02-21-18 APP 837-839 Cambridge Street
TO: Chair Glasgow and
Members of the Planning Commission
THRU: Anna Pehoushek
Assistant Community Development Director
FROM: Kelly Christensen Ribuffo, Associate Planner
SUBJECT
PUBLIC HEARING: Appeal No. 0551-18 of Administrative Design Review No. 0093-17 and
Minor Site Plan No. 0923-17 - Steckler Residence, 837-839 N. Cambridge Street
SUMMARY
An appeal of the Community Development Director approval of a proposal to construct a new single
family residence and accessory dwelling unit on a vacant lot on N. Cambridge Street.
The Planning Commission heard the application at the February 5, 2018 regular meeting, and voted 3 -
1 for the Planning Division staff to return with a resolution of denial of the appeal at the February 21,
2018 regular meeting.
RECOMMENDED ACTION
Adopt Planning Commission Resolution No. PC 4-18 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ORANGE DENYING APPEAL NO. 0551-18 OF A COMMUNITY
DEVELOPMENT DIRECTOR APPROVAL OF ADMINISTRATIVE
DESIGN REVIEW NO. 0093-17 AND MINOR SITE PLAN NO. 0923-17
APPROVING CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE AND ACCESSORY DWELLING UNIT ON THE VACANT
PROPERTY LOCATED AT 837 AND 839 N. CAMBRIDGE STREET
Planning Commission
Agenda Item
February 21, 2018
Planning Commission Staff Report
February 21, 2018
Page 2
AUTHORIZATION/GUIDELINES
OMC Section 17.08.050 authorizes the Planning Commission to review and take action on the subject
appeal application.
PUBLIC NOTICE
Pursuant to OMC Section 17.08.040.A, notice of public hearings for appeal applications shall occur
in the same manner as was required for the original permit issuance. Both Administrative Design
review and Minor Site Plan applications require posting of a notice sign on the subject property at the
time a decision is made by the Community Development Director.
On January 25, 2018, the Planning Division posted the site at one location with a public notice sign.
Prior to posting notice, Planning Division staff received an individual request from one (1) resident
to be notified of the date and time of the Planning Commission public hearing for this item.
The Planning Division received three (3) public comment letter in opposition to the proposed project
prior to the Planning Commission hearing on February 5, 2018.
At the February 5, 2018 Planning Commission meeting three (3) people spoke in favor of the appeal
and one (1) person spoke in opposition to the appeal during the public hearing.
ENVIRONMENTAL REVIEW
Categorical Exemption: This project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) per State CEQA Section 15303 – New Construction or
Conversion of Small Structures. The project consists of construction of one single family residence
and a second dwelling unit, both of which are specified as exempt projects under this exemption
classification.
There is no public review required.
PROJECT BACKGROUND
Appellant: Steve Colburn
Appellant Address: 845-847 N. Cambridge Street
Project Applicant/Architect: Steve Phillips
Property Owner: Kevin Steckler, HOCHAP1738, LLC
Property Location: 837-839 N. Glassell Street
Existing General Plan
Land Use Element Designation:
Low Density Residential (LDR); 2.1 - 6 du/acre
Existing Zoning Single Family Residential (R-1-6)
Planning Commission Staff Report
February 21, 2018
Page 3
Classification:
Old Towne: No
Specific Plan/PC: None
Site Size: 9,025 SF
Circulation: Access would occur exclusively from N. Cambridge
Street with one curb cut entrance
Existing Conditions: The site is a vacant lot.
Surrounding Land Uses
and Zoning:
The subject property is bounded in all cardinal directions
by properties zoned R-1-6. Use types consist of single
family residences, some including accessory dwelling
units.
Previous
Applications/Entitlements:
None applicable.
PROJECT DESCRIPTION
On October 4, 2017 the Planning Division received an application to construct a new single family
house with two-story design elements and attached accessory dwelling unit (ADU) on a vacant lot on
North Cambridge Street. The subject property was formerly part of the larger property addressed 821
N. Cambridge Street, but was subdivided into two lots through Parcel Map No. 2017 -140 earlier in
the year. The subject property is a flag lot, with access to Cambridge Street via a long drive way that
constitutes the only street frontage for the property.
The proposed new single family residence is 4 bedrooms and 4 bathrooms on a single level, with a
double height clerestory over the living room. The ADU is attached as a second story to the no rth
side of the building above one of the two garages. The ADU is the only two story portion of the
building. There are a total of four garage parking spaces provided as part of the proposed plan.
OMC Section 17.14 sets out specific development standards for residential developments within the
R-1-6 zone.
Development Standards (R-1-6)
Required Proposed Code Section
Building Height 32 ft - 2 stories 21 ft 7 in. – 2 stories 17.14.070
Fence/Wall Height 42 in. in the front
yard; 6 ft height
limit for other areas
of the property
6 ft perimeter fence 17.14.180
Planning Commission Staff Report
February 21, 2018
Page 4
Floor Area Ratio
(F.A.R.)
0.6 0.43 17.14.070
Parking (Single
Famly Residence)
Enclosed garage, 2
parking spaces
Two garages, 4
parking spaces
17.34.060
Parking (ADU) 1 unenclosed
parking space,
unless exempt
Exempted – within
0.5 miles of transit
stop
Ord. 02-17 (to be
codified)
Setback, Front
(South)
20 ft 20 ft 17.14.070
Setback, Rear
(North)
10 ft 10 ft 5 ¾ in. 17.14.070
Setback, Side (East
and West)
5 ft 5 ft 17.14.070
Usable Open Space 900 SF
~900 SF, rear yard
and courtyard
17.14.110
Landscape Area 40% of front yard
setback area
41% turf block 17.14.210
As proposed, the project meets all of the development standards for the zoning district. In addition,
Single family residences and ADUs are both permitted by right in the R-1-6 zoning district.
On December 18, 2017 the Community Development Director approved the project, an approval
letter was sent to the applicant, and a notice sign was posted on the property. Over the holiday closure
the project planner received email questions from adjacent property owners regarding the project.
On January 5, 2018 the Planning Division received an appeal application from Steve Colburn,
owner of 845-847 N. Cambridge, which is directly adjacent to the subject property.
PLANNING COMMISSION ACTION
At the February 5, 2018 regular meeting, the Planning Commission held a noticed public hearing for
the subject request to appeal the Community Development Director approval of Administrative
Design Review No. 0093-17 and Minor Site Plan No. 0923-17.
Firstly, the Commission voted 3-1 to affirm the timeliness of the appeal application filing, with
Commissioners Gladson, Simpson, and Willits in favor and Commissioner Correa opposed.
Secondly, the Commission voted 3-1 to deny the appeal and requested staff return with a resolution
reflecting the determination that the appeal cannot be granted because the proposed project meets the
findings of fact for both Administrative Design Review and Minor Site Plan Review. Commissioners
Simpson, Correa, and Willits voted to deny the appeal, with Commissioner Gladson opposed.
Planning Commission Staff Report
February 21, 2018
Page 5
ATTACHMENTS/EXHIBITS
Attachments to Report:
A. Draft Planning Commission Resolution No. PC 4-18
B. Planning Commission Staff Report from February 5, 2018 Meeting
cc: Steven Phillips
26 Windsong
Irvine, CA 92614
steve@slparchitect.com
Kevin Steckler
1012 E. Adams Avenue
Orange, CA 92867
rpgkevin@aol.com
Steve Colburn
845-847 N. Cambridge Street
Orange, CA 92866
steve@langplumco.com
Paula E. Meyer & Associates
170 El Camino Real, Suite 201
Tustin, CA 92780
paula@paulameyerlaw.com