22; an appeal of Design Review Committee approval of Design Review No. 5077- 22 allowing construction of a new duplex unit at 529 S. Grand Street
2. SUMMARY
On October 15, 2022 the Design Review Committee approved Design Review No. 5077-22, a request to construct a new 1,556 square foot duplex unit at the rear yard of an existing single-family dwelling that is a contributor to the Old Towne Historic District. The approval was appealed to the Planning Commission on October 20, 2022 by Arianna Barrios.
3. RECOMMENDED ACTION
The Planning Commission shall consider the record and such additional evidence as may be offered and may affirm, reverse, or modify, in whole or in part, the action that was appealed. Staff will return to the Commission at a subsequent meeting with a Resolution reflecting the action taken.
4. AUTHORIZING GUIDELINES
Orange Municipal Code (OMC) Section 17.08.050.A authorizes any action taken by the Design Review Committee to be appealed to the Planning Commission. OMC Section 17.08.050.E authorizes the Planning Commission to conduct a hearing and take action on such appeals.
5. PROJECT BACKGROUND
The proposed project was continued by the Design Review Committee on September 21, 2022 for re -noticing and reviewed and approved on October 5, 2022 subject to conditions of approval.
Applicant: William Dunstan, DSEA, Inc.
Property Owner Michael & Alison Vukovich
Property Location 529 S. Grand Street
Existing General Plan Land
Use Element Designation
Low Medium Density Residential (LMDR)
Existing Zoning Classification Residential Duplex (R-2-6) Old Towne Yes
Specific Plan/PC No
Site Size 11,250 sq. ft.
Circulation S. Grand Street is a local street.
Existing Conditions The subject property consists of an existing historic single-family residence and historic garage
Surrounding Land Uses and
Zoning
The subject property is located on the east side of S. Grand Street in the Nutwood Tract residential neighborhood of the Old Towne Historic District, between E. La Veta Avenue and E.
Toluca Avenue. The 500 block of S. Grand Street is comprised of lots developed as single-family and multi-unit properties zoned Residential Duplex (R-2-6). Most neighboring properties are also considered contributors to the Old Towne Historic District.
Previous
Applications/Entitlements
None
City of Orange Printed on 12/1/2022Page 1 of 3
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Item #: 5.1. 12/5/2022 File #: 22-0673
Applicant: William Dunstan, DSEA, Inc.
Property Owner Michael & Alison Vukovich
Property Location 529 S. Grand Street
Existing General Plan Land
Use Element Designation
Low Medium Density Residential (LMDR)
Existing Zoning Classification Residential Duplex (R-2-6) Old Towne Yes
Specific Plan/PC No
Site Size 11,250 sq. ft.
Circulation S. Grand Street is a local street.
Existing Conditions The subject property consists of an existing historic single-family residence and historic garage
Surrounding Land Uses and
Zoning
The subject property is located on the east side of S. Grand Street in the Nutwood Tract residential neighborhood of the Old Towne Historic District, between E. La Veta Avenue and E.
Toluca Avenue. The 500 block of S. Grand Street is comprised of lots developed as single-family and multi-unit properties zoned Residential Duplex (R-2-6). Most neighboring properties are also considered contributors to the Old Towne Historic District.
Previous
Applications/Entitlements
None
6. PROJECT DESCRIPTION
The proposed project involves the construction of a new unit at the rear of a property developed with a single family residence, resulting in a duplex development condition. The 1,329 sq. ft. 1-story unit would have three bedrooms and two bathrooms with a 227 sq. ft. attached one-car garage (1,556 sq. ft. total area).
The new unit has been designed to be subordinate and compatible with the existing historic residence at the property. Elements that match the historic residence including asphalt roof shingles and wood trim around single-hung wood windows. It is differentiated from the original residence by its roof pitch and reduced height, use of horizontal fiber cement lapped plank siding with 5-inch exposure to match the profile of the historic wood siding on the existing residence, and modified attic vent style. The new attached one-car garage with a sectional roll-up carriage panel door further distinguishes it from the historic structure.
The proposed project would increase the existing floor area ratio (FAR) at the property from 0.17 to
0.30. Other adjacent properties in the vicinity with contributing buildings have FARs that range between 0.29 to 0.44. Even with the increase in FAR, the property would continue to have one of the smallest in its vicinity.
A second uncovered parking space is proposed adjacent to the new garage. Minor site improvements consisting of a revised concrete driveway area and a rear concrete patio are proposed. No other landscaping is proposed and the existing grass lawn will be maintained and repaired after construction. No changes are proposed to the existing residence and garage.
7. STATEMENT OF THE ISSUES
An appeal of the Design Review Committee approval of the project was filed by Arianna Barrios on October 20, 2022. The grounds for the appeal are as follows:
Based on evidence presented at the hearing and testimony from the public, the following required findings for approval cannot be met:
1) The project does not conform to the Historic Preservation Design Standards for Old Towne City of Orange Printed on 12/1/2022Page 2 of 3
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Item #: 5.1. 12/5/2022 File #: 22-0673
1) The project does not conform to the Historic Preservation Design Standards for Old Towne because
i. The mass and scale of the project are not compatible with the existing building. The new building should be subordinate to the main structure but it is not. ii. The location of the new building does not fit with the historic pattern of development in Old Towne and the view from adjoining neighbors will negatively impact the historic district.
iii. Acccessory structures should be of a utilitarian design but the proposed building is a smaller replica of the main house.
2) The project does not conform with the Secretary of the Interior’s Standards for the same reasons.
3) The project negatively impacts community aesthetics. 4) The project does not preserve or enhance existing neighborhood character and aesthetics and negatively impacts them.
5) The CEQA exemption should not be applied because the project is in a sensitive historic district, could cause a substantial change in a historic resource, doesn’t meet the design standards, and necessitates further CEQA review.
8. PUBLIC NOTICE
Notice was provided to 115 owners and tenants within 400 feet of the project on or before November 23, 2022, and the site was posted with a notice on or before that date.
9. ENVIRONMENTAL REVIEW
Categorical Exemption: The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guideline 15303 (Class 3 - New Construction), because it consists of construction of a new duplex residential unit resulting in a total number of units below the maximum allowable in the Low Medium Density Residential General Plan land use designation (6-15 dwelling units per acre) and Duplex Residential (R-2-6) zoning district, and is in an area where public facilities and services are available.
10. ADVISORY BOARD ACTION
None required.
11. ATTACHMENTS
Attachment 1 Appeal No. 0560-22
Attachment 2 Vicinity Map
Attachment 3 Project Plans
Attachment 4 Design Review Committee Minutes, October 5, 2022 Attachment 5 Design Review Committee Staff Report, October 5, 2022 City of Orange Printed on 12/1/2022Page 3 of 3
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