Agenda packet — Garden Grove City Council, April 8, 2025 (part 3 of 4)

of the subdivided lot. Each lot will meet the minimum lot size, as well as parking for the existing and proposed developments.

Besides the construction of the proposed twenty -six (26) townhomes to replace the existing deteriorating parking lot, there are no proposed changes to the religious facility or expansion of the operation or buildings. The modification of the Conditional Use Permit will allow the Grace Baptist Church to continue their operation at the subject location. Conditions of approval require the religious institution to comply with the City’s Noise Ordinance.

c. The proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping , and other development features prescribed in this title or as is otherwise required in order to integrate such use with the uses in the surrounding area.

Each site is of adequate size to accommodate the religious facility, and the proposed two-story townhome development, providing a minimum of one-acre per site. The project is proposing a six (6) foot high wall at the northerly property line, dividing the religious facility, and proposed residential development. Grace Baptist Church’s operation will remain unchanged and will continue utilizing the existing two -story ancillary building for Youth Sunday Services. Provided the conditions of approval are adhered to for the life of the project, the use will be harmonious with the persons who work and live in the area.

d. The proposed site is adequately served: by highways or streets or sufficient width and improved as necessary to carry the kind and quantity of traffic such as to be generated, and by other public or private service facilities as required.

The site is located on the south side of Santa Catalina Avenue, between Valley View Avenue and St. Mark Street Avenue. The site is sufficiently served by the public service facilities required, such as public utilities: gas, electric, water, and sewer facilities. As a part of this request, no changes are proposed to the overall function of the building. Therefore, the site will continue to be adequately served by all existing highways, streets, and other public and private service facilities.

e. The impacts of the p roject, as proposed, do not justify the imposition of the requirement that the existing religious facility maintain a twenty -five foot (25’-0”) setback to the common property line with the proposed new 26 unit residential townhome project.

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of the 1.29-acre lot. Municipal Code Section 9.08.020.050.A.11 stipulates that requirements related to Special Operating Co nditions and Development Standards applicable to “churches, other religious centers, and other authorized assembly uses” in residential zones and open space zones may be waived by the Planning Commission upon a finding that the impacts of the project, as proposed, do not justify the imposition of the requirements.

The religious facility has been operating as such since 1960 under Conditional Use Permit No. CUP -119-60. The existing layout of the religious facility encompasses an assembly area, storage rooms, restrooms, and five (5) offices that will face the southerly property line and the residential development. The assembly portion of the religious facility will be approximately twenty-five (25) feet from the proposed residential use, and will be buffere d by the administrative offices. In addition, n o expansions to the existing sanctuary building are proposed. Therefore, a waiver of this standard is justified and the townhome project residents will not be adversely impacted.

3. In addition to the foregoing, the City Council incorporates herein by this reference, the facts and findings set forth in the Planning Commission and City Council staff reports for the Project and in Plann ing Commission Resolution No. 6106-25.

4. The Conditional Use Permit No. CUP-119-60 (REV. 202 5) possesses characteristics that would indicate justification of the request in accordance with Municipal Code Section 9.32.030.D.4 (Conditional Use Permit).

5. Conditional Use Permit No. CUP -119-60 (REV. 202 5) is hereby approved, subject to and contingent upon the adoption and effectiveness of an ordinance approving General Plan Amendment No. 001-2025 and Zoning Map Amendment No.

A-041-2025 by the Garden Grove City Council.

6. Upon exercise of the subject request, Conditional Use Permit No. CUP-119-60, shall be deemed to be revoked and shall become null and void and superseded by Conditional Use Permit No. CUP-119-60 (REV. 2025).

7. In order to fulfill the purpose and intent of the Municipal Code and thereby promote the health, safety, and general welfare, the attached Conditions of Approval (Exhibit “A”) shall apply to Conditional Use Permit No. CUP-119-60 (REV. 2025).

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EXHIBIT “A”

Conditional Use Permit No. CUP-119-60 (REV. 2025)
5802 Santa Catalina Avenue

CONDITIONS OF APPROVAL

GENERAL CONDITIONS

2. All Conditions of Approval set forth herein shall be binding on and enforceable against each of the following, and whenever used herein, the term “applicant” shall mean and refer to the project applicant, the owner(s) and tenant(s) of the property, and each of their respective successors and assigns, including all subsequent purchasers and/or tenants. The applicant and subsequent owner/operators of such business shall adhere to the conditions of approval for the life of the project, regardless of property ownership. Any changes of the conditions of approval require approval by the applicable City hearing body, except as otherwise provided herein.

3. Conditional Use Permit No. CUP -119-60 (REV. 2025) only authorizes the operation of a “Church and Other Religious Center,” with an associated Sunday Youth Services , on a property located at 5802 Santa Catalina Avenue , as depicted on the plans submitted by the applicant and made part of the record on the February 20, 2025, Planning Commission proceedings and April 8, 2025 City Council proceedings. This Conditional Use Permit shall supersede CUP - 119-60 which established the religious facility with two ancillary buildings. As part of the request, the one-story ancillary building will be demolished and the two-story a ncillary building will remain. In the event the operation of the religious facility on the property ceases, operation of the approved inc idental uses shall also cease. Approval of this Conditional Use Permit shall not be construed to mean any waiver of applicable and appropriate zoning and other regulations; and wherein not otherwise specified, all requirements of the City of Garden Grove Municipal Code shall apply.

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previously addressed and which are determined by the Community Development Department Director not to be minor in nature shall be subject to approval of new and/or amended land use entitlements by the applicable City hearing body.

5. All conditions of approval shall be implemented at the applicant’s expense, except where specified in the individual condition.

Community Development Department

6. The hours of operation for the religious facility shall be permitted from 8 :00 a.m. to 8:00 p.m., Monday to Sunday.

7. All of the proposed activities shall fall under the singular umbrella of “Church and Other Religious Centers,” as classified by the Municipal Code. Should the existing religious facility on the site ever cease providing regular services, any associated activities shall also cease operations.

8. The site is intended to be used as a religious facility, as indicated by the applicant. The facility is to be used for religious activities open to the public, which would include prayer or worship services, Sunday Youth Service. This facility shall not be used as a boarding house or serve as temporary housing/living quarters. Should any change in the approved uses occur, the filing of a new Conditional Use Permit and/or other proper entitlement(s) shall be required.

9. Activities occurring on the site such as special events, carnivals, and similar activities, will require City approval of a special event permit. Application for the event permit shall be made a minimum of 30 days prior to the event. If the event creates a parking demand exceeding the number of spaces provided on-site, the representatives of the event/proposed assembly use, shall ensure, through written verification, that arrangements are made to address the overflow parking at least twenty-one (21) days prior to the event. This includes providing evidence of other secured parking facilities as well as type (secured) shuttle service between the site and secured parking lot(s).

10. All activities associated with the existing religious facility shall be conducted within a fully enclosed building.

11. The property owner(s) shall comply with the adopted City Noise Ordinance.

12. No amplification systems shall be permitted outside of a fully enclosed building.

13. The sound emitted from any loud speakers shall not extend beyond the walls of the building.

14. No outside storage or displays shall be permitted at any time.

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15. The applicant/property owner shall maintain all existing landscaped areas in a neat and healthy condition. Landscaping maintenance shall include pruning or removal of overgrown weeds and vegetation.

16. A prominent, permanent sign stating “NO LOITERING IS ALLOWED ON OR IN FRONT OF THE PREMISES” shall be posted in a place that is clearly visible to patrons of the licensee. The sign lettering shall be four (4) to six (6) inches high with black letters on a white background. The sign shall be displayed near or at the entrance, and shall also be visible to the public.

17. There shall be no deliveries to, or from, the premises before 7:00 a.m. and after 10:00 p.m., seven (7) days a week.

18. All rear doors shall be kept closed at all times, except to permit employee ingress and egress, and in emergencies.

19. All trash bins shall be kept inside the trash enclosure, and gates closed at all times, except during disposal and pick-up. Trash pick-up shall be at least once per week, however, if additional pick-ups are needed to accommodate the uses on the site, the property owner shall increase the number of pi ck-ups as required.

20. New perimeter walls, if proposed, shall be developed to City Standards or designed by a Registered Engineer, and shall be measured from the on -site finished grade, and shall be shown on the grading plan. New perimeter walls constructed adjacent to any driveway shall obse rve the required visual line of-sight clearance. The location of any new wall shall be reviewed and approved by the Planning Services Division, and if applicable, shall require a building permit.

21. Litter shall be remo ved daily from the premises, including adjacent public sidewalks and from all parking areas under the control of the licensee. These areas shall be swept or cleaned, either mechanically or manually, on a weekly basis, to control debris.

22. The applicant/property owner shall abate all graffiti vandalism within the premises. The applicant/property owner shall implement best management practices to prevent and abate graffiti vandalism within the premises throughout the life of the project, including, but not limited to, timely removal of all graffiti, the use of graffiti resistant coatings and surfaces, the installation of vegetation screening of frequent graffiti sites, and the installation of signage, lighting, and/or security cameras, as nece ssary. Graffiti shall be removed/eliminated by the applicant/property owner as soon as reasonably possible after it is discovered, but not later than 72 hours after discovery.

23. The applicant is advised that the establishment is subject to the provisions of State Labor Code Section 6404.5 (ref: State Law AB 13), which prohibits smoking inside the establishment as of January 1, 1995. 295
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24. No roof-mounted mechanical equipment shall be permitted unless a method of screening complementary to the architecture of th e building i s approved by the Community Development Department, Planning Services Division. Said screening shall block visibility of any roof-mounted mechanical equipment from view of public streets and surrounding properties.

25. The applicant shall be responsible for providing adequate parking area lighting in compliance with City regulations. Lighting in the parking area shall be directed, positioned, or shielded in such a manner so as not to unreasonably illuminate adjacent properties.

26. No satellite dish antennas shall be installed on said premises unless, and until, plans have been submitted to and approved by the Community Development Department, Planning Services Division. No advertising material shall be placed thereon.

27. Permits from the City of Garden Grove shall be obtained prior to displaying any temporary advertising (i.e., banners).

28. Signs shall comply with the City of Garden Grove sign requirements. No more than 15% of the total window area and clear doors shall bear adver tising or signs of any sort.

29. Any modifications to existing signs or the installation of new signs shall require approval by the Community Development Department, Planning Services Division prior to issuance of a building permit.

30. The applicant/property o wner shall submit signed letters acknowledging receipt of the decision approving Conditional Use Permit No. CUP-119-60 (REV. 2025), and his/her agreement with all conditions of approval within 30 -days from the date of this approval.

31. A copy of the resoluti on approving Conditional Use Permit No. CUP -119-60 (REV. 2025) , including the conditions of approval, shall be kept on the premises at all times.

32. Conditional Use Permit No. CUP -119-60 previously governing this property shall become null and void, and superseded in its entirety, by approval of CUP-119-60 (REV. 2025).

33. The applicant shall, as a condition of project approval, at its sole expense, defend, indemnify and hold harmless the City, its officers, employees, agents and consultants from any claim, action, or proceeding against the City, its officers, agents, employees and/or consultants, which action seeks to set aside, void, annul or otherwise challenge any approval by the City Council, Planning Commission, or other City decision-making body, or City staff action 296
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concerning Conditional Use Permit No. CUP-119-60 (REV. 2025). The applicant shall pay the City’s defense costs, including attorney fees and all other litigation related expenses, and shall reimburse the City for court costs, which the City may be required to pay as a result of such defense. The applicant shall further pay any adverse financial award, which may issue against the City including but not limited to any award of attorney fees to a party challengi ng such project approval. The City shall retain the right to select its counsel of choice in any action referred to herein.

34. If deemed necessary by the Community Development Director, the Conditional Use Permit may be reviewed at any time, in order to determine if the business is operating in compliance.

35. The Conditional Use Permit may be called for review by City staff, the City Council, or Planning Commission, if noise or other complaints are filed and verified as valid by the Co de Enforcement office or other C ity department concerning the violation of approved conditions, the Garden Grove Municipal Code, or any other applicable provisions of law.

297

COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING STAFF REPORT

AGENDA ITEM NO.:

D.3.

SITE LOCATION: South side of Santa
Catalina Avenue, northwest of Santa
Barbara Avenue, between Valley View
Street and St. Mark Street, at 5802
Santa Catalina Avenue
HEARING DATE: February 20, 2024 CURRENT GENERAL PLAN: Low Density Residential (LDR)

PROPOSED GENERAL PLAN: Medium
Density Residential (MDR)
CASE NOS.: General Plan Amendment
No. GPA-001-2025, Zoning Map
Amendment No. A-041-2025, Tentative
Parcel Map No. 2024-124, Tentative
Tract Map No. TT-19336, Site Plan
No. SP-150-2025, Variance No. V-045-
2025, and Conditional Use Permit No.

CUP-119-60 (REV. 2025)

CURRENT ZONE: R-1 (Single-Family
Residential)

PROPOSED ZONE: R-3
(Multiple-Family Residential)
APPLICANT: Neal Pafford on behalf of
Brandywine Homes
APN: 224-212-01
PROPERTY OWNERS: Grace Baptist
Church
CEQA DETERMINATION: Mitigated
Negative Declaration

REQUEST:

The applicant requests to develop a 26-unit residential townhome project, on a portion of an approximately 3.025-acre site developed with a parking lot of a religious facility (the “Project”). As part of the project, the Planning Commission will consider a recommendation that the City Council a pprove the following: (i) a General Plan Amendment to change the General Plan Land Use Designation of a 1.73-acre portion of the project site from Low Density Residential (LDR) to Medium Density Residential to facilitate the development of the residential project; (ii) a Zoning Map Amendment to change the zoning of a 1.73-acre portion of the subject property from R-1 (Single- Family Residential) to R-3 (Multiple-Family Residential) to facilitate the development of the residential project; (iii) a Tentat ive Parcel Map to subdivide the existing approximately 3.025-acre lot into two lots to facilitate the development of the residential project on a new 1.73-acre parcel and allow the existing religious facility to continue to operate on a new 1.29 acre parcel; (iv) a Tentative Tract Map to create a one-lot subdivision for the purpose of se lling each townhome as a condominium; (v) Variance approval to deviate from the required rear yard building stepback for second-story building area; (vi) a Site Pl an to construct twenty-six (26) two-story townhomes along with associated site im provements; and (vii) a Conditional Use Permit (CUP) to allow the religious facility to continue to operate on the new 1.29 298
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CASE NO. GPA-001-2025, A-041-2025, PM-2024-124, TT-19336, V-045-2025, SP-150-2025, AND CUP-119-60 (REV. 2025)

acre parcel, and a waiver to allow the exi sting main sanctuary building to deviate from the required twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property.

The Planning Commission will also consider a recommendation that the City Council adopt a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program (MMRP) for the project.

BACKGROUND:

The subject site is located at the south si de of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street. The site abuts an R-3 (Multiple-Family Residential) zoned property to the south. To the west, across St. Mark Street, the subject site is adjacent to R-1 (Single-Family Residential) zoned properties. To the north and east, the subject site is adjacent to R-1 (Single Family Residential) zoned properties. The subject site is in an area developed with residential uses, including single- and multifamily dwellings.

The overall subject site is approximately 131,769 gross square feet (3.025-acres), and has a General Plan Land Use Designation of Low Density Residential and is zoned R-1 (Low Density Residential). The subject site is surrounded by two-story apartment homes to the south and across the street, along Santa Barbara Avenue.

On September 22, 1960, the City approved Conditional Use Permit No. CUP-119-60, which allowed the construction of a 5,776 square foot religious building, a 7,856 square foot two-story building, and a 1,200 square foot one-story building. The religious facility is owned and operated by Grace Baptist Church. The two- story ancillary building located west of the religious facility was previously occupied by Look Who is Learning Preschool, from September 2002 to September 2024. After the Preschool ceased its operations, the two-story building has been utilized for Sunday Youth Service by Grace Baptist Church. The one-story building was previously utilized for storage by the former Preschool and cu rrently remains vacant. As part of the residential project, the one-story building , storage containers, and portion of the parking lot located towards the southerly portion of the property will be demolished to facilitate the development of the proposed residential project.

The applicant, Neal Pafford on behalf of Brandywine Homes, is proposing to subdivide the subject site into two parcels, and develop a 1.73-acre portion of the project site to construct twenty-six (26) attached townhomes, along with associated site improvements. The existing religious facility and the two-story ancillary building to be used by Grace Baptist Church will remain on the other 1.29 acre parcel. As part of the request, the parking lot of the religious facility will be restriped to comply with the City’s current parking requirements. To facilitate the residential development, the General Plan Land Use Designation and zo ning of the 1.73-acre portion of the subdivided lot is requested to be changed to Medium Density Residential and R-3 (Multiple-Family Residential), respectively. Additionally, Conditional Use Permit No. 299
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CUP-119-60 currently governing the site also is requested to be modified to reflect the new lot size resulting in the subdivision, as well as to update the Conditions of Approval to reflect current standards condit ions of approval for religious facilities.

Due to the lot subdivision, and pursuant to Municipal Code Section 9.08.020.050.A.4, the applicant is requesting a waiver to allow the main building of the religious facility to deviate from the required twenty-five foot (25’-0”) building setback to a common property line with an "R" zoned property to be thirteen feet six inches (13’-6”). Upon approval and exercise of the subject re quests, CUP-119-60, would be replaced by Conditional Use Permit No. CUP-119-60 (REV. 2025). In conjunction with the request, the applicant is requesting that the Planning Commission consider a recommendation that the City Council adopt a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the project.

Garden Grove Municipal Code (GGMC) Section 9.32.030 (Land Use Actions) provides that where a requested land use action also requires approval of an action by the City Council, the City Council shall be the final review authority for such land use action, and the Planning Commission shall transmit a recommendation to the City Council.

Since the requested project requires City Council approval of a General Plan Amendment and Zone Change, the City Counci l is also the final decision maker for the requested Tentative Parcel Map, Tentative Tract Map, Variance, Site Plan, and Conditional Use Permit modification requests.

Neighborhood Meeting

On June 27, 2024, a neighborhood meeting was held at the project site, Grace Baptist Church, located at 5802 Santa Catalina Avenue, Garden Grove to inform property owners located within a 300-foot radius of the project site about the proposed project.

Thirty (30) residents were present at the meeting and raised questions and concerns regarding parking impacts, access, the affordability level of the proposed residential units, and whether the units will be for rent or for sale. Residents express concern that the Project would not provide enough off-street parking within the development, resulting in impacts to the availability of on-street parking in the neighboring area.

However, they expressed overall support for the proposed project. The applicant informed the residents that the project meets the parking requirements for the number of units being proposed and that the homes will be for sale at market rate.

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CASE NO. GPA-001-2025, A-041-2025, PM-2024-124, TT-19336, V-045-2025, SP-150-2025, AND CUP-119-60 (REV. 2025)

PROJECT STATISTICS (Residential Development):

Provided Code
Requirements
Meets Code
Lot Size

75,646 gross square
feet (1.73 acres)
7,200 square feet
minimum
Yes
Density 15.2 units per acre 32 units per acre
maximum
Yes
Lot coverage 36% 50% maximum Yes
Total Parking 80 79 minimum Yes
Recreation Area
Total
10,491 square feet 7,800 square feet
minimum
Yes
Common Area -
Active and Passive
3,783 square feet 3,600 square feet
minimum
Yes
Private 2,804 square feet 1,560 square feet
minimum1
Yes
Building Setbacks
East (Front)
1st Floor
2nd Floor

20’-0”
20’-0”

Yes
North (Rear)
1st Floor
2nd Floor

10’-0”
10’-0”

10’-0”
20’-0”2

Variance
Requested2

West (Interior Side)
1st Floor
2nd Floor

10’-0”
12’-0”

10’-0”
10’-0”

Yes
South (Interior Side)
1st Floor
2nd Floor

51’-0”
51’-0”

10’-0”
10’-0”

Yes
Landscaping along
Santa Catalina Street
20’-0” 20’-0” Yes
Building Height 29’-2” 35’-0” maximum Yes
Stories 2 stories 3 stories maximum Yes
1 Site over 14,400 square feet are required to provide a combination of 300 square feet of common and private open space.

Private open space shall be provided at a minimum of sixty (60) square feet. For twenty-six (26) units, a minimum of 1,560 squa re feet of private open space shall be provided.

2 On any R-3 zoned property adjacent to an R-1 zoned property, the second floor shall be stepped back a minimum 20-feet from the property line.

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STAFF REPORT FOR PUBLIC HEARING Page 5
CASE NO. GPA-001-2025, A-041-2025, PM-2024-124, TT-19336, V-045-2025, SP-150-2025, AND CUP-119-60 (REV. 2025)

Provided Code
Requirements
Meets Code
Unit size
2-bedroom unit (PL 1) 1,223 900 square feet
minimum
Yes
3-bedroom unit (PL 2) 1,421 1,050 square feet
minimum
Yes
4-bedroom unit (PL 3) 1,745 1,050 square feet
minimum
Yes

PROJECT STATISTICS (Religious Facility):

Provided Code
Requirements
Meets
Code
Lot size 1.29 acres 1 acre Yes
Lot width 375 feet 120 feet Yes
Parking 59 spaces 59 spaces Yes
Landscaping 9,332 square feet 2,416 square feet Yes
Building Height 27’-0” (main building)
28’-5” (ancillary building)
35’-0”
Building Setbacks (minimum)
North (Front)
Main Building
Ancillary Building

46’-3”
39’-10”

40’-0”1
20’-0”

Yes
South (Rear)
Main Building
Ancillary Building

13’-6”
45’-6”

25’-0”2
25’-0”
No
(Waiver)
West (Interior Side)
Main Building
Ancillary Building

117’-10”
50’-8”

10’-0”
10’-0”

Yes
East (Interior Side)
Main Building
Ancillary Building

170’-6”
265’-6”

10’-0”
10’-0”

Yes

1 The depth of the required front yard for churches, sanctuaries, or main assembly buildings shall be 40 feet when entrances are located in the front of the building.
2 Main buildings and structures on the site shall not be closer than 25 feet to any property line that is a common property line with "R" zoned property. Section 9.08.020.050.A.11 stipulates that the Planning Commission upon a finding that the impacts of the project, as proposed, do not justify imposition of the requirement(s) may be waived such requirement.
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STAFF REPORT FOR PUBLIC HEARING Page 6
CASE NO. GPA-001-2025, A-041-2025, PM-2024-124, TT-19336, V-045-2025, SP-150-2025, AND CUP-119-60 (REV. 2025)
DISCUSSION:

GENERAL PLAN AMENDMENT:

The subject site has a General Plan Land Use Designation of Low Density Residential as shown in Figure 1 below.

The Low Density Residential (LDR) land use designation is intended to preserve and enhance residential areas characterized by detached, single-unit structures and accessory dwelling units, with neighborhoods that preserve residential property values, provide access to schools, parks and other community services, and provide high quality architectural design. The LDR land use designation allows residential densities up to 11 units per acre. The proposed project proposes a residential density of 15.2 units per acre, which exceeds the LDR density limit.

To facilitate the proposed project, a General Plan Amendment is necessary to change the land use designation of a 1.73-acre portion of the project site to Medium Density Residential (MDR) to facilitate the proposed multifamily residential development. The MDR designation is intended for the develo pment of mainly multifamily residential neighborhoods that provide a variety of ho using types, provide access to schools, parks, and other community services, provide a high-quality architectural design that preserves privacy, provide common spaces, recreation areas and services convenient to residents, provide an excellent environment for family life, and preserve residential property values. The MDR also allows a maximum density of 32 units per acre, which is higher than the proposed density of 15.2 units per acre proposed by the applicant.

Additionally, the remaining 1.29-acre pa rcel will remain with an LDR land use designation and will continue to be occu pied by the religious facility previously approved under CUP-119-60. With the proposed General Plan Amendment, the

1.73-acre portion of the lot and 1.29 acre parcel developed with a religious facility will be consistent with the goals of the City’s General Plan.

Figure 1: The map to the left shows the site’s existing General Plan Designation of Low Density Residential and total existing acres. The map to the right shows the proposed change to Medium Density Residential land use designation for a 1.73 portion of the larger project site.

LDR
(3.025-Acres)
MDR
(1.73-acres)
LDR
303
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The project as proposed, will be compatible with the surrounding properties, which have both two-story, multi- family and single-family to the south and east of the project site. Therefore, the Medium Density Residential Land Use Designation is appropriate for the site and will ensure that the site is developed in harmony with the surrounding land uses.

ZONING MAP AMENDMENT:

Provided the General Plan Amendment re quest is approved, the requested zone change is necessary to implement the site’s new Land Use Designation. The current zoning of the site does not support the proposed development. The R-1 zone does not allow multifamily residential develo pments or the requested density. Figure 2 above shows the current zoning of the site and the proposed zone change.

The zoning district that implements the MDR Land Use Designation is the R-3 zone.

Pursuant to Section 9.12.020.020, the R-3 zone is intended to provide for a variety of types and densities of multifamily residential dwellings. This zone is intended to promote housing opportunities in close pr oximity to employment and commercial centers. The Project will involve the subd ivision and development of a 1.73-acre portion of an existing parcel improved with a religious facility. The remaining 1.29- acre parcel is proposed to retain its existing R-1 (Single-Family Residential) zoning designation and will continue to be developed with a religious facility. Pursuant to the R-3 (Multiple-Family Residential) zone de velopment standards, the allowed density is 32 units per acre, however, the applican t is proposing 26-units or 15.2 dwelling units per acre, which is below the allowed density. In addition, surrounding zoning districts from the project site include R-3 to the south and southeast, which will be consistent and integrate with the existing neighborhood. Thus, the proposed zoning R-1
R-1
R-3
(1.73-Acres)
Figure 2: The map to the left shows the site’s existing Zoning Designation of R-1 (Single-Family Residential). The map to the right shows the proposed change to R-3 (Multi-Family Residential) zoning designation for a 1.73 portion of the larger project site. 304
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amendment to facilitate the development of twenty-six (26) townhomes on the site according to the development standards of th e R-3 zone will be consistent with the development pattern at this location.

TENTATIVE PARCEL MAP

In accordance with the State Subdivisio n Map Act, the applicant is requesting approval of Tentative Parcel Map No . 2024-124 to subdivide the existing approximately 3.025-acre lot into two lots to facilitate the development of the residential project on the new 1.73-acre parcel. The remaining 1.29 acre parcel will remain unchanged with a religious facility and ancillary two-story building. The existing one-story ancillary building and re ar portion of the existing parking lot will be demolished to facilitate the residential development. Per Section 9.08.020.050.A. of the Municipal Code, Special Operating Conditions and Development Standards apply to churches, other religious centers, and other authorized assembly uses within an R-1 zone, which include a minimum lot size of one (1) acre, a minimum lot frontage of one hundred and twenty feet (1 20’-0”), and to abut at least one public street with a roadway having not less than two (2) parking lanes and two (2) traffic lanes, and provide a twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property. The applicant is requesting a waiver to deviate from the twenty-five (25) foot distance requirement created by the proposed subdivision.

Per Section 9.08.020.050.A.11, stipulates that requirements related to Special Operating Conditions and Development Standards applicable to “churches, other religious centers, and other authorized assembly uses” in residential zones may be waived by the Planning Commission upon a finding that the impacts of the project, as proposed, do not justify the imposition of the requirements.

Provided the Tentative Parcel Map request is approved, the subject site would have a total lot size of 1.29 acres and a combined lot frontage of 375 feet, both of which exceed the minimum lot size and lot frontage requirements of the zone for religious facilities. In addition, the site is locate d along Santa Catalina Avenue, which is a secondary arterial that can accommodate two (2) parking lanes and two (2) traffic lanes. Additionally, based on the number of seats provided by the religious facility and size of the ancillary two-story building, the site is required to provide 59 parking spaces. Due to the subdivision, the church parcel will be required to restripe the parking lot. With the restriping of the parking lot, the church parcel will accommodate 59 parking spaces, which meets the minimum required. Although the church property has been used as a religious facility since the 1960’s, the church site would continue to possess physical characteristics that meet the current Code requirements for religious facilities.

If approval of the waiver is granted, the proposed Tentative Parcel Map will be in conformance with the zoning requirements for the site, as well as the City’s Subdivision Ordinance and the State Subdivision Map Act.

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TENTATIVE TRACT MAP

In accordance with the State Subdivisio n Map Act, the applicant is requesting approval of Tentative Tract Map No. TT-19336 to create a one (1) lot subdivision for the purpose of selling each townhome unit as a condominium. The 1.73 acre portion of the subject site will be comprised of twenty-six (26) units and common areas, including the drive aisle, guest parking, two (2) trash enclosure areas, and active recreation areas. Homeowners will be responsible for their unit, while the Homeowner Association (HOA) will be responsible fo r maintaining communal areas within the property including, but not limited to, th e shared driveway, recreational areas, landscaping, and the overall aesthetic of the site.

The proposed Tentative Tract Map is in conformance with the City’s General Plan, the City’s Subdivision Ordinance, the R-3 zone requirements, and the State’s Subdivision Map Act.

VARIANCE

In order to facilitate the proposed reside ntial project, the applicant is requesting consideration of a Variance from Section 9.12.040.050 (Stepbacks) of Title 9 of the Municipal Code for a deviation to the required building stepback for the second floor, which is required for any R-3 zoned property adjacent to an R-1 zoned property.

Pursuant to Section 19.12.040, an R-3 development requires a ten (10) foot setback from the first and second floor. Howe ver, per section 9.12.040.050 (Special Requirements – Multi-Family Requirements), any R-3 zoned property adjacent to an R-1 zoned property shall provide a 20-foot stepback from the second floor building area. The applicant is proposing a second floor stepback of ten (10) feet for Building 1 located on the northeast portion of the site, adjacent to the existing religious facility, and a fourteen foot and six-inch (14’-6”) setback for Building 3 located in the northerly portion of the site, adjacent to th e existing religious facility, in order to facilitate the construction of the 26 units. Therefore, a Variance is required from the minimum stepback requirement. Findings supporting the requested Variance are included in proposed Resolution 6105-25.

SITE PLAN:

Size and Location

The proposed project involves the subdivision of one (1) lot into two lots that is currently developed with a religious facility and two ancillary buildings. Provided the Tentative Parcel Map request is granted, th e newly created lot will be 1.73-acres in size and the remaining lot will be 1.29-acr es in size. The newly created lot, and remaining lot will meet the minimum lot size requirements, which requires a minimum lot size of 7,200 square feet for an R-3 zoned property, and a minimum one (1) acre lot for an R-1 zoned property improved with a church and/or religious facility. The 1.73-acre portion of the subje ct site will be developed with twenty-six 306
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(26) townhomes, and w ill be triangular in shape. Street frontage for the 1.73-acre portion will be provided from Santa Barb ara Avenue. The existing religious facility and the two-story ancillary building to be occupied by Grace Baptist Church will remain on the 1.29-acre lot. The 1.29-acre parcel will be rectangular in shape, and will continue to provide street frontage along Santa Catalina Avenue.

In addition, the Municipal Code stipulates Special Operating Conditions and Development Standards applicable to chur ches, other religious centers, and other authorized assembly uses require religious facilities in the R-1 zone to, in part, maintain a minimum lot size of one (1) acre, a minimum lot frontage of one hundred and twenty feet (120’-0”), and to abut at least one public street with a roadway having not less than two (2) parking lane s and two (2) traffic lanes, and provide a twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property. The applicant is requesting a waiver to deviate from the twenty-five (25) foot distance requirement created by the proposed subdivision. Per Section

9.08.020.050.A.11, stipulates that requ irements related to Special Operating Conditions and Development Standards applicable to “churches, other religious centers, and other authorized assembly uses” in residential zones may be waived by the Planning Commission upon a finding that the impacts of the project, as proposed, do not justify the imposition of the requirements.

Provided the Tentative Parcel Map request is approved, the subject site would have a total lot size of 1.29 acres and a combined lot frontage of 375 feet, both of which exceed the minimum lot size and lot frontage requirements of the zone for religious facilities. In addition, the site is locate d along Santa Catalina Avenue, which is a secondary arterial that can accommodate two (2) parking lanes and two (2) traffic lanes. Additionally, based on the number of seats provided by the religious facility and size of the ancillary two-story building, the site is required to provide 59 parking spaces. Due to the subdivision, the church parcel will be required to restripe the parking lot. With the restriping of the parking lot, the church parcel will accommodate 59 parking spaces, which meets the minimum required. Although the church property have been used as a religious facility since the 1960’s, with the exception to the waiver request to maintain a minimum tw enty-five-foot (25’-0”) setback from common property lines with “R” zoned properties for the religious facility, the site possesses physical characteristics that meet the Code’s requirements for churches and religious facilities.

Site Design, and Circulation

The Project will be located at the south side of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street, at 5802 Santa Catalina Avenue. The 1.73 acre portion of the subject site will be development with twenty-six (26) townhomes, and will have access along Santa Barbara Avenue.

The remaining 1.29 acre site currently developed with the religious facility will maintain their access from Santa Catalina Avenue.

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The 1.73 acre parcel will be developed with five (5) detached buildings, labeled 1-5 on the proposed plan. Buildings 1, 2 and 5, will be located twenty (20’-0”) feet from the easterly (front) property line for both the first and second floor. Buildings 3-5 located on westerly (side abutting alley) pr operty line will provide a ten (10) foot setback for the first floor, and a twelve (12) foot side setback for the second floor.

Buildings 1-3 located on the northerly (rear) portion of the project site will provide a rear setback for the first floor that will vary from ten (10) feet to fourteen feet, six inches (14’-6”), and for the second floor, the rear setback will vary from ten (10) feet to seventeen feet, six inches (17’-6”). Pursuant to Section 19.12.040, an R-3 development requires a ten (10) foot se tback from the first and second floor.

However, per section 9.12.040.050 (Special Requirements – Multi-Family Requirements), any R-3 zoned property ad jacent to an R-1 zoned property shall provide a 20-foot stepback from the second floor building area. The applicant is proposing a second floor stepback of ten (1 0) feet for Building 1 located on the northeast portion of the site, and a fourteen foot and six-inch (14’-6”) setback for Building 3 located in the northerly portion of the site, in order to facilitate the construction of the 26 units. Therefore, a Variance is required from the minimum stepback requirement. Findings supporting the requested Variance are included in proposed Resolution 6105-25. With the exception of the rear stepback for the second floor building area for the residential development, the proposed residential buildings meet the setback requirements of the Code.

In addition, the proposed residential site will be accessible from three (3) new thirty- foot wide driveway approaches of Santa Barbara Avenue. The new approaches will be connected to four (4) new twenty-five-foot (25’-0”) drive aisles. The drive aisles will provide vehicular access to the garage of each unit and uncovered parking spaces available for guest and residents. Vehicular access and circulation was reviewed by Public Works Engineering Division and Orange County Fire Authority (OCFA) and was deemed to meet applicable standards and requirements.

Pedestrian access to the site will be via the sidewalk fronting Santa Barbara Avenue.

In addition, community walkways will be installed throughout the development for internal pedestrian circulation to the units. The walkways will lead to each unit’s front entry, as well as common recreational areas, and open guest parking spaces. Trash enclosures, designed in accordance with City standards, will be situated along the northerly and southerly property line.

Floor Plan

The proposed project will provide twenty (26) two-story units that include eight (8) two-bedroom units, ten (10) three-bedroom units, and eight (8) four-bedroom units.

The unit sizes will range in size from 1, 223 square feet to 1,745 square feet. There are three (3) different types of floor plans that are proposed, as detailed in Table A below.

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Table A - Unit Design

Type
Number of
bedrooms
Number of
bathrooms Living area2 Private open
space
Private
parking
PL 1 Two beds 2.5 baths 1,223
Patio on the
ground floor
Standard
PL 2 Three beds 2.5 baths 1,421 Standard
PL 3 Four beds 3 baths 1,745 Standard

Plan type PL 1 will have a 1,223 square foot living area and a 444 square foot standard two-car garage. The living area will consist of a bedroom, walk-in closet and bathroom on the first floor. The living area for the second floor will consist of the following: a great room, a dining area , a kitchen, a powder room, and a master bedroom suite. The PL 1 unit will be prov ided with a minimum 60 square foot open patio as the private open space.

Plan type PL 2 will have a 1,421 square foot living area, and a 441 square foot standard two-car garage. The main entry, kitchen, great room, powder room and the garage will be located on the ground floor. The living area includes a master bedroom suite, two bedrooms, a bathroom and laundr y room on the second floor. The PL 2 unit will be provided with a minimum 60 sq uare foot open patio abutting the front entry for eight (8) of the units.

Plan type PL 3 will have a 1,745 square foot living area, and a 419 square foot standard two-car garage. The main entry and the garage will be located on the ground floor. The ground floor will also include a great room, a dining area, a kitchen, bedroom, and a bathroom. The living area includes a master bedroom suite, two bedrooms, a bathroom, a loft area, and a laundry room on the second floor. The PL 3 unit will also be provided with a minimum 60 square foot open patio abutting the front entry as the private open space.

Parking

The project provides a total of eighty (80) parking spaces, which exceeds the minimum parking requirements by one (1) space. Each unit will be provided with an enclosed standard two-car garage. The project as proposed, will include twenty-eight (28) guest parking spaces, two of which will be ADA (Americans with Disabilities Act) parking spaces located at the front of the project site. Table B, below, provides a breakdown of the parking requirements.

Ϯ Excluding the garage’s square footage.
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Table B - Parking Spaces Required Per Unit

Type Number of
bedrooms
Number of
units
Parking ratio
(per unit)
Required
parking
PL 1 Two-bedroom 8 units 2.5 spaces 20
PL 2 three-bedroom 10 units 3.25 spaces 33
PL 3 Four-bedroom 8 units 3.25 spaces 26
Total 26 units Total 79 spaces

Open Space and Recreational Area

Section 9.12.040.050.J of the Municipal Code requires a minimum of 300 square feet per unit of recreation area that may be split between private recreation area and communal recreation area. Based on the twenty-six (26) units, the project is required to provide a minimum of 7,800 square feet.

The private open space is designed to comply with the size and dimension requirements of the Municipal Code. A total of twenty-two (22) units will be provided with an open patio area, each at least 90 square feet in area, abutting the front entry.

A total of 2,804 square feet of private open space will be proposed for the project.

The proposed design exceeds the minimum private open space requirement.

Additionally, since the site is over 14,400 square feet in area and will be improved with more than five (5) units, the Munici pal Code also requires the development to include a minimum active recreation area based on the net lot area. The net lot size of the newly proposed lot will be 75,646 square feet, which will require a minimum active recreation area of 3,600 square feet, including an active recreation area of a minimum size of 900 square feet with a minimum dimension of thirty feet (30’-0”) in any direction.

The project will provide approximately 3,783 square feet of active common recreation open area. This area will be the main active open space serving the entire site. The area will be centrally located between Buildings 4 and 5. The area has varying widths, with the shortest width dimension of seve nteen and one inch (17’-1”). The active common area will also include a 379 squar e foot shade structu re with four (4) barbeques and outdoor furniture to encourage different outdoor recreational activities appropriate for townhome developments. Additional recreation area will be provided along the northeast portion of the site, closest to units 1-3, and will be equipped with a yoga lawn area, outdoor exercise stations, corn hole boards and seating.

The Municipal Code also allows up to 50% of the required common open space areas to be maintained as passive common open space consisting of landscape areas that incorporate pathways, waterscapes, and hardscape areas. Such passive open space cannot be less than ten feet (10’-0”) in any direction.

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The proposed project will include multiple passive common areas along the south, west, east and north of the development to connect all the buildings and provide a path to the trash enclosures and active areas. Each passive open space will be provided with a community garden, landsc aping, and pathways. The passive open spaces meet the minimum dimension and design requirements.

The combined square footage of both pr ivate open space and common active recreational area is 10,491 square feet , which exceeds the minimum open space required by the Municipal Code by 2,691 square feet.

Amenities

In addition to the minimum size and dimension requirements, the Municipal Code requires multifamily residential developments to provide specific amenities as shown in the Multifamily Residential Developm ent Amenity Standards Table (Section

9.12.040.050).) The Project provides different types of amenities serving residents of the development, including a barbeque (BBQ) area equipped with large wood shade structures and tables, seating, outd oor furniture, community gardens, and a community dog bag station as shown on the Landscaping plan (L-6) of the proposed plan. The project as proposed will provide the following amenities

x 4 Barbeque with table seating
x Paseo Amenity area with raised citrus garden planters and bench seating for small gatherings. Total 72 square feet
x Trellis shade with seating & BBQ’s. Total 3,686 square feet x Outdoor activity area, corn hole, 535 square feet
x Yoga Lawn area and two outdoor gym equipment

Site Landscaping

Section 9.12.040.090 (Landscaping Requirements) requires all areas that are not designated for walkways, parking spaces, drive aisles, and private recreation areas, to be fully landscaped and automatically i rrigated. In addition, the applicant is required to provide a landscape and irri gation plan that complies with the requirements of the Municipal Code. The project provides approximately 17,154 square feet of landscaping throughout the site, including setbacks areas, along the drive aisle, and walkways, using a variety of plant materials. All of the landscaped areas will be fitted with automatic irrigation systems that comply with the City’s Water Efficiency Guidelines.

Building Architecture

The proposed townhomes will be two (2) sto ries in height and will incorporate a craftsman architectural style. The building design includes stucco exteriors, shingle roof, board and batten siding, decorative corbels, and a gable roof which are common characteristics found in this type of architecture. The design incorporates varying roof 311
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lines, different materials in architectural exterior features to break down the overall building massing and provide further ar chitectural articulation. The building elevations portray a white, grey and green color scheme, which will be complementary and architecturally compatible with the immediate neighborhood.

CONDITIONAL USE PERMIT
The project scope includes the subdivision of one (1) lot into two lots, amending the general plan designation for a 1.73-acre portion of the project site to Medium Density Residential, and rezoning a 1.73-acre portion of the project site to R-3 to facilitate the development of twenty-six (26) townhomes. As part of the request, an existing ancillary one-story building, and rear portion of the existing parking lot will be demolished to accommodate the project. Pursuant to Section 9.12.020.050.A of the Municipal Code, “churches and other reli gious centers” in the R-1 zone are conditionally permitted, and are subject to Special Operating Conditions and Development Standards, which includes a minimum lot size of one (1) acre, a minimum lot frontage of 120 feet, and adjacency to a public street with a roadway having not less than two parking lanes and two traffic lanes, and maintain a twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property.

Due to the lot subdivision, the existing main sanctuary building will be located thirteen feet six inches (13’-6”) from the southerly property line of the 1.29-acre lot.

Municipal Code Section 9.08.020.050.A.11 stipulates that requirements related to Special Operating Conditions and Development Standards applicable to “churches, other religious centers, and other authorized assembly uses” in residential zones and open space zones may be waived by the Pl anning Commission upon a finding that the impacts of the project, as proposed, do not justify the imposition of the requirements. The applicant is requesting a waiver to allow the main building of the religious facility to deviate from the requ ired twenty-five foot (25’-0”) building setback to a common property line with an "R" zoned property to be thirteen feet six inches (13’-6”).

The religious facility has been operating as such since the 1960’s under Conditional Use Permit No. CUP-119-60. The existing layout of the religious facility encompasses an assembly area, storage rooms, restrooms, and five (5) offices that will face the southerly property line and the residentia l development. No expansions to the existing building are proposed. The assembly portion of the religious facility will be approximately twenty-five (25) feet from th e proposed residential use, and will be buffered by the administrative offices. In addition, no expansions to the existing sanctuary building are proposed. Therefore, a waiver of this standard is justified and the townhome project residents will not be adversely impacted.

Since the existing parcel of the religious facility will be reconfigured to accommodate the residential use, the original Conditional Use Permit No. CUP-119-60 currently governing the site would also be modified to reflect the new lot size resulting in the subdivision, as well as update the Conditions of Approval to reflect current standards 312
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conditions of approval for religious facili ties. Upon approval and exercise of the subject requests, CUP-119-60, would be repl aced by Conditional Use Permit No.

CUP-119-60 (REV. 2025).

Furthermore, the remaining 1.29 acre parcel to be utilized by Grace Baptist Church will possess the physical characteristics that meet the Code’s requirements for churches and religious facilities, including the minimum lot size of one (1) acre, the minimum lot frontage of 120 feet, and adjacency to a public street with a roadway having not less than two parking lanes and two traffic lanes. The main building, with the exception of the waiver, will comply wi th Zoning Code requirements, as well as the California Building Standards Code requirements for accessibility.

The operations of Grace Baptist Church will remain unchanged. The former Preschool, Looks Who’s Learning, which previously occupied the two-story ancillary building has ceased operations and will now be occupi ed by Grace Baptist Church for Sunday Youth Service. The church will continue to have services on Sundays, from 10:30 a.m. to 4:00 p.m. In addition to the religious services, the church also provides Youth Sunday Service for their members offered every Sunday, from 9:30 a.m. to 10:30 a.m. in the two-story ancillary building.

CALIFORNIA ENVIRONMENTAL QUALITY ACT

Pursuant to the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et seq., an initial study was prepared (Santa Barbara Towns – Initial Study/Mitigated Negative Declaration). In accordance with CEQA, the City made the IS/MND available for public review and comment prior to the meeting, from January 23, 2025 to February 11, 2025. The IS/MND concludes that the proposed project will have no, or a less than significant, im pact on all relevant environmental factors, provided specified mitigation measures are incorporated. These mitigation measures are included as Conditions of Approval to the proposed Site Plan, Tentative Tract Map, and Parcel Map. On this basis, a Mitigated Negative Declaration and Mitigation Monitoring Program has been prepared. A complete digital copy of the environmental documents with the corresponding technical studies is attached to this report as Attachment 3.

SB330 – REPLACEMENT HOUSING

In 2019, the Legislature adopted, and the Governor approved Senate Bill 330 (SB 330) enacting the Housing Crisis Act of 2019 (Government Code § 66300). Among its provisions, SB 330 imposed new requ irements when a proposed new housing development would require the demolition of existing residential units, or residential rental units have been demolished within the five (5) year period preceding the application date. Pursuant to Government Code § 66300(d)(1), the City may not approve a housing development project unless the project will create at least as many residential dwelling units as have been / will be demolished.

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The property located at 5802 Santa Catali na Avenue is improved with a religious facility and two ancillary buildings. No existing residential unit will be demolished on this site. Therefore, this precludes the project from the replacement unit requirements prescribed by California Government Code §66300(d).

NO NET LOSS FINDINGS
Government Code Section 65863 requires jurisdictions to maintain adequate sites to accommodate their remaining unmet Regional Housing Needs Allocation (RHNA) by each income category at all times throughout the Housing Element planning period.

A jurisdiction may not take any action to reduce a parcel’s residential density unless it makes findings that the reduction is consistent with the General Plan, including the Housing Element, and that the remaining sites identified in its Housing Element sites inventory can accommodate its remaining unmet RHNA by each income category or it identifies additional sites so that there is no net loss of residential unit capacity. In addition, if a jurisdiction approves a development on a parcel identified in its Housing Element sites inventory with fewer units than shown in the Housing Element, the jurisdiction must either make findings that the Housing Element’s remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level or identify and make available additional adequate sites to accommodate the remaining unmet RHNA for each income ca tegory. City approval of the proposed project will not reduce the allowed residential density for the subject site. In addition, the subject site is not identified in the Housing Element sites inventory. Therefore, No Net Loss findings are not required for this project.

RECOMMENDATION:

Staff recommends that the Planning Commission hold a public hearing and take the following actions:

1. Adopt the attached Resolution No. 610 2-25 recommending that the Garden Grove City Council adopt a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the project.

2. Adopt the attached Resolution No. 61 03-25 recommending that the Garden Grove City Council: (i) approve General Plan Amendment No. GPA-001-2025 to amend the General Plan Land Use Map to modify the General Plan Land Use Designation of a 1.73-acre portion of the subject property from Low Density Residential (LDR) to Medium Density Residential (MDR); and (ii)) approve Zoning Map Amendment No. A-041-2025 to amend the City’s Official Zoning Map to change the zoning of a 1.73-acre portion of the subject property from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential).

3. Adopt the attached Resolution No. 61 04-25 recommending that the Garden Grove City Council approve Tentative Parcel Map No. PM-124-2024.

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4. Adopt the attached Resolution No. 61 05-25 recommending that the Garden Grove City Council approve Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025.

5. Adopt the attached Resolution No. 61 06-25 recommending that the Garden Grove City Council adopt a Conditional Use Permit No. CUP-119-60 (REV. 2025).

Maria Parra
Planning Services Manager

By: Monica Rodriguez
Senior Planner

Attachment 1: Vicinity Map
Attachment 2: Plans
Attachment 3: Initial Study/Mitigation Negative Declaration and associated Mitigation Monitoring and Reporting Program
Attachment 4: Resolution No. 6102-25 (Mitigated Negative Declaration) Attachment 5: Resolution No. 6103-25 (General Plan Amendment No.

GPA-001-2025/Zoning Map Amendment No. 014-2025)
Attachment 6: Resolution No. 6104- 25 with Exhibit “A” – Conditions of Approval (Tentative Parcel Map No. 2024-124)
Attachment 7: Resolution No. 6105-25 (Site Plan No. 150-2025, Variance No.

V-045-2025, Tentative Tract Map No. TTM-19336) with Exhibit “A” – Conditions of Approval (Site Plan No. 150-2025, Variance No. V-045-2025 Tentative Tract Map No. TTM-19336)
Attachment 8: Resolution No. 6106-25 (Conditional Use Permit No. CUP-119-60 REV. 2025) with Exhibit “A” – Conditions of Approval
(Conditional Use Permit No. CUP-119-60 REV. 2025)

315
RESOLUTION NO. 6102-25

A RESOLUTION OF THE PLANNING COMMISSI ON OF THE CITY OF GARDEN GROVE

RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE

DECLARATION AND AN ASSOCIATED MITIGATION MONITORING AND REPORTING PROGRAM FOR THE SANTA BARBARA TOWNS RESIDENTIAL PROJECT AT 5802 SANTA CATALINA AVENUE, ASSESSOR'S PARCEL NO. 224-212-01.

WHEREAS, Neal Pafford, on behalf of Brandywine Homes, the applicant, submitted a request to rezone and subdivide an existing approximately 3.025-acre lot located on the south side of Santa Ca talina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street, at 5802 Santa Catalina Avenue, Assessor’s Parcel No. 224-212-01 (the “Property”) containing an operating religious facility into two parcels to facilitate the development of a residential project on a new 1.73-acre parcel consisting of twenty-six (26) condominium townhomes and associated site improvements, on a property; and

WHEREAS, the applicant has requested the following approvals to facilitate the proposed development: (i) a General Plan Amendment to change the General Plan Land Use Designation of a 1.73-acre portio n of the project site from Low Density Residential (LDR) to Medium Density Residential to facilitate the development of the residential project; (ii) a Zoning Map Amendment to change the zoning of a 1.73 acre portion of the subject property from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) to facilitate the development of the residential project; (iii) a Tentative Parcel Map to subdivide the existing approximately 3.025-acre lot into two lots to facilitate the development of the residential project on a new 1.73 acre parcel and allow the existing religious facility to continue to operate on a new

1.29 acre parcel; (iv) a Tentative Tract Map to create a one-lot subdivision for the purpose of selling each townhome as a condominium; (v) Variance approval to deviate from the required rear yard setbac k for second-story building area; (vi) a Site Plan to construct twenty-six (26) two-story townhomes along with associated site improvements; and (vii) a Conditional Use Permit (CUP) to allow the religious facility to continue to operate on the new 1.29 acre parcel, and a waiver to allow the existing main sanctuary building to deviate fr om the required twenty-five foot (25’-0”) building setback to a common pr operty line with an “R” zoned property (collectively, the “Project”); and

WHEREAS, 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., an Initial Study was prepared for the proposed Proje ct and it has been determined that the proposed Project qualifies for a Mitigate d Negative Declaration as the proposed Project with the proposed mitigation measures cannot, or will not, have a significant effect on the environment; and
Attachment 4
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WHEREAS, a Mitigation Monitoring and Reporting Program has been prepared and is attached to the Mitigated Negative Declaration listing the mitigation measures to be monitored during Project implementation; and

WHEREAS, the Mitigated Negative Declar ation with mitigation measures was prepared and circulated in accordance with CEQA and CEQA's implementing guidelines; and

WHEREAS, concurrent with its adoption of this Resolution, the Planning Commission also adopted Resolution No. 6103-24 recommending that the City Council approve General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No. A-041-2025, Resolution No. 6104-25 recommending that the City Council approve Tentative Parcel Map No. PM-2024-124, subject to specified conditions of approval, Resolution No. 6105-25 recommending that the City Council approve Site Plan No. SP-150-2025, Variance No. V-045-2025, and Tentative Tract Map No. TT-19336, subject to specified Conditions of Approval, and Resolution No. 6106-25 recommending that the City Council approve Conditional Use Permit no.

CUP-119-60 (REV. 2025); and

WHEREAS, at its regular meeting held February 20, 2025, the Planning Commission of the City of Garden Grove held a duly noticed public hearing and considered the report submitted by City staff and all oral and written testimony presented regarding the Proj ect, the Initial Study, an d the proposed Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program.

NOW, THEREFORE, BE IT RESOLVED, FOUND AND DETERMINED as follows:

1. Pursuant to the California Environmental Quality Act CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an Initial Study was prepared, and it has been determined that the Project qualifies for a Mitigated Negative Declaration because the Project, with the proposed mitigation measures cannot, or will not, have a significant effect on the environment. The Mitigated Negative Declaration with mitigation measures was prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.

2. The Planning Commission has considered the proposed Mitigated Negative Declaration together with comments received during the public review process.

3. The Planning Commission finds that the Mitigated Negative Declaration reflects the City's independent judgment and analysis.

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4. The Planning Commission finds on th e basis of the whole record before it, including the Initial Study and comments received, that there is no substantial evidence that the Project, with the proposed mitigation measures, will have a significant effect on the environment.

5. The Planning Commission hereby recommends the City Council adopt the Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the Project.

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RESOLUTION NO. 6103-25

A RESOLUTION OF THE PLANNING COMMISS ION OF THE CITY OF GARDEN GROVE RECOMMENDING THAT THE CITY COUNCIL: (I) APPROVE GENERAL PLAN AMENDMENT NO. GPA-001-2025 TO AMEND THE CITY OF GARDEN GROVE’S

GENERAL PLAN LAND USE MAP TO MODIFY THE GENERAL PLAN LAND USE

DESIGNATION OF THE PROPERTY LOCATE D ON THE SOUTH SIDE OF SANTA

CATALINA AVENUE, NORTHWEST OF SANTA BARBARA AVENUE, BETWEEN VALLEY VIEW STREET AND ST. MARK STREET, AT 5802 SANTA CAT ALINA AVENUE, ASSESSOR’S PARCEL NO. 224-212-01, FROM LOW DENSITY RESIDENTIAL (LDR) TO MEDIUM DENSITY RESIDENTIAL (MDR); AND (II) AMEND THE CITY’S OFFICIAL ZONING MAP TO CHANGE THE ZONING OF THE PROPERTY FROM R-1 (SINGLE-FAMILY RESIDENTIAL) TO R-3 (MULTIPLE-FAMILY RESIDENTIAL).

BE IT RESOLVED that the Planning Commi ssion of the City of Garden Grove, in a regular session assembled on February 20, 2025, hereby recommends that the City Council approve General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No. A-041-2025 for a property located on the south side of Santa Catalina Avenue, northwest of Santa Barb ara Avenue, between Valley View Street and St. Mark Street, Assessor’s Parcel No. 224-212-01.

BE IT FURTHER RESOLVED in the matter of General Plan Amendment No.

GPA-001-2025 and Zoning Map Amendment No. A-041-2025, the Planning Commission of the City of Garden Grove does hereby report as follows:

1. The subject case was initiated by Neal Pafford on behalf of Brandywine Homes, with authorization from the property owner, Grace Baptist Church.

2. The applicant has submitted a request to subdivide an existing approximately

3.025-acre lot located on the south side of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street, at 5802 Santa Catalina Avenue, Assessor’s Parcel No. 224-212-01 (the “Property”) containing an operating religious facility into two parcels to facilitate (a) the development of a re sidential project on a new 1.73-acre parcel consisting of twenty-six (26) condominium townhomes and associated site improvements and (b) the continue d operation of the existing religious facility on a new 1.29-acre parcel.

parcel; (iv) a Tentative Tract Map to create a one-lot subdivision for the purpose of selling each townhome as a condominium; (v) Variance approval to deviate from the required rear ya rd setback for second-story building area; (vi) a Site Plan to construct twenty-six (26) two-story townhomes along with associated site improvemen ts; and (vii) a Conditional Use Permit (CUP) to allow the religious facility to continue to operate on the new 1.29 acre parcel, and a waiver to allow the existing main sanctuary building to deviate from the required twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property (collectively, the “Project”).

4. Pursuant to the California Environmental Quality Act CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an initial study was prepared, and it has been determined that the proposed Proj ect qualifies for a Mitigated Negative Declaration because the proposed Pr oject with implementation of the proposed mitigation measures cannot, or will not, have a significant effect on the environment. A Mitigation Moni toring and Reporting Program (MMRP) has been prepared and is attached to the Mitigated Negative Declaration listing the mitigation measures to be monitored during project implementation. The Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.

5. Concurrently with its adoption of th is Resolution, the Planning Commission also considered adopted Resolution No. 6102-25 recommending that the City Council adopt a Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the Project.

6. The property has a General Plan Land Use designation of Low Density Residential (LDR) and is zoned R-1 (Single-Family Residential). The site is currently developed with a religious facility and two ancillary buildings.

7. Existing land use, zoning, and General Plan designation of property in the vicinity of the subject property have been reviewed.

8. Report submitted by the City staff was reviewed.

9. Pursuant to a legal notice, a public hearing was held on February 20, 2025, and all interested persons were given an opportunity to be heard.

10. The Planning Commission gave due and careful consideration to the matter during its meeting on February 20, 2025.

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BE IT FURTHER RESOLVED, FOUND AND DETERMINED that the facts and reasons supporting the conclusion of the Planning Commission, as required under Municipal Code Section 9.32.030, are as follows:

FACTS:

The subject site is located at the south si de of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street. The site abuts an R-3 (Multiple-Family Residential) zoned property to the south. To the west, across St. Mark Street, the subject si te is adjacent to R-1 (Single-Family Residential) zoned properties. To the north and east, the subject site is adjacent to R-1 (Single-Family Residential) zoned properties. The subject site is in an area developed with residential uses, including two-story multifamily dwellings.

The overall subject site is approximately 131,769 gross square feet (3.025-acres), and has a General Plan Land Use Designation of Low Density Residential and is zoned R-1 (Low Density Residential).

The proposed project involves the subdiv ision of a 3.025-acre lot into two lots, currently developed with a religious facility and two ancillary buildings. The request also includes changing the General Plan Land Use Designation and zoning of the

1.73-acre portion of the subdivided lot to Medium Density Residential and R-3 (Multiple-Family Residential), respectively, to facilitate its development with twenty- six (26) townhomes and related site improvements. The remaining 1.29-acre lot will remain unchanged with a land use designation of Low Density Residential (LDR) and zoning designation of R-1 (Single-Family Residential) and will continue to be occupied by a religious facility.

FINDINGS AND REASONS:

General Plan Amendment

1. Proposed General Plan Amendment No. GPA-001-2025 is internally consistent with the goals, policies, and elements of the General Plan.

The proposed General Plan Amendment No. GPA-001-2025 would amend the City of Garden Grove's General Plan Land Use Map to modify the General Plan Land Use Designation of a 1.73-acre portion of the Property from Low Density Residential (LDR) to Medium Density Residential (MDR), in order to facilitate the development of the resi dential project and associated site improvements. The MDR designation is intended for the development of mainly multifamily residential neighborhoods that provide a variety of housing types, provide access to sch ools, parks, and other community services, provide a high-quality archite ctural design that preserves privacy, 321
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provide common spaces, recreation areas and services convenient to residents, provide an excellent environment for family life, and preserve residential property values. The MDR also allows a maximum density of 32 units per acre. With the proposed Ge neral Plan Amendment, the subject project will be consistent with the goals of the City’s General Plan.

The proposed General Plan amendment will facilitate rezoning of the 1.73- acre portion of the subject property to R-3 (Multiple-Family Residential), which allows for a range of densities up to maximum of 32 dwelling units per acre, and the development of the pr oposed twenty-six (26) townhome project, which will have a net density of approximately 15.2 dwelling units per acre.

The project as proposed, will be compat ible with the surrounding properties, which have two-story multi-family developments to the south and east of the project site. Accordingly, the Medium Density Residential Land Use designation is appropriate for the site and will ensure that the site is developed and maintained in continuity with surrounding land uses.

Giving the site a Land Use designation of "Medium Density Residential", pursuant to the proposed General Plan Amendment, is consistent with the goals and policies of the General Plan Land Use Element:

Policy LU-2.4, which encourages the City to assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood.

The site is located within a resident ial neighborhood, characterized by two- story multifamily developments to the south, and across the street, on Santa Barbara Avenue. The proposed development, with a density of fifteen (15) units per acre is appropriate, as it wi ll not only provide opportunities for new housing developments, but also integrate with the surrounding neighborhood developed with residential uses that include single and multifamily developments.

Policy LU-3.2, which encourages developers to build housing projects at or maximum allowable densities.

The site’s proposed townhome development is similar and compatible with the surrounding properties, which have both multi-family and single-family housing. Accordingly, the Medium Density Residential Land Use designation is appropriate for the property and will ensure that the site is maintained in continuity with surrounding land uses. In addition, the proposed residential development will provide different unit sizes and designs that can 322
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accommodate different housing demands. Thus, approval of the proposed General Plan Amendment is necessary to facilitate such development.

2. The proposed General Plan Amendment will promote the public interest, health, safety and welfare.

The proposed General Plan amendment of a 1.73-acre portion of the subject site is necessary to facilitate the development of the proposed twenty-six (26) unit residential development, whi ch will ensure that the future use and development of the property will be consistent with the use and development permitted on nearby properties within the City of Garden Grove.

Furthermore, an Initial Study and Miti gated Negative Declaration (IS/MND) was prepared for this project pursuant to CEQA. The IS/MND concluded that the proposed project will have no, or a less than significant, impact on all relevant environmental factors, provided specified mitigation measures are incorporated. Proper mitigation measure s were included in the Mitigation Monitoring and Reporting Program (MMRP) to maintain the Project’s operational noise impact to be within the City’s noise standards.

3. The parcels covered by the proposed amendment to the General Plan Land Use Map are physically suitable for the requested land use designation(s), compatible with the surrounding land uses, and consistent with the General Plan.

The proposed General Plan Amendment No. GPA-001-2025 would amend the City of Garden Grove's General Plan Land Use Map to modify the General Plan Land Use Designation of the Property from Low Density Residential (LDR) to Medium Density Residential (MDR), in order to facilitate the development of the residential project and associat ed site improvements. The Medium Density Residential (MDR) Land Use Designation is intended for the development of multi-family residential neighborhoods and allows for a range of densities up to a maximum of 32.0 dwelling units per acre. The proposed project will have a net density of 15.2 dwelling units per acre.

The proposed General Plan amendment will facilitate rezoning of the subject property to R-3 (Multiple-Family Resi dential) and the development of the proposed twenty-six (26) townhome development. The site’s proposed townhome residential type housing is similar and compatible with the surrounding properties, which have both multi-family and single-family housing. The surrounding properties have a mix of LDR and MDR General Plan Land Use Designations. Accordingly, the Medium Density Residential Land Use designation is appropriate for the site and will ensure that the site is developed and maintained in continuity with surrounding land uses. In 323
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addition, the site is adequate is size, and with access to all necessary public infrastructure to adequately serve the proposed residential development.

Finally, the General Plan is robust enough to accommodate the re-designation of property to new land use designations, and application of the Medium Density Residential Land Use designation to the site will not conflict with other provisions or elements of the General Plan.

Zone Map Amendment:

1. Proposed Amendment No. A-041-2025 is internally consistent with the goals, policies, and elements of the General Plan.

Under the proposed Amendment No. A-041-2025, the City’s Zoning Map will be amended to rezone the project site from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential), to faci litate the development of the proposed twenty-six (26) townhome development, and to ensure consistency with the proposed General Plan Land Use Designation of Medium Density Residential (MDR).

The R-3 (Multiple-Family Residential) zone implements the MDR Land Use Designation and is intended to provide for a variety of types and densities of multiple-family residential dwellings. This zone is intended to promote housing opportunities in close proximity to empl oyment and commercial centers.

Pursuant to Garden Grove Municipal Code Subsection 9.12.040.050.A, the maximum density per acre is 32 dwelling units. For a lot size of 75,646 square feet, such as the project site, under the R-3 zoning, a maximum of 55 units would be allowed. The proposed proje ct will contain twenty-six (26) units, which is less than the maximum allowed.

Rezoning the site from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential), is consistent with the goals and policies of the General Plan Land Use Element, including:

Policy LU-2.4: Assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood.

The site is located within a residential neighborhood, characterized by two- story multifamily developments to the south, and across the street, on Santa Barbara Avenue. The proposed developmen t, with a density of fifteen (15) units per acre is appropriate, as it wi ll not only provide opportunities for new housing developments, but also integrate with the surrounding neighborhood developed with residential uses that include two-story multifamily developments within the immediate vicinity.
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Goal LU-4: The City seeks to develop uses that are compatible with one another.

The 1.73-acre site is proposed to be improved with twenty-six (26) townhome units, or 15.2 units per acre, which is within the allowable density of 32 units per acre pursuant to the proposed MDR General Plan land use designation.

The proposed project is within the allowed density of the MDR land use designation and similar in scale to the adjoining residential neighborhood. The proposed design will consist of two-sto ry units, which ar e allowed by the proposed R-3 zoning. Thus, the project is similar both in land use intensity and physical scale of the adjoining residential neighborhood.

2. The proposed zone change will ensure a degree of compatibility with surrounding properties and uses.

The proposed General Plan amendment will facilitate the development of the proposed twenty-six (26) townhome development. The site’s proposed townhome type housing project is similar and compatible with the surrounding properties, which have both multi-family and single-family housing. The surrounding properties have a mix of R-3 (Multiple-Family Residential), and R- 1 (Single-Family Residential) zoning. Accordingly, the R-3 zoning designation is appropriate for the site and will ensure that the site is compatible with and is developed and maintained in continuity with surrounding land uses.

3. The parcels covered by the proposed amendment to the Zoning Map are physically suitable for the requested land use designation(s), compatible with the surrounding land uses, and consistent with the General Plan.

Under the proposed Amendment No. A-041-2025, the City’s Official Zoning Map will be amended to rezone the pr oject site from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential), to facilitate the development of the proposed 26-unit townhome Project, and to ensure consistency with the proposed General Plan Land Use Designation of Medium Density Residential (MDR).
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The proposed Zoning Map amendment will facilitate the development of the proposed 26-unit townhome project. The site’s proposed multi-family residential type housing is compatib le with the surrounding area, which consists of two-story multifamily ap artment homes along Santa Barbara Avenue to the south and east. Accord ingly, the Multiple-Family Residential zoning designation is appropriate for the site, as it will provide a transition from a higher density to a lower density neighborhood. In addition, the site will have access to all necessary public infrastructure to adequately serve the proposed residential development.

INCORPORATION OF FACTS AND FINDINGS SET FORTH IN STAFF REPORT

In addition to the foregoing, the Planning Commission incorporates herein by this reference, the facts and findings set fort h in the staff report and in Resolution Nos. 6102-25, 6104-25, 6105-25, and 6106-25

BE IT FURTHER RESOLVED that the Planning Commission does conclude:

1. The General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No. A-041-2025, possess characteristics that would indicate justification of the request in accord ance with Municipal Code Sections

9.32.030.D.1 and 2.

2. Upon City Council approval of General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No. A-041-2025, the City of Garden Grove General Plan Land Use Map would be amended to modify the General Plan Land Use Designation of the property from Low Density Residential (LDR) to Medium Density Residential (MDR) and the City’s Official Zoning Map would be amended to change the zoning of the property, located at 5802 Santa Catalina Avenue, Assessor’s Parcel No. 224-212-01, from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential), per the attached maps/exhibits, Exhibits “A” and “B”, respectively.

3. The overall development and subsequent occupancy and operation of the site shall be subject to those environmental mitigation measures identified in the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program.

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Exhibit “A”
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Exhibit “B”
328

RESOLUTION NO. 6104-25

A RESOLUTION OF THE PLANNING COMMISSI ON OF THE CITY OF GARDEN GROVE APPROVING TENTATIVE PARCEL MAP NO. PM-2024-124 FOR A PROPERTY LOCATED

ON THE SOUTH SIDE OF SANTA CATALINA AVENUE, NORTHWEST OF SANTA BARBARA AVENUE, BETWEEN VALLEY VIEW STREET AND ST. MARK STREET, AT 5802 SANTA CATALINA AVENUE, ASSESSOR’S PARCEL NO. 224-212-01.

BE IT RESOLVED that the Planning Commissi on of the City of Garden Grove, in a regular session assembled on February 20, 2025, hereby recommends that the City Council approve Tentative Parcel Map No. PM-2024-124 for a property located on the south side of Santa Catalina Avenue, nort hwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street, Assessor’s Parcel No. 224-212-01, subject to (i) the Conditions of Approval attached hereto as “Exhibit A”; (ii) City Council approval of a Resolution adopting a Mitigated Ne gative Declaration and an associated Mitigation Monitoring and Reporting Prog ram for the Project; (iii) City Council adoption and effectiveness of a Resoluti on approving General Plan Amendment No.

GPA-001-2025; (iv) City Council adoption and effectiveness of an Ordinance approving Zoning Map Amendment No. A-041 -2025; and (v) City Council adoption and effectiveness of a Resolution approving Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025.

BE IT FURTHER RESOLVED in the matter of Tentative Parcel Map No. PM-2024-124, the Planning Commission of the City of Garden Grove does hereby report as follows:

1. The subject case was initiated by Neal Pafford on behalf of Brandywine Homes, with authorization from the property owner, Grace Baptist Church.

2. The applicant has submitted a request to subdivide an existing approximately

3.025-acre lot located on the south side of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street, at 5802 Santa Catalina Avenue, Assessor’s Parcel No. 224-212-01 (the “Property”) containing an operating religious facility into two parcels to facilitate (a) the development of a residential project on a new 1.73-acre parcel consisting of twenty-six (26) condominium townhomes and associated site improvements and (b) the continued operation of the existing religious facility on a new 1.29-acre parcel.

residential project on a new 1.73-acre parcel and allow the existing religious facility to continue to operate on a new 1.29 acre parcel; (iv) a Tentative Tract Map to create a one-lot subdivision for the purpose of selling each townhome as a condominium; (v) Variance approval to deviate from the required rear yard setback for second-story building area; (vi) a Site Plan to construct twenty-six (26) two-story townhomes along with associated site improvements; and (vii) a Conditional Use Permit (CUP) to allow the religious facility to continue to operate on the new 1.29 acre parcel, and a waiver to allow the existing main sanctuary buil ding to deviate from the required twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property (collectively, the “Project”).

4. Pursuant to the California Environmental Quality Act CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an initial study was prepared, and it has been determined that the proposed Proje ct qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will no t, have a significant effect on the environment. A Mitigation Monitoring and Reporting Program (MMRP) has been prepared and is attached to the Mitigated Negative Declaration listing the mitigation measures to be monitored during project implementation. The Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.

5. Concurrently with its adoption of this Resolution, the Planning Commission also adopted (A) Resolution No. 6102-25 recommending that the City Council adopt a Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the Project; (B) Resolution No. 6103-25 recommending that the City Council approve (i) General Plan Amendment No. GPA-001-25 to amend the General Plan Land Use Designation of a 1.73-acre portion of the project site from Low Density Residential (LDR) to Medium Density Residential (MDR), and (ii) Zoning Map Amendment No. A-041-2025 to amend the City’s Official Zoning Map to change the zoni ng of the subject property from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) to facilitate the development of the Project; (C) Resolution No. 6105-25 recommending that the City Council approve Site Plan No. SP-150-2025, Tentative Tract Map No.

TT-19336, and Variance No. V-045-2025; and (D) Resolution No. 6106-25 recommending that the City Council approve Conditional Use Permit No. CUP No. 119-60 (Rev. 2025).The facts and findings set forth in Resolution No. 6102-25, Resolution No. 6103-25, Resolution No. 6105-25 and Resolution No. 6106-25 are hereby incorporated into this Resolution by reference.

7. Existing land use, zoning, and General Plan designation of property in the vicinity of the subject property have been reviewed.

8. Report submitted by the City staff was reviewed.

9. Pursuant to a legal notice, a public hearing was held on February 20, 2025, and all interested persons were given an opportunity to be heard.

10. The Planning Commission gave due and careful consideration to the matter during its meeting on February 20, 2025.

BE IT FURTHER RESOLVED, FOUND AND DE TERMINED that the facts and reasons supporting the conclusion of the Planning Commission, as required under Municipal Code Section 9.04.030 are as follows:

FACTS:

The project site is currently comprised of an approximately 131,769 square foot (3.025-acres) parcel on the south side of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street. The site is currently developed with a religious facility, two ancillary buildings, and a parking lot. The subject site has a General Plan Land Use designation of Low Density Residential (LDR) and is zoned R-1 (Single-Family Residential). The subject site abuts an R-3 (Multiple-Family Residential) zoned property to the south, and across the street from Santa Barbara Avenue to the east. To the west, across St. Mark Street, the subject site is adjacent to R-1 (Single-Family Residential) zoned properties. To the north, the subject site is adjacent to R-1 (Single-Family Residential) zoned properties.

The proposed Project includes the subdivision of the Property into two new parcels, a 1.29 acre parcel (Parcel 1) and a 1.73-acre parcel (Parcel 2). Parcel 2 is proposed to be developed with twenty-six (26) attached townhomes, along with associated site improvements. Parcel 1 will remain with the existing religious facility, and the two-story ancillary building to be occupied by Grace Baptist Church. As part of the request, the parking lot of th e religious facility will be restriped to comply with the Municipal Code parking requirements.

The proposed project on Parcel 2 will consist of twenty-six (26), two-story attached townhomes. Unit size will range from 1,223 square feet, and will consist of two (2), three (3) or four (4) bedrooms, two (2) half bathrooms or three (3) full bathrooms, an attached two-car garage, and covered en try. Associated site improvements will consist of a private drive aisles, visitor parking adjacent to the main entrance, southerly and westerly portion of the site, a common recreation area, private open space areas, and site landscaping improvements.

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To ensure consistency with the proposed General Plan Land Use Designation of Medium Density Residential (MDR), the applicant is also requesting to amend the City’s Zoning Map and rezone the project site from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential).

Therefore, to facilitate the proposed project, a General Plan Amendment and Zoning Map Amendment is necessary to change the land use designation and zone of a

1.73-acre portion of the project site to MDR and R-1 to facilitate the proposed residential development.

FINDINGS AND REASONS:

TENTATIVE PARCEL MAP

1. That the proposed map is consistent with the General Plan.

The proposed Tentative Parcel Map No. PM-2024-124 will subdivide the existing 3.025-acre property into two separate lots to facilitate development a newly created 1.73-acre lot with twenty-six (26) townhomes. The remaining

1.29-acre site will remain with the existing religious facility and two-story ancillary building, which is currently occupied by Grace Baptist Church.

The subject site has a General Plan Land Use designation of LDR (Low Density Residential), and is zoned R-1 (Single-Family Residential). Provided the proposed General Plan Amendment No. GPA-001-2025 is approved, the new

1.73-acre parcel portion of the subject site will have a General Plan Land Use designation of Medium Density Residential (MDR). The MDR designation is intended for the development of mainly multifamily residential neighborhoods that provide a variety of housing types, provide access to schools, parks, and other community services, provide a high-quality architectural design that preserves privacy, provide common spaces, recreation areas and services convenient to residents, provide an excellent environment for family life, and preserve residential property values. The MDR also allows a maximum density of 32 units per acre, which is higher than the proposed density of 15.2 units per acre proposed by the applicant.

The remaining 1.29-acre site will remain with a Low Density Residential (LDR) land use designation, improved with a religious facility. Religious facilities are 332
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a permitted use in the R-1 (Single-Family Residential) zoning district, which implements the LDR Land Use designation of the General Plan.

The proposed project will also be consistent with goals and policies of the City’s General Plan, including the following:

Policy LU-2.2: Strive to provide a diverse mix of housing types, along with uniformly high standards of residentia l property maintenance to preserve residents’ real estate values and their high qu ality of life. The proposed development of twenty-six (26) for-sale units will add to the mix of diverse housing types in the immediate neighborhood. The proposed development will ensure maintenance of all common areas, such as the private drive aisles, guest parking areas, the common recr eation area, and street frontage landscaping, which will be the responsib ility of the Homeowner’s Association to ensure proper maintenance that preserves the residents’ real estate values.

Furthermore, the project will contribute to meeting the City’s Regional Housing Needs Allocation (RHNA), as well as the Housing Element policies.

Policy LU-2.4: Assure that the type and intensity of land use shall be consistent with that of the im mediate neighborhood. The site is located within a residential neighborhood, characterized by the multifamily development to the south. To the west, across St. Mark Street and to the east, the project abuts R-1 (Single-Family Residential) zoned properties. The proposed development, with a density of fifteen (15) units per acre is appropriate, as it will not only provide opportunities for new housing de velopments, but also integrate with the surrounding neighborhood developed with residential uses that include single and multifamily developments.

Goal LU-4: The City seeks to develop uses that are compatible with one another. The newly created 1.73-acre site is proposed to be improved with twenty-six (26) two-story, attached, residential units, at fifteen (15) units per acre. This is within the allowable densit y of thirty-two (32) units per acre of the R-3 zone and the MDR General Plan land use designation of the property.

The proposed project is within the allowed density of the MDR land use designation and similar in scale to the adjoining residential neighborhood. The proposed design will consist of two- story attached townhomes, which are allowed by the proposed R-3 zone. Thus, the project is similar both in land use intensity and physical scale of the adjoining residential neighborhood.

Policy LU-4.1: Locate higher-density re sidential uses with in proximity of commercial uses to encourage pedestria n traffic, and to provide a consumer base for commercial uses. The site is located within a residential neighborhood with nearby access to Valley View Street, a major arterial road that connects to commercial zones. Approval of the proposed General Plan Amendment and Zoning Map Amendment will facilitate the development of twenty-six (26) townhomes. The construction of the ne w residential units would increase the 333
Resolution No. 6104-25 Page 6

local population, and add to the consumer base for commercial services within the immediate vicinity.

Policy LU-4.5: Require that the commer cial and industrial developments adjoining residential uses be adeq uately screened and buffered from residential areas.

The existing religious building has two (2) setbacks from the shared property line with the R-3 zoned property to the south: thirteen feet six inches (13’-6”) from the main sanctuary building, and forty-five feet six inches (45’-6”) from the two-story ancillary building from th e first floor. The portion of the main religious facility closet to the residential development are the administrative offices used by Grace Baptist Church, which are setback approximately thirteen feet six inches (13’-6”). As part of the residential site improvements, a seven foot perimeter wall will be constr ucted between the new residential development and existing religious facility, which will provide an adequate buffering area.

Goal ED-2: The City must attract new businesses, while supporting and assisting those already located within Garden Grove.

The subject site have been operating as a religious facility since 1960. Besides the restriping of the parking lot due to the subdivision, there are no proposed changes to the religious facility. The mo dification Conditional Use Permit No.

CUP-119-60 (REV. 2025) along with the Tentative Tract Map No. PM-124-2024 will allow the church to continue its operation at the subject site.

2. That the design and improvement of th e proposed subdivision is consistent with the General Plan.

The applicant is requesting Tentative Parcel Map No. PM-2024-124 approval to subdivide the existing property for the purpose of developing the site with twenty-six (26) residential for-sale units, while maintaining an existing religious facility on the remaining 1.29-acre site. The MDR land use designation is intended to create, maintain, and enhance residential areas characterized by mostly traditional multiple-family apartments, condominiums, townhomes, and single-family small-lot subdivisions.

In addition, the remaining 1.29-acre site will remain unchanged with a land use designation of Low Density Resident ial. Per the Municipal Code, “Church and other Religious Centers” are permitted with a Conditional Use Permit. The project site has been occupied by a religious facility since the 1960’s and will continue to operate as such after the lot is subdivided. With the proposed restriping of the parking lot for the reli gious facility, the 1.29-acre site will continue to possess physical characte ristics that meet the current Code requirements for religious facilities, su ch as the minimum lot size of one (1) 334
Resolution No. 6104-25 Page 7

acre, a minimum lot frontage of one hundred and twenty feet (120’-0”), and for “Church, religious center, and other authorized assembly use sites” to abut at least one public street with a roadway having not less than two (2) parking lanes and two (2) traffic lanes.

The proposed project is consistent with this intent, as there are multiple-family developments to the south and east of the proposed project site. With the approval of Site Plan No. SP-150-2025, the proposed Tentative Parcel Map No. PM-124-2024 would be in conformance with the City’s General Plan, the City’s Subdivision Ordinance, the Municipal Code requirements, and the State’s Subdivision Map Act.

3. That the site is physically suitable for the proposed type of development.

The site is physically suitable for the type of development proposed by the developer and complies with the spirit and intent of the MDR General Plan land use designation. The proposed 1.73-acre lot will consist of twenty-six (26) two-story units, which would be allowed under the proposed R-3 zone, and is consistent with the General Plan. The residential project has been designed in a manner that is compatible with the surrounding neighborhood. As designed, the site is able to accommodate twenty-six (26) units, along with parking, landscaping, private and common recrea tion areas, setbacks, and building height standards with the exception of the required rear yard stepback.

Therefore, the property is sufficient in size to accommodate the proposed development.

As for the remaining 1.29 acre parcel, the existing religious facility and the two-story ancillary building to be used by Grace Baptist Church will remain on the other 1.29 acre parcel. As part of the subdivision, the parking lot of the religious facility will be restriped to accommodate 59 parking spaces, which will comply with the City’s current parking requirements. Access to the religious facility will be maintained from Santa Catalina Avenue. As designed, the site is able to accommodate the re quired parking, landscaping, setbacks, and building height standards with the exception of the required twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property. Therefore, the remaining 1.29 ac re parcel is sufficient in size to accommodate the existing religious facility.

4. That the requirements of the Californi a Environmental Quality Act have been satisfied.

mitigation measures cannot, or will no t, have a significant effect on the environment. A Mitigation Monitoring and Reporting Program has been prepared and is attached to the Miti gated Negative Declaration listing the mitigation measures to be monitored during project implementation. The Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.

5. That the site is physically suitable for the proposed density of the development.

The applicant is requesting to amend the General Plan land use designation from Low Density Residential (LDR) to Medium Density Residential (MDR) to facilitate the residential development. The MDR land use designation, which is intended to create, maintain and enha nce residential areas characterized by mostly traditional multi-family apartments, condominiums, and townhomes.

The R-3 zone, as proposed under A-041-2025, in conjunction with the existing MDR land use designation, allow a residential density up to thirty-two (32) units per acre. The proposed project will consist of fifteen (15) units per acre which is within that allowable density. As designed, the site is able to accommodate twenty-six (26) units, along with parking, landscaping, private and common recreation areas, setbacks, and other development standards of the proposed R-3 zone. Therefore, the property is physically suitable for the proposed density of the development, as allowed under the MDR land use designation, and the proposed R-3 zoning.

As for the remaining 1.29 acre parcel, the land use designation will remain as LDR and R-1 (Single Family Residential) zone. The existing religious facility will continue to operate under Conditional Use Permit No. CUP-119-60 (REV. 2025). Per the Municipal Code Section 9.08.020.30, “church and other religious centers” are conditionally permitted within an R-1 zone.

6. That the design of the subdivision an d the proposed improvements are not likely to cause serious public health problems.

The design of the residential subdivision and the proposed improvements are not likely to cause serious public health problems. Additionally, certain conditions of approval will be in place to further safeguard public health. The proposed subdivision has been designed to comply with the intent of the MDR General Plan land use designation, and the R-3 (multiple-Family Residential) base zone. City Departments, includin g the Traffic Division, Water Division, Engineering Division and the Planning Services Division, and the Orange County Fire Authority (OCFA) have reviewed the proposed development and have applied conditions of approval to minimize potential impacts that the project may have on the community, including public health.

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Resolution No. 6104-25 Page 9

7. That 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; or, if such ease ments exist, that alternate easements for access or for use will be provided, and that these will be substantially equivalent to the ones previously acquired by the public.

The design of the proposed tentative parcel map and improvements would 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 ha s been designed to avoid development over existing easements.

8. That the design and improvement of the proposed subdivision are suitable for the uses proposed, and the subdivision can be developed in compliance with the applicable zoning regulations.

The proposed project involves the subdivision of an approximately 3.025-acre lot into two lots that is currently developed with a religious facility and two ancillary buildings. Provided the Tentative Parcel Map request is granted, the newly created lot will be 1.73-acres in size, and the remaining lot will be

1.29-acres in size. The request also includes an amendment to the land use designation from Low Density Residential (LDR) to Medium Density Residential (MDR), as well as a rezone of the pr oject site from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) zone, to facilitate the development of the proposed twenty-six (26) unit project, and to ensure consistency with the existing General Plan Land Use Designation of Medium Density Residential (MDR).

Additionally, the applicant is requesti ng consideration of a Variance from Section 9.12.040.050 (Stepbacks) of Title 9 of the Municipal Code for a deviation to the required building stepb ack for the second floor, which is required for any R-3 zoned property adjacent to an R-1 zoned property.

Pursuant to Section 19.12.040, an R-3 development requires a ten (10) foot 337
Resolution No. 6104-25 Page 10

setback from the first and second floo r. However, per section 9.12.040.050 (Special Requirements – Multi-Family Requirements), any R-3 zoned property adjacent to an R-1 zoned property sh all provide a 20-foot stepback from the second floor building area. The applicant is proposing a second floor stepback of ten (10) feet for Building 1 located on the northeast portion of the site, and a fourteen foot and six-inch (14’-6”) setback for Building 3 located in the northerly portion of the site, which will be adjacent to the religious facility.

Therefore, a Variance is required from the minimum stepback requirement

The remaining 1.29 acre parcel will remain unchanged with a religious facility and ancillary two-story building. The existing one-story ancillary building and rear portion of the existing parking lot will be demolished to facilitate the residential development.

Per Section 9.08.020.050.A. of the Municipal Code, Special Operating Conditions and Development Standards apply to churches, other religious centers, and other authorized assembly uses within an R-1 zone, which include a minimum lot size of one (1) acre, a minimum lot frontage of one hundred and twenty feet (120’-0”), and to abut at least one public street with a roadway having not less than two (2) parking lanes and two (2) traffic lanes, and provide a twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property. The applicant is requesting a waiver to deviate from the twenty-five (25) foot distance requirement to be thirteen feet six inches (13’-6”), which is created by the proposed subdivision. Per Section

9.08.020.050.A.11, stipulates that requirements related to Special Operating Conditions and Development Standards applicable to “churches, other religious centers, and other authorized assembly uses” in residential zones may be waived by the Planning Commission up on a finding that the impacts of the project, as proposed, do not justify the imposition of the requirements.

If approval of the reque sted Variance and waiver is granted, the subdivision as proposed under Tentative Parcel Map No. 2024-124, will allow the existing religious facility and proposed residential development operate independently from one another, and both uses will be in compliance with the applicable zoning regulations for a religious facility and a residential development, in that both sites will meet the development standards based on their zoning designation.

9. That the design of the subdivision provid es, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision.

To the greatest extent feasible, the su bject project has been designed in accordance with Government Code Section 66473.1. This includes opportunities to allow for passive or natural heating opportunities in the design, to encourage the orientation of structures to take advantage of shade 338
Resolution No. 6104-25 Page 11

and prevailing breezes, to allow so lar access for passive heating, and opportunities for placement of shade trees and other vegetation for cooling.

10. That the design, density and configuration of the subdivision strikes a balance between the effect of the subdivision on the housing needs of the region and of public service needs.

The proposed Tentative Parcel Map No. PM-2024-124 would split the existing

3.025-acre property such that the proposed residential development and existing religious facility would be on separate parcels, of 1.73- acres for the proposed residential development, and 1.29 acres for the religious facility. The project has been reviewed in relation to the housing needs and goals of the City, and is compatible with the existing developments in the immediate vicinity. The proposed development would increase the number of residential units, and further the goals of the Housing Element of the General Plan. The proposed subdivision would allow for th e proposed residential development, while still maintaining the existing religious facility.

11. That the character of the subdivision is compatible with the design of existing structures and the lot sizes of the subd ivision are substantially the same as the lot sizes within the general area.

The proposed Tentative Parcel Map No. PM-2024-124 would split the existing

3.025-acre property such that the proposed residential development and existing religious facility would be on separate parcels, of 1.73- acres for the proposed residential development, and 1.29 acres for the religious facility. The proposed subdivision would allow for the development of the proposed twenty- six (26) unit for-sale townhomes, and maintain the existing religious facility.

The subdivision as proposed, would result in property sizes that would meet and exceed the minimum lot size requirements of the Municipal Code for their respective zones.

The proposed development complies with the regulations of the General Plan, and State Subdivision Map Act. This includes regulations pertaining to design, density, configuration of the proposed lots, and associated development, in that the proposed development is surrounding by multifamily developments to the south and east, and the proposed development will provide a transition from a higher density to a lower density neighborhood. In addition, the site will have access to all necessary public infrastructure to adequately serve the proposed residential development.

12. The subject property is not located within 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.

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Resolution No. 6104-25 Page 12

The subject property is not located within a state responsibility area or a very high fire hazard severity zone. Orange County Fire Authority (OCFA) has reviewed the proposed subdivision, and found that the project will be adequately served by local fire suppression services, and the proposed subdivision meets applicable design, location, and ingress-egress requirements. Furthermore, the project has been conditioned to comply with all OCFA requirements relating to fire suppression services, and emergency access.

13. The discharge of waste from the proposed subdivision into the existing sewer system will not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board. The conditions of approval for on- and off-site improvements will ensure permitted capacity of the public sewer system is not exceeded.

The Public Works Department has reviewed the project and has not found any violations of the California Regional Water Quality Control Board requirements.

The Public Works Department has also reviewed the project for compliance with existing sewer capacity and found that the project will not exceed the capacity. All appropriate conditions of approval have been incorporated to minimize any adverse impacts to the existing public sewer system.

INCORPORATION OF FACTS AND FINDINGS SET FORTH IN 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.

BE IT FURTHER RESOLVED that the Planning Commission does conclude:

1. The Tentative Parcel Map possess char acteristics that would justify the request in accordance with Municipal Code Section 9.40.060 (Tentative Maps – Findings Required) and the State Subdivision Map Act.

2. In order to fulfill the purpose and in tent of the Municipal Code and thereby promote the health, safety, and genera l welfare, the attached Conditions of Approval (Exhibit “A”) shall apply to Tentative Parcel Map No.

PM-2024-124
340

EXHIBIT “A”

Tentative Parcel Map No. 2024-124

5802 Santa Catalina Avenue

CONDITIONS OF APPROVAL

General Conditions

1. The applicant and each owner of the property shall execute, and the applicant shall record a “Notice of Agreement with Conditions of Approval and Discretionary Permit of Approval,” as prepared by the City Attorney’s Office, on the property. Proof of su ch recordation is required within 30 days of the approval. The applicant understands and agrees that its agreement to adhere to and implement these Conditions of Approval is consideration for the City Council’s determination to approve General Plan Amendment No. GPA-001- 2025 and Zoning Map Amendment No. A-041-2025 to change the land use designation and zoning of the subject site to facilitate the applicant’s proposed development project.

2. All Conditions of Approval set forth herein shall be binding on and enforceable against each of the following, and whenever used herein, the term “applicant” shall mean and refer to the project appl icant, the owner(s) and tenant(s) of the property, and each of their respective successors and assigns, including all subsequent purchasers and/or tena nts. The applicant and subsequent owner/operators of such business shall ad here to the conditions of approval for the life of the project, regardless of property ownership. Any changes of the conditions of approval require approval by the applicable City hearing body, except as otherwise provided herein.

3. Tentative Parcel only authorizes the subdivision of an existing approximately

3.025-acre lot into two lots to facilitat e the development of the residential project on a new 1.73-acre parcel and a llow the existing religious facility to continue to operate on a new 1.29 acre parcel, as depicted on the parcel map submitted by the applicant and made a part of the record of the February 20, 2025, Planning Commission proceedings and ____________, 2025 City Council proceedings, subject to these Conditions of Approval. Approval of this Tentative Parcel Map shall be contingent upon approval of General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No. A-041-2025, and shall not be construed to mean any waiver of applicable and appropriate zoning and other regulations; and wherein not otherwise specified, all requirements of the City of Garden Grove Municipal Code shall apply.

4. All conditions of approval shall be im plemented at the applicant’s expense, except where specified in the individual condition.

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Exhibit “A” Page 2 PM-2024-124
Conditions of Approval

Public Works Engineering Division

5. A final parcel map for Tentative Parcel Map No. PM-2024-124 must be completed, approved, and recorded prio r to the final tract map for Tentative Tract Map No. 19336. Once the final parcel map is recorded, the applicant may proceed with submitting the final tract map. No grading or building permits will be issued by the City until the final tract map is approved by both County of Orange and the City. The applicant shall complete the following for the Parcel Map:

a. Prior to recordation of a final pa rcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual,
Subarticle 18. The surveyor/engineer shall submit record information to the City on Auto Cad DWG format.

b. Prior to recordation of a final pa rcel map, the surveyor/engineer preparing the map shall submit to the County Surveyor a digital graphics file of said map in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The surveyo r/engineer shall submit record information to the City on Auto Cad DWG format.

c. Prior to issuance of a grading permit , the applicant shall submit to the Planning Services Division an update d title report along with copies of the recorded instruments listed in the title report, reference maps used to prepare legal description and the plat for review and approval of the parcel map.

d. All subdivision mapping shall be concurrently reviewed by the City Engineering Division and the County of Orange Survey Department. The applicant shall forward all plan ch eck comments received from the County of Orange Survey Department to the City of Garden Grove’s Engineering Division upon receipt from the county.

6. As required under Section 107 of the California Building Code (CBC), the grading plan shall be based on a cu rrent survey of the site, including a boundary survey, topography on adjacent properties up to thirty-feet (30’-0”) outside the boundary, and designed to preclude cross-lot drainage. Minimum grades shall be 0.50% for concrete flow lines and 1.25% for asphalt. The grading plan shall also include water and sewer improvements. The grading plan shall include a coordinated utility plan showing all existing utility facilities, easements and proposed utility facilities. All on-site improvements shall be tied by horizontal dimensional control to the property boundary as established by survey. A minimum uninterrupted 20-foo t wide throat access to the site is 342
Exhibit “A” Page 3 PM-2024-124
Conditions of Approval

required from the street for the co mmercial projects and shall meet the requirements of the California Fire Code throughout the site. Vehicle maneuvering, as demonstrated by Auto Turn along private streets and access ways, shall be demonstrated on the gr ading plan. Street improvement plans shall conform to all format and design requirements of the City Standard Drawings & Specifications.

The applicant shall submit to the Planning Division and Engineering Department for review and approval grading and Street improvement plans prepared by a registered Civil Engineer, illustrating all site improvements proposed on the residential 1.73 acre parcel and the 1.29 acre parcel currently improved with a religious facility. All site improvements proposed on the 1.29 acre parcel improved with the religious facility shall be fully completed prior to the issuance of certificate of occupancy for the residential development proposed on the 1.73 acre parcel. In addition, a total of 59 parking spaces shall remain on the remaining 1.29 acre parcel improved with the religious facility.

Planning Services Division

7. The applicant shall, as a condition of Project approval, at its sole expense, defend, indemnify and hold harmless the City, its officers, employees, agents and consultants from any claim, action, or proceeding against the City, its officers, agents, employees and/or cons ultants, which action seeks to set aside, void, annul or otherwise challeng e any approval by the City Council, Planning Commission, or other City decision-making body, or City staff action concerning General Plan Amendment No. GPA-001-2025, Zoning Map Amendment No. A-041-2025, Tentative Parcel Map No. 2024-124, Site Plan No.

SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045- 2025. The applicant shall pay the City’s defense costs, including attorney fees and all other litigation related expenses, and shall reimburse the City for court costs, which the City may be required to pay as a result of such defense. The applicant shall further pay any adverse financial award, which may issue against the City including but not limited to any award of attorney fees to a party challenging such project approval. The City shall retain the right to select its counsel of choice in any action referred to herein.

8. Prior to issuance of grading permits, a temporary project identification sign shall be erected on the site in a secure and visible manner. The sign shall be conspicuously posted at the site and re main in place until occupancy of the project. The sign shall include the name and address of the development, and the developer’s name, address, and a 24-hour emergency telephone number.

9. Demolition of the existing ancillary building and parking lot improvements to construct the proposed residential project, and construction of the block wall between the two new parcels, may nece ssitate certain grading and drainage improvements and will require parking lot improvements and restriping on the 343
Exhibit “A” Page 4 PM-2024-124
Conditions of Approval

new 1.29-acre parcel (Parcel 1) to ensure compliance with applicable City and State requirements. Following implementation of the proposed Project, the parking lot in Parcel 1 shall be improved to contain a minimum of 59 parking spaces. The applicant shall submit to the Planning Division and Engineering Department for review and approval grading and Street improvement plans prepared by a registered Civil Engineer, illustrating all site improvements proposed on the residential 1.73 acre parcel (Parcel 2) and the 1.29 acre parcel (Parcel 1) currently improved with a re ligious facility. All site improvements proposed on the 1.29 acre parcel improved with the religious facility (Parcel 1) shall be fully completed prior to the issuance of certificate of occupancy for the residential development proposed on the 1.73 acre parcel (Parcell 2).

10. The Conditions of Approval set forth herein include certain development impact fees and other exactions. Pursuant to Government Code §66020(d), these Conditions of Approval constitute writte n notice of the amount of such fees.

The applicant is hereby notified that the 90-day protest period, commencing from the effective date of approval of Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025 has begun. 344
RESOLUTION NO. 6105-25

A RESOLUTION OF THE PLANNING COMMISSI ON OF THE CITY OF GARDEN GROVE RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE PLAN NO. SP-150-2025, TENTATIVE TRACT MAP NO. TT-19336, AND VARIANCE NO. V-045-2025 FOR A

PROPERTY LOCATED ON THE SOUTH SIDE OF SANTA CATALINA AVENUE, NORTHWEST OF SANTA BARBARA AVENUE, BETWEEN VALLEY VIEW STREET AND ST.

MARK STREET, AT 5802 SANTA CATALINA AVENUE, ASSESSOR’S PARCEL NO. 224- 212-01.

BE IT RESOLVED that the Planning Commission of the City of Garden Grove, in regular session assembled on February 20, 2025, does hereby recommend that the City Council approve Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025 for the property located on the south side of Santa Catalina Avenue, northwest of Santa Barbara Aven ue, between Valley View Street and St.

Mark Street, at 5802 Santa Catalina Avenue, Assessor's Parcel No. 224-212-01, subject to (i) the Conditions of Approval attached hereto as “Exhibit A”; (ii) City Council approval of a Resolution adopting a Mitigated Negative Declaration and an associated Mitigation Monitoring and Repo rting Program for the Project; (iii) City Council adoption and effectiveness of a Resolution approving General Plan Amendment No. GPA-001-2025; (iv) City Council adoption and effectiveness of an Ordinance approving Zoning Map Amendment No. A-041-2025; and (v) City Council adoption and effectiveness of a Resolution approving Tentative Parcel Map No. PM- 2024-124.

BE IT FURTHER RESOLVED in the matter of Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025, the Planning Commission of the City of Garden Grove does hereby report as follows:

1. The subject case was initiated by Neal Pafford on behalf of Brandywine Homes, with authorization of property owner, Grace Baptist Church.

2. The applicant has submitted a request to subdivide an existing approximately

3.025-acre lot located on the south side of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street, at 5802 Santa Catalina Avenue, Assessor’s Parcel No. 224-212-01 (the “Property”) containing an operating re ligious facility into two parcels to facilitate (a) the development of a residential project on a new 1.73-acre parcel consisting of twenty-six (26) condominium townhomes and associated site improvements and (b) the continued operation of the existing religious facility on a new 1.29-acre parcel.

Resolution No. 6105-25 Page 2

of a 1.73-acre portion of the subje ct property from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) to facilitate the development of the residential project; (iii) a Tentative Parcel Map to subdivide the existing approximately 3.025-acre lot into two lots to facilitate the development of the residential project on a new 1.73-acre parcel and allow the existing religious facility to continue to operate on a new 1.29 acre parcel; (iv) a Tentative Tract Map to create a one-lot subdivision for the purpose of selling each townhome as a condominium; (v) Variance approval to deviate from the required rear yard setback for second-story building area; (vi) a Site Plan to construct twenty-six (26) two-story townhomes along with associated site improvements; and (vii) a Conditional Use Permit (CUP) to allow the religious facility to continue to operate on the new 1.29 acre parcel, and a waiver to allow the existing main sanctuary building to deviate from the required twenty- five foot (25’-0”) building setback to a common property line with an “R” zoned property (collectively, the “Project”).

4. Pursuant to the California Environmental Quality Act CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an initial study was prepared, and it has been determined that the proposed Proje ct qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will no t, have a significant effect on the environment. A Mitigation Monitoring and Reporting Program (MMRP) has been prepared and is attached to the Mitigated Negative Declaration listing the mitigation measures to be monitored during project implementation. The Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.

5. Concurrently with its adoption of this Resolution, the Planning Commission also considered (A) Resolution No. 6102-25 recommending that the City Council adopt a Mitigated Negative Declarat ion and the associated Mitigation Monitoring and Reporting Program for the Project; (B) Resolution No. 6103-25 recommending that the City Council approve (i) General Plan Amendment No.

GPA-001-25 to amend the General Plan Land Use Designation of a 1.73-acre portion of the project site from Low Density Residential (LDR) to Medium Density Residential (MDR), and (ii) Zoning Map Amendment No. A-041-2025 to amend the City’s Official Zoning Map to change the zoning of the subject property from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) to facilitate the developmen t of the project; (C) Resolution No. 6104-25 recommending that the City Council approve Tentative Parcel Map.

No. PM-2024-124; and (D) Resolution No. 6106-25 recommending that the City Council approve Conditional Use Permit No. CUP-119-60 (Rev. 2025).The facts and findings set forth in Resolution No. 6102-25, Resolution No. 6103- 25, Resolution No. 6104-25, and Resolution No. 6106-25 are hereby incorporated into this Resolution by reference.

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Resolution No. 6105-25 Page 3

6. The property has a General Plan Land Use designation of Low Density Residential (LDR), and is currently zoned Single-Family Residential (R-1). The subject 3.025-acre lot is currently improved with a religious facility and two ancillary buildings.

7. Existing land use, zoning, and General Plan designation of property in the vicinity of the subject property have been reviewed.

8. The report submitted by City staff was reviewed.

9. Pursuant to a legal notice, a public hearing was held on February 20, 2025, and all interested persons were given an opportunity to be heard.

10. The Planning Commission gave due and careful consideration to the matter during its meeting of February 20, 2025, and considered all oral and written testimony presented regarding the Project, the Initial Study, and the Mitigated Negative Declaration.

BE IT FURTHER RESOLVED, FOUND AND DE TERMINED 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:

The project site is currently comprised of an approximately 131,769 square foot (3.025-acres) parcel on the south side of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street. The site is currently developed with a religious facility and two ancillary buildings. The subject site has a General Plan Land Use designation of Low Density Residential (LDR) and is zoned R- 1 (Single-Family Residential). The subject site abuts an R-3 (Multiple-Family Residential) zoned property to the south. To the west, across St. Mark Street, the subject site is adjacent to R-1 (Single-Fa mily Residential) zoned properties. To the north and east, the subject site is adjacent to R-1 (Single-Family Residential) zoned properties.

The proposed Project includes the subdivision of the Property into two new parcels, a 1.29 acre parcel (Parcel 1) and a 1.73-acre parcel (Parcel 2). Parcel 2 is proposed to be developed with twenty-six (26) attached townhomes, along with associated site improvements. Parcel 1 will remain with th e existing religious facility, and the two- story ancillary building to be occupied by Grace Baptist Church. As part of the request, the parking lot of the religious facility will be restriped to comply with the Municipal Code parking requirements.

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main entrance, as well as the southerly, an d westerly portion of the site. Other site improvements include a common recreation area, private open space areas, and site landscaping improvements.

The project site’s Low Density Residential (LDR) Land Use Designation is intended to preserve and enhance residential areas characterized by detached, single-unit structures and accessory dwelling units, with neighborhoods that preserve residential property values, provide access to schools, parks and other community services, and provide high quality architectural design. The LDR land use designation also allows for a residential density of up to 11 dw elling units per acre. To facilitate the development, the applicant is requesting (i) a General Plan Amendment to amend the general plan land use designation of the proposed new Parcel 2 from Low Density Residential (LDR) to Medium Density Residential (MDR); (ii) a zoning map amendment to change the zoning of the proposed new Parcel 2 from R-1 (Single Family Residential) to R-3 (Multiple-Family Residential).

FINDINGS AND REASONS:

SITE PLAN

1. The proposed development project is consistent, in compliance, and conformity with the applicable, objective stand ards, provisions, conditions or requirements of the General Plan, Title 9, or other applicable ordinances or policies of the City.

The proposed project includes the constr uction of twenty-six (26) residential units, along with associated site improvements, including, but not limited to a private drive aisles, visitor parking adjacent to the main entrance, a common recreation area, private open space areas, and site landscaping improvements.

With the approval of General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No. A-041-2025, the 1.73-acre portion of the subject site will amend the land use designation to MDR and rezoned to R-3 (Multiple-Family Residential). The MDR land use designation is intended to create, maintain, and enhance residential areas characterized by mostly traditional multi-family apartments, condominiums, and townhomes. The MDR land use designation is implemented by the R-3 zone, which is intended to provide for a variety of types and densities of multiple-family residential dwellings. With the approval of Tentative Parcel Map No. PM-2024-124, the residential development will occur on a separate legal lot. The proposed project is also consistent with several goals and policies of the City’s General Plan, including the following:

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guest parking areas, the common recr eation area, and street frontage landscaping, which will be the responsib ility of the Homeowner’s Association to ensure proper maintenance that preserves the residents’ real estate values.

Furthermore, the project will contribute to meeting the City’s Regional Housing Needs Allocation (RHNA), as well as the Housing Element policies.

The proposed development, with a densit y of fifteen (15) units per acre is appropriate, as it will not only provide opportunities for new housing developments, but also integrate wi th the surrounding neighborhood developed with residential uses th at include two-story multifamily developments.

The proposed project is within the allowed density of the MDR land use designation and similar in scale to the adjoining residential neighborhood. The proposed design will consist of two- story attached townhomes, which are allowed by the proposed R-3 zone. Thus, the project is similar both in land use intensity and physical scale of the adjoining residential neighborhood.

In addition, the subject site has been used as a church site since the 1960’s, and the existing the existing ancillary one-story building and parking lot is deteriorating and underutilized. Thus, allowing the proposed project will allow an underutilized site to be developed with twenty-six (26) townhomes that are consistent with the General Plan, as we ll as contribute to meeting the City’s Regional Housing Needs Allocation (RHNA).

Policy LU-4.1: Locate higher-density re sidential uses with in proximity of commercial uses to encourage pedestria n traffic, and to provide a consumer base for commercial uses. The site is located within a residential neighborhood with nearby access to Valley View Street , a major arterial road that connects to commercial zones. Approval of the proposed General Plan Amendment and Zoning Map Amendment will facilitate the development of twenty-six (26) townhomes. The construction of the ne w residential units would increase the local population, and add to the consumer base for commercial services within the immediate vicinity.

Goal H-2: Housing supply to accommodat e housing needs at all affordability levels. The proposed project will provide tw enty-six (26) new, market-rate, for-sale housing units and increase housing opportunities. The number of units 349

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will further contribute to meeting the City’s Regional Housing Needs Allocation (RHNA).

2. The provisions of the California Environmental Quality Act have been complied with.

Pursuant to the California Environmental Quality Act CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an Initial Study was prepared and it has been determined that the proposed Proje ct qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will no t, have a significant effect on the environment. A Mitigation Monitoring and Reporting Program has been prepared and is attached to the Miti gated Negative Declaration listing the mitigation measures to be monitored during project implementation. The Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines. Therefore, the provisions of the California Environmental Quality Act have been co mplied with. Pursuant to Resolution No. 6102-25, the Planning Commission recommended that the City Council adopt a Mitigated Negative Declarat ion and the associated Mitigation Monitoring and Reporting Program for the Project.

3. The proposed development project does not have specific, adverse impacts, as defined in subdivision (j)(1)(A) of Government Code Section 65589.5, on public health and safety without any feasible method to satisfactorily mitigate or avoid the specific adverse impact, other than the disapproval of the proposed project.

The proposed twenty-six (26) residential unit development will not have specific, adverse impacts on public health and safety. The proposed project is within the maximum allowable density, is compatible with surrounding uses, is similar in scale to the adjoining neig hborhood, and is consistent with land use types and intensities in the immediate neighborhood. Furthermore, the Project will contribute to meeting the City’s Regional Housing Needs Allocation (RHNA), as well as the Housing Element policies.

TENTATIVE TRACT MAP

1. That the proposed map is consistent with all the elements of the Garden Grove General Plan, Subdivision Map Act, an d the Subdivision Ordinance, Chapter

9.40 of the Municipal Code.

The proposed project includes the constr uction of twenty-six (26) residential units, along with associated site improvements, including, but not limited to a private drive aisle, visitor parking adja cent to the main entrance, a common recreation area, private open space areas, and site landscaping improvements. 350

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The proposed Tentative Tract Map will create a one-lot subdivision for the purpose of selling each townhome as a condominium.

With the approval of the General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No. A-041-2025, the subject site will have a General Plan Land Use designation of Medium Density Residential and be zoned R-3 (Multiple-Family Residential). The MDR land use designation is intended to create, maintain and enhance resident ial areas characterized by mostly traditional multi-family apartments, condominiums, and townhomes. The MDR land use designation is implemented by the R-3 zone, which is intended to provide for a variety of types and densities of multiple-family residential dwellings. With the approval of Tentative Parcel Map No. PM-2024-124, the residential development will occur on a separate legal lot. The proposed project is also consistent with several goals and policies of the City’s General Plan, including the following:

Policy LU-2.2: Strive to provide a diverse mix of housing types, along with uniformly high standards of residentia l property maintenance to preserve residents’ real estate values and their high quality of life. The proposed development of twenty-six (26) for-sale units will add to the mix of diverse housing types in the immediate neighborhood. The proposed development will ensure maintenance of all common areas, such as the private drive aisles, guest parking areas, the common recr eation area, and street frontage landscaping, which will be the responsib ility of the Homeowner’s Association to ensure proper maintenance that preserves the residents’ real estate values.

Furthermore, the project will contribute to meeting the City’s Regional Housing Needs Allocation (RHNA), as well as the Housing Element policies.

The proposed development, with a densit y of fifteen (15) units per acre is appropriate, as it will not only provide opportunities for new housing developments, but also integrate with the surrounding neighborhood developed with residential uses that include single and multifamily developments.

The proposed project is within the allowed density of the MDR land use designation and similar in scale to the adjoining residential neighborhood. The proposed design will consist of two- story attached townhomes, which are allowed by the proposed R-3 zone. Thus, the project is similar both in land use intensity and physical scale of the adjoining residential neighborhood. 351

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2. That the design and improvement of th e proposed subdivision is consistent with the General Plan.

The proposed Project includes the subd ivision of the Property into two new parcels, a 1.29 acre parcel (Parcel 1) and a 1.73-acre parcel (Parcel 2), along with a general plan amendment to MDR and zone change to R-3. Parcel 2 is proposed to be developed with twenty-six (26) attached townhomes, along with associated site improvements. Parc el 1 will remain with the existing religious facility, and the two-story ancillary building to be occupied by Grace Baptist Church. As part of the request, the parking lot of the religious facility will be restriped to comply with the Municipal Code parking requirements.

The proposed residential project on Parcel 2 will consist of twenty-six (26), two-story attached townhomes. Unit si ze will range from 1,223 square feet, and will consist of two (2), three (3 ) or four (4) bedrooms, two (2) half bathrooms or three (3) full bathrooms, an attached two-car garage, and covered entry. Associated site improvements will consist of private drive aisles, and visitor parking adjacent to the main entrance, as well as the southerly, and westerly portion of the site. Other site improvements include a common recreation area, private open space areas, and site landscaping improvements.

3. That the site is physically suitable for the proposed type of development.

The site is physically suitable for the type of development proposed by the developer and complies with the spirit and intent of the MDR General Plan land use designation. The proposed 1.73-acre lot will consist of twenty-six (26) two- story units, which would be allowed under the proposed R-3 zone, and is consistent with the General Plan. The residential project has been designed in a manner that is compatible with the surrounding neighborhood. As designed, the site is able to accommodate twenty-six (26) units, along with parking, 352

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landscaping, private and common recrea tion areas, setbacks, and building height standards with the exception of the required rear yard stepback.

Therefore, the property is sufficient in size to accommodate the proposed development.

4. That the requirements of the Californi a Environmental Quality Act have been satisfied.

Pursuant to the California Environmental Quality Act CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an Initial Study was prepared, and it has been determined that the proposed Proje ct qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will no t, have a significant effect on the environment. A Mitigation Monitoring and Reporting Program has been prepared and is attached to the Miti gated Negative Declaration listing the mitigation measures to be monitored during project implementation. The Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.

5. That the site is physically suitable for the proposed density of the development.

The MDR land use designation, which is intended to create, maintain and enhance residential areas characterized by mostly traditional multi-family apartments, condominiums, and townhomes. The R-3 zone, as proposed under A-041-2025, in conjunction with the existing MDR land use designation, allow a residential density up to thirty-two (32) units per acre. The proposed project will have a density of of fifteen (15) units per acre, which is within that allowable density. As designed, the site is able to accommodate twenty-six (26) units, along with parking, landscaping, private and common recreation areas, setbacks, and other development standards of the proposed R-3 zone.

Therefore, the property is physically suitable for the proposed density of the development, as allowed under the MDR land use designation, and the proposed R-3 zoning.

6. That the design of the subdivision and the proposed improvements are not likely to cause serious public health problems.

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Engineering Division and the Planning Services Division, and the Orange County Fire Authority (OCFA) have reviewed the proposed development and have applied conditions of approval to minimize potential impacts that the project may have on the community, including public health.

7. That the design of the subdivision an d 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; or, if such ease ments exist, that alternate easements for access or for use will be provided, and that these will be substantially equivalent to the ones previously acquired by the public.

The design of the residential 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 avoid development over existing easements.

8. That the design and improvement of the proposed subdivision are suitable for the uses proposed, and the subdivision can be developed in compliance with the applicable zoning regulations.

Under the proposed Amendment No. A-041-2025, the City’s Official Zoning Map will be amended to rezone the 1.73-acre portion of the project site from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) zone, to facilitate the development of the proposed twenty-six (26) unit project, and to ensure consistency with the existing General Plan Land Use Designation of Medium Density Residential (MDR).

The proposed Zoning Map amendment w ill facilitate the development of the proposed twenty-six (26) unit townho me project. The site’s proposed attached, townhome style housing is co mpatible with the surrounding area, which consists of a mix of multiple-fam ily and single-family residential uses.

Accordingly, the R-3 zone is appropriate for the site, as it will be consistent with the variety of residential developments in the immediate area. In addition, the site has access to all necessary public infrastructure to adequately serve the proposed development.

The design and improvement of the subdivision, as proposed under Tentative Tract Map No. TT-19336 is suitable for the twenty-six (26) proposed residential units. The proposed subdivision has been specifically designed to accommodate the twenty-six (26) resi dential units on the subject property, and to create a one-lot subdivision for the purpose of selling each unit as a condominium. Therefore, the design and improvement of the proposed subdivision is suitable for the proposed use and the subdivision can be developed in compliance with the MDR land use designation, and the proposed R-3 (Multiple-Family Residential) base zone.

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9. That the design of the subdivision provid es, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision.

To the extent feasible, the project ha s been designed in accordance with Government Code Section 66473.1, such as to allow for passive or natural heating opportunities in the subdivisio n design, to encourage the orientation of structures to take advantage of shade and prevailing breezes, to allow solar access for passive heating and opportunities for placement of shade trees and other vegetation for cooling.

10. That the design, density and configuration of the subdivision strikes a balance between the effect of the subdivision on the housing needs of the region and of public service needs.

The proposed Tentative Tract Map No. TT-19336 would create a one-lot subdivision to sell each of the twenty-six (26) proposed residential units as condominiums. The project has been reviewed in relation to the housing needs and goals of the City, and is compatible with the existing developments in the immediate vicinity. The proposed deve lopment will increase the number of residential units, and further the goals of the Housing Element of the General Plan. The proposed subdivision would allow for the sale of each proposed residential unit. Moreover, the project complies with the density requirements of the General Plan, as well as the proposed R-3 (Multiple-Family Residential) zone.

The site is located within a residential neighborhood, characterized by two- story multifamily developments to the south, and across the street, on Santa Barbara Avenue. The proposed development, with a density of fifteen (15) units per acre, will integrate with th e surrounding neighborhood developed with residential uses that include tw o-story multifamily developments. The proposed Tentative Tract Map No. TT-19336 would create a one-lot subdivision to sell each of the twenty-six (26) proposed residential units as a condominiums. The proposed subdivision would allow for the sale of each proposed residential unit. This design is similar to the surrounding residential community. Moreover, the project complies with the density requirements of the General Plan, as well as the proposed R-3 (Multiple-Family Residential) zone.

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The subject property is not located within a state responsibility area or a very high fire hazard severity zone. The Orange County Fire Authority (OCFA) has reviewed the proposed subdivision, and found that the project will be adequately served by local fire suppression services, and the proposed subdivision meets applicable design, location, and ingress-egress requirements. Furthermore, the project has been conditioned to comply with all OCFA requirements relating to fire suppression services, and emergency access.

13. The discharge of waste from the proposed subdivision into the existing sewer system will not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board. The conditions of approval for on and off-site improvements will ensu re permitted capacity of the public sewer system is not exceeded.

The Water Services Division has reviewed the project, and found that there is sufficient sewer capacity to support the project. So long as the project adheres to the Conditions of Approval, as reco mmended, the Water Services Division does not anticipate that the discharge of waste from the proposed subdivision will result in any violation of California Regional Water Quality Control Board requirements.

VARIANCE

1. That there are exceptional or extrao rdinary circumstances or conditions applicable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood.

Approval of the requested Variance will allow the project to deviate from the minimum twenty-foot (20’-0”) stepback from the second floor for an R-3 zoned property abutting an R-1 zoned property. Garden Grove Municipal Code Section 9.12.040.050 (Special Requirements – Multi-Family Requirements) requires any R-3 zoned property adjacent to an R-1 zoned property to provide a 20-foot stepback from the second fl oor building area. The applicant is proposing a second floor stepback of ten (10) feet for Building 1 located on the northeast portion of the site, and a fourteen foot and six-inch (14’-6”) setback for Building 3 located in the northerly portion of the site, in order to facilitate the construction of the 26 units. With exception to the requested Variance, the project meets all other Municipal Code development standards such as, but not limited to, building setbacks, parking, and landscaping. There are exceptional or extraordinary circumstanc es or conditions applicable to the property involved that do not apply generally to other similar properties in the immediate vicinity, within the same zone, or other similarly zoned properties throughout the City.

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The newly created 1.73-acre portion of the subject site proposed to be developed with the new townhomes will be irregular in shape, with frontage along Santa Barbara Avenue, which abuts a knuckle. This effectively reduces the usable area of the lot. Therefore, the most feasible option is to reduce the building stepback from the second floor to accommodate the proposed residential development, which will abut a religious use.

The subject site is surrounded and constrained by previously developed properties to the north, east, and south. The religious facility was constructed in 1961, under Conditional Use Permit No. CUP-119-60. The placement of the existing structures of the religious facility are setback approximately forty (40) feet from the front property line, fr onting Santa Catalina Avenue, and are centrally located on the subject lot. The applicant is proposing to subdivide the project site, and develop the southernmost portion of the subject site, currently developed with a parking lot and a one-story ancillary building. The project currently complies with all the development standards of an R-3 zoned property except for the building stepback from the second floor since the newly created lot will abut an R-1 zoned proper ty, which is occupied by a religious facility, Grace Baptist Church, which has operated since the 1960’s. The residential use to the east and south will not be impacted since the proposed townhomes will be fully separate from the residential uses to the south and east by a parking lot and landscaping. To provide the building stepback of twenty (20) foot the second floor, the applicant woul d need to either reduce the number of units significantly or reduce the required drive aisle width needed for fire access. Additionally, for an R-3 zoned property, the allowed density is 32 units per acre and the applicant is proposed 15.2 units per acres, which is lower than the allowed density.

2. That such Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the subject property.

Approval of this Variance will allow th e project to deviate from the minimum second floor building stepback for an R-3 zoned property abutting an R-1 zoned property, ranging from ten (10) feet to fourteen feet and 6-inches (14’-6”), in order to facilitate the construction of the 26 residential units. With exception to the requested Variance, the proj ect meets all other Municipal Code development standards such as, but not limited to, building setbacks, parking, and landscaping.

Other properties within the immediate vicinity, in particular the property south of the subject site, located at 11851 Bailey Street, which is a similarly zoned property (R-3, Multiple-Family Residential), provides a building setback of approximately five (5) from the fir st and second floor building area and currently abuts and R-1 zoned property. Most of the multifamily developments south of the project site do not meet the minimum building setbacks for an R- 3 zoned property, therefore, the proposed Variance will not set a precedent, and will allow the applicant to enjoy a substantial property right possessed by 357

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other property owners located in th e R-3 zone, and other similar zoned properties in the City. With exceptio n to the requested Variance to deviate from the minimum second floor stepback for an R-3 zoned property abutting an R-1 zoned property, the proposed project complies with all other development standards of the R-3 zone.

3. That the granting of a Variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such zone or neighborhood in which the property is located.

Approval of this Variance will allow th e project to deviate from the minimum second floor building stepback for an R-3 zoned property abutting an R-1 zoned property, in order to facilitate the construction of the new residential development. Pursuant to Section 19.12.040, an R-3 development requires a ten (10) foot setback from the first and second floor. The request involves the rezoning of a portion of a developed R-1 lot, occupied by a religious facility.

Since the newly created parcel will be rezoned from R-1 to R-3, special development standards for a second story apply due the property being adjacent to an R-1 zoned property. Therefore, the project must provide a 20- foot building stepback from the second floor building area.

The Variance will not affect surrounding properties, which are developed with existing multifamily to the south and a religious use, Grace Baptist Church to the north of the project site. Additionally, other properties within the vicinity of the subject lot, and within other si milar zoned properties throughout the City, have existing similar type buildings that provide less than 20-feet from the second floor when adjacent to an R-1 zoned property.

The project will be required to comply with all applicable building, and life- safety codes and regulations to ensure that there are no adverse impacts on public health, safety, or welfare. Furthermore, the proposal has been reviewed by all City departments in order to ensure compliance with all applicable Municipal Code provisions. Provided the project complies with the Conditions of Approval, the approval of the Variance will not be materially detrimental to the public welfare or injurious to the pr operty or improvements in such zone or neighborhood in which the property is located.

4. That the granting of such Variance w ill not adversely affect the City’s General Plan.

The General Plan does not explicitly impose a building stepback limitation for a second floor. Therefore, the proposed Variance will not adversely affect the General Plan.

Furthermore, the Medium Density Residential (MDR) General Plan Land Use Designation is intended to create, maintain and enhance residential areas characterized by mostly traditional multi-family apartments, condominiums, townhomes, and single-family smal l-lot subdivisions. The proposed 358

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development is consistent with the inte nt of the MDR Land Use Designation.

Specifically, the project meets the intent of the general plan by furthering the following General Plan goals, policies, and implementation programs:

Policy LU-2.2: Strive to provide a diverse mix of housing types, along with uniformly high standards of residentia l property maintenance to preserve residents’ real estate values and their high quality of life. The proposed project will provide a mix of housing of high quality standards within the neighborhood, in that the project will meet and exceed the required number of parking spaces provided on-site through private garages for each unit and twenty-eight (28) open parking spaces for guest and/or the residents to utilize. Multiple amenities such as community gardens and an active recreation area will be provided for the residents, among other amenities.

Policy LU-2.4: Assure that the type and intensity of land use are consistent with those of the im mediate neighborhood. The allowed density for an R-3 zoned property is 32 units per acre. Th e applicant is proposing a density of

15.2 acres per unit, which is less than the allowed, creating consistency with the immediate neighborhood.

The proposed project will ensure that the City maintains a mix of housing types, contributing to available housing stock, while maintaining a well-planned and well-maintained community.

The proposed project will be consistent with the spirit and intent of the General Plan, furthering its goals, policies, and implementation programs. The project would also help meet the community’s need for diverse housing with high standards of property maintenance that will enhance the surrounding neighborhood. Therefore, the granting of the requested Variance will not adversely affect the City’s General Plan.

5 That approval of the Variance is subject to such conditions as will assure that it does not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is situated.

Provided the Conditions of Approval are adhered to for the life of the project, approval of the subject Variance will not grant a special privilege that is inconsistent with the limitations upon other properties located within the vicinity or zone in which the subject property is situated.

To construct the proposed development at its requested density, the Variance to deviate from the required stepback fr om the second story building area is necessary to facilitate the development and improvement of the newly created lot, which otherwise meets all other Mu nicipal Code development standards.

This includes, but is not limited to, building setbacks, parking, and landscaping.

Other properties within the immediate area of the subject lot, and within other 359

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similarly zoned properties throughout the City, provide a much lesser setback than ten (10) feet from the second floor building area within an R-3 zone.

Within the immediate vicinity of the subject site, a multifamily development exists immediately to the south, zoned as R-3, and currently abuts an R-1 zoned property with a setback from the second floor of approximately five (5) feet. Accordingly, approval of the prop osed Variance will not grant a special privilege that is inconsistent with the limitations upon other property owners located within the vicinity and other similar zoned properties in the City. With exception to the requested Variance to deviate from the minimum stepback from the second floor, the proposed project complies with all other development standards of the R-3 zone . Approval of the proposed Variance will not set a precedent, and will allow the applicant to enjoy a substantial property right possessed by other property owners located in similar properties in the City.

In addition, the Project is subject to the following Condition of Approval: “The rights granted the applicant pursuant to Variance No. V-050-2025 shall continue in effect for only so long as the improvements authorized and contemplated by Site Plan No. SP-150-2025, and these Conditions of Approval (as they may be amended from time to time) continue to exist on the Site. In the event that that Site Plan No. SP-150-2025 is not exercised within one year of approval (or the length of any exte nsion approved by the City), or the improvements authorized and contemplated by Site Plan No. SP-150-2025 are demolished and not re-established with in one year of demolition, Variance No. V-045-2025 shall cease to be effective or grant the applicant any rights to construct other improvements inconsistent with the then-currently applicable development standards.”

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 Nos. 6102-25, 6103-25, 6104-25, and 6106-25.

BE IT FURTHER RESOLVED that the Planning Commission does conclude:

1. The Site Plan, Vesting Tentative Tract Map, and Variance possess characteristics that would justify the request in accordance with Municipal Code Sections 9.32.030.D.3 (Site Plan), Section 9.40.060 (Tentative Maps), and Section 9.32.030.D.6 (Variance).

2. In order to fulfill the purpose and inte nt of the Municipal Code and thereby promote the health, safety, and general welfare, the attached Conditions of Approval (Exhibit “A”) shall apply to Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025.

360

EXHIBIT “A”

Site Plan No. SP-150-2025, Tentative Tract Map No. 19336, & Variance No. V-045-2025

5802 Santa Catalina Avenue

CONDITIONS OF APPROVAL

General Conditions

1. The applicant and each owner of the property shall execute, and the applicant shall record a “Notice of Agreement with Conditions of Approval and Discretionary Permit of Approval,” as prepared by the City Attorney’s Office, on the property. Proof of such recordatio n is required within 30 days of the approval. The applicant understands and agrees that its agreement to adhere to and implement these Conditions of Approval is consideration for the City Council’s determination to approve General Plan Amendment No. GPA-001- 2025 and Zoning Map Amendment No. A-041-2025 to change the land use designation and zoning of the subject site to facilitate the applicant’s proposed development project.

2. All Conditions of Approval set forth herein shall be binding on and enforceable against each of the following, and whenever used herein, the term “applicant” shall mean and refer to the project appl icant, the owner(s) and tenant(s) of the property, and each of their respective successors and assigns, including all subsequent purchasers and/or tena nts. The applicant and subsequent owner/operators of such business shall adhere to the conditions of approval for the life of the project, regardless of property ownership. Any changes of the conditions of approval require approval by the applicable City hearing body, except as otherwise provided herein.

3. Site Plan No. SP-150-2025 and Variance No. V-045-2025 only authorizes the development of twenty-six (26) attached townhomes, as depicted on the plans submitted by the applicant and made a part of the record of the February 20, 2025, Planning Commission proceedings and _________, 2025 City Council proceedings, subject to these Conditions of Approval. Tentative Tract Map No.

TT-19336 authorizes the creation of a one-lot subdivision for the purpose of selling each unit as condominium, as depicted on the tentative tract map submitted by the applicant and made a part of the record, of the February 20, 2025, Planning Commission proceedings and _________, 2025 City Council proceedings, subject to these Conditions of Approval. Approval of this Plan, Tentative Tract Map, and Variance sha ll be contingent upon approval of General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No.

A-041-2025, and shall not be construed to mean any waiver of applicable and appropriate zoning and other regulations; and wherein not otherwise specified, all requirements of the City of Garden Grove Municipal Code shall apply.

361
Exhibit “A” Page 2 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

4. Minor modifications to the approved Si te Plan, and/or these Conditions of Approval may be approved by the Community Development Department Director, in his or her discretion. Pr oposed modifications to the approved project and/or these Conditions of Approval that would result in the intensification of the project, or create impacts that have not been previously addressed and which are determined by the Community Development Department Director not to be minor in nature shall be subject to approval of new and/or amended land use entitlements by the applicable City hearing body.

5. All conditions of approval shall be im plemented at the applicant’s expense, except where specified in the individual condition.

Public Works Engineering Division

Project Design

6. A geotechnical study prepared by a registered geotechnical engineer must be submitted to the City and approved by the City Engineer prior to the issuance of grading or building permits. The report shall analyze the liquefaction potential of the site and make recomme ndations. The report shall analyze sub-surface issues related to the past us es of the site, including sub-surface tanks, basement, and septic facilities. Any soil or groundwater contamination shall be remediated prior to the issu ance of a building permit per the requirements of the Orange County He alth Department and the mitigation requirements of governing regulatory requirements. The report shall make recommendations for foundations and pa vement structural section design of interior streets and parking spaces. The report shall also test and analyze soil conditions for LID (Low Impact Development) principles and the implementation of water quality for storm water runoff, including potential infiltration alternatives, soil compac tion, saturation, permeability and groundwater levels. The applicant shall implement the recommendations identified in the geotechnical study / report.

7. Prior to the issuance of any grading or building permits, the applicant shall submit to the City for review and approval a final design Water Quality Management Plan (WQMP) that:

a. Addresses required mitigation Site Design Best Management Practices (BMPs) based upon the latest Santa Ana Regional Water Quality Control Board (SARWQCB) approved Drainage Area Management Plan (DAMP) as identified in the geotechnical report recommendations and findings, including, but not limited to, infiltration minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or “zero discharge” areas, and conserving natural areas as required by the latest adopted County of Orange Technical Guidance Document (TGD).
362
Exhibit “A” Page 3 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

b. BMP’s shall be sized per the requ irements of the latest Technical Guidance Documents.

c. Incorporates the applicable Routine Source Control BMPs as defined in the DAMP.

d. Incorporates structural and Treatmen t Control BMPs as defined in the DAMP.

e. Generally describes the long-t erm operation and maintenance requirements for the Treatment Control BMPs.

f. Identifies the entity that will be responsible for long-term operation and maintenance of the Treatment Control BMPs.

g. Describes the mechanism for funding the long-term operation and maintenance of the Treatment Control BMPs.

h. Provides a hydrological analysis with scaled map as well as hydrologic and hydraulic calculations to size storm drains per the Orange County RDMD standards.

8. Parkway culverts shall be designed per Ci ty of Garden Grove Standard Plan B-209. Storm drain lateral pipe connections to City-maintained storm drains within City rights-of-way shall be RCP, with a minimum diameter of 18-inches.

9. Grading plans prepared by a registered Civil Engineer are required. As required under Section 107 of the California Building Code (CBC), the grading plan shall be based on a current survey of the site, including a boundary survey, topography on adjacent properties up to thirty feet (30’-0”) outside the boundary, and designed to preclude cross lot drainage. Minimum grades shall be 0.50% for concrete flow lines and 1.25% for asphalt. The grading plan shall also include water and sewer improvements. The grading plan shall include a coordinated utility plan showing all existing utility facilities, easements and proposed utility facilities. All onsite improvements shall be tied by horizontal dimensional control to the property bo undary as established by survey. A minimum uninterrupted twenty-foot (20’-0”) wide throat access to the site is required from the street for multiple-family residential projects and shall meet the requirements of the California Fi re Code throughout the site. Vehicle maneuvering, as demonstrated by Auto Turn along private streets and access ways, shall be demonstrated on the grading plan. Street improvement plans shall conform to all format and design requirements of the City Standard Drawings & Specifications. All demolition and grading plans shall incorporate the mitigation measures set forth in th e Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the project.

363
Exhibit “A” Page 4 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

10. The precise grading plan for Tract Map No. 19336 must address any drainage that becomes trapped by the wall sepa rating the two parcels of Parcel Map 124-2024 as mixed flows within the condominium development if parcel 2 of PM 124-2024 does not address the condition along the wall, and as shown on the preliminary site plan for the Tract Map No. 19336.

11. Mixed flows will need to be included and addressed in the Narratives and the Operations and Maintenance section, including all designated calculations, of the Final Water Quality Management Plan.

12. All vehicular access drives to the site sh all be provided in locations approved by the City Traffic Engineer. (Policies and Procedures – TE-17).

13. Any new drive approaches to the site shall be constructed in accordance with Garden Grove Standard B-121 as they conform to land use and roadway designation.

14. The grading plan shall depict an accessibi lity route from the exterior of all buildings and structures to the publ ic street for the ADA pathway in conformance with the requirements of the Department of Justice standards, latest edition and section 1110A of the California Building Code.

15. The applicant shall coordinate with the Planning Services Division and Orange County Fire Authority to identify proper emergency vehicle access to the site, and shall provide the Engineering Division a copy of the approval letters upon first submittal of the grading and street improvement plans.

16. A final parcel map for Tentative Parcel Map No. PM-2024-124 must be completed, approved, and recorded prior to the final tract map for Tentative Tract Map No. 19336. Once the final parcel map is recorded, the applicant may proceed with submitting the final tract map. However, no grading or building permits will be issued by the City until the final tract map is approved by both County of Orange and the City.

a. Prior to recordation of a final tract map, the surveyor/engineer preparing the map shall tie the boundary of th e map into the Horizontal Control System established by the County Su rveyor in a manner described in Sections 7-9-330, and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The surveyor/engineer shall submit reco rd information to the City in AutoCAD DWG format.

b. Prior to recordation of a final tract map, the surveyor/engineer preparing the map shall submit to the County Surveyor a digital graphics file of said map in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision 364
Exhibit “A” Page 5 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

Manual, Subarticle 18. The surveyo r/engineer shall submit record information to the City in AutoCAD DWG format.

c. Prior to issuance of a grading permit , the applicant shall submit to the Engineering Division an updated titl e report along with copies of the recorded instruments listed in the title report, reference maps used to prepare legal description, and the plat for review and approval of the tract map.

17. The grading plan shall depict an accessibi lity route from the exterior of all buildings and structures to the publ ic street for the ADA pathway in conformance with the requirements of the Department of Justice standards, latest edition, and Section 1110A of the California Building Code.

18. All trash container areas shall meet the following requirements per City of Garden Grove Standard B-502 and State mandated commercial organic recycling law, including AB 1826, SB 1383 and its implementing regulations, any other applicable State recycling laws related to refuse, recyclables, and/or organics:

a. Potential conflicts with fire code access requirements and garbage pickup routing for access activities shall be considered in implementation of design and source control. See CASQA Storm Water Handbook Section 3.2.9 and BMP Fact Sheet SD 32 for additional information.

b. Pursuant to State mandated commercial organic recycling law, including AB 1826 and SB 1383 and its implementing regulations, the applicant is required to coordinate storage and removal of the organics waste with local recycling/trash company.

c. Paved with an impervious surface, designed not to allow run-on mixing of drainage from adjoining areas, designed to divert drainage from adjoining roofs and pavements to be directed around the area for trash roll out, and screened or walled to prevent off-site transport of trash by water or wind.

d. Provide solid roof or awning to prevent direct precipitation into the enclosure.
365
Exhibit “A” Page 6 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

e. Connection of trash area drains to the municipal storm drain system is prohibited. Drainage from the enclosure may be directed to a conforming grease or contaminant interceptor.
f. The trash enclosure and containers shall be located to allow pick-up and maneuvering, including turnarounds, in the area of enclosures, and concrete aprons for roll-out areas.
g. Pursuant to applicable state mandated laws, the applicant is required to contact and coordinate with the operations manager of the local recycling/trash company (Republic Services, 800-700-8610) to ensure the trash enclosure includes the appropriate size and number of containers for the disposal of item s such as, but may not limited to, municipal solid waste (MSW), recyclables, and organic green waste. h. Based on the amount of waste dispo sed, per week, the applicant shall coordinate with the local recyc ling/trash company to ensure the adequate frequency of trash pick-up is serviced to the site for municipal solid waste (MSW), recyclables, and organic green waste, including any other type of waste.
i. The applicant shall ensure large bulk items, intended for coordinated and scheduled pick-up by the local recycling/trash company, are not placed in areas that encroach in to drive aisles, parking spaces, pedestrian pathways, or areas in th e front of the property including areas public right-of-way (e.g., str eet, sidewalk), during and after construction. Any large bulk items shall be out of public vantage points. j. The requirements for the trash enclosure and design criteria are bound and coordinated with the Water Qu ality Management Plan (WQMP), when required, as depicted on the project grading plan, which shall be incorporated into the WQMP by narra tive description, exhibits and an Operation and Maintenance Plan (O&M).

19. Any new or required block walls and/or retaining walls shall be shown on the grading plans, both in plan-view and cross sections. Cross sections shall show vertical and horizontal relations of im provements (existing and proposed) on both sides of property lines. Required wall heights shall be measured vertically from the highest adjacent finished grad e. Block walls shall be designed in accordance to City of Garden Grove Standard B-504, B-505, B-506, and B-508, or designed by a professional registered engineer. In addition, the following shall apply:

a. The color and material of all proposed block walls, columns, and wrought iron fencing shall be approved by the Planning Services Division prior to installation.

366
Exhibit “A” Page 7 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

b. Openings for drainage through walls shall be shown in section details and approved by the City Engineer. Cross-lot drainage is not allowed.

20. The applicant shall remove any existi ng substandard driveway approaches, curbs, sidewalks, ADA ramps, access ga te, pavement sections, tree well and landscaping, and construct frontage improvements on Santa Barbara Avenue as identified below. All landscape, irrigation, sidewalk, and lighting improvements installed within the pu blic rights-of-way shall require the approval of the City Engineer, Public Works Street Division, and Planning Services Division and shall be maintained by the applicant (and/or homeowner’s association, once formed) for the life of the project.

a. Existing substandard driveways on Santa Barbara Avenue shall be removed and replaced with new curb , gutter, and sidewalk per City standards and specifications.

b. Existing substandard driveways on Santa Barbara Avenue shall be removed and replaced with new curb , gutter, landscape, and sidewalk per City standards and specifications.

c. The new driveway approaches to the site on Santa Barbara Avenue shall be constructed in accordance with Garden Grove Standard B-121.

d. The applicant shall install red curb near driveway approaches on Santa Barbara Avenue per approved site plan, SP-124-2024.

e. The applicant shall verify the placement limits of removal and replacement sidewalk concrete panels with public works inspector prior to start of construction on Santa Barbara Avenue per City of Garden Grove Standard B-105.

f. The applicant shall construct curb and gutter when replacing any existing driveway approach along the property frontage on Santa Barbara Avenue in accordance with City Standard Plan B-114.

g. The new tree wells fronting the proj ect on Santa Barbara Avenue shall be constructed in accordance with Garden Grove Standard B-123 and B-127.

h. The applicant shall plant total of seven Keith Davey Chinese Pistache (36-inch box), per the approved preliminary landscape plans. The applicant shall coordinate with City’s public works division prior to order and placement of trees on Santa Barbara Avenue.

i. The applicant shall cold mill (grind) existing asphalt pavement 3-inch uniform depth and replace with 3-in ches of fiber reinforced asphalt surface course from the edge of weste rly gutter to the center line of 367
Exhibit “A” Page 8 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

Santa Barbara Avenue & Bailey Street fronting the project per City specification and the direction of the City Engineer.

j. The applicant shall locate all existing public utilities across the property frontage and within the property boundary of the project prior to commencement of grading operation and mobilization.

k. The applicant shall coordinate with the Planning Services Division and Public Works Street Division before placing any type of tree within public right of way and proposed landscape area.

l. Street signs shall be installed as required and approved by the City Traffic Engineer.

21. Any proposed new landscaping in public right of way shall be approved by Planning Services and maintained by the applicant and/or homeowner’s association for the life of the project.

22. Driveway widths shall be in accordance with City’s Traffic Engineering Policy TE-8 (Driveway Opening Policy).

23. Sight Distance Standards shall be in acco rdance with City’s Traffic Policy & Procedures TE-13. All structures and walls shall be designed to ensure proper vision clearance for cars entering or le aving the driveway and parking areas.

No structure, wall or fence shall cause an exceedance of the applicable site distance standards set forth in City Traffic Engineering Policy TE-13.

24. The Site Plan shall comply with the completed Development Review and Comment Sheet prepared pursuant to the City’s Traffic Policy & Procedures TE- 17 and provided to the applicant.

25. Private Property Tow Away Sign Design shall be in accordance with City’s Traffic Policy & Procedures TE-19.

26. No Parking Fire Lane Sign Design shall be in accordance with City’s Traffic Policy & Procedures TE-20.

27. Parking lot layout shall be in accordance with City Standard B-311 & B-312.

28. Off-street parking requirements for residential uses shall be in accordance with the parking provisions in Chapter 9.12 of the Garden Grove Municipal Code and the City of Garden Grove’s Traffic Policies and Procedures TE-17 Development Review and Comments Sheet.

29. A minimum five-foot-by-five-foot-wide maneuvering area shall be provided at the end of a dead-end parking aisle and shall consists of a ten-foot-by- nineteen-foot-wide turnaround space.
368
Exhibit “A” Page 9 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

30. Demolition of the existing ancillary building and parking lot improvements to construct the proposed residential project, and construction of the block wall between the two new parcels, may necessitate certain grading and drainage improvements and will require parking lot improvements and restriping on the new 1.29-acre parcel (Parcel 1) to ensure compliance with applicable City and State requirements. Following implementation of the proposed Project, the parking lot in Parcel 1 shall be improved to contain a minimum of 59 parking spaces. The applicant shall submit to the Planning Division and Engineering Department for review and approval grading and Street improvement plans prepared by a registered Civil Engineer, illustrating all site improvements proposed on the residential 1.73 acre parcel (Parcel 2) and the 1.29 acre parcel (Parcel 1) currently improved with a re ligious facility. All site improvements proposed on the 1.29 acre parcel improved with the religious facility (Parcel 1) shall be fully completed prior to the issuance of certificate of occupancy for the residential development proposed on the 1.73 acre parcel (Parcell 2).

Permit Issuance

31. The applicant shall be subject to Traffi c Mitigation Fees, In-Lieu Park Fees, Drainage Facilities Fees, Water Asse ssment Fees, and other applicable mitigation fees identified in Chapter 9.44 of the Garden Grove Municipal Code and Garden Grove Council Resolution No. 9401-01 (or successor Resolution(s)), along with all other applicable fees duly adopted by the City.

Unless otherwise provided pursuant the Garden Grove Municipal Code or State law, the amount of said fees shall be calculated based on the City’s current fee schedule at the time of permit issuance.

32. A separate street permit is required for work performed within the public right- of-way.

33. Grading fees shall be calculated based on the current fee at the time of permit issuance.

34. The applicant shall identify a temporary parking site(s) for construction crew and construction trailers office staff prior to issuance of a grading permit. No construction parking is allowed on local streets. Construction vehicles should be parked off traveled roadways in a designated parking area. Parking areas, whether onsite or offsite, shall be included and covered by the erosion control plans.

35. Prior to issuance of a grading permit, the applicant shall submit and obtain approval of a worksite traffic control plan for all the proposed improvements within public right of way, which shall be subject to the review and approval of the City Traffic Engineer. Construction vehicles should be parked off traveled roadways in a designated parking area. Parking areas, whether onsite or offsite, shall be included and covered by the erosion control plans. Parking 369
Exhibit “A” Page 10 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

areas, whether onsite or offsite, shall be included and covered by the erosion control plans and the Storm Water Pollution Prevention Plan (SWPPP).

36. Prior to the issuance of any grading or building permits for projects that will result in soil disturbance of one acre or more of land, the applicant shall demonstrate that coverage has been obtained under California’s General Permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Inte nt (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number. Projects subject to this requirement shall prepare an d implement a Stormwater Pollution Prevention Plan (SWPPP). A copy of the current SWPPP shall be kept at the project site and be available for City review on request. The assigned WDID number must appear on the cover sheet of the project grading plan.

Project Construction/Operation

37. The applicant shall coordinate with City’s Public Works Department (engineering, water services and streets division) and setup appointments for preconstruction inspections for all the onsite and offsite improvements prior to commencement of grading operation and mobilization.

38. In accordance with the Orange Coun ty Storm Water Program manual, the applicant and/or its contractors shall provide dumpsters onsite during construction, unless an Encroachment Permit is obtained for placement in street.

39. The applicant and his contractor shall be responsible for protecting all existing horizontal and vertical survey contro ls, monuments, ties (centerline and corner) and benchmarks located within the limits of the project. If any of the above require removal; relocation or re setting, the Contractor shall, prior to any construction work, and under the supervision of a California-licensed Land Surveyor, establish sufficient temporar y ties and benchmarks to enable the points to be reset after completion of construction. Any ties, monuments and bench marks disturbed during construction shall be reset per Orange County Surveyor Standards after construction. The applicant and their contractor shall also re-set the tie monuments where cu rb or curb ramps are removed, and replaced or new ramps are installed. The Applicant and their contractor shall be liable for, at their expense, any resurvey required due to their negligence in protecting existing ties, monuments, benchmarks, or any such horizontal and vertical controls. Temporary Benchm arks shall not be used for Vertical control. Benchmarks shall be to the National Geodetic Vertical Datum (NGVD).

40. Heavy construction truck traffic and hauling trips, and any required lane closures, shall occur outside peak travel periods. Peak travel periods are considered to be from 7:00 a.m. to 9:00 a.m., and 4:00 p.m. to 6:00 p.m.

370
Exhibit “A” Page 11 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

41. Prior to grading or building permit closeout and/or the issuance of a certificate of use or a certificate of occupancy, the applicant shall:

a. Demonstrate that all structural best management practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with approved plans and specifications.

b. Demonstrate that the applicant is prepared to implement and maintain all non-structural BMPs described in the Project WQMP.

c. Demonstrate that an adequate number of copies of the approved Project WQMP are available onsite.

d. Submit for review and approval by the City an Operations and Maintenance (O&M) Plan for all structural BMPs.

e. Submit copies of the latest Townhome Plans for coordination of design elements for drainage, access and utilities relation to proposed air space layouts and locations.

f. CC&R’s shall be submitted to the Engineering Division for concurrent review and coordination with the design plans for all improvements, including their maintenance, requir ed easements, and processing of design changes proposed by owners and associations encumbered by the CC&R’s.

Water Services Division

42. New water service installations 2” and smaller, may be installed by the City of Garden Grove at owner’s/developer’s expense. Installation shall be scheduled upon payment of applicable fees, unless otherwise noted. Fire services and larger water services 3” and larger, shall be installed by developer/owner’s contractor per City Standards.

43. Water meters shall be located within the City right-of-way or within dedicated waterline easement. Fire services and large water services 3” and larger, shall be installed by contractor with class A or C-34 license, per City water standards and inspected by approved Public Works inspection.

44. A Reduced Pressure Principle Device (R PPD) backflow prevention device may be required for meter protection, should a large meter be proposed for multiple units. The landscape system shall also have RPPD device. Cross connection inspector shall be notified for inspection after the installation is completed.

Owner shall have RPPD devi ce tested once a year thereafter by a certified backflow device tester and the test results to be submitted to Public Works, Water Services Division. Property owner must open a water account upon installation of RPPD device.
371
Exhibit “A” Page 12 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

45. It shall be the responsibility of the appl icant to abandon any existing private water well(s) per Orange County He alth Department requirements.

Abandonment(s) shall be inspected by Orange County Health Department inspector after permits have been obtained.

46. A composite utility site plan shall be in cluded in the grading plan set, which shall be submitted to both the Engineering Division and Water Services Division for review and approval.

47. Water system within private streets shall be constructed per City Standards by developer and dedicated to the City. Bonding will be required.

48. There shall be a minimum 15 foot clearance of building footings from water main. Clearances less than 15 feet shall be reviewed and approved by Water Engineering.

49. There shall be no structures or utilities built on or crossing water or sewer main easements.

50. New utilities shall have a minimum 5 fo ot horizontal and a minimum 1 foot vertical clearance from water main and appurtenances.

51. There shall be a minimum clearance from sewer main and water main of 10 feet from outside of pipe to outside of pipe.

52. Any new or existing water valve locate d within new concrete driveway or sidewalk construction shall be reconstructed per City Standard B-753.

53. If fire sprinkler system is required, and individual water meters and services are proposed off public water main, meters and services shall be installed per City Standard B-719, which specifies a residential fire sprinkler connection (RFSC) on the backside of the meter. The Fire Sprinkler System design shall be a Passive Purge type system.

54. Should a large water meter in the right-of way with a private water main onsite be proposed, and the units are required to have fire sprinkler system, a separate fire service with above ground DCDA device will be required.

55. Any fire service and private fire hydrant lateral shall have above ground backflow device with a double check va lve assembly. Device shall be tested immediately after installation and once a year thereafter by a certified backflow device tester and the results to be submitted to Public Works, Water Services Division. Device shall be on private property and is the responsibility of the property owner and/or homeowner’s association. The above ground assembly shall be screened from public view as required by the Planning Division.

372
Exhibit “A” Page 13 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

56. If applicable, water meters and boxes sh all be installed by City forces upon payment of applicable fees and afte r new water system (including water services) pass all bacteriological and pressure tests.

57. No permanent structures, trees or deep -rooted plants shall be placed over sewer main or water main.

58. Location and number of fire hydrants shall be as required by Water Services Division and the Orange County Fire Authority (OCFA).

SEWER CONDITIONS OF APPROVAL

59. Applicant shall abandon any existing un used sewer lateral(s) at street right- of-way on the property owner’s side. The sewer pipe shall be capped with an expansion sewer plug and encased in concrete. Only one sewer connection per lot is allowed.

60. Applicant shall install new private sewer main with clean out at right-of-way line and laterals on-site. The sewer main connection in public right-of-way shall be 6” min. dia., extra strength VCP with wedgelock joints and inspected by Garden Grove Sanitary District (GGSD). All on site sewer and appurtenances to be installed per the California Plumbing Code and inspected by the Building Service Division.

61. All perpendicular crossings of the sewer, including laterals, shall maintain a vertical separation of min. 12” below the water main, outer diameter to outer diameter. All exceptions to the above require a variance from the State Water Resources Control Board.

62. If water main is exposed during installation of sewer lateral, a 20 ft section of the water main shall be replaced with 20ft PVC C-900 DR-14 class 305 water pipe, size in kind and centered at the crossing.

Orange County Fire Authority

63. The applicant shall comply with all applicable Orange County Fire Authority (OCFA) requirements, including but not limited to OCFA Guideline B-01 (Fire Master Plans for Commercial and Residential Development) and the OCFA approved Fire Master Plan for the project.

Building and Safety Division

64. Terms and Conditions of the Covenants, Conditions, and Restrictions (CC&Rs) shall be incorporated onto the construction plans for reference on how common areas, drainage, site improvements, access and maintenance will affect units.

373
Exhibit “A” Page 14 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

65. All work shall comply with the latest ed ition of the California (CA) Building Standards Code (CBC) at time of permit application.

66. Development will be subject to 11-A CB C access regulations for multi-family housing.

67. Applicant shall provide EVCS parking per CalGreen Chapter 4 and Chapter 5.

68. Project will be subject to plan review and show compliance with all applicable regulations, codes and ordinances.

69. Applicant will be responsible for confir ming utility availability due to T-24 Energy Regulations for providing a minimum of 200 amp service with 225 amp bus rating if applicable per 150.0(S) C.E.C.

Planning Services Division

70. The applicant shall submit detailed plans showing the proposed location of utilities and mechanical equipmen t to the Community Development Department, Planning Services Division for review and approval prior to submitting plans into the Building and Safety Division Plan Check process. The project shall also be subject to the following:

a. Above-ground utility equipment (e.g. electrical, gas, telephone, cable TV) shall not be located in the street setback, within the common areas, or any parking areas, and such equipment shall be screened by densely planted and maintained landscaped hedges or a fence or wall. Ground- mounted equipment shall not exceed the maximum allowable height for a wall, fence, or hedge.

b. Roof-mounted mechanical equipment shall be screened by parapet walls, rooftop architectural features such as a tower equal to the height of the equipment, or low walls surrounding the equipment and shall be painted to match the color of the building materials.

c. No exterior piping, plumbing, or mechanical ductwork shall be permitted on any exterior façade and/or be visible from any public right-of-way or adjoining property. Roof rain gutter s are permitted. The rain gutters shall follow the natural architecture lines of the building.

71. Street-facing perimeter block walls, whether new or existing, shall be decorative and utilize stucco finish, slump stone or split-face block, and shall include trailing vines, hedges planted al ong the base of the exterior face, or other landscaping treatments that deter graffiti.

72. All landscaping shall be consistent with the landscape requirements of Title 9 of the Municipal Code. The applicant sh all submit a complete landscape plan 374
Exhibit “A” Page 15 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

governing the entire development. The landscape irrigation plans shall include type, size, location and quantity of all plant material. The landscape plan shall include irrigation plans and staking and planting specifications. All landscape irrigation shall comply with the City’s Landscape Ordinance and associated Water Efficiency Guidelines. The land scape plan is also subject to the following:

a. A complete, permanent, automatic remote control irrigation system shall be provided for all landscaping areas shown on the plan. The sprinklers shall be of drip or micro-spray system sprinkler heads for water conservation.

b. Forty percent (40%) of the trees on the site shall consist of minimum size 24-inch box, and the remaining 60 percent (60%) shall be of minimum size 15 gallons. These tree s shall be incorporated into the landscaped frontages of all streets. Where clinging vines are considered for covering walls, drought-tolerant species shall be used.

c. All landscape areas, including the areas located within the public rights-of-ways along Santa Barbar a Avenue that abuts the subject property, are the responsibility of the applicant/property owner(s) and/or homeowner’s association.

d. Trees planted within ten feet (10'-0”) of any public right-of-way shall be planted in a root barrier shield. All landscaping along street frontages adjacent to driveways shall be of the low-height variety to ensure safe sight clearance. All trees planted on the subject property, whether for screening the project from the neighboring lots or for aesthetic or selling/marketing purposes, shall have an irrigation system installed in order maintain the trees.

e. All trees shall be double-staked in accordance with City standards.

f. Enhanced landscape treatment shall be provided in the five-foot (5’-0”) wide site perimeter setback betw een the block wall and the street frontage property line. The enhanced landscaping within this area shall include trees, shrubs, vines, and flowering ground covers and turf in a hierarchical design order.

g. The landscape treatment along the str eet frontage, including the area designated as public right-of-way, shall incorporate the landscape area between the sidewalk and the develo pment wall with ground cover, shrubs and bushes, and trees that hi ghlight the project’s entrance as well as enhance the exterior appearance along Santa Barbara Avenue.

The plant material for the entrance shall be the type to inhibit graffiti such as vines and dense growing shrubs and bushes, and shall be maintained.
375
Exhibit “A” Page 16 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

h. Clinging vines shall be installed within the landscape planters along the perimeter block walls to deter graffiti.

i. Fifty percent (50%) of all required shrubs shall be a minimum size of five (5) gallons at time of planting.

j. Live groundcover shall be planted and maintained where shrubbery is not sufficient to cover exposed soil. Mulch may be used in place of groundcover where groundcover will not grow or where groundcover will cause harm to other plants, but not more than 30% of the groundcover area shall have the mulch substitute.

k. Groundcover plants shall be pl anted at a density and spacing necessary for them to become well established and provide surface coverage within 18 months of planting.

l. The landscape plan shall incorporate and maintain for the life of the project those means and methods to address water run-off also identified as Low Impact Development provisions, which address water run-off. This is to also to be inclusive of any application of Water Quality Management Plans (WQMP), Drainage Area Management Plans (DAMP) and any other water conservation measures applicable to this type of development.

m. The irrigation system shall comply with all applicable provisions of the City’s Water Conservation Ordinance, the City’s Municipal Code landscape provisions, and all applicable state regulations.

n. All above-ground utilities (e.g. water backflow devices, electrical transformers, irrigation equipment) shall be shown on the landscaping plan in order to ensure proper landscape screening will be provided.

73. Permitted hours and days of construction and grading shall be as follows, and all work shall be comply with the noise regulations set forth in Chapter 8.47 of the City of Garden Grove Municipal Code:

a. Monday through Friday – not before 7:00 a.m. and not after 5:00 p.m.

b. Saturday – not before 8:00 a.m. and not after 5:00 p.m. All construction activity on Saturday shall be limited to interior construction only.

c. Sunday and Federal Holidays – no construction shall occur.

74. Construction activities shall adhere to SCAQMD Rule 403 (Fugitive Dust) that includes dust minimization measures, the use of electricity from power poles 376
Exhibit “A” Page 17 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

rather than diesel or gasoline powe red generators, and the use methanol, natural gas, propane or butane vehicles instead of gasoline or diesel powered equipment, where feasible. Also, use of solar, low emission water heaters, and low sodium parking lot lights, shall be required to ensure compliance with Title 24.

75. The applicant shall prepare Covenants, Conditions, and Restrictions (CC&R's) for review and approval by the City Attorney's office and Community Development Department prior to the issu ance of building permits. Unless otherwise approved by the Communi ty Development Director and City Attorney, The approved CC&R’s shall be recorded at the same time that the subdivision map is recorded and two copies (a hard copy and an electronic copy) of the recorded CC&R’s shall be provided to the Planning Services Division. The CC&R's shall include the following stipulations and/or provisions:

a. All units shall maintain the ability to park two cars within the garages at all times. Unless otherwise permitted by State Law, garages shall not be converted to any other use.

b. There shall be no business activities, day care, or garage sales conducted within or from the garages.

c. Parking spaces in the garages shall be made available to the occupants of the unit at all times.

d. Residents shall not park or store vehi cles anywhere on the site except within the designated parking space s in the garages and/or private driveways for their dwelling unit. However, the two (2) unassigned, open guest parking spaces may be ut ilized by residents or guests for temporary parking. Any issues arising from the use, application, or restriction of such open parking spa ces shall be at the resolve of the Homeowner’s Association.

e. All graffiti vandalism shall be ab ated within the premises. Best management practices shall be im plemented to prevent and abate graffiti vandalism within the premises throughout the life of the project, including, but not limited to, timely removal of all graffiti, the use of graffiti resistant coatings and surfac es, the installation of vegetation screening of frequent graffiti sites, and the installation of signage, lighting, and/or security cameras, an necessary. Graffiti shall be removed/eliminated as soon as reasonably possible after it is discovered, but not later than 72 hours after discovery.

f. Each residence shall be utilized as one (1) dwelling unit. No portion of any residence shall be utilized or rented as a separate dwelling unit.

377
Exhibit “A” Page 18 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

g. The CC&R’s shall include provisions providing the owners or tenants a means of contacting persons responsible for site maintenance, repairs, trash pick-up, and other related matters for a development of this type.

This shall also include scheduling of maintenance of such items as the recreation area(s), landscape area maintenance, etc. This also includes ensuring tree overhangs do not block or hinder any vehicles such as street sweepers, trash trucks, fire trucks, etc., from maneuvering around the site.

h. Storage of boats, recreational vehicles, or commercial vehicles on the property is prohibited.

i. The CC&R’s shall include stipulations that maintenance of the private drive aisles, storm drain, sewer system, common landscaped areas, and open space areas within the interior of the development, and the landscape setback areas outside th e development walls adjacent to Santa Barbara Avenue is the re sponsibility of the Homeowner’s Association.

j. Each unit shall have and maintain a minimum of 120 cubic feet of storage space, which may be provided in the garage parking areas, and typical closet space within the unit shall not count toward satisfying this requirement.

k. All recreation areas, landscaping along the front and side yards of each unit, the project site entryway, landscaped areas in all common areas, and any landscaping within the public right-of-way shall be maintained for the life of the project, and maintenance provisions approved by the City shall be included in the CC&R’s.

l. The common recreation areas, as identified on the approved site plan, shall be equipped with barbecues, outdoor dining tables, and other amenities consistent with the appr oved site plan and Garden Grove Municipal Code for the life of the project, and all such amenities shall be subject to review by the Planning Services Division, and Building and Safety Division.

m. There shall be no parking allowed along the private street, except within the designated parking areas. All curbs not designated as parking areas shall be painted red. The applicant shall post “No Parking” signs along the drive aisle.

n. The maintenance of the private street, storm drains, sewer system, and open space areas is the responsib ility of the applicant and property owner(s) and/or Homeowner’s Association, including the common recreation areas, and the common landscape areas.

378
Exhibit “A” Page 19 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

o. The Conditions of Approval for Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025 shall be incorporated into the CC&Rs, and provisions corresponding to any applicable Conditions of Approval shall be included in the CC&Rs.

p. The following provisions shall be included within the CC&R’s (in substantially the same form as below or as otherwise approved by the City Attorney):

i. Compliance with Stormwater Quality Regulations. The
Homeowner's Association shall implement, and fund
implementation of, the Operation and Maintenance (“O&M”) Plan for the Property, which was approved by the City as part of the Water Quality Management Plan (“WQMP”) required for
development of the Property, and shall operate and maintain the Best Management Practices (“BMPs”) described in the O&M Plan for the Property, which includes:

a. Description of all post-construction BMPs (non-structural and structural),

b. Description of the Property owner’s(s’) responsibilities and required training of persons performing BMP
implementation, operation and maintenance,

c. Implementation frequency and operating schedule,

d. Inspection/maintenance frequency and schedule,
e. Specific maintenance activities,

f. Required permits from resource agencies, if any,

g. Forms to be used in documenting implementation,
operation and maintenance activities,

h. Recordkeeping requirements.

A copy of the approved O&M Plan is described in the current WQMP for the Project, as it may be amended from time to time according to its terms, which is on file with the City of Garden Grove Community Development Department, and is incorporated herein by this reference. The Committee shall maintain a copy of the current WQMP at a location on the Property.

The Property shall be, and the Homeowner's Association shall ensure that the Property is used and maintained in full compliance with the provisions of the O&M Plan and Chapter 6.40
379
Exhibit “A” Page 20 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

(Stormwater Quality) of the Gard en Grove Municipal Code, as it may be amended. The City shall have the right to inspect the Property for the purpose of verifying compliance with this provision. The City of Garden Grove shall be an intended third- party beneficiary to this provision. The City shall have the right and authority, but not the obligation, to enforce this provision by any legal or equitable means, or by any method available to the Property owners as provided elsewhere in the Declaration, against the Declarant, Homeowner's Association, Owners, their successors and assigns, or other persons in possession of the Property. This provision shall not be amended or terminated without the written approval of the City of Garden Grove Community Development Department.

ii. Enforcement: The City is hereby made a party to this Declaration solely for purposes of enforcing its provisions and the Conditions of Approval of Site Plan No. SP-150-2025, Tentative Tract Map No.

TT-19336, and Variance No. V-045-2025. The City, its agents, departments and employees shall have the unrestricted right and authority, but not the obligation, to enforce the provisions of this Declaration and the Conditions of Approval of Site Plan No.

SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025. In the enforcement of this Declaration, the City shall not be limited to the procedures or processes described in this Declaration and may use any remedy provided under law or equity, including the City’s Municipal Code. The City, its agents, departments and employees may further refuse to issue any building, electrical or plumbing permit that may be in violation of these Declarations or General Plan Amendment No. GPA-001- 2025, Zoning Map Amendment No. A-041-2025, Site Plan No.

SP-150-2025, Tentative Tract Map No. TT-19336, Variance No. V- 045-2025, and Conditional Use Permit No. CUP-119-60 (Rev. 2025) approvals. However, the City shall not be liable for failing or refusing to enforce the provisions of these Declarations or the Conditions of Approval of Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-041-2025. The alternative dispute resolution provisions set forth in Section / Article [SECTION] of this Declaration shall not apply to or legally bind the City.

iii. Assessments: The City may levy special assessments against the properties in connection with its actions to enforce the conditions of this Declaration or General Plan Amendment No. GPA-001- 2025, Zoning Map Amendment No. A-041-2025, Site Plan No.

SP-150-2025, Tentative Tract Map No. TT-19336, Variance No. V- 045-2025, and Conditional Use Permit No. CUP-119-60 (Rev. 2025) approvals, or to abate the violation thereof. The City shall 380
Exhibit “A” Page 21 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

have the same power as the Association to levy special
assessments pursuant to the prov isions of [SECTION] of this Declaration in the event that it incurs expenses in the enforcement of the conditions of these Declarations or Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and
Variance No. V-045-2025 approvals. Notice of intention to make such assessment shall be mailed by the City to the Owner of each affected [LOT/UNIT] affording the Owner thirty (30) days’ notice to satisfy or reimburse the City’s expenditure. In the event of the failure of any Owner of any affected [LOT/UNIT] to reimburse the City within thirty (30) days, notice of such assessment shall be mailed by the City to said Owner, and said assessment shall thereafter be due as a separate debt to the City within thirty (30) days following the mailing of such notice. Any such delinquent assessment may be and may become a lien upon the interest of the defaulting Owner in the [LOT/UNIT] upon the execution by the City and the recording in the Orange County Recorder’s office of a notice of delinquent assess ment under the same conditions that the Association could reco rd the same pursuant to the provisions of [SECTION]. The City may foreclose on such notice of delinquent assessment in the same manner and with the same power as the Association could foreclose on such notice pursuant to the provisions of [SECTION]. It is the intent of Declarant, which intent shall be binding upon all of Declarant’s successors in interest in the Properties, that the City shall be deemed an interest holder pursuant to the provisions of these Declarations in order to enforce the rights which have been given to the City generally in these Declarations and specifically pursuant to this Section.

iv. Attorney Fees: The City shall be entitled to recover its attorney’s fees incurred in connection with its actions to enforce the conditions of these Declarations or General Plan Amendment No.

GPA-001-2025, Zoning Map Amendment No. A-041-2025, Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, Variance No. V-045-2025, and Conditional Use Permit No. CUP- 119-60 (Rev. 2025) approvals, or to abate the violation thereof.

v. Public Safety Access: Police, Fire, and other public safety personnel may enter upon any part of the common area for the purpose of enforcing State and Local laws.

vi. Modification/Termination: This Declaration shall not be terminated or substantially amended without the prior written approval of the City of Gard en Grove Community Development Director.

381
Exhibit “A” Page 22 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

76. Each unit shall be provided with washer and dryer hook-ups.

77. Each unit shall be provided with an ai r conditioning condensing unit and/or system so that there are no wall-mounted, or window mounted units. If units are located on the roof, an architectural design of the roof areas shall be done to effectively screen such units from adjacent properties and the public right-of-way.

78. Mailboxes shall be provided and inst alled by the applicant. The local postmaster shall approve the design and location.

79. Should the applicant elect to build the project in more than one phase, then a phasing plan shall be submitted to the Community Development Department prior to releasing units for model purposes. The phasing plan shall include, but not be limited to, a site plan showing the phasing areas, protection of finished units, and protection for related safety issues concerning pedestrians and non-construction vehicles. The perimeter improvements including landscaping, walls, street improvements, and underground utilities, shall be completed in the first phase. The phas ing plan shall be approved by the Community Development Department, OCFA, and Public Works Department prior to issuance of building permits. Notwithstanding if the applicant elects to construct the Project in phases, the applicant shall record a single final map, not multiple phased final maps, and the CC&Rs shall apply to the entire property covered by the Tentative Tract Map at the time of recordation.

80. All lighting structures shall be placed so as to confine direct rays to the subject property. All exterior lights shall be reviewed and approved by the Planning Services Division. Lighting adjacent to residential properties shall be restricted to low decorative type wall-mounted lights, or a ground lighting system.

Lighting shall be provided throughout all private drive aisles and entrances to the development per City standards for street lighting. Lighting in the common areas shall be directed, positioned, or sh ielded in such manner so as not to unreasonably illuminate the window area of nearby residences.

81. All units shall be equipped with a minimum of three cubic feet of space for the collection and storage of refuse, organic material, and recyclable material.

82. Decorative stamped concrete or pavers shall be provided within the front ten feet (10’-0”) for the driveway along Santa Barbara Avenue. The final design and configuration shall be shown on th e final site plan, grading plan, and landscape plans.

83. Second-story windows, on side and rear building sides shall be located to avoid direct views from those windows, balconies, and decks into any immediately opposite windows and private recreation areas of residential dwelling units on adjacent properties. Where second-sto ry windows are oriented toward an 382
Exhibit “A” Page 23 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

adjacent property’s private recreation area, one or more of the following measures shall be provided:

a. High-windows with a minimum sill height of six feet (6’-0”), as measured from the finished floor.

b. View-obscuring treatment such as wing walls.

c. Obscure, opaque, or frosted fixed (non-slider) windows.

d. A row of screening/canopy trees evenly spaced shall be placed along the property line(s), which shall be of a minimum height that blocks any direct views. Screening/canopy trees shall be maintained in perpetuity.

84. All new block walls, and/or retaining wall(s), including existing block walls to remain, if any, shall be shown on the grading plans. Block walls shall be developed to City Standards or designed by a Registered Engineer and shall be measured from on-site finished grade. The applicant shall provide the following:

a. Decorative masonry walls are required along the north, south, east, and west property lines and shall be co nstructed to a minimum height of 6’-0”, up to a maximum of 7’-0”, as measured from highest point of finished grade. Whether new or existing, the block walls shall be decorative and utilize stucco finish , slump stone, decorative CMU, or split-face block. Street-facing peri meter walls shall include trailing vines, hedges planted along the base of the exterior face, or other landscaping treatments that deter graffiti.

b. The applicant shall work with the ex isting property owners along the project perimeter in designing and constructing the required perimeter block walls. This requirement is to avoid having double-walls and minimize any impact that it might cause to the existing landscaping on the neighbor’s side as much as possible. The perimeter block wall shall be constructed and situated entirely within the subject property. In the event that the applicant cannot ob tain approval from the property owners, the applicant shall construct the new wall with a decorative cap to be placed between the new and ex isting walls. In the event the location of a new wall adjacent to an existing wall or fence has the potential to affect the landscape plan ter, then the applicant shall work with City Staff to address this situation. The Community Development Director shall be authorized to approve minor alterations the size and/or location of the landscape planter to accommodate the placement of such wall.

85. During construction, if paleontological or archaeological resources are found, all attempts will be made to preserve in place or leave in an undisturbed state 383
Exhibit “A” Page 24 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

in compliance with applicable law. In the event that fossil specimens or cultural resources are encountered on the site during construction and cannot be preserved in place, the applicant shal l contact and retain, at applicant’s expense, a qualified paleontologist or archaeologist, as applicable, acceptable to the City to evaluate and determine appropriate treatment for the specimen or resource, and work in the vicinity of the discovery shall halt until appropriate assessment and treatment of the specimen or resource is determined by the paleontologist or archeologist (work can continue elsewhere on the project site). Any mitigation, monitoring, collection, and specimen/resource treatment measures recommended by the paleontologist/archaeologist shall be implemented by the applicant at its own cost.

86. The applicant shall comply with the Mi gratory Bird Treaty Act (MBTA), and Sections 3503, 3503.5, and 3513 of the California Fish and Game Code, which require the protection of active nests of all bird species, prior to the removal of any on-site landscaping, including the removal of existing trees.

87. All mitigation measures that are part of the Mitigated Negative Declaration that was adopted in conjunction with approval of General Plan Amendment No.

GPA-001-2025, Amendment No. A-041-2025, Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, Variance No. V-045-2025, and Conditional Use Permit No. CUP-119-60 (REV. 2025) shall be implemented. In addition, the project is subject to the Mitigation Monitoring and Reporting Program adopted by the City Council as part of the Mitigated Negative Declaration. In order to assist the City to verify that all re quired project mitigation measures and project design features are complied with in a timely manner, a project-specific mitigation-monitoring program for monitoring all applicable project-related mitigation measures shall be prepar ed by the developer/applicant and approved by the Planning Services Divi sion prior to issuance of building permits. Said mitigation monitoring program shall be implemented during project construction through completi on. The developer/applicant shall provide the City with a report demonstrating adherence to all mitigation measures quarterly or otherwise upon request.

88. Finalentative Tract Map No. TT-19336 shall be approved by the City and recorded by the applicant prior to issu ance of any grading and/or building permits for the proposed development.

89. The applicant shall submit a signed letter acknowledging receipt of the decision approving Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025 and his/her/its agreement with all conditions of the approval within 30 days of approval.

90. The applicant shall, as a condition of Project approval, at its sole expense, defend, indemnify and hold harmless the City, its officers, employees, agents and consultants from any claim, action, or proceeding against the City, its officers, agents, employees and/or cons ultants, which action seeks to set 384
Exhibit “A” Page 25 SP-150-2025, TT-19336, & V-045-2025
Conditions of Approval

aside, void, annul or otherwise challeng e any approval by the City Council, Planning Commission, or other City decision-making body, or City staff action concerning General Plan Amendment No. GPA-001-2025, Zoning Map Amendment No. A-041-2025, Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025. The applicant shall pay the City’s defense costs, including attorney fees and all other litigation related expenses, and shall reimburse the City for court costs, which the City may be required to pay as a result of such defense. Th e applicant shall further pay any adverse financial award, which may issue against the City including but not limited to any award of attorney fees to a party challenging such project approval. The City shall retain the right to select its counsel of choice in any action referred to herein.

91. In accordance with Garden Grove Municipal Code Sections 9.32.160 and

9.40.070.A, respectively, the rights grante d pursuant to Site Plan No.

SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025 shall be valid for a period of two years from the effective date of the ordinance approving General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No. A-041-2025. Unless a time extension is granted pursuant to Section 9.32.030.D.9 of the Municipal Code, the rights conferred by Site Plan No. SP-150-2025, and Variance No. V-045-2025 shall become null and void if the subject development and construction necessary and incidental thereto is not commenced within two (2) years of the expiration of the appeal period and thereafter diligently advanced until completion of the project. In the event construction of the project is commen ced but not diligently advanced until completion, the rights granted pursuant to Site Plan No. SP-150-2025, and Variance No. V-045-2025 shall expire if the building permits for the project expire.

92. Prior to issuance of grading permits, a temporary project identification sign shall be erected on the site in a secure and visible manner. The sign shall be conspicuously posted at the site and re main in place until occupancy of the project. The sign shall include the name and address of the development, and the developer’s name, address, and a 24-hour emergency telephone number.

93. The Conditions of Approval set forth herein include certain development impact fees and other exactions. Pursuant to Government Code §66020(d), these Conditions of Approval constitute writte n notice of the amount of such fees.

A RESOLUTION OF THE PLANNING COMMISSI ON OF THE CITY OF GARDEN GROVE RECOMMENDING THAT THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT NO.

CUP-119-60 (REV. 2025) LOCATED ON THE SOUTH SIDE OF SANTA CATALINA

AVENUE, NORTHWEST OF SANTA BARBARA AVENUE, BETWEEN VALLEY VIEW STREET AND ST. MARK STREET, AT 5802 SANTA CATALINA AVENUE, ASSESSOR’S PARCEL NO. 224-212-01.

BE IT RESOLVED that the Planning Commission of the City of Garden Grove, in regular session assembled on February 20, 2025, does hereby recommend that the City Council approve Conditional Use Permit No. CUP-119-60 (Rev. 2025), which includes approval of waiver pursuant to Garden Grove Municipal Code Section 9.08.020.050.A to allow the main building to deviate from the required twenty-five feet (25’ 0”) building setback to a common property line with an "R" zoned property to be thirteen feet six inches (13’-6”), for the property located on the south side of Santa Catalina Avenue, northwest of Santa Barbara Aven ue, between Valley View Street and St.

Mark Street, Assessor’s Parcel No. 224-212 -01, subject to (i) the Conditions of Approval attached hereto as “Exhibit A”; (i i) City Council approval of a Resolution adopting a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the Project; (iii) City Council adoption and effectiveness of a Resolution approving General Plan Amendment No. GPA-001-2025; (iv) City Council adoption and effectiveness of an Ordinance approving Zoning Map Amendment No. A-041-2025; (v) City Council adoption and effectiveness of a Resolution approving Tentative Parcel Map No. PM-2024-124; (vi) City Council adoption and effectiveness of a Resolution approving Site Plan No. SP-150-2025, Tentative Tract Map No. TT-19336, and Variance No. V-045-2025.

BE IT FURTHER RESOLVED in the matter of Conditional Use Permit No. CUP-119-60 (REV. 2025), the Planning Commission of the City of Garden Grove does hereby report as follows:

1. The subject case was initiated by Neal Pafford on behalf of Brandywine Homes, with authorization of the property owner, Grace Baptist Church.

2. The applicant has submitted a request to subdivide an existing approximately

3.025-acre lot located on the south side of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street, at 5802 Santa Catalina Avenue, Assessor’s Parcel No. 224-212-01 (the “Property”) containing an operating re ligious facility into two parcels to facilitate (a) the development of a residential project on a new 1.73-acre parcel consisting of twenty-six (26) condominium townhomes and associated site improvements and (b) the continued operation of the existing religious facility on a new 1.29 acre parcel.

3. The applicant has requested the following approvals to facilitate the proposed development: (i) a General Plan Amendment to change the General Plan Land Use Designation of a 1.73-acre portion of the project site from Low Density Attachment 8
386
Residential (LDR) to Medium Density Residential to facilitate the development of the residential project; (ii) a Zoning Map Amendment to change the zoning of a 1.73-acre portion of the subje ct property from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) to facilitate the development of the residential project; (iii) a Tentative Parcel Map to subdivide the existing approximately 3.025-acre lot into two lots to facilitate the development of the residential project on a new 1.73-acre parcel and allow the existing religious facility to continue to operate on a new 1.29 acre parcel; (iv) a Tentative Tract Map to create a one-lot subdivision for the purpose of selling each townhome as a condominium; (v) Variance approval to deviate from the required rear yard setback for second-story building area; (vi) a Site Plan to construct twenty-six (26) two-story townhomes along with associated site improvements; and (vii) a Conditional Use Permit (CUP) to allow the religious facility to continue to operate on the new 1.29 acre parcel, and a waiver to allow the existing main sanctuary buildi ng to deviate from the required twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property (collectively, the “Project”).

4. Pursuant to the California Environmental Quality Act CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an initial study was prepared, and it has been determined that the proposed Proje ct qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will no t, have a significant effect on the environment. A Mitigation Monitoring and Reporting Program (MMRP) has been prepared and is attached to the Mitigated Negative Declaration listing the mitigation measures to be monitored during project implementation. The Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.

5. Concurrently with its adoption of this Resolution, the Planning Commission also adopted (A) Resolution No. 6102-25 recommending that the City Council adopt a Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the Project; (B) Resolution No. 6103-25 recommending that the City Council approve (i) General Plan Amendment No. GPA-001-25 to amend the General Plan Land Use Designation of a 1.73-acre portion of the project site from Low Density Residential (LDR) to Medium Density Residential (MDR), and (ii) Zoning Map Amendment No. A-041-2025 to amend the City’s Official Zoning Map to change the zoni ng of the subject property from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) to facilitate the development of the Project; (C) Resolution No. 6104-25 recommending that the City Council approve Tentative Parcel Map. No. PM-2024-124; and (D) Resolution No. 6105-25 recommending that the City Council approve Tentative Tract Map No. TT-19336, Site Plan No. SP-150-2025, and Variance No. V-045- 2025. The facts and findings set forth in Resolution No. 6102-25, Resolution No. 6103-25, Resolution No. 6104-25 and Resolution No. 6105-25 are hereby incorporated into this Resolution by reference.
387

7. Existing land use, zoning, and General Plan designation of property in the vicinity of the subject property have been reviewed.

8. The report submitted by City staff was reviewed.

9. Pursuant to a legal notice, a public hearing was held on February 20, 2025, and all interested persons were given an opportunity to be heard.

BE IT FURTHER RESOLVED, FOUND AND DE TERMINED that the facts and reasons supporting the conclusion of the Planning Commission, as required under Municipal Code Section 9.32.030, are as follows:

FACTS:

The project site is currently comprised of an approximately 131,769 square foot (3.025-acre) parcel on the south side of Santa Catalina Avenue between Valley View Street and St. Mark Street. The site is cu rrently developed with a religious facility and two ancillary buildings. The subject site has a General Plan Land Use designation of Low Density Residential (LDR) and is zoned R-1 (Single-Family Residential). The subject site abuts an R-3 (Multiple-Family Residential) zoned property to the south.

To the west, across St. Mark Street, the subject site is adjacent to R-1 (Single-Family Residential) zoned properties. To the north and east, the subject site is adjacent to R-1 (Single-Family Residential) zoned properties.

The Project scope includes the subdivision of one (1) lot into two lots, amending the general plan land use designation for a 1.73-acre portion of the Project site to Medium Density Residential and rezoning it to R-3 to facilitate the development of twenty-six (26) townhomes, and the continued operation of the existing religious facility on a

1.29-acre portion of the Project site, which is proposed to retain its existing General Plan Land Use designation and zoning. As pa rt of the request, an existing ancillary one-story building and rear portion of the existing parking lot will be demolished to accommodate the residential project. Purs uant to Section 9.12.020.050.A of the Municipal Code, “churches and other religious centers” in the R-1 zone are conditionally permitted, and are subject to Special Operating Conditions and Development Standards, which includes a minimum lot size of one (1) acre, a minimum lot frontage of 120 feet, adjacency to a public street with a roadway having not less than two parking lanes and two traffic lanes, and maintenance of a twenty- 388
five foot (25’-0”) building setback to a common property line with an “R” zoned property.

Due to the lot subdivision, the existing main sanctuary building will be located thirteen feet six inches (13’-6”) from the southerly property line of the 1.29-acre lot.

1.29 acre parcel to be utilized by Grac e Baptist Church will possess the physical characteristics that meet the Code’s requirements for churches and religious facilities, including the minimum lot size of one (1) acre, the minimum lot frontage of 120 feet, and adjacency to a public street with a ro adway having not less than two parking lanes and two traffic lanes. The main building, with the exception of the waiver, will comply with Zoning Code requirements.

FINDINGS AND REASONS:

CONDITIONAL USE PERMIT

1. The proposed use will be consistent with the City’s adopted General Plan and redevelopment plan.

The portion of the Property on which the religious facility will be located will continue to have a General Plan Land Use Designation of Low Density Residential (LDR), and be zoned R-1 (Single-Family Residential). The R-1 zoning district implements the LDR Land Use designation, and churches and other religious facilities are a conditionally permitted use in the R-1 zone.

2. The requested use at the location pr oposed will not: adversely affect the health, peace, comfort, or welfare of the persons residing or working in the surrounding area, or unreasonably interfere with the use, enjoyment, or valuation of the property of other persons located in the vicinity of the site, or jeopardize, endanger, or otherwise con stitute a menace to public health, safety, or general welfare.

389
The use will not adversely affect the health, peace, comfort or welfare of persons residing or working in the surrounding area. The Grace Baptist Church has been operating at the subject location since the 1960’s with Conditional Use Permit No. CUP-119-60. Since the religious facility’s ancillary building and parking lot are deteriorating, allowing the proposed subdivision, it will provide for an opportunity to develop an underutilized site with a residential development, while maintaining the religious facility on the remaining portion of the subdivided lot. Each lot will meet the minimum lot size, as well as parking for the existing and proposed developments.

Besides the construction of the prop osed twenty-six (26) townhomes to replace the existing deteriorating parking lot, there are no proposed changes to the religious facility or expansio n of the operation or buildings. The modification of the Conditional Use Permit will allow the Grace Baptist Church to continue their operation at the subj ect location. Conditions of approval require the religious institution to comply with the City’s Noise Ordinance.

3. The proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features prescribed in this title or as is otherwise required in order to integrate such use with the uses in the surrounding area.

Each site is of adequate size to a ccommodate the religious facility, and the proposed two-story townhome development, providing a minimum of one-acre per site. The project is proposing a six (6) foot high wall at the northerly property line, dividing the religious facility, and proposed residential development. Grace Baptist Church’s operation will remain unchanged and will continue utilizing the existing two-sto ry ancillary building for Youth Sunday Services. Provided the conditions of approval are adhered to for the life of the project, the use will be harmonious with the persons who work and live in the area.

4. The proposed site is adequately served: by highways or streets or sufficient width and improved as necessary to carry the kind and quantity of traffic such as to be generated, and by other public or private service facilities as required.

The site is located on the south side of Santa Catalina Avenue, between Valley View Avenue and St. Mark Street Avenue. The site is sufficiently served by the public service facilities required, such as public utilities: gas, electric, water, and sewer facilities. As a part of this request, no changes are proposed to the overall function of the building. Ther efore, the site will continue to be adequately served by all existing hi ghways, streets, and other public and private service facilities.

5. The impacts of the project, as proposed, do not justify the imposition of the requirement that the existing religious facility maintain a twenty-five foot (25’- 0”) setback to the common property line with the proposed new 26 unit residential townhome project.
390

The applicant is requesting a waiver to allow the main building of the religious facility to deviate from the required twenty-five foot (25’-0”) building setback to a common property line with an "R" zoned property to be thirteen feet six inches (13’-6”). Due to the lot subdivision, the existing main sanctuary building will be located thirteen feet six inches (13’-6”) from the southerly property line of the 1.29-acre lot. Municipal Code Section 9.08.020.050.A.11 stipulates that requirements related to Special Operating Conditions and Development Standards applicable to “churches, other religious centers, and other authorized assembly uses” in residential zones and open space zones may be waived by the Planning Commission up on a finding that the impacts of the project, as proposed, do not justify the imposition of the requirements.

The religious facility has been operating as such since 1960 under Conditional Use Permit No. CUP-119-60. The existing layout of the religious facility encompasses an assembly area, storage rooms, restrooms, and five (5) offices that will face the southerly property line and the residential development. The assembly portion of the religious facility will be approximately twenty-five (25) feet from the proposed residential use, and will be buffered by the administrative offices. In addition, no expansions to the existing sanctuary building are proposed. Therefore, a waiver of this standard is justified and the townhome project residents will not be adversely impacted.

INCORPORATION OF FACTS AND FINDINGS SET FORTH IN THE STAFF REPORT

BE IT FURTHER RESOLVED that the Planning Commission does conclude:

1. The Conditional Use Permit possess ch aracteristics that would justify the request in accordance with Munici pal Code Section No. 9.32.030.D.4 (Conditional Use Permit).

2. In order to fulfill the purpose and inte nt of the Municipal Code and thereby promote the health, safety, and general welfare, the attached Conditions of Approval (Exhibit “A”) shall apply to Conditional Use Permit No. CUP-119-60 (REV. 2025).
391

EXHIBIT “A”

Conditional Use Permit No. CUP-119-60 (REV. 2025)

5802 Santa Catalina Avenue

CONDITIONS OF APPROVAL

GENERAL CONDITIONS

2. All Conditions of Approval set forth herein shall be binding on and enforceable against each of the following, and whenever used herein, the term “applicant” shall mean and refer to the project appl icant, the owner(s) and tenant(s) of the property, and each of their respective successors and assigns, including all subsequent purchasers and/or tenant s. The applicant and subsequent owner/operators of such business shall adhere to the conditions of approval for the life of the project, regardless of property ownership. Any changes of the conditions of approval require approval by the applicable City hearing body, except as otherwise provided herein.

3. Conditional Use Permit No. CUP-119-60 (REV. 2025) only authorizes the operation of a “Church and Other Religious Center,” with an associated Sunday Youth Services, on a property located at 5802 Santa Catalina Avenue, as depicted on the plans submitted by the applicant and made part of the record on the February 20, 2025, Plan ning Commission proceedings and ___________, 2025 City Council proceedings. This Conditional Use Permit shall supersede CUP-119-60 which establis hed the religious facility with two ancillary buildings. As part of the request, the one-story ancillary building will be demolished and the two-story ancillary building will remain. In the event the operation of the religious facility on the property ceases, operation of the approved incidental uses shall also cease. Approval of this Conditional Use Permit shall not be construed to mean any waiver of applicable and appropriate zoning and other regulations; and wherein not otherwise specified, all requirements of the City of Garden Grove Municipal Code shall apply.

4. Minor modifications to the approved site plan, floor plan, and/or these Conditions of Approval may be appr oved by the Community Development Department Director, in his or her discretion. Proposed modifications to the approved site plan, floor plan, or Condit ions of Approval that would result in the intensification of the project, or create impacts that have not been previously addressed and which are determined by the Community Development Department Director not to be minor in nature shall be subject 392
Exhibit “A” Page 2
Conditional Use Permit No. CUP-119-60 (REV. 2025)
Conditions of Approval

to approval of new and/or amended land use entitlements by the applicable City hearing body.

5. All conditions of approval shall be im plemented at the applicant’s expense, except where specified in the individual condition.

Community Development Department

6. The hours of operation for the religious facility shall be permitted from 8:00 a.m. to 8:00 p.m., Monday to Sunday.

8. The site is intended to be used as a religious facility, as indicated by the applicant. The facility is to be used fo r religious activities open to the public, which would include prayer or worship se rvices, Sunday Youth Service. This facility shall not be used as a boar ding house or serve as temporary housing/living quarters. Should any chan ge in the approved uses occur, the filing of a new Conditional Use Permit and/or other proper entitlement(s) shall be required.

9. Activities occurring on the site such as special events, carnivals, and similar activities, will require City approval of a special event permit. Application for the event permit shall be made a minimu m of 30 days prior to the event. If the event creates a parking demand exceeding the number of spaces provided on-site, the representatives of the event/proposed assembly use, shall ensure, through written verification, that a rrangements are made to address the overflow parking at least twenty-one ( 21) days prior to the event. This includes providing evidence of other secured parking facilities as well as type (secured) shuttle service between the site and secured parking lot(s).

10. All activities associated with the existing religious facility shall be conducted within a fully enclosed building.

11. The property owner(s) shall comply with the adopted City Noise Ordinance.

12. No amplification systems shall be permitted outside of a fully enclosed building.

13. The sound emitted from any loud speakers shall not extend beyond the walls of the building.

14. No outside storage or displays shall be permitted at any time.

393
Exhibit “A” Page 3
Conditional Use Permit No. CUP-119-60 (REV. 2025)
Conditions of Approval

16. A prominent, permanent sign stating “NO LOITERING IS ALLOWED ON OR IN FRONT OF THE PREMISES” shall be posted in a place that is clearly visible to patrons of the licensee. The sign letter ing shall be four (4) to six (6) inches high with black letters on a white back ground. The sign shall be displayed near or at the entrance, and shall also be visible to the public.

17. There shall be no deliveries to, or from, the premises before 7:00 a.m. and after 10:00 p.m., seven (7) days a week.

18. All rear doors shall be kept closed at all times, except to permit employee ingress and egress, and in emergencies.

20. New perimeter walls, if proposed, shall be developed to City Standards or designed by a Registered Engineer, an d shall be measured from the on-site finished grade, and shall be shown on the grading plan. New perimeter walls constructed adjacent to any driveway shall observe the required visual line of- sight clearance. The location of any new wall shall be reviewed and approved by the Planning Services Division, and if applicable, shall require a building permit.

21. Litter shall be removed daily from th e premises, including adjacent public sidewalks and from all parking areas under the control of the licensee. These areas shall be swept or cleaned, either mechanically or manually, on a weekly basis, to control debris.

22. The applicant/property owner shall abate all graffiti vandalism within the premises. The applicant/property owner shall implement best management practices to prevent and abate graffi ti vandalism within the premises throughout the life of the project, including, but not limited to, timely removal of all graffiti, the use of graffiti resistant coatings and surfaces, the installation of vegetation screening of frequent graf fiti sites, and the installation of signage, lighting, and/or security ca meras, as necessary. Graffiti shall be removed/eliminated by the applicant/pr operty owner as soon as reasonably possible after it is discovered, but not later than 72 hours after discovery.

394
Exhibit “A” Page 4
Conditional Use Permit No. CUP-119-60 (REV. 2025)
Conditions of Approval

24. No roof-mounted mechanical equipment shall be permitted unless a method of screening complementary to the architectu re of the building is approved by the Community Development Department, Planning Services Division. Said screening shall block visibility of any roof-mounted mechanical equipment from view of public streets and surrounding properties.

27. Permits from the City of Garden Grove shall be obtained prior to displaying any temporary advertising (i.e., banners).

28. Signs shall comply with the City of Garden Grove sign requirements. No more than 15% of the total window area and clear doors shall bear advertising or signs of any sort.

29. Any modifications to existing signs or the installation of new signs shall require approval by the Community Developm ent Department, Planning Services Division prior to issuance of a building permit.

30. The applicant/property owner shall su bmit signed letters acknowledging receipt of the decision approving Conditional Use Permit No. CUP-119-60 (REV. 2025), and his/her agreement with all conditions of approval within 30-days from the date of this approval.

31. A copy of the resolution approving Conditional Use Permit No. CUP-119-60 (REV. 2025), including the conditions of approval, shall be kept on the premises at all times.

32. Conditional Use Permit Nos. CUP-119-60 previously governing this tenant space shall become null and void, and superseded in its entirety, by approval of CUP-119-60 (REV. 2025).

33. The applicant shall, as a condition of project approval, at its sole expense, defend, indemnify and hold harmless the City, its officers, employees, agents and consultants from any claim, action, or proceeding against the City, its 395
Exhibit “A” Page 5
Conditional Use Permit No. CUP-119-60 (REV. 2025)
Conditions of Approval

officers, agents, employees and/or cons ultants, which action seeks to set aside, void, annul or otherwise challeng e any approval by the City Council, Planning Commission, or other City decision-making body, or City staff action concerning Conditional Use Permit No. CUP-119-60 (REV. 2025). The applicant shall pay the City’s defense costs, including attorney fees and all other litigation related expenses, and shall reimburse the City for court costs, which the City may be required to pay as a re sult of such defense. The applicant shall further pay any adverse financial award, which may issue against the City including but not limited to any award of attorney fees to a party challenging such project approval. The City shall re tain the right to select its counsel of choice in any action referred to herein.

34. If deemed necessary by the Community Development Director, the Conditional Use Permit may be reviewed at any time, in order to determine if the business is operating in compliance.

35. The Conditional Use Permit may be called for review by City staff, the City Council, or Planning Commission, if noise or other complaints are filed and verified as valid by the Code Enforcem ent office or other City department concerning the violation of approved conditions, the Garden Grove Municipal Code, or any other applicable provisions of law.
396

MINUTE EXCERPT

GARDEN GROVE PLANNING COMMISSION

PUBLIC HEARING – MITIGATED NEGATI VE DECLARATION, MONITORING AND REPORTING PROGRAM, GENERAL PLAN AMENDMENT NO. GPA-001-2025, ZONING MAP AMENDMENT NO. A-041-2025, TENTATIVE PARCEL MAP NO. PM-2024-124, TENTATIVE TRACT MAP NO. TT-19336, VARIANCE NO. V-045-2025, SITE PLAN NO.

SP-150-2025, CONDITIONAL USE PERMIT NO. CUP-119-60 (REV. 2025) FOR

PROPERTY LOCATED ON THE SOUTH SIDE OF SANTA CATALINA AVENUE BETWEEN VALLEY VIEW STREET AND ST. MARK STREET AT 5802 SANTA CATALINA AVENUE.

Applicant: NEAL PAFFORD ON BEHALF OF BRANDYWINE HOMES
Date: February 20, 2025

Request: A request to develop a 26-unit residential townhome project, on a portion of an approximately 3.025-acre site developed with a parking lot of a religious facility. As part of the project, the Planning Commission will consider a recommendation that the City Council approve the following:

(i) A General Plan amendment to change the general plan land use designation of a 1.73-acre portion of the project site from Low Density Residential (LDR) to Medium Density Residential (MDR) to facilitate the development of the residential project;
(ii) A Zoning Map Amendment to rezone a 1.73-acre portion of the project site from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) to facilitate the development of the residential project on the 1.73 acre portion of the project site;
(iii) A Tentative Parcel Map approval to subdivide the existing approximately 3.025 acre lot into two lots to facilitate the development of the residential project on a new 1.73 acre parcel;
(iv) A Tentative Tract Map approval to create a one-lot subdivision for the purpose of selling each townhome as a condominium;
(v) A Variance approval to deviate from the required rear yard setback for second-story building areas;
(vi) A Site Plan approval to construct the 26 two-story townhomes along with associated site improvements;
(vii) A Conditional Use Permit (CUP) to allow the religious facility to continue to operate, and a waiver to allow the existing main sanctuary building to deviate from the required twenty-five foot (25’-0”) building setback to a common property line with an “R” zoned property.

The Planning Commission will also consider a recommendation that the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the project.
397
Minute Excerpt – February 20, 2025 Page 2 of 4
GPA-001-2025, A-041-2025, PM-2024-124,
TT-19336, V-045-2025, SP-150-2025, CUP-119-60 (Rev. 2025)

Action: Resolution Nos. 6102-25 (MND/MMRP), 6103-25 (GPA/A), 6104-25 (PM), 6105-25 (SP/TT/V), 6106-25 (CUP) were
approved with revisions to th e Conditions of Approval of Resolution Nos. 6104-25 and 6105-25.

Resolution No. 6104-25: Condition of Approval Nos. 6 and 9 of Resolution No. 6104-25 were revised and Condition
of Approval No. 11 were added as follows:

Public Works Engineering Division

The grading plan shall include a coordinated utility plan showing all existing utility facilities, easements and proposed utility facilities. All on-site improvements shall be tied by horizontal dimensional control to the proper ty boundary as established by survey. A minimum uninterrupted 20-foot wide throat access to the site is required from the street for the commercial projects and shall meet the requirements of the California Fire Code throughout the site. Vehicle mane uvering, as demonstrated by Auto Turn along private stree ts and access ways, shall be demonstrated on the grading pl an. Street improvement plans shall conform to all format and design requirements of the City Standard Drawings & Specifications.

The applicant shall submit to the Planning Division and Engineering Department for revi ew and approval grading and Street improvement plans prepared by a registered Civil Engineer, illustrating all site improvements proposed on the residential 1.73 acre parcel and the 1.29 acre parcel currently improved with a religious facility. All site improvements proposed on the 1.29 acre parcel improved with the religious facility shall be fully completed prior to the issuance of certificate of occupancy for Units 21 through 26 of Building 1 of the residential development proposed on the 1.73 acre parcel. In addition, a total of 59 parking spaces shall remain on the remaining 1.29 acre parcel improved with the religious facility.

398
Minute Excerpt – February 20, 2025 Page 3 of 4
GPA-001-2025, A-041-2025, PM-2024-124,
TT-19336, V-045-2025, SP-150-2025, CUP-119-60 (Rev. 2025)

9. Demolition of the existing ancillary building and parking lot improvements to construct the proposed residential project, and construction of the block wall between the two new parcels, may necessitate certain grading and drainage improvements and will require parking lot improvements and restriping on the new

1.29-acre parcel (Parcel 1) to ensure compliance with applicable City and State requirements. Following implementation of the proposed Project, the parking lot in Parcel 1 shall be improved to contain a minimum of 59 parkin g spaces. The applicant shall submit to the Planning Division and Engineering Department for review and approval grading and Street improvement plans prepared by a registered Civil Engineer, illustrating all site improvements proposed on the residential 1.73 acre parcel (Parcel 2) and the 1.29 acre parcel (Parcel 1) currently improved with a religious facility. All site improvements proposed on the

1.29 acre parcel improved with the religious facility (Parcel 1) shall be fully completed prior to the issuance of certificate of occupancy for Units 21 through 26 of Building 1 of the
residential development propos ed on the 1.73 acre parcel (Parcel 2).

11. Parcel 2 shall be developed as per approved plans, and shall not exceed a total of twenty-six (26) townhomes.

Resolution No. 6105-25: Condition of Approval No. 18.e., 27, 30, and 88 of Resolution No. 6104-25 were revised as follows:

Public Works Engineering Division

18.e. Connection of trash area drains to the municipal storm drain system is prohibited. Drainage from the enclosure may be directed to a conforming grease or contaminant interceptor.

27. Parking lot layout shall be in accordance with City Standard B- 311 & B-312.

1.29-acre parcel (Parcel 1) to ensure compliance with applicable City and State requirements. Following implementation of the proposed Project, the parking lot in Parcel 1 shall be improved to 399
Minute Excerpt – February 20, 2025 Page 4 of 4
GPA-001-2025, A-041-2025, PM-2024-124,
TT-19336, V-045-2025, SP-150-2025, CUP-119-60 (Rev. 2025)

contain a minimum of 59 parkin g spaces. The applicant shall submit to the Planning Division and Engineering Department for review and approval grading and Street improvement plans prepared by a registered Civil Engineer, illustrating all site improvements proposed on the residential 1.73 acre parcel (Parcel 2) and the 1.29 acre parcel (Parcel 1) currently improved with a religious facility. All site improvements proposed on the

Planning Services Division

88. Finalentative Tract Map No. TT-19336 shall be approved by the City and recorded by the applicant prior to issuance of any grading and/or building permits for the proposed development.

Other than the applicant, four peop le spoke in favor of the project, while three spoke in opposition citing concerns for insufficient parking, overcrowding, and increased traffic.

Motion: Lindsay Second: Cueva

Ayes: (7) Ashland, Beard, Cueva, Flanders, Laricchia,
Lindsay, Ramirez
Noes: (0) None

Absent: (0) None

400
A0.0TITLE SHEET
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025

SANTA BARBARA TOWNS

GARDEN GROVE, CA
Architectural Sheet List
Sheet Number Sheet Title
A0.0 TITLE SHEET
A1.0 ARCHITECTURAL SITE PLAN
A1.1 SETBACK COVERAGE EXHIBIT
A1.2 TRASH PATH OF TRAVEL EXHIBIT
A2.0 BLDG 'A' ELEVATIONS
A2.1 BLDG 'B' ELEVATIONS
A2.2 BLDG 'C' ELEVATIONS
A3.0 BLDG 'A' FLOOR PLANS
A3.1 BLDG 'B' FLOOR PLANS
A3.2 BLDG 'C' FLOOR PLANS
A4.0 SITE SECTION
A5.0 PLAN 1 FLOOR PLANS
A5.1 PLAN 2 FLOOR PLANS
A5.2 PLAN 3 FLOOR PLANS
Civil Sheet List
Sheet Number Sheet Title
C-1 TENTATIVE TRACT MAP
C-2 TENTATIVE PARCEL MAP
C-3 PRELIMINARY WQMP
C-4 EXISTING FACILITIES PLAN
Landscape Sheet List
Sheet Number Sheet Title
L-1 CONCEPTUAL LANDSCAPE PLAN
L-2 CONCEPTUAL WALL & FENCE PLAN
L-3 CONCEPTUAL PLANTING PLAN
L-5 CONCEPTUAL PERMEABLE LANDSCAPE AREA PLAN
Submittal Log
Date Description
5/10/2024 PLANNING SUBMITTAL
DESIGN TEAM:

OWNER, BRANDYWINE HOMES
APPLICANT: SARAH ESKANDARI
2355 MAIN STREET
IRVINE, CA 92614
[email protected]
ARCHITECT: THE KTGY GROUP, INC.

BRYAN SEVY
17911 VON KARMAN AVE., SUITE 200
IRVINE, CA 92614
949-851-2133
[email protected]
CIVIL: ADVANCED CIVIL GROUP

CHRISTIAN KESLER
30251 GOLDEN LANTERN, SUITE E, PMB 251
LAGUNA NIGUEL, CA 92677
866-338-5778
[email protected]
LANDSCAPE: STUDIO PAD

PETER DUARTE
23195 LA CADENA DR., SUITE 103
LAGUNA HILLS, CA 92653
949-770-8530
[email protected]
Attachment 2- Plans
401
(Opening)58" x 72"

BIN (R)
(Opening)58" x 72"
BIN(T)
BIN(O)
ADA
ADA
ADA
GASGAS
E.V.A. CRASH
GATE
25'-0"

DRIVE AISLE
31'-0"

BACK-UP
25'-0"

DRIVE AISLE
28'-0" BACK-UP
19'-0"
9'-0"
25'-0"
25'-0"
10'-0"SET-BACK

PRIVATE DRIVE 'B'

PRIVATE DRIVE 'A'

PRIVATE DRIVE 'C'

PRIVATE DRIVE 'D'
SANTA BARBARA AVE.

PATH OF
TRAVEL
3667 SQ. FT.
(SHOWN AS SOLID
HATCH)
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 181920212223242526
2728
(NOT A PART)
SEE SHTS. A2.2 AND
A5.2 FOR 2ND FLRS OF
UNITS 14, 15 & 26

FACING SINGLE

FAMILY RESIDENCES

VEHICULAR

TURN-AROUND
SPACE

CRASH GATES

EMERGENCY
ONLY

VEHICULAR

TURN-AROUND
SPACE
5'x25' BACK-UP
SPACE
5'X25' BACK-UP
SPACE
5'x25' BACK-UP
SPACE
TYP.

TYP.
20'-0"
FRONT SETBACK2-STORY
TYP.

TYP.

TYP.
12'-4"
15'-0"
10'-0"
SET-
BACK
27'-6"
27'-0"
10'-0"SIDE

SETBACK
30'-2"
28'-6"

BACK-UP
20'-6"
14'-6"
TO 1ST
STORY
17'-6"
TO 2ND
STORY
5'x25' BACK-UP
SPACE
10'-0"
SET-
BACK
TYP.
29'-6"
NO

PARKING

NO PARKING
28'-0"

BACK-UP
16'-6"
TO 2ND
STORY
12'-0"TO 2ND STORY
25'-0"

DRIVE AISLE
9'-0"
19'-0"
30'-0"
22'-0"
8'-0"
2'-6"
13'-6"
7'-0"
7'-0"
25'-9 1/2"

CRASH GATE
25'-9 1/2"

CRASH GATE
TYP.

TYP.
22'-0"
8'-0"
TYP.

TYP.
9'-0"
19'-0"
TYP.

TYP.
9'-0"
19'-0"
Site Summary
Residential Site Area: ±1.73 Acres
Product Type: 2 Story Townhomes
Dwelling Units: 26 Units
Net Density: 15.2 du/ac, 2,900 sf/unit
Lot Coverage: ±27,555 sf (36%)
Site Area: ±75,646 sfUnit Summary
Plan Type Stories Net Area #
1 2 bed/2.5 bath 2 1,223 sf 8 Du
2 3 bed/2.5 bath 2 1,421 sf 10 Du
3 4 bed/3 bath 2 1,745 sf 8 Du
Total 26 Du
Parking Summary:

Parking Required:
2 Bed: 8 Du x 2.5 Sp/Unit: 20 Spaces
3+ Bed: 18 Du x 3.25 Sp/Unit: 59 Spaces
Total Required: 79 Spaces (3.04/Unit)
Parking Provided:

Private Garages: 52 Spaces (10'x20')
Onsite Open Parking: 28 Spaces (9'x19')
Total: 80 Spaces (3.08/Unit)
Development Standards:

Req'd Prov. 1st Prov. 2nd
2-Story Front Setback 20' 20' 20'
2-Story Side Setback 10' 10' 12'
2-Story Rear Setback 20' 10' 10'
Height 35' max 29'-2"
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
A1.0SITE PLAN
02 0 4 010

SITE PLAN KEYNOTES

PROPERTY LINE

SETBACK

TRASH ENCLOSURE

PERPENDICULAR PARKING SPACE

PARALLEL PARKING SPACE

ACCESSIBLE PARKING SPACE

VEHICULAR TURN AROUND SPACE

AC CONDENSER PAD - SEE LANDSCAPE DRAWINGS FOR SCREENING

MAIL KIOSK - SEE LANDSCAPE DRAWINGS
ACTIVE COMMON OPEN SPACE - SEE LANDSCAPE SHEETS. MIN. 20' DIMENSION.

SEATING / PASSIVE AMENITY - SEE LANDSCAPE DRAWINGS

AMENITY - SEE LANDSCAPE DRAWINGS

WATER METERS

FILTERA UNDERGROUND BASIN

TRANSFORMER

RED CURB
LEGEND

BUILDING NUMBER

BUILDING TYPE

UNIT NUMBER
CH11A-COMPLIANT UNIT

ELECTRICAL POINT OF

CONNECTION (POC)

AC UNIT

BOUNDARY LINE

SITE PLAN LEGEND

ACCESSIBLE PATH OF TRAVEL

OPEN SPACE

USABLE ACTIVE AREA
5'X25' BACKUP SPACE
402
Right Elevation
Left Elevation

MATERIAL LEGEND

1. Shingle Roof

2. Stucco

3. Board and Batten Siding

4. Trim

5. Garage Door

6. Entry Door

7. Light Fixture

8. Decorative Corbels

9. Vinyl Windows
Front Elevation
Rear Elevation
9'-1" 9'-1"
±29'-2"
A2.0ELEVATIONS
BUILDING A048 1 6
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
403
Right Elevation
Left Elevation

MATERIAL LEGEND

1. Shingle Roof

2. Stucco

3. Board and Batten Siding

4. Trim

5. Garage Door

6. Entry Door

7. Light Fixture

8. Decorative Corbels

9. Vinyl Windows
Front Elevation
Rear Elevation
9'-1" 9'-1"
±28'-8"
A2.1ELEVATIONS
BUILDING B048 1 6
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
404
Right Elevation (Units 14, 15 & 26)
Left Elevation

MATERIAL LEGEND

1. Shingle Roof

2. Stucco

3. Board and Batten Siding

4. Trim

5. Garage Door

6. Entry Door

7. Light Fixture

8. Decorative Corbels

9. Vinyl Windows
Front Elevation
Rear Elevation
9'-1" 9'-1"
±28'-8"
A2.2ELEVATIONS
BUILDING C048 1 6
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
405
First Floor
Building A
Second Floor
Building A
66'-2"
53'-0" 53'-0"
72'-2"
P2
P1
P3
P1
P3
P2
Elec.
6'-0"47'-0"
2'
20'-5 1/2"14'-8 1/2"17'-10"
2'
15'-2"11'-9"17'-9 1/2" 6'-0"15'-5 1/2"
66'-2"
10'-4"11'-8" 31'-8"11'-0"1'-6"
Architecture + Planning
888.456.5849
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
A3.0BUILDING PLANS
BUILDING A048 1 6
406
First Floor
Building B
Second Floor
Building B
48'-0"
108'-6"
49'-0"
110'-6"
P2 P2
P2 P2
P2 P2
P1
P3
P1
P3
Elec.
15'-5 1/2"17'-9 1/2"11'-9"15'-4"11'-10"15'-2"15'-2"
2'-0"10'-4"4'-8"12'-10"5'-5"11'-11"14'-9"3'-8"3'-8"3'-8"14'-9" 5'-4" 46'-0"2'
2'
108'-6"
11'-0"11'-8"10'-6"21'-6"10'-8"10'-4"
17'-6"
6'-0"
10'-6" 20'-10"
Architecture + Planning
888.456.5849
ktgy.com

SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
A3.1BUILDING PLANS
BUILDING B048 1 6
407
First Floor
Building C
Second Floor
Building C
49'-0"
132'-6"
49'-0"
136'-6"
P2 P2
P1
P3
P1
P3
P2
P1
P3
P2
P1
P3
Elec.
15'-5 1/2"17'-9 1/2"11'-9"15'-4"11'-10"15'-4"11'-9"17'-9 1/2"15'-5 1/2" 14'-5 1/2"11'-0"19'-6 1/2"2'2' 2'14'15'-2"17'-10"2'
132'-6"
11'-0"11'-8"20'-10"21'-6"10'-6"20'-10" 10'-6"11'-8"11'-0"1'-6" 1'-6" 2'10'-4"4'-8"12'-10"5'-5"11'-11"14'-9"3'-8"5'-4"3'-8"14'-9"11'-11"5'-5"12'-10"4'-8"10'-4"2' Architecture + Planning
888.456.5849
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
A3.2BUILDING PLANS
BUILDING C048 1 6
408
First Floor
20'-10"
PLAN 1 NET S.F.
2 BR/2.5 BA
1ST FLOOR 393 SQ. FT.
2ND FLOOR 830 SQ. FT.

TOTAL LIVING 1223 SQ. FT.

GARAGE 444 SQ. FT.

Second Floor
20'-10"
17'-0"17'-0"
Garage
20'-3"x20'-4"
Great Room
16'-5"x19'-9"
297 SQ. FT.

Kitchen
Entry
Pan.

W.H.

Primary
Bath
Primary
Bedroom
11'-5"x12'-5"
Lau.

Bath 2
Bed 2
11'-2"x11'-7"
Lin.

UP
W.I.C.

W.I.C.

DN
CoatStorage
100 CF Storage
30 CF
First Floor
Accessible Ground Floor
Pwdr.

Bed 2
11'-2"x10'-7"
W.H.Storage
150 CF
Bath 2
17'-0"
PLAN 1 Accessible NET S.F.
2 BR/2.5 BA
1ST FLOOR 386 SQ. FT.
2ND FLOOR 830 SQ. FT.

TOTAL LIVING 1215 SQ. FT.

GARAGE 451 SQ. FT.

Entry
Garage
20'-3"x20'-4"
UP
Storage
30 CF
20'-4"
20'-3"
2 11
2 3
3 3
4 6
6 6
8 9
10 9
10 1'-6"
1'-6"1'-6" 2'-0"

WINDOW SCHEDULE

WINDOW STYLES
PER

SCHEDULE

HEIGHT PER

EXTERIOR ELEVATIONS
PER

SCHEDULE
1 PER

SCHEDULE

HEIGHT PER

EXTERIOR ELEVATIONS
PER

SCHEDULE
2 PER

SCHEDULE

HEIGHT PER

EXTERIOR ELEVATIONS
PER

SCHEDULE
3 FIXED SINGLE-HUNG SLIDER

GRID PATTERNS
PER

ELEVATIONS

GRID PATTERNS
PER

ELEVATIONS

GRID PATTERNS
PER

ELEVATIONS
2 1
3 4
5 6
7 8
XX

A UNIT ENTRY
SCHED. DIM.

SCHED.

DIM.

B NOT USED
SCHED

C INTERIOR
SCHED. DIM.

SCHED.

DIM.

D SECTIONAL GARAGE
SCHED. DIM.

SCHED.

DIM.
6" 3'-4"

DEADBOLT

DOOR SCHEDULE

DOOR STYLES
9 10
A5.0UNIT PLANS
024 8
Architecture + Planning
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
409
PLAN 2 NET S.F.
3 BR/2.5 BA
1ST FLOOR 532 SQ. FT.
2ND FLOOR 889 SQ. FT.

TOTAL LIVING 1421 SQ. FT.

GARAGE 441 SQ. FT.

Second Floor First Floor
21'-0"
48'-0"
21'-0"
49'-0"
Coat
Entry
Great
Room
15'-1"x18'-9"
Garage
20'-5"x20'-4"
Pwdr.

Kitchen
UP
W.H. Storage
120 CF
Primary
Bedroom
14'-7"x12'-4"
Bed 2
10'-1"x11'-10"
Bath 2
Primary
Bath
Lau.

Bed 3
10'-1"x11'-0"
DN
Lin.

W.I.C
Lin.

Roof Below
20'-4"
20'-5"
1 3
3 4
4 6
7 5
8 3
9 3'-0" 2'-0"
2'-0"
2'-0"

WINDOW SCHEDULE

WINDOW STYLES
PER

SCHEDULE

HEIGHT PER

EXTERIOR ELEVATIONS
PER

SCHEDULE
1 PER

SCHEDULE

HEIGHT PER

EXTERIOR ELEVATIONS
PER

SCHEDULE
2 PER

SCHEDULE

HEIGHT PER

EXTERIOR ELEVATIONS
PER

SCHEDULE
3 FIXED SINGLE-HUNG SLIDER

GRID PATTERNS
PER

ELEVATIONS

GRID PATTERNS
PER

ELEVATIONS

GRID PATTERNS
PER

ELEVATIONS
2 1
3 4
5 6
7 8
XX

A UNIT ENTRY
SCHED. DIM.

SCHED.

DIM.

B NOT USED
SCHED

C INTERIOR
SCHED. DIM.

SCHED.

DIM.

D SECTIONAL GARAGE
SCHED. DIM.

SCHED.

DIM.
6" 3'-4"

DEADBOLT

DOOR SCHEDULE

DOOR STYLES
9 10
A5.1UNIT PLANS
024 8
Architecture + Planning
888.456.5849
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
410
49'-0"
PLAN 3 NET S.F.
4 BR/3 BA
1ST FLOOR 742 SQ. FT.
2ND FLOOR 1003 SQ. FT.

TOTAL LIVING 1745 SQ. FT.

GARAGE 419 SQ. FT.
26'-0"
First FloorSecond Floor
47'-0"
22'-6"
Garage
20'-3"x20'-4"
Bed 4
10'-6"x11'-5"
Entry
Great Room
14'-7"x13'-9"
200 SQ. FT.

Dining
12'-1"x9'-2"
110 SQ. FT.

Coat
Up
Pan.

Kitchen
W.H.

Bed 2
10'-9"x11'-4"
Primary
Bath
Bath 2
Lin.

Primary
Bedroom
14'-7"x13'-7"
Lau.

Dn
W.I.C.

Bed 3
10'-9"x11'-2"
Loft
13'-4"x11'-2"
Bath 3
Overhead Storage
Rack
64 CF
7'-7" interior clearance
27'-10" 29'-10"
Roof Below
Roof Below
Roof Below
20'-4"
20'-3"
1 3
4 5
6 3
3 4
4 6
8 9
10 1'-6"
2'-0"
3'-6" 2'-0"
2'-0" 3'-6"
2'-0"
2'-0"
5'-0"
1'-6"
1'-6"
2'-0"
A. Section
Overhead Storage
Rack
64 CF(128 CF total)
7'-7" interior clearance
Second Floor
Units 14, 15 & 26

WINDOW SCHEDULE

WINDOW STYLES
PER

SCHEDULE

HEIGHT PER

EXTERIOR ELEVATIONS
PER

SCHEDULE
1 PER

SCHEDULE

HEIGHT PER

EXTERIOR ELEVATIONS
PER

SCHEDULE
2 PER

SCHEDULE

HEIGHT PER

EXTERIOR ELEVATIONS
PER

SCHEDULE
3 FIXED SINGLE-HUNG SLIDER

GRID PATTERNS
PER

ELEVATIONS

GRID PATTERNS
PER

ELEVATIONS

GRID PATTERNS
PER

ELEVATIONS
2 1
3 4
5 6
7 8
XX

A UNIT ENTRY
SCHED. DIM.

SCHED.

DIM.

B NOT USED
SCHED

C INTERIOR
SCHED. DIM.

SCHED.

DIM.

D SECTIONAL GARAGE
SCHED. DIM.

SCHED.

DIM.
6" 3'-4"

DEADBOLT

DOOR SCHEDULE

DOOR STYLES
9 10
7'-7"
4'-0"
9'-7"Garage
Overhead
Storage
2'-0"
A5.2UNIT PLANS
024 8
Architecture + Planning
888.456.5849
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SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
411
Schematic Landscape Plan
Townhomes - Santa Barbara Ave, Garden Grove, CA
Brandywine Homes
Project No.: BH30-D
Date: Nov. 18, 2024
4th City Submittal

1. Central community open space area with real lawn, shade structure, free-standing coal BBQ, trash receptacle, and table seating for social events, HOA meetings, and group gatherings; see L-2 Enlargement.

2. North-east amenity area with yoga lawn, outdoor exercise stations, and seating; see L-2 Enlargement.

3. Paseo amenity area with raised citrus garden planters and bench seating for smaller gatherings; see L-2 Enlargement.

4. Three community cluster mailboxes, per USPS review and approval.

5. Proposed wall, pilaster, gate or fence, per L-3 Wall & Fence Plan .

6. Enhanced paving at main project entry.

7. Proposed tree, per L-4 Planting Plan .

8. 5' x 5' Square paving nodes along pedestrian walks in natural color concrete, with light broom finish and narrow tooled joint s.

9. 4' wide entry and community walkway, in natural colored concrete, with light broom finish and narrow tooled joints.

10. Accessible parking stall and striping, per Civil plans.

11. Guest parking stall, per Civil plans.

12. Natural colored concrete driveway, with light broom finish and tooled joints.

13. Private patio / yard area, homeowner maintained.

14. Common area landscape, builder installed and HOA maintained.

15. Community dog bag station (black in color), for pet owners.

16. Short term bike parking (1 bike rack to accommodate 2 bike stalls).

17. Property line.

18. Public street R.O.W.

19. Proposed public street sidewalk, per Civil plans.

20. AC condenser locations, per Architecture plans, to be screened with landscape.

21. Transformer to be screened with landscape, quantity and final locations to be determined.

22. Existing poles to remain, per Civil plans.

23. Trash enclosure.

LEGEND
21 *Conceptual images (provided herein are conceptual and subject to change) 40' Scale: 1" = 20'
0 20'10'
16 23
11 17
1 13 7 9 23
2 15
7 6
5 21
6 10
11 16
12 7
5 9 12
13 9
5 2310 11 5
6 18
17 12
3 13
13 4
5 178
8 14
14 18
19 20
22 20
22 14

COMMUNITY OPEN SPACE
ENLARGEMENT AL2
A

PASEO & NE OPEN SPACE
ENLARGEMENT BL2
B
5 5
412
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
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S
S

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
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SS SS SS SS SS SS SS

SS SS SS SS SS

SSSSSSSSSSSSSSSSSSSSSS

DWDWDWDWDWDWDWDWDWDW
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SS SS SS SS SS SS SS SS SS SS SS SS
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SD SD SD SD SD SD SD
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DW
DW
(Opening)
58" x 72"

BIN (R)
(Opening)
58" x 72"
BIN(T)
BIN(O)
(Opening)
58" x 72"

BIN (R)
(Opening)
58" x 72"
BIN(T)
BIN(O)
Limit of Work
Limit of Work
Limit of Work
Limit of Work
Limit of Work
S A N T A B A R B A R A A V E.

A L L E Y
ADA
ADA
ADA

WALL & FENCE LEGEND
± 6'-0" Existing property line wall, protect in place, stucco / painted on interior side.7'-0" High stucco over CMU wall, with flat stucco cap, color to match Arch.6'-0" High stucco over CMU wall, with flat stucco cap, color to match Arch.3'-6" High vinyl fence, with vertical pickets and 1" gaps, color to match Arch.6'-6" High (18" sq.) stucco over CMU pilaster, with stucco cap, color to match Arch.3'-6" High vinyl patio gate (to match fence), color to match fence.5'-6" High metal EVA vehicular access gates (with knox box), black paint color.4'-0" High (8' L) stone veneer monument / signage wall feature with enhanced cap.5'-0" High (2' Sq.) stone veneer monument / signage pilaster feature with enhanced cap.3-6" High vinyl AC screen panels (tan / white color).±3-6" High planted evergreen hedge to screen AC / transformer units.ADA Path of Travel.

Schematic Wall & Fence Plan
Townhomes - Santa Barbara Ave, Garden Grove, CA
Brandywine Homes
Project No.: BH30-D
Date: Nov. 18, 2024
4th City Submittal
1 40'
Scale: 1" = 20'
0 20'10'
2 3
4 5
6 7
8 1 4
5 8
7 10
No parking signage
within the driveway
areas, per City code
7' High wall
transitions down to 6'
(at 10' before corner)
No parking signage
within the driveway
areas, per City code
2 3 6
7' High wall
transitions down to 6'
(at 10' before corner)
10 9
11 11
9 Fire ladder staging
Fire ladder staging
Fire ladder staging
Fire ladder staging
Fire ladder staging
413
E
E
E
E
E
E
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OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
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SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS

SSSSSSSSSSSSSSSSSSSSSS

DWDWDWDWDWDWDWDWDWDW
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SS SS SS SS SS SS SS SS SS SS SS SS
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SD SD SD SD SD SD SD
SD
SD

SD SD SD SD

SD SD SD SD
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DW
DW
(Opening)
58" x 72"

BIN (R)
(Opening)58" x 72"
BIN(T)
BIN(O)
Limit of Work
ADA
ADA
ADA
SYMBOL
NOTES
QTY
ACTIVE COMMON OPEN SPACE / RECREATION AREA(MIN 20')
3,783 SF

OPEN SPACE WITH BBQ, TABLES WITH SEATING, ASH URN,TRASH CAN 400 SF

TURF AREA
688 SF

SHADE STRUCTURE
379 SF
OTHER COMMUNITY OPEN SPACE LANDSCAPE AREAS(MIN 15')
3,904 SF

OPEN SPACE WITH TURF, ADIRONDACK CHAIRS, DOG BAGSTATION, BENCH, TRASH CAN, AND EXERCISE EQUIPMENT 969 SF

OTHER SITE BENCHES
5 EA

COMMUNITY CLUSTER MAILBOXES
3 EA
PRIVATE OPEN SPACE LANDSCAPE AREAS (MIN 6')
2,804 SF

TOTAL OPEN SPACE LANDSCAPE AREAS
10,491 SF
TOTAL OPEN SPACE PER 26 DU UNIT (10,706 SF / 26DU)
412 SF / UNIT
SHORT TERM BICYCLE REQUIREMENT =5% OF NEW VISITOR VEHICULAR PARKINGBICYCLE SPACES PROVIDED (27 VISITOR SPACES *.05) 2 BIKE SPACES /(1 RACK)

OPEN SPACE SUMMARY - PROVIDED
Schematic Open Space Landscape Plan
Townhomes - Santa Barbara Ave, Garden Grove, CA
Brandywine Homes
Project No.: BH30-D
Date: Nov. 18, 2024
4th City Submittal

CAL GREEN BUILDING STANDARDS
Short-term Bicycle Parking
If the new project or an addition or alteration is anticipated to generate visitor traffic, provide permanently anchored bicycle racks within 200 feet of the visitors’ entrance, readily visible to passers-by, for 5 percent of new visitor motorized vehicle parking spaces being added, with a minimum of one two-bike capacity rack. — Section 5.106.4.1.1

OPEN SPACE SUMMARY
Open Space Required: 26 du x 300sf: 7,800 sf
Active Common Open Space / Recreation Area Required: 3,600 sf Open Space Provided: 10,491 sf
Includes Active Common Open Space / Recreation Area with 20' min. dim.

Includes Other Common Open Space with 225 sf min. 15' min. dim.

Includes Private Open Space with 60sf min. 6' min. dim.

Active Common Open Space / Recreation Area Provided 3,783 sf The Active Common Open Space / Recreation Area includes open space with min. 20' dimensions in all directions. 32'-3"
(Revised Jan. 28, 2025)
414

GAS GAS

GAS GAS
GAS

GAS GAS

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GAS
GAS
GAS

GAS GAS

GAS GAS
GAS

GAS GAS

GAS GAS
GAS

GAS GAS

GAS GAS
GAS
GAS
GAS

GAS GAS
GAS
GAS

GASGASGASGASGASGASGASGAS
E
E
E
E
E
E
E
E
E E
E
E
E
E
E
E
E

SD SD SD SD SD SD SD
SD
SD

SD SD SD
SD

SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
(Opening)58" x 72"

BIN (R)
(Opening)58" x 72"
BIN(T)
BIN(O)
ADA
Santa Barbara Ave
25'
25'
25'
25'
148'-1"
9'19'
9'
19'
20'
Setabck
18'-3"
5'
8'-6"
7' Perimeter Wall, to be
built by adjacent owner
25'
5'
25'
9'
19'

NOT A PART
Santa Catalina Ave
Alley
Open Space
1,890 s.f.

Open Space
2,635 s.f.

Open Space
3,601 s.f.

Open Space
1,206 s.f.

Existing 7' Masonry Wall
70'-7"
29'-1"
83'-3"
39'-10"
150'-4"
33'-0"
38'-7"
Church
Ancillary
Signage
46'-3"
19'
9'
13'-6"
25'-0"
45'-6"
19'
9'
9'
19'
19'
9'
TYP.

TYP.

TYP.TYP.

Tree
AC1.0CHURCH SITE PLAN
02 0 4 010
Architecture + Planning
888.456.5849
ktgy.com

SANTA BARBARA TOWNHOMES
GARDEN GROVE, CA #2023-0821

CONCEPT DESIGN
January 22, 2025
Site Summary:

Net Church Site Area: 56,046 s.f.

Building Area on Site:

Church: 5,776 s.f.

Ancillary 1st Flr.: 4,000 s.f.

Ancillary 2nd Flr.: 3,856 s.f.

Total: 13,632 s.f.

Lot Coverage (Building): 17%
Total Landscape Area: 9,332 s.f.

Church Parking Summary:

Parking Required:

Assembly Fixed Seating 81 seats 1 space/3 seats 27
Ancillary 7,856 sf 1 space/250 sf 32
Total 59
Parking Provided:

Total: 59
North
415
SS
DW
RW
OHE
SD

FW UE GAS
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DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE
OHE

DWDWDWDWDWDWDWDWDWDWDWDWDW
DWDWDW
DWDWDW
DWDWDW
DWDWDW

DWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDW
DWDWDW
DWDWDW
DWDWDW
DWDWDW

DWDWDWDWDWDWDWDWDWDWDWDWDWDW
SSSSSS

SSSSSSSSSSSSSS
SS

SSSSSSSSSSSS
SS

SSSSSSSSSSSSSS

SSSSSSSSSSSSSSSSSSSSSSSS

SSSSSSSSSSSSSS

SSSSSSSSSSSSSS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW

SS SS SS

SS SS SS
GAS
GAS

GAS GAS GAS GAS
GAS

GAS GAS

GASGASGASGASGASGASGASGAS
416
SS
DW
RW
OHE
SD

FW UE GAS
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE DWDW
DWDWDW
DWDWDW
DWDWDW

DWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDW
DWDWDW
DWDWDW
DWDWDW
DWDWDW

DWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDW
DWDWDW
DWDWDW
DWDWDW
DWDWDW
DWDWDW

SSSSSSSSSSSSSS

SSSSSSSSSSSSSS
SS

SSSSSSSSSSSS
SS

SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS

SSSSSSSSSSSSSS

SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
DW
DW
DW
DW
DW
DW
DW
511

31.250
1INCH IP DWN 0.1'
DW

SS SS SS

SS SS SS
S
GAS

GAS GAS GAS GAS
GAS

GAS GAS GAS GAS

GASGASGASGASGASGASGASGAS
417
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW

O OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE E

OH OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE S
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
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SS
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SS
SS
SS
SS
SS
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SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
DW
DW
DW
DW
511

31.250
1INCH IP DWN 0.1'
SS

SS SS SS

SS SS SS
SS

SS SS SS
SS
SS SS

SSSSSSSSSSSSSSSSSSSSSS

DWDWDWDWDWDWDWDWDWDW
DW
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SS
SS
SS
SS
SS
SS
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SS
SS
SS
SS
SS
SS
SS
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SS
SS
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SS

SS SS SS SS SS SS SS SS SS SS SS SS
DW
DW
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E
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E
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E
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E
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SD
SD
SD
SD
SD
SD
SD
SD
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SD
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SD SD SD SD SD SD SD
SD
SD
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SD SD SD
SD

SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
DW
DW
SS
DW
RW
OHE
SD

FW UE GAS
COMM

FWDWSS RW
SD
418
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
OHE
OHE
OHE
OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
OHE
OHE
OHE
OHE
OHE
OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE

OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
DWDW
DW
DWDWDW
DW
DWDWDW
DW
DWDWDW
DW
DWDW
DW
DW
DWDW
DW
DW
DWDW
DW
DWDWDW
DW
DWDWDW
DW
DW
S

SSSSSSSS
SS
SS
SS

SSSSSSSS
SS
SS
SS
SS
SSSSSS

SSSSSSSSSSSSSSSS
SS
SS
SS
SS

SSSSSSSSSS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
DW
DW
511

31.250
1INCH IP DWN 0.1'
DWDW
SS
SS
S
GAS
GAS

GAS GAS
GAS
GAS
GAS

GAS GAS

GAS GAS
GAS

GAS GAS

GAS GAS
GAS

GAS GAS

GAS GAS
GAS
GAS
GAS

GASGASGASGAS
SS
DW
RW
OHE
SD

FW UE GAS FWDWSS
RW
SD
COMM
419
Item 119/2025
Final

City of Garden Grove

INTER-DEPARTMENT MEMORANDUM

To:

Lisa L. Kim From: Ursula Luna-Reynosa
Dept:

City Manager Dept: Economic Development and
Housing

Date: 4/8/2025

Subject: Approval of a Preliminary Award Letter between the City of Garden Grove, Garden Grove Housing Authority, Domus Development, LLC, and Korean Community Services, Inc. (Joint Action Item with the Garden Grove City Council)

OBJECTIVE

To request the City Council and Housing Authority to consider the approval of the proposed “Preliminary Award Letter” between the City of Garden Grove, the Garden Grove Housing Authority, Domus Development LLC, and Korean Community Services, Inc., which will provide Developer an enforceable commitment of housing funds and project based vouchers for the construction of an 81 -unit senior affordable housing development at St. Anselm’s Episcopal Church.

BACKGROUND

In December 2023, the City issued a Request for Proposals (RFP) for the development of affordable housing. Domus Development LLC and Korean Community Services, Inc. (collectively, the “Developer”) submitted a proposal in response to the RFP, which was selected for further negotiation and consideration as it demonstrated the best leverage of City/ Housing Authority resources. St. Anselm’s Church played a key role in the resettlement of Vietnamese refugees, and church members founded St. Anselm’s Immigrant and Refugee Community Center in 1977 to provide English classes and other services to Vietnamese refugees who had settled in Garden Grove. In the early years, the center also provided job training, counseling, and other assistance and quickly became a vital resource for thousands of refugees and immigrants in Orange County.

Discussions regarding the City’s funding commitment experienced delays in 2024 due to the cancellation of the California Department of Housing and Community Development (HCD) 2024 Multifamily Housing Program (MHP) Super Notice of Funding Availability (Super NOFA), which postponed the Developer’s ability to pursue critical external financing. Negotiations with the Developer resurfaced in December 2024 when HCD finally released the Super NOFA.

The deadline to respond to the 2025 MHP Super NOFA is April 15, 2025. 420
Item 122/2025

Page 2 of 4 ends

Garden Grove City CouncilApril 8, 2025

Garden Grove City Council
April 8, 2025