RESOLUTION NO. 5899-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE APPROVING SITE PLAN NO. SP-043-2017 AND TENTATIVE TRACT MAP NO.
TT-17455 FOR THE MODIFIED SITE C RESORT HOTEL DEVELOPMENT PROJECT ON PROPERTY LOCATED AT 12222, 12252, 12262, 12272, 12292, AND 12302 HARBOR BOULEVARD, 12511, 12531, 12551 AND 12571 TWINTREE LANE, AND 12233, 12235, 12237, AND 12239 CHOISSER ROAD , ASSESSOR’S PARCEL NOS. 231-421-20, 231-521-01, 02, 03, 04, 05, 06, 07, 08, 09, AND 10; AND 231-491-12, 13, 14, 15, 16, 17, 18, AND 19.
B E I T R E S O L V E D t h a t t h e P l a n n i n g C o m m i s s i o n o f t h e C i t y o f G a r d e n G r o v e , i n regular session assembled on November 2, 2017, does hereby approve Site Plan No. SP-043-2017, and Tentative Tract Map No. TT- 17455, for land located at the northeast corner of Harbor Boulevard and Twintree Lane, west of Choisser Road at 12222, 12252, 12262, 12272, 12292, and 12302 Ha rbor Boulevard, 12511, 12531, 12551 and 12571 Twintree Lane, and 12233, 12235, 12237, and 12239 Choisser Road, Assessor’s Parcel Nos. 231-421-20, 231-521-01, 02, 03, 04, 05, 06, 07, 08, 09, and 10; and 231-491-12, 13, 14, 15, 16, 17, 18, and 19 (collectively, the “Site”).
BE IT FURTHER RESOLVED in the matter of Site Plan No. SP-043-2017 and Tentative Tract Map No. TT-17455, the Planning Commission of the City of Garden Grove does hereby report as follows:
1. The subject case was initiated by Investel Garden Resorts, LLC (the “Applicant”).
2. In 2012, the Garden Grove City Council approved General Plan Amendment No.
GPA-2-12(B) and Planned Unit Development No. PUD-128-12 and adopted a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program to facilitate the future development of a resort hotel development project (the “Site C Project”) on the Site. Planned Unit Development No. PUD-128-12 incorporates a conceptual site plan depi cting the Site C Project, as it was contemplated at the time. The Applicant now requests approval of a Site Plan, Tentative Tract Map, and Development Agreement to implement the Site C Project and proposed modifications to the 2012 conceptual site plan (the “Modified Project”). The request includes: (i) Planning Commi ssion approval of Site Plan No. SP-043-2017 depicting the Modified Project, which includes the same number of hotels, maximum number of hotel rooms, and maximum building heights as approved in 2012, but proposes modifications to the configuration of the buildings, the intern al circulation and site access, and the amount and type of ancillary uses; (ii) Planning Commission approval of Tentative Tract Map No. TT-17455 to adjust the rear property lines of four (4) parcels located on Choisser Road and to consolidate existing parcels into two (2) lots to facilitate the development of the Modified Project and future commercial condominiumization; and (iii) City Council approval of Development Agreement No. DA-008-2017 between the City of Garden Grove and Investel Garden Resolution No. 5899-17 Page 2
Resorts, LLC, providing the Applicant with a vested right to develop the Modified Project in accordance with Site Plan No. SP-043-2017 and Tentative Tract Map No. TT-17455.
3. Based on the approval of the Site C Project and adoption of a Mitigated Negative Declaration in 2012, pursuant to the California Environmental Quality Act, California Public Resources Code Section 21000 et seq. ("CEQA") and CEQA's implementing guidelines, California Code of Regulations, Title 14, Section 15000 et seq., the City of Garden Grove prepar ed an Initial Study to determine if the proposed modifications resulting from the Modified Project will result in any new significant impacts or a substantial increase in the severity of previously identified significant impacts as required by CEQA Section 21166 and CEQA Guidelines Section 15162. Based on the Initial Study and supporting technical analyses, it was determined that the pr oposed Modified Project qualifies for a Subsequent Mitigated Negative Declar ation because the proposed Modified Project, along with the mitigation measures identified in the Initial Study cannot, or will not, have any new significant effects on the environment or result in a substantial increase in the severity of previously identified significant effects.
4. The property has a General Plan Land Use designation of International West Mixed Use and is zoned Planned Unit Development No. PUD-128-12. The subject Site is 4.3-acres and is currently vacant and unimproved. The Project Site abuts a vacant commercial lot to the north (the “Sunbelt Property”); commercial buildings and one-story, single-family homes to the south; one-story, single- family homes to the east; and commercial uses, the Sheraton Hotel, and vacant properties to the west. In accordance with Section 5 of Ordinance No. 2824, the Community and Economic Development Director has determined, in her reasonable discretion, that design of the Modified Project preserves direct vehicle access to and from the Sunbelt Property from Harbor Boulevard for both northbound and southbound traffic traveling on Harbor Boulevard.
5. Existing land use, zoning, and General Plan designations of property in the vicinity of the subject property have been reviewed.
6. Report submitted by City staff was reviewed.
7. Pursuant to a legal notice, a public hearing was held on November 2, 2017, and all interested persons were given an opportunity to be heard.
8. Concurrently with adoption of this Resolution, on November 2, 2017, the Planning Commission adopted Resolution No. 5898-17 adopting a Subsequent Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Modified Project, and Resolution No. 5900-17 recommending approval of Development Agreement No. DA-008-2017 by the Garden Grove City Council.
The facts and findings set forth in Planning Commission Resolution Nos. 5898-17 and 5900-17 are hereby incorporated into this Resolution by reference.
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9. The Planning Commission gave due and careful consideration to the matter during its meeting of November 2, 2017.
BE IT FURTHER RESOLVED, FOUND AND DETERMINED that the facts and reasons supporting the conclusion of the Planning Commission, as required under Municipal Code Sections 9.32.030 and 9.40.060, are as follows:
FACTS:
In 2012, the Garden Grove City Council approved General Plan Amendment No.
GPA-2-12(B) and Planned Unit Development No. PUD-128-12 and adopted a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program to facilitate the future development of a resort hotel project known as the Site C Project.
As approved in 2012, the Site C Project called for up to 769 rooms and ancillary hotel uses such as pools, spas, and fitneess centers within one (1) full-service and two (2) limited-service resort hotels with up to 104,000 aggregate square feet of conference/meeting banquet space, hotel restaurant space, and freestanding pad restaurant/entertainment space, and a multi-level parking garage with 1,297 parking spaces on 5.2-acres. Planned Unit Development No. PUD-128-12 incorporated a conceptual site plan depict ing the Site C Project, as it was contemplated at the time. The conceptual site plan envisioned two vehicular access points to the Project Site, one on Harbor Boulevard, across from the entrance to the Sheraton Hotel, and another on Twintree Lane. The Planned Unit Development standards require the installation of a traffi c signal at the main Project entrance on Harbor Boulevard and related raised median improvements in Harbor Boulevard.
Planned Unit Development No. PUD-128-12 allows the number of parking spaces to be reduced below 1,297 to the extent justified by a parking study in the event the approved project consists of less than 769 rooms and/or the prescribed square footages of the total combined conference/ meeting banquet space and restaurant changes.
The Applicant now proposes to develop the Site C Project, and proposes certain modifications to the Project depicted in the 2012 conceptual site plan. The number of hotels, maximum number of hotel rooms, and maximum building heights remain the same, but the size of the Site, the configuration of the buildings, the amount and type of ancillary uses, and the intern al circulation and site access have been modified.
The Modified Project consists of 769 hotel rooms and approximately 26,090 square feet of additional hotel ancillary uses within two (2) full-serve and one (1) limited-service hotel, approximately 39,867 square feet of conference/meeting banquet space, approximately 36,885 square feet of
restaurant/retail/entertainment space, approximately 24,014 square feet of hotel restaurant space, and a total of up to 1,297 parking spaces within a multi-level Resolution No. 5899-17 Page 4
parking structure with one level of subterranean parking. The Modified Project will be constructed on approximately 4.3-acres.
Planned Unit Development No. PUD-128-12 and the 2012 conceptual site plan contemplate the potential development of the Site and the adjacent property located to the north of the Site at 12202 Harbor Boulevard and identified as Assessor’s Parcel No. 231-491-21 (the “Sunbelt Property”) as part of a single project. Garden Grove City Council Ordinance No. 2824, approving Planned Unit Development No. PUD-128- 12 provides that, in the event the Sunbelt Property is not developed as part of a single project with the remainder of the Site, the Community Development Director shall ensure, in his or her reasonable discretion, that access to the Sunbelt Property is adequately maintained through either an access easement between the two properties or preservation of direct vehicle access to and from the Sunbelt Property from Harbor Boulevard for both northbound and southbound traffic traveling on Harbor Boulevard. The Modified Project does not include development of the Sunbelt Property as part of a single project and does not provide for an access easement.
Thus, access to and from the Sunbelt property will be maintained directly from Harbor Boulevard. In June 2017, RK Engineering conducted an analysis on behalf of the City analyzing alternatives for providing access to and from the Sunbelt Property from Harbor Boulevard. Based on this analys is, right turn-in and turn-out unsignalized access to and from the Sunbelt Property from Harbor Boulevard is recommended.
Under this alternative, outbound vehicles can access southbound Harbor Boulevard by making a right-turn at the driveway and then performing a U-Turn maneuver to southbound Harbor Boulevard at the existi ng Harbor Boulevard / Target Driveway signalized intersection. Inbound vehicles traveling southbound on Harbor Boulevard can access the Sunbelt Property by making a U-Turn maneuver at the traffic signal to be installed at the Site C / Sheraton Hotel access intersection and then proceed northbound on Harbor Boulevard where vehi cles can turn right into the Sunbelt Property. The RK Engineering analysis recommends against creating median breaks in Harbor Boulevard to allow for unprotected left turn movements directly to/from the Sunbelt Property along Harbor Boulevard, finding that doing so would create an operational deficiency and hazard for vehicl es traveling on Harbor Boulevard. In accordance with Section 5 of Ordinance No. 2824, the Community and Economic Development Director has determined, in her reasonable discretion, that design of the Modified Project, which provides for U-Turn movements at the signalized intersection at the main Project entrance, preserves direct vehicle access to and from the Sunbelt Property from Harbor Boulevard for both northbound and southbound traffic traveling on Harbor Boulevard.
To facilitate the Modified Project, a Site Plan is required depicting the Modified Project, and a Tentative Tract Map is requir ed to adjust the rear property lines of four (4) existing city-owned parcels located at the northeast corner of the site on Choisser Road to incorporate a portion of these parcels into the Modified Project Site and to consolidate the existing parcels on the Modified Project Site into two (2) lots to facilitate development of the Modified Project and future commercial condominiumization.
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The Modified Project has been designed to comply with the performance standards of Planned Unit Development No. PUD-128-12, including maintaining the same number of hotels and hotel rooms, and complying with the building setbacks, parking, and maximum building heights as approved in 2012.
The Modified Project is located in the Gr ove District Anaheim Resort, which is designated as a resort destination that encourages hotels, restaurants, and entertainment uses.
FINDINGS AND REASONS:
Site Plan:
1. The Site Plan complies with the spirit and intent of the provisions, conditions and requirements of Title 9 and is consistent with the General Plan.
The Site has a General Plan Land Use Designation of the International West Mixed Use, which is intended to promote the development of resorts, entertainment, retail, restaurants, and hotels along Harbor Boulevard. Policy ED-1.1 of the Economic Development Element encourages the development and expansion of hotel facilities on key corridors in the City, such as Harbor Boulevard, while Goal LU-9 of the Land Use Element for the International West seeks to develop this area as a tourism and entertainment destination.
The Project site is currently vacant and unimproved, and the Modified Project will fulfill the goals of the General Plan.
The Modified Project has been designed to comply with the development standards and performance standards of Planned Unit Development No.
PUD-128-12. The number of hotels, maximum number of hotel rooms, and maximum building heights will remain the same as approved in 2012. The proposed modifications to the configuration of the buildings, the amount and type of ancillary uses, and the site access will continue to be in compliance with the intent of Planned Unit Development No. PUD-128-12. The proposed modifications comply with Planned Unit Development No. PUD-128-12. The Modified Project will be compatible with the existing hotel developments in the area, and will further the goals of the General Plan that envisions entertainment/themed resorts in the area.
2. The Project will not adversely affect essential on-site facilities such as off- street parking, loading and unloading area s, traffic circulation, and points of vehicular and pedestrian access.
The Modified Project will maintain the same vehicular access points on Harbor Boulevard and Twintree Lane as contemplated by the 2012 conceptual site plan, but will introduce a secondary vehicular access point to the Site located on Harbor Boulevard. The main vehicular access to the Project Site from Resolution No. 5899-17 Page 6
Harbor Boulevard will be aligned with the existing driveway of the Sheraton Hotel, which is located directly across the street from the Project Site, which will facilitate vehicular and pedestrian access between the two (2) hotel developments and from the public right-of-way. A new traffic signal will be installed at this intersection that will allow for left turn and right turn in and out of the Project Site, as well as allow for U-Turns. The Twintree Lane driveway will function as a secondary access point to the Site, and will be designed to allow for left-turn in, and right-turn out of the Project Site along with having a channeled median and the appropriate signage that will restrict access to the surrounding residential neighborhood. The new proposed driveway on Harbor Boulevard will be designed as a right-turn out only of the Project Site. Right-turn into the Proj ect site will not be permitted at this driveway as it is located too close to Twintree Lane. Also, a new traffic signal will be installed at the Harbor Boulevard and Twintree Lane intersection.
The Modified Project will provide an internal vehicular circulation system that complies with the City’s minimum drive aisle standards, and will accommodate two-way traffic and provide appropriate access for trash trucks and emergency vehicles. The Modified Project will provide on-site sidewalks that originate from the public right-of-way that allow for pedestrian access to the Site.
The parking for the Project will be provided within a multi-level parking structure that will have one-level of subterranean parking. Based on a shared parking study prepared in 2012, Planned Unit Development No.
PUD-128-12 requires a total of 1,297 parking spaces to serve the Project based on the Project’s shared land uses, which are compatible and complimentary to one another. The provisions of Planned Unit Development No. PUD-128-12 allow the number of parking spaces to be reduced below 1,297 to the extent justified by a new parking study, in the event of changes to the number of hotel rooms and/or the prescribed square footages of other uses. Due to the proposed modification to the square footages of the approved uses, a new shared parking study was performed to analyze the new peak parking demand for the proposed uses. The new parking study showed that, based on the proposed uses, a total of 1,221 parking spaces will be required for the Modified Project. The Applicant proposes to provide a total of 1,297 parking spaces in conjunction with the Modified Project, which will result in a surplus of 76 parking spaces. Nevertheless, the Site Plan approval is conditioned to ensure that at least 1,221 parking spaces are maintained to serve the Project, based on the square footages analyzed in the shared parking study.
The City’s Traffic Engineering Section has reviewed the Modified Project, and the appropriate supplemental conditions of approval have been incorporated that, along with the PUD performan ce standards and the mitigation measures, will minimize any adverse impacts to surrounding streets.
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3. The Project will not adversely affect essential public facilities such as streets and alleys, utilities and drainage channels.
The Modified Project is subject to the performance standards approved in 2012 for Planned Unit Development No. PUD-128-12. The Public Work’s Department has reviewed the plans for the Modified Project, and has incorporated supplemental conditions of approval. The proposed development will provide landscaping and proper grading of the site to provide adequate on-site drainage. The PUD performance standards, the supplemental conditions of approval, and the adopted mitigation measures will minimize any adverse impacts to surrounding streets.
4. The Project will not adversely impact the Public Works Department's ability to perform its required function.
The Modified Project is subject to the Public Work’s Department performance standards approved in 2012 for Planned Unit Development No. PUD-128-12.
The Public Work’s Department has re viewed the Modified Project, and has incorporated supplemental conditions of approval and mitigation measures that will minimize any adverse impacts.
5. The Project is compatible with the phys ical, functional, and visual quality of the neighboring uses and desirable neighborhood characteristics.
The Modified Project has been designed in accordance with the development standards of Planned Unit Development No. PUD-128-12. The Project is located in the Grove District Anaheim Re sort, which is designated as a resort destination that encourages hotels, re staurants, and entertainment uses.
The resort area is improved with hotels, restaurants, and retail uses.
The proposed Modified Project will be compatible with the existing hotel developments in the area. The building elevations will be designed to reflect each hotel brand, and will include unique architectural elements of each hotel. The Modified Project will provide landscaping that is consistent with the Harbor Boulevard landscape treatment pattern. Therefore, the Project will have a reasonable degree of physical , functional, and visual compatibility with neighborhood.
6. Through the planning and design of buildings and building placement, the provision of open space landscaping and other site amenities will attain an attractive environment for the occupants of the property.
The Modified Project has been designed in accordance with the development standards of Planned Unit Development No. PUD-128-12, and the proposed modifications to the configuration of the buildings, the amount and type of Resolution No. 5899-17 Page 8
ancillary uses, and the site access will continue to be in compliance with the intent of PUD-128-12. The Modified Project will provide the required the landscape setbacks along Harbor Boulevard and Twintree Lane that are consistent with the resort area landscape pattern.
Tentative Tract Map:
1. The proposed map is consistent with the General Plan.
The proposed map is consistent with the provisions of the General Plan International West Mixed Use land use designation, which applies to all affected parcels. The International West Mixed Use Land Use designation is intended to promote the development of resorts, entertainment, retail, restaurants, and hotels along Harbor Boulevard. Policy ED-1.1 of the Economic Development Element encourages the development and expansion of hotel facilities on key corridors in the City, such as Harbor Boulevard, while Goal LU-9 of the Land Use Element for International West seeks to develop this area as a tourism and entertai nment destination. The Tentative Tract Map will adjust the rear property lot lines of four (4) existing city-owned parcels located on Choisser Road to incorporate a portion of these parcels into the Project site, and will consolidate the existing parcels into two (2) lots to facilitate the development of the proposed resort hotel Project consisting of hotels and retail, restaurants and entertainment uses. The parcels on Choisser Road will maintain the requir ed minimum lot size of 7,200 square feet. The proposed Modified Project will be compatible with existing hotel developments in the area, and will further the goals of the General Plan that envisions entertainment/themed resorts in the area.
2. The design and improvement of the prop osed subdivision are consistent with the General Plan.
The design and improvements of the pr oposed subdivision are consistent with the General Plan. The proposed Project cons ists of hotels, restaurants, retail, and entertainment uses and is designed to comply with the applicable development standards of Planned Unit Development No. PUD-128-12. The International West Mixed Use Land Use designation is intended to promote the development of resorts, entertainm ent, retail, restaurants, and hotels along Harbor Boulevard. Policy ED-1.1 of the Economic Development Element encourages the development and expansion of hotel facilities on key corridors in the City, such as Harbor Boulevard, while Goal LU-9 of the Land Use Element for International West seek s to develop this area as a tourism and entertainment destination. The development standards and performance standards approved in 2012 for Planned Unit Development No. PUD-128-12, as well as the supplemental conditions of approval, will ensure that the design and improvement of the project site will be consistent with the spirit and intent of the General Plan.
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3. The Site is physically suitable for the proposed type of development.
The Site is physically suitable for the proposed development. The Site is located along Harbor Boulevard, a major thoroughfare, in the City’s Grove District Anaheim Resort area and is s pecifically zoned for the proposed resort hotel development. The total land area associated with the Tentative Tract Map is 4.42-acres, which includes 3.64-acres for Lot 1 and .78-acres for Lot
2. The Modified Project will be constructed on 4.3-acres of the land area. The proposed Tentative Tract Map will consolidate the existing parcels on the Site to facilitate development of the Modified Project, which has been designed to comply with the development standards of Planned Unit Development No.
PUD-128-12, including setbacks, building heights, and landscaping. In addition, entrance driveways and on-site drive aisles have been designed per the City’s standard and provide adequate access for trash trucks and emergency vehicle access.
4. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, and the requirements of the California Environmental Quality Act have been satisfied.
The City of Garden Grove City Council prepared an initial study and adopted a Mitigated Negative Declaration pursuant to CEQA in 2012 in conjunction with approval of General Plan Amendment No. GPA-2-12(B) and Planned Unit Development No. PUD-128-12. The City also prepared an updated environmental analysis to determine if the proposed Modified Project will result in any new significant environmental impacts or a substantial increase in the severity of previously identi fied significant environmental impacts Based on the subsequent Initial Study and supporting technical analyses, it was determined that the proposed Modified Project qualifies for a Subsequent Mitigated Negative Declaration because the proposed Modified Project with the mitigation measures identified in the initial study, cannot, or will not, have any new significant effects on the environment or result in a substantial increase in the severity of previous ly identified significant effects.
Concurrently with adoption of this Resolution on November 2, 2017, the Planning Commission adopted Resolution No. 5898-17 adopting a Subsequent Mitigated Negative Declaration.
5. The Site is physically suitable for the proposed density of the development.
The Site is physically suitable for the Modified Project. Planned Unit Development No. PUD-128-12 expressly allows development of the proposed resort hotel project on the Site at the designed density. The proposed map will consist of two (2) parcels with a combined lot size of 4.42-acres, and the Modified Project will be constructed on 4.3-acres. The property is sufficient Resolution No. 5899-17 Page 10
in size to accommodate the proposed Mo dified Project, and complies with the development standards of Planned Unit Development No. PUD-128-12.
6. The design of the subdivision and the proposed improvements are not likely to cause serious public health problems.
The design of the subdivision and the proposed improvements are not likely to cause serious public health problems since the conditions of approval will be in place to safeguard the public health. City Departments, including Traffic Division, Water Division, Engin eering Division, Fire Department, and the Planning Division, ha ve reviewed the Modified Pr oject. The development standards and the performance standards adopted in 2012 by Planned Unit Development No. PUD-128-12 and the supplemental conditions of approval for the Modified Project will be appli ed as mitigating measures against potential impacts that the Modified Project may have on the community.
7. The design of the subdivision and the proposed improvements will not conflict with easements of record or easements established by court judgment acquired by the public at large for access through or use of property within the subdivision; or, if such easements exist, alternate easements for access or for use will be provided and these w ill be substantially equivalent to the ones previously acquired by the public.
The design of the subdivision and the proposed improvements will not conflict with easements of record or easements established by court judgment acquired by the public at large for access through or use of property within the proposed subdivision. The project has been designed to either avoid development over existing easements or require replacement of existing easements.
8. The design and improvement of the proposed subdivision are suitable for the uses proposed and the subdivision ca n be developed in compliance with the applicable zoning requirements.
The Modified Project will be constructed on a 4.3-acres, and will accommodate the proposed number of hotels, the proposed square footages for the conference/meeting banquet space, the hotel restaurants, the retail uses, and hotel ancillary uses, and the required parking. The design and improvement of the subdivision is suit able for the proposed Modified Project, and the subdivision, as proposed, comply with the General Plan, Planned Unit Development No. PUD-128-12, and the Subdivision Map Act.
9. The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision.
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To the extent feasible, the project has been designed in accordance with Government Code Section 66473.1, such as to allow for passive or natural heating opportunities in the subdivision design, to encourage the orientation of structures to take advantage of shade and prevailing breezes, to allow solar access for passive heating and o pportunities for placement of shade trees and other vegetation for cooling.
10. The design, density, and configuration of the subdivision strike a balance between the effect of the subdivision on the housing needs of the region and public service needs. The character of the subdivision is compatible with the design of existing structures, and th e lot sizes of the subdivision are substantially compatible with the lot sizes within the general area.
The Site is vacant, and no residential homes are proposed as part of the subdivision. The proposed Modified Project is located in an area known as the Grove District Anaheim Resort, which is designated as a resort destination that encourages hotels, re staurants, and entertainment uses.
The resort area is improved with hotels, restaurants, and retail uses.
The Modified Project will have the same number of hotels, hotel rooms, and maximum building heights as approved in 2012, and the proposed modifications to the configuration of the buildings, the amount and type of ancillary uses, and the site access will continue to be in conformance with Planned Unit Development No. PUD-128-12. The Modified Project has been designed to comply with the development standards of Planned Unit Development No. PUD-128-12.
11. The subject property is not located within in a state responsibility area or a very high fire hazard severity zone , the proposed subdivision is served by local fire suppression services, and the proposed subdivision meets applicable design, location, and ingress-egress requirements.
12. The discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the California Regional Water Quality Control Board. The performance standards adopted in 2012 for Planned Unit Development No. PUD-128-12 and supplemental conditions of approval fo r the Modified Project, for on and off- site improvements, will ensure permitted capacity of the public sewer system is not exceeded.
INCORPORATION OF FACTS AND FINDINGS SET FORTH IN THE STAFF REPORT
In addition to the foregoing, the Planning Commission incorporates herein by this reference, the facts and findings set forth in the staff report and in Resolution No. 5898-17.
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BE IT FURTHER RESOLVED that the Planning Commission does conclude:
1. The Site Plan and Tentative Tract Map possess characteristics that would justify the request in accordance with Municipal Code Sections No. 9.32.030.D.3 (Site Plan), and Section 9.40.060 (Tentative Maps).
2. In order to fulfill the purpose and intent of the Planned Unit Development No.
PUD-128-12 and the Municipal Code and thereby promote the health, safety, and general welfare, the Modified Proj ect is required to comply with the performance standards of Planned Unit Development No. PUD-128-12, and the supplemental Conditions of Approval (E xhibit “A”) that shall apply to Site Plan No. SP-043-2017 and Tentative Tract Map No. TT-17455.
Adopted this 2nd day of November, 2017
ATTEST: /s/ ANDREW KANZLER__________
CHAIR
/s/ JUDITH MOORE_____________
RECORDING SECRETARY
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS:
CITY OF GARDEN GROVE )
I, JUDITH MOORE, Secretary of the City of Garden Grove Planning Commission, do hereby certify that the forego ing Resolution was duly adopte d by the Planning Commission of the City of Garden Grove, California, at a meeting held on November 2, 2017, by the following vote:
AYES: COMMISSIONERS: (6) BRIETI GAM, KANZLER, LAZENBY, LEHMAN,
NGUYEN, TRUONG
NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (1) SALAZAR
/s/ JUDITH MOORE ___________
RECORDING SECRETARY