Item 93/2025
Final
City of Garden Grove
INTER-DEPARTMENT MEMORANDUM
To:
Lisa L. Kim From: Niki Wetzel
Dept:
City Manager Dept: Community Development
Date: 4/8/2025
Subject: Adoption of Resolutions for: Approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment No.
GPA-001-2025, Tentative Parcel Map No. PM-2024-124, 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) for 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, at 5802 Santa Catalina Avenue; and the introduction of ordinance approving Zoning Map Amendment No. A-041-2025.
Entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE APPROVING 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 PARCEL 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, FROM R -1 (SINGLE -FAMILY RESIDENTIAL) TO R -3 (MULTIPLE-FAMILY RESIDENTIAL) ZONE TO FACILITATE THE DEVELOPMENT OF A 26 -UNIT RESIDENTIAL ATTACHED TOWNHOME PROJECT ON THE SUBJECT SITE. (Action Item)
OBJECTIVE
To transmit a recommendation from the Planning Commission to the City Council to approve the land use actions necessary to effectuate approval of a 26-unit townhome residential project on a portion of an approximately 3.025-acre site. Specifically, the City Council is requested to take the following actions: (i) to introduce and conduct the first reading of an Ordinance approving Zoning Map Amendment No. A-041-2025 to re-zone the subject property from R- 1 (Single -Family Residential) to R -3 (Multiple -Family Residential) zone to facilitate the development of the project ; (ii) to adopt a Resolution adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the project; (iii) to adopt a Resolution amending the General Plan Land Use Designation of a 1.73 -acre portion of the Item 93/2025
project site from Low Density Residential (LDR) to Medium Density Residential to facilitate the development of the residential project; (iv) to adopt a Resolution approving 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; (v) to adopt a Resolution approving Site Plan No. SP-150-2025, Variance No. V-045-2025, and Tentative Tract Map No.
TT-19336 to facilitate the development of the project ; and (vi) to adopt a Resolution approving Conditional Use Permit No. CUP-119-60 (REV. 2025) 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.
BACKGROUND
The project site is an approximately 3.025 acre 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. 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 . The subject site has a General Plan Land Use designation of Low Density Residential (LDR) and is zoned R-1 (Single Family Residential). 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.
On February 20, 2025, the Planning Commission held a public hearing to consider approval of the proposed project. Prior to the meeting, a neighborhood meeting was held on June 27, 2024. Thirty (30) residents were present at the meeting and ra ised questions regarding the impacts, access, and the affordability level of the proposed project. During the hearing, three (3) speakers from the public, in addition to the project applicant, came forward to speak on the item. By a vote of 7-0, the Planning Commission adopted Resolution Nos. 6102-25, 6103- 25, 6104-25, 6105 -25, and 6 106-25 recommending that the City Council adopt: (i) an ordinance approving Zoning Map Amendment No. A -041-2025; (ii) a resolution approving General Plan Amendment No. GPA-001-2025; (iii) a resolution approving Tentative Parcel Map No. PM-2024-124; (iv) a resolution approving Site Plan No. SP-150-2025, Variance No. V-045- 2025, and Tentative Tract Map No. TT -19336 with attached Conditions of Approval; ( v) a resolution approving Conditional Use Permit No. CUP-119-60 (REV. 2025); and (vi) a Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program for the project.
The approvals of Tentative Parcel Map No. PM-2024-124, Site Plan No. SP-150-2025, Variance No. V-045-2025, Tentative Tract Map No. TT-19336, and Conditional Use Permit No. 119-60 (REV. 2025) along with the related Conditions of Approval, are contingent upon City Council’s adoption of the Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the project, adoption of General Plan Amendment No. GPA-001-2025, and adoption of an Ordinance approving Amendment No. A-041-2025.
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DISCUSSION
General Plan Amendment No. GPA-001-2025
As a part of this request, General Plan Amendment No. GPA-001-2025 would modify the land use designation of a 1.73 acre portion of the subject property from Low Density Residential (LDR) to Medium Density Residential (MDR) . The General Plan Amendment is necessary to facilitate the proposed development. The MDR also allows a maximum density of 32 units per acre, and the project proposed density of 15.2 units per acre is within the allowed density.
Zoning Map Amendment No. A-041-2025:
As a part of this request, Zoning Map Amendment No. A-041-2025 would modify the zoning of the property from an R -1 (Single-Family Residential) to R -3 (Multiple-Family Residential) zone. The R-3 base zoning is consistent with the Medium Density Residential (MDR) General Plan land use designation, and rezoning of the property will facilitate the development of the proposed project.
Tentative Parcel Map No. PM-2024-124
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 parc el 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.
Site Plan No. SP-150-2025
The applicant proposes to construct a total of twenty-six (26) attached townhomes along with associated site improvements. A full discussion of the Site Plan design is found in the February 20, 2025 Planning Commission Staff Report (Attachment 8). A summary is provided below:
The applicant proposes to construct twenty-six (26) attached townhomes. The unit sizes will range in size from 1,223 square feet to 1,745 square feet, with two ( 2) or four (4) bedrooms, two and a half bath (2.5) or three (3) bathrooms, a kitchen, a living room. Each unit will be provided with a two-car garage.
The residential project site is accessed via three (3) thirty (30’-0”) foot wide driveway approaches off Santa Barbara Avenue. Pedestrian access to the site will be via the sidewalk fronting Santa Barbara Avenue.
Community walkways will be installed throughout the development for internal pedestrian circulation to the units, common recreational areas, and open guest parking spaces.
The project provides a total of eighty (80) parking spaces. Fifty-two (52) spaces are within the private garages, twenty-eight (28) spaces are open guest parking spaces.
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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 project will provide approximately 3,783 square feet of active common recreation open area, which include a barbeque (BBQ) area equipped with large wo od shade structures and tables, seating, outdoor furniture, community gardens, and a community dog bag station.
The proposed townhomes 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.
Variance No. V-045-2025
In order to facilitate the proposed residential 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. However, per section 9.12.040.050 (Sp ecial 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 the existing religious facility, in ord er 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.
Tentative Tract Map No. TT-19336
In accordance with the State Subdivision 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 sub ject 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 for maintaining communal areas within the property including, but not limited to, the shared driveway, recreational areas, landscaping, and the overall aesthetic of the site. The proposed Tentative Tract Map is in conformance with th e City’s General Plan, the City’s Subdivision Ordinance, the R-3 zone requirements, and the State’s Subdivision Map Act.
Conditional Use Permit No. CUP-119-60 (REV. 2025)
The applicant proposes to subdivide an existing parcel to facilitate the construct a total of twenty-six (26) attached townhomes along with associated site improvements.
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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. Pursuant 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. Additionally, the Municipal Code Sect ion 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 upon a finding that the impacts of the project, as proposed, do not justify the imposition of the requirements. In addition, 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 conditions of appro val for religious facilities. Upon approval and exercise of the subject requests, CUP -119-60, would be replaced by Conditional Use Permit No. CUP-119-60 (REV. 2025).
A full discussion of the Conditional Use Permit request is found in the February 20, 2025 Planning Commission Staff Report (Attachment 8). A summary is provided below:
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”).
The religious facility has been operating as such since the 1960’s under Conditional Use Permit No. CUP-119-60.
The remaining 1.29 acre parcel to be utilized by Grace Baptist Church.
Environmental Review:
In conjunction with the proposed Project, the City (through an environmental consultant) has prepared an Initial Study report and Mitigated Negative Declaration (“IS/MND”) in accordance with the California Environmental Quality Act (“CEQA”) analyzing the potential environmental impacts of the proposed residential townhome project. In accordance with CEQA Guidelines, the City made the IS/MND available for public review and comment prior to the meeting from January 23, 2025 to February 11, 2025. One comment was received from the Juaneno Band of Mission Indians, Acjachemen Nation-Belardes. A response to comments is provided in the Final IS/MND document.
The IS/MND concludes that the proposed Project will have no, or a less than significant, impact on all relevant environmental factors, provided specified mitigation measures are incorporated, as per the Mitigation Monitoring and Reporting Program (“MMRP”). The applicant will be required to implement the mitigation measures in the MMRP, as identified in the Mitigated Negative Declaration, and shall provide updates about the implementation process to the Community Development Department until completion of the project. The Planning Commission has adopted a Resolution reco mmending that the Garden Grove City Council adopt a Mitigated Negative Declaration and an associated MMRP for the Project.
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No Net Loss:
The subject parcel is not identified in the Housing Element sites inventory , and approval of the proposed project will not reduce the allowed residential density for the subject site.
Therefore, the City is not required to make “No Net Loss” findings pursuant to Government Code Section 65863 and Garden Grove Municipal Code Section 9.60.030 in order to approve the proposed project.
SB 330 Compliance:
Pursuant to Government Code §66300.6(a), the City may not approve a housing development project that will require the demolition of residential dwelling units unless the project will create at least as many residential dwelling units as will be demolished. The subject property 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).
FINANCIAL IMPACT
None.
RECOMMENDATION
It is recommended that the City Council:
Conduct a Public Hearing;
Adopt a Resolution adopting a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the Project;
Adopt a Resolution approving General Plan Amendment No. GPA-001-2025;
Introduce and conduct the first reading of an Ordinance approving Zoning Map Amendment No. A-041-2025;
Adopt a Resolution approving Tentative Parcel Map No. PM-2024-124, subject to the recommended Conditions of Approval, and subject to and contingent upon the adoption and effectiveness of the Ordinance approving Zoning Map Amendment No. A-041-2025;
Adopt a Resolution approving Site Plan No. SP-150-2025, Variance No. V -045-2025, and Vesting Tentative Tract Map No. TT-19298, subject to the recommended Conditions of Approval, and subject to and contingent upon the adoption and effectiveness of the Ordinance approving Zoning Map Amendment No. A-041-2025; and
Adopt a Resolution approving Conditional Use Permit No. CUP -119-60 (REV. 2025), subject to the recommended Conditions of Approval, and subject to and contingent upon the adoption and effectiveness of the Ordinance approving Zoning Map Amendment No.
A-041-2025.
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ATTACHMENT(S)
1. Attachment 1: Draft City Council Resolution for the adoption of a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the Project with Exhibit A
2. Attachment 2: Initial Study/Mitigated Negative Declaration
3. Attachment 3: Draft City Council Ordinance for Zoning Map Amendment No. A-041- 2025
4. Attachment 3.a: Map Exhibit- Zoning Map Amendment No. A-041-2025
5. Attachment 4. Draft City Council Resolution for the adoption of General Plan Amendment No. GPA-001-2025
6. Attachment No. 4.a: Map Exhibit – General Plan Amendment No. GPA-001-2025
7. Attachment No. 5: Draft City Council Resolution for the adoption of Tentative Parcel Map No. PM-2024-124 with Conditions of Approval
8. Attachment No. 6: Draft City Council Resolution for the adoption of Site Plan No. SP-150- 2025, Variance No. V-045-2025, & Ve sting Tentative Tract Map No. TT -19336 with Conditions of Approval
9. Attachment No. 7: Draft City Council Resolution for the adoption of Conditional Use Permit No. CUP-119-60 (REV. 2025) with Conditions of Approval
10. Attachment No. 8. Planning Commission Staff Report dated February 20, 2025, with associated Resolutions and Minute Except
11. Attachment No. 9 Project Plans