HomeMy WebLinkAbout4-30-2025 CUP-3238 - 140 N Hidden Canyon - Accessory Pool Bathroom Page 1 of 5
AGENDA ITEM
ZONING ADMINISTRATOR
Item #: 2.1 4/30/2025
TO: Russell Bunim, Zoning Administrator
THRU: Anna Pehoushek, Assistant Community Development Director
FROM: Angelo Huang, Assistant Planner
1. SUBJECT
A Public hearing to consider a request to construct an accessory pool bathroom located at 140 N.
Hidden Canyon and finding of CEQA exemption. (Conditional Use Permit No. 3238).
2. SUMMARY
The applicant proposes to construct an 80-square-foot accessory pool bathroom attached to an existing
single-family residence.
3. RECOMMENDED ACTION
1. Approve Conditional Use Permit No. 3238 for the construction of an 80 -square-foot
accessory pool bathroom attached to an existing single-family residence subject to
recommended conditions of approval.
2. Find the request categorically exempt from the California Environmental Quality Act (CEQA)
in accordance with Section 15303 of the State CEQA Guidelines.
4. AUTHORIZATION GUIDELINES
Orange Municipal Code (OMC) Section 17.10.030.E.d and Table 17.14.160(F) authorizes the Zoning
Administrator to review and take action on Conditional Use Permits for habitable accessory structures
with plumbing facilities on residential properties. The proposed bathroom does not include interior
access to the residence and thus is considered an acccessory structure.
5. PROJECT BACKGROUND
Applicant: Nicolas Huizar
Property Owner Rania Masri
Property Location 140 N. Hidden Canyon
Existing General Plan
Land Use Element Designation
Low Density Residential, 2-6 dwelling units/acre (LDR)
Item #: 2.1 4/30/2025
Page 2 of 5
Existing Zoning Classification Single-Family Residential, 20,000- square-foot minimum lot size (R-1-
20)
Existing Conditions 2,912 square-foot Single family home with a 3-car garage. A pool is at
the rear of the property.
Previous
Applications/Entitlements
None
6. PROJECT DESCRIPTION
The applicant proposes to construct an 80-square-foot accessory pool bathroom attached to the north
side of an existing single-family residence. The accessory structure does not have interior access to
the residence and matches the exterior design of the existing home with a stucco wall finish and gray
rooftop shingles.
Development Standards
Required Proposed Code Section
Building Height 32 feet maximum 10 feet 17.14.070
Floor Area Ratio (FAR) .60 maximum 0.43 17.14.070
Setback, Rear 20 feet minimum 45 feet 17.14.070
Setback, Side 5 feet minimum 5 feet and 6 inches 17.14.070
7. PROJECT ANALYSIS
The proposed project is compliant with the development standards of the single-family residential zone
(R-1-20), including building height, floor area ratio, and building setbacks. Staff has not identified any
issues associated with the use or design.
8. PUBLIC NOTICE
On April 17, 2025, the City sent a Public Hearing Notice to a total of 35 property owners and tenants
within a 300-foot radius of the project site and persons specifically requesting notice. The project site
was posted with the notification on that same da te.
9. ENVIRONMENTAL REVIEW
Categorical Exemption: The proposed project is categorically exempt from the provisions of the
California Environmental Quality Act (CEQA) per State CEQA Guidelines 15303 (Class 3 -New
Construction or Conversion of Small Structures) because the project consists of the constructi on of a
new small (<10,000 SF in urbanized area) attached accessory structure zoned for such use, not
involving the significant use of hazardous substances, where all necessary public services are
Item #: 2.1 4/30/2025
Page 3 of 5
available, and where the area is not environmentally sensitive. There is no environmental public review
or notice required for a categorical exemption.
10. ADVISORY BOARD ACTION
None.
11. STAFF RECOMMENDATION AND REQUIRED FINDINGS
Findings are applied as appropriate to each project. Based on the following Findings and statements in
support of such Findings, staff recommends the Zoning Administrator approve the project with
recommended conditions.
1. A conditional use permit shall be granted upon sound principles of land use and in response to
services required by the community (OMC 17.10.030.F.1).
The proposed attached pool bathroom is incidental to the existing single -family residential use
and provides convenience to the residents who have a backyard swimming pool.
2. A conditional use permit shall not be granted if it will cause deterioration of bordering land uses
or create special problems for the area in which it is located (OMC 17.10.030.F.2).
The project complies with the development standards of the single -family residential (R-1-7)
zone, including height, building setbacks, and floor area ratio. The proposed attached accessory
pool bathroom is one-story, and of minimal size, thereby not negatively impacting adjacent
properties.
3. A conditional use permit must be considered in relationship to its effect on the community or
neighborhood plan for the area in which it is located (OMC 17.10.030.F.3).
The project is consistent with the existing character of the neighborhood in that it meets all
development standards, is of minimal size, and does intensify the existing single-family dwelling
use.
4. A conditional use permit, if granted, shall be made subject to those conditions necessary to
preserve the general welfare, not the individual welfare of any particular applicant (OMC
17.10.030.F.4).
The proposed development does not negatively impact the general welfare of the community
and meets all applicable zoning regulations. All project conditions maintain a purpose of
preserving the general welfare of the City and community. Conditions specific ally serve to
manage project construction, noise, lighting, and aesthetics.
5. In the flood plain overlay zones a conditional use permit shall include a finding that the proposed
project, alone or in combination with existing developments, will not endanger life, restrict the
carrying capacity of the regulatory floodway, increase flood heights, or increase flood velocities
(OMC 17.10.030.F.5).
This property is not located in a flood plain overlay zone.
Item #: 2.1 4/30/2025
Page 4 of 5
12. 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 April 30, 2025 and
in the project case file), including modifications required by the conditions of approval, and as
recommended for approval by the Zoning Administrator. 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 City’s approval of Conditional Use Permit No. 3238, 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 procee ding 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 effe ct 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.
Item #: 2.1 4/30/2025
Page 5 of 5
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.
7. Subsequent modifications to the approved architecture and color scheme shall be submitted for
review and approval to the Assistant Community Development Director or designee. Should the
modifications be considered substantial, the project shall require a n ew Conditional Use Permit.
8. Prior to building permit issuance, the applicant shall demonstrate that the attached habitable
accessory structure utilizes similar materials, colors, and finishes as the primary residence.
9. All other construction activities shall conform to the City’s Noise Ordinance, OMC Chapter 8.24,
and shall be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday.
No construction activity will be permitted on Sundays and Federal holidays.
10. Any new lighting on the premises shall be installed in such a way to direct, control, and screen
the lighting to prevent off site light spillage onto adjoining properties and shall not be a nuisance
to any point beyond the exterior boundaries of the property.
11. Prior to building permit issuance, the applicant shall pay all applicable development fees,
including but not limited to: City sewer connection, Orange County Sanitation District Connection
Fee, Transportation System Improvement Program, Fire Facility, Police Facility, Park
Acquisition, Sanitation District, and School District, as required.
12. Prior to building permit issuance, the applicant shall pay any outstanding monies due to the City
for Planning Division entitlement activities related to this project.
13. ATTACHMENTS
• Attachment 1 - Draft Zoning Administrator Action Letter with Recommended Conditions of
Approval
• Attachment 2 - Vicinity Map
• Attachment 3 - Applicant’s Letter of Explanation
• Attachment 4 - Existing Site Photographs
• Attachment 5 - Project Plans
CITY OF ORANGE PLANNING DIVISION | (714) 744-7220
COMMUNITY DEVELOPMENT DEPARTMENT
WWW.CITYOFORANGE.ORG • 300 E. CHAPMAN AVENUE • ORANGE, CA 92866-1508
Click or tap to enter a date.
VIA ELECTRONIC MAIL
Nicolas Huizar
16110 S. Menlo Ave #11
Gardena, CA 90247
huizardesignengineering@gmail.com
Dear Nicolas Huizar:
RE: Conditional Use Permit No. 3238 – Masri Pool Bathroom at 140 N. Hidden
Canyon (APN: 393-513-17)
Thank you for submitting your application and plans for Conditional Use Permit No. 3238,
a request to construct an attached accessory pool bathroom to the primary residence at
140 N. Hidden Canyon.
Conditional Use Permit No. 3238 was forwarded to me, as Zoning Administrator, for
consideration and final determination pursuant to Orange Municipal Code (OMC) Section
17.10.030. This letter serves as written notice that your application has been approved
subject to the Conditions of Approval stated below:
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 [insert approval date], and in the project case file), including
modifications required by the conditions of approval, and as recommended for
approval by the Zoning Administrator. 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 Communi ty 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 City’s approval of Conditional Use Permit
No. 3238, 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
Conditional Use Permit No. 3238
Click or tap to enter a date.
Page 2
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 appr oval(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.
7. Subsequent modifications to the approved architecture and color scheme shall be
submitted for review and approval to the Community Development Director or
designee. Should the modifications be considered substantial, the Director may
refer the review to the Design Review Committee.
8. Prior to building permit issuance, the applicant shall demonstrate to the
satisfaction of the Community Development Director that all mechanical and air
Conditional Use Permit No. 3238
Click or tap to enter a date.
Page 3
conditioning equipment shall be shielded and screened from view from adjacent
streets and properties. The screening shall be integrated architecturally with the
building and painted to match the walls of the building.
9. Prior to building permit issuance, the applicant shall demonstrate that the attached
habitable accessory structure utilizes similar materials, colors, and finishes as the
primary residence.
10. All other construction activities shall conform to the City’s Noise Ordinance, OMC
Chapter 8.24, and shall be limited to the hours between 7:00 a.m. and 8:00 p.m.
Monday through Saturday. No construction activity will be permitted on Sundays
and Federal holidays.
11. Grading operations shall be restricted to Monday through Friday between the
hours of 7:30 a.m. and 5:00 p.m., with limited grading as necessary permitted on
Saturdays between the hours of 8:00 a.m. and 4:30 p.m. Mechanics may service
the equipment up to two hours after each shift.
12. Any new lighting on the premises shall be installed in such a way to direct, control,
and screen the lighting to prevent off site light spillage onto adjoining properties
and shall not be a nuisance to any point beyond the exterior boundaries of the
property.
13. Prior to building permit issuance, the applicant shall pay all applicable
development fees, including but not limited to: City sewer connection, Orange
County Sanitation District Connection Fee, Transportation System Improvement
Program, Fire Facility, Police Facility, Park Acquisition, Sanitation District, and
School District, as required.
14. Prior to building permit issuance, the applicant shall pay any outstanding monies
due to the City for Planning Division entitlement activities related to this project.
Notification of the CDD determination on Conditional Use Permit No. 3238 was posted at
the subject property on Click or tap to enter a date.. The determination of this entitlement
is subject to a 7-business day appeal period. If you have any questions or require
additional information, please contact Angelo Huang, Assistant Planner, at (714) 744-
7203 or via email at ahuang@cityoforange.org.
Sincerely,
________________________________
Russell W. Bunim, AICP, Zoning Administrator
Vicinity Map
140 N. Hidden Canyon
Conditional Use Permit No. 3238
City of Orange
Community Development Department
Monday, March 31, 2025
Narrative Letter
-We desire an accessory pool bathroom for use for when family & friends come over
during summertime to have a place to use the bathroom if needed and shower after
pool use without having to go into the home.
1
Site Photos
Front of Home
Rear of Home
Side Yard for Addition
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(E) 2,912 SQ. FT.
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(E) SWIMMING
POOL
(E) 3-CAR
GARAGE
(E) LANDSCAPE
(E) CONC.
DRIVEWAY
(N) 80 SQ. FT.
1-STORY
POOL BATH.
(E) LANDSCAPE
1SITE PLAN
*NOTE:
SITE IS NOT A LEGAL SURVEY, ALL
AREAS ARE APPROXIMATE AND
DIAGRAMMATIC.Scale:
Project Number:
Date:
Drawn By:
Checked By:
No.Description Date
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Plans Prepared By:
Signature:
Date:
08/28/2024
Nicolas Huizar
NICOLAS HUIZAR
MASRI
140 N HIDDEN CANYON
ORANGE, CA 92869
ALL WORK SHALL COMPLY WITH CURRENT CODES:
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
SCOPE OF WORK
OWNER
CONSULTANTS
RESIDENCE
2022 CALIFORNIA FIRE CODE
ORANGE CITY ORDINANCES
A - 1
*CITY NOTES:
1.) PRE-CONSTRUCTION MEETING WITH THE
CITY INSPECTOR IS REQUIRED.
2.) NEW GAS LINE MAY BE REQUIRED PER
DEVICE REQUIREMENTS.
3.) TEMPORARY POWER POLE MAY BE
REQUIRED PER SITE CONDITIONS. IT WILL BE
DETERMINED BY CITY INSPECTOR.
4.) CONSTRUCTION FENCE MAY BE REQUIRED
IF CONSTRUCTION MATERIALS PLACING IN
FRONT OF THE PROPERTY OR NO ONE LIVING
INSIDE THE HOUSE DURING CONSTRUCTION
OR NO EXISTING FENCE AROUND THE
PROPERTY, ETC. IT WILL BE DETERMINED BY
THE CITY INSPECTOR.
5.) LOCATION OF THE ELECTRICAL METER
MAY BE CHANGED DUE TO EDISON'S
REQUIREMENTS AND CLEARANCE.
6.) VERIFY IF SIZE OF EXISTING FOOTING,
SHOW THE DEPTH AND WIDTH TO BE
VERIFIED.
EXISTING WALLS TO
BE DEMOLISHED
EXISTING WINDOWS
TO REMAIN
TO BE DEMOLISHED
EXISTING DOOR
LEGEND
EXISTING WALLS TO REMAIN
EXISTING DOOR
TO REMAIN
PROPOSED WALLS
PROPOSED DOOR 101
EXISTING WINDOWS
TO BE DEMOLISHED
PROPOSED WINDOWS
1-HR FIRE RATED WALL
EXTERIOR: 7/8" STUCCO
INTERIOR: 5/8" TYPE X GYP. BRD.
(E) GARDEN WALL
(E) BLOCK WALL
LINEN
(N) POOL
BATH.
FIRE
PLACE
LIVING
ROOM OFFICE
(E) GARDEN WALL
(E) BLOCK WALL
FIRE
PLACE
LIVING
ROOM OFFICE
(N
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ROOF LEGEND
EAGLE ROOFING DARK CHARCOAL
OVER #30 FELT PAPER
(N) 5:12
SLOPE
TAPER SLATE ROOF TILES
O'HAGIN LOW-PROFILE VENT
*V.I.F. (N) SLOPE TO MATCH (E)
SFR ROOF SLOPE*
(N) 5:12
SLOPE
(N
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2PROP. 1ST FLOOR/ELEC. PLAN Scale:
Project Number:
Date:
Drawn By:
Checked By:
No.Description Date
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Plans Prepared By:
Signature:
Date:
08/28/2024
Nicolas Huizar
NICOLAS HUIZAR
ATTIC VENTILATION
80 SQ.FT. ÷ 150 = 0.53 SQ.FT.
0.53 x 144 = 76.32 = 77 SQ.IN.
(2)- O'HAGIN LOW-PROFILE VENTS @ 72 SQ. IN.
144 SQ. IN. > 77 SQ. IN.
1EX. 1ST FLOOR. PLAN
3PROP. ROOF PLAN
F.F.E.
0"
T.O.P.
9'-0"
F.G.
-0'-8"
F.F.E.
10'-0"
T.O.P.
8'-0"
T.O.P.
19'-0"
F.F.E.
0"
T.O.P.
9'-0"
F.G.
-0'-8"
F.F.E.
10'-0"
T.O.P.
8'-0"
T.O.P.
19'-0"
F.F.E.
0"F.G.
-0'-8"
T.O.P.
8'-0"
Scale:
Project Number:
Date:
Drawn By:
Checked By:
No.Description Date
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Plans Prepared By:
Signature:
Date:
08/28/2024
Nicolas Huizar
NICOLAS HUIZAR
A - 3
1PROPOSED NORTH ELEVATION 2PROPOSED EAST ELEVATION 3PROPOSED WEST ELEVATION
LA HABRA STUCCO TO BE UTILIZED:
TILE SLATES TO BE UTILIZED: