9.1. Public Hearing to consider a request to subdivide an existing vacant site and construct 15 detached three-story residential dwellings at 715 W. Fletcher Avenue and finding of CEQA Exemption (ENT25-0015)
Fletcher Small Lot Subdivision comments – Item 9.1
April 28, 2026
Adrienne Gladson, AICP
I’m struggling with the review process for this project. Last October, City Council’s ordinance missed including the applicable OMC section removing Small Lot Subdivision (SLS) projects from the DRC’s review city wide. I missed it too only to uncover the error recently in March which I shared with planning staff and legal team. Staff appreciated it being brought to their attention. I understand a clean-up action will be done asap. It does put the future path of these types of projects in legal limbo.
But as to the project’s design and its needed public benefits, the project is a solid example of how to achieve compliance with our code when it is followed. When a project like this comes forward ready to go it’s easy to make the legal findings to recommend Council approval.
The project achieves the following:
*Provides a work-force affordable unit for a deserving family to achieve the dream of homeownership. Yippie!
*Three-stories with an average overall height at or under 32 feet with the 35-foot heights at the top of high roof pitches. The 15 homes will fit in well with the existing character of the two-story neighborhood.
*Use of strong building articulation and a mix of materials and windows making it appear less imposing and boxy.
*Sensitive, non-egress third story windows placed higher in the master bedroom as shown on all rear elevations (facing the neighbors). This feature is very thoughtful and respects the existing two-story units to the west and east that were here first. Further, it provides improved privacy for the new owner as well as existing neighbors.
*All egress windows for the third-floor bedrooms are located on the side or front elevations to provide improved privacy for everyone.
*Full master ground level bedroom and full bath for aging in place options. Maybe I’ll move here?
*Smart design of the second level floor space with useable balcony/patio
*Private and Common open space
It is easy to understand why the Planning Commission approved this unanimously. Please see my call outs (red colored arrows and purple lines) to the Attachment 4 of the staff report indicating the well-done elements of the project. Thanks to the efforts of Senior Planner Ryan Agbayani and Planning Technician Alyssa Jurkevics for caring about the neighbors and carrying this forward for Council consideration.
Let me close with sharing that I am a strong supporter of the goals and purpose of Small Lot Subdivision Ordinance. This tool is a great way to achieve homeownership in the R-3, R-4, and Neighborhood Mixed Use zones. The reality is the SLS ordinance needs a thorough clean-up to address conflicts when a project is located next to single-story residential properties. Not to mention downtown and next to open space sites. In Orange, our Residential and Commercial zones are objectively limited to 2 stories and 32 feet citywide with taller heights allowed for projects on the westside of Batavia, Main Street and Town and Country areas, and Downtown, if legal findings can be made. Our R-3a zone further has an objective standard of one story which also needs attention. I point to the project not recommended for approval by the DRC and Planning Commission in 2024, now under construction at Katella and Cambridge as why more work on this ordinance is required. Let’s get it fixed.
Fletcher Small Lot Subdivision comments – Item 9.1
April 28, 2026
Adrienne Gladson, AICP
I’m struggling with the review process for this project. Last October, City Council’s ordinance missed including the applicable OMC section removing Small Lot Subdivision (SLS) projects from the DRC’s review city wide. I missed it too only to uncover the error recently in March which I shared with planning staff and legal team. Staff appreciated it being brought to their attention. I understand a clean-up action will be done asap. It does put the future path of these types of projects in legal limbo.
But as to the project’s design and its needed public benefits, the project is a solid example of how to achieve compliance with our code when it is followed. When a project like this comes forward ready to go it’s easy to make the legal findings to recommend Council approval.
The project achieves the following:
*Provides a work-force affordable unit for a deserving family to achieve the dream of homeownership. Yippie!
*Three-stories with an average overall height at or under 32 feet with the 35-foot heights at the top of high roof pitches. The 15 homes will fit in well with the existing character of the two-story neighborhood.
*Use of strong building articulation and a mix of materials and windows making it appear less imposing and boxy.
*Sensitive, non-egress third story windows placed higher in the master bedroom as shown on all rear elevations (facing the neighbors). This feature is very thoughtful and respects the existing two-story units to the west and east that were here first. Further, it provides improved privacy for the new owner as well as existing neighbors.
*All egress windows for the third-floor bedrooms are located on the side or front elevations to provide improved privacy for everyone.
*Full master ground level bedroom and full bath for aging in place options. Maybe I’ll move here?
*Smart design of the second level floor space with useable balcony/patio
*Private and Common open space
It is easy to understand why the Planning Commission approved this unanimously. Please see my call outs (red colored arrows and purple lines) to the Attachment 4 of the staff report indicating the well-done elements of the project. Thanks to the efforts of Senior Planner Ryan Agbayani and Planning Technician Alyssa Jurkevics for caring about the neighbors and carrying this forward for Council consideration.
Let me close with sharing that I am a strong supporter of the goals and purpose of Small Lot Subdivision Ordinance. This tool is a great way to achieve homeownership in the R-3, R-4, and Neighborhood Mixed Use zones. The reality is the SLS ordinance needs a thorough clean-up to address conflicts when a project is located next to single-story residential properties. Not to mention downtown and next to open space sites. In Orange, our Residential and Commercial zones are objectively limited to 2 stories and 32 feet citywide with taller heights allowed for projects on the westside of Batavia, Main Street and Town and Country areas, and Downtown, if legal findings can be made. Our R-3a zone further has an objective standard of one story which also needs attention. I point to the project not recommended for approval by the DRC and Planning Commission in 2024, now under construction at Katella and Cambridge as why more work on this ordinance is required. Let’s get it fixed.