GARDEN GROVE CITY COUNCIL
RESOLUTION NO. _________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE CONTINGENTLY 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.
WHEREAS, Neal Pafford, on behalf of Bran dywine Homes, the applicant, submitted a request to rezone and 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 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 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 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”); and
WHEREAS, the project site is comprised of an approximately 3.025 acre parcel, and is located on the south side of Santa Catalina Avenue, northwest of Santa Barbara Avenue, between Valley View Street and St. Mark Street; and
WHEREAS, the Property has a General Plan Land Use Designation of Low Density Residential ( LDR), and is currently zoned R-1 (Single-Family Residential); and
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WHEREAS, the Property 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; and
WHEREAS, the proposed development will feature twenty-six (26) two-story attached townhomes, with units ranging in size from 1,223 square feet to 1,745 square feet, and consisting of two (2) or four (4) bedrooms, two and a half (2.5) or three (3) bathrooms, an attached two-car garage; and associated site improvements that will consist of three private drive aisles, twenty-eight (28) guest parking spaces, common recreation areas and associated amenities, and on-site landscaping; and
WHEREAS, the Project has been designed to comply with the Development Standards of the R-3 (Multiple-Family Residential) zone set forth in Section 9.12.040 of the Garden Grove Municipal Code as set forth in Planning Commission Resolution No. 6105-25; and
WHEREAS, an Initial Study and proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program have been prepared for the Project in accordance with 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.; and
WHEREAS, following a public hearing held on February 20, 2025, the Garden Grove Planning Commission adopted: (i) Resolution No. 6102-25 recommending the Garden Grove City Council adopt a Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the Project; (ii) Resolution No. 6103- 25 recommending the Garden Grove City Council approve General Plan Amendment No. GPA-001-2025 and Zoning Map Amendment No. A-041-2025; (iii) Resolution No. 6104-2025 recommending the Garden Grove City Council approve Parcel Map No. 2024-124; (iv) Resolution No. 6105 -2025 recommending the Garden Grove 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 (v) Resolution No. 6 106-25 recommending the Garden Grove City Council approve Conditional Use Permit No. 119-60 (Rev. 2025); and
WHEREAS, pursuant to a legal notice, a Public Hearing regarding the Project and the Mitigated Negative Declaration was held by the City Council on April 8, 2025, and all interested persons were given an opportunity to be heard; and
WHEREAS, concurrently with the adoption of this Resolution, the City Council introduced an Ordinance and conducted the first reading of an Ordinance approving Zoning Map Amendment No. A -041-2025, and adopted a Resolution adopting a
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Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project, and adopted Resolutions contingently approving (i) _____ General Plan Amendment No. GPA-001-2025, (ii) _____ Site Plan No. SP-150-2025, Variance No.
V-045-2025, and Tentative Tract Map No. TT-19336, and (iii) ______ Conditional Use Permit No. CUP-119-60 (REV. 2025); and
WHEREAS, the City Council gave due and careful consideration to the matter during its meeting of April 8, 2025, and considered all oral and written testimony presented; and
WHEREAS, the City Council of the City of Garden Grove hereby makes the following findings regarding Tentative Parcel Map No. PM-2024-124:
NOW, THEREFORE, the City Council of the City of Garden Grove does hereby resolve as follows:
1. The City Council finds that the above recitals are true and correct.
2. City Council Resolution No. ____ adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project is incorporated herein by reference with the same force and effect as if set forth in full herein.
3. The City Council of the City of Garden Grove hereby makes the following findings regarding Tentative Parcel Map No. PM-2024-124:
a. 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 Residen tial (MDR) . T he 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 de sign 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
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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 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 residential 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 com mon recreation area, and street frontage landscaping, which will be the responsibility 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 immediate 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 developments, but also integrate with the surrounding neighborhood developed with residential uses that include single and multifamily developments.
Goal LU -4: The City see ks 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 density of thir ty-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.
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Policy LU -4.1: Locate higher-density residential uses within proximity of commercial uses to encourage pedestrian 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 majo r 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 new residential units would increase the local population, and add to the consumer base for commercial services within the immediate vicinity.
Policy LU -4.5: Require that the commercial and industrial developments adjoining residential uses be adequately 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 the 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 constructed 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 modification 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.
b. That the design and improvement of the 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.
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In addition, the remaining 1.29-acre site will remain unchanged with a land use designation of Low Density Residential. 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 religious facility, the 1.29-acre site will continue to possess physical characteristics that me et the current Code requirements for religious facilities, such as the minimum lot size of one (1) 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.
c. 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 recreation 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, t he 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 Ci ty’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 required parking, landscaping, setbacks, and building height standards wi th the exception of the required twenty-five foot (25’-0”) building setback to a common property l ine with an “R” zoned property. Therefore, t he remaining 1.29 acre parcel is sufficient in size to accommodate the existing religious facility.
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d. That the requirements of the Cal ifornia 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 Project qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will not, have a signifi cant effect on the environment. 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. The Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.
e. That the site is physically suitable for the proposed density of the development.
The applicant is requesting to amend t he 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 enhance residential areas charact erized by mostly traditional multi -family apartments, condominiums, and townhomes.
The R-3 zone, as proposed under Zoning Map Amendment No. 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 recreatio n 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.
f. That the design of the subdivision and 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
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conditions of approval will be in place to fu rther 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, including 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.
As for the remaining 1.29 acre parcel, t he 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 required parking, landscaping, setbacks, and building height standar ds with the exception of the required twenty-five foot (25’-0”) building setback to a common property l ine with an “R” zoned property. Therefore, t he remaining 1.29 acre parcel is sufficient in size to accommodate the existing religious facility.
g. 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 suc h easements 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 has been designed to avoid development over existing easements.
h. 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 project site from R -1 (Single -Family
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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 requesting co nsideration 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 (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, and a fourteen foot and six -inch (14’ -6”) setback for Buildin g 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. Th e 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 upon a finding that the impacts of the project, as proposed, do not justify the imposition of the requirements.
If approval of the requested Variance and waiver is granted, t he subdivision as proposed under Tentative Parcel Map No. PM-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
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development, in that both sites will meet the development standards based on their zoning designation.
i. That the design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision.
To the greatest extent feasible, the subject 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 and prevailing breezes, to allow solar access for passive heating, and opportunities for placement of shade trees and other vegetation for cooling.
j. 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 the p roposed residential development, while still maintaining the existing religious facility.
k. That the character of the subdivision is compatible with the design of existing structures and the lot sizes of the subdivision 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
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that the proposed development is surrounding by multifamily developments to the south and east, and the proposed developme nt 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.
l. 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.
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 suppre ssion 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.
m. 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 Wor ks 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.
4. 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 Planning Commission Resolution No. 6104-25.
5. The Tentative Parcel Map possess characteristics that justify the request in accordance with Sections 9.40.060 (Tentative Maps) of the Garden Grove Municipal Code.
6. Tentative Parcel Map No. PM-2024-124 is hereby approved, subject to and contingent upon the adoption and effectiveness of an ordinance approving General
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Plan Amendment No. GPA.001-2025 and Zoning Map Amendment No. A-041-2025 by the Garden Grove City Council.
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 Tentative Parcel Map No. PM-2024-124.
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EXHIBIT “A”
Tentative Parcel Map No. PM-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 such r ecordation 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 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. Tentative Parcel only authorizes the subdivision of an 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, 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 April 8 , 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.
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4. All conditions of approval shall be implemented at the applica nt’s expense, except where specified in the individual condition.
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5. 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. 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 parcel 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 manne r 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 parcel 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 surveyor/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 updated 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 check 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 10 7 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
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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 -foot wide throat access to the site is required from the street f or the commercial 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 grading plan. Street improveme nt 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 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.
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, employ ees 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 concerning General Plan Amendment No. GPA -001-2025, Zoning Map Amendment No. A-041-2025, Tentative Parcel Map No. PM-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 lim ited 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 s ign shall be erected on the site in a secure and visible manner. The sign shall be conspicuously posted at the site and remain in place until occupancy of the
Garden Grove City Council
Resolution No. _________
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 necessitate certain grading and drainage improvements and will require parking lot improvements and restriping on the new 1.29-acre parcel (Parcel 2) to ensure compliance with applicable City and State requirements. Following implementation of the proposed Project, th e parking lot in Parcel 2 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 Civi l Engineer, illustrating all site improvements proposed on the residential 1.73 acre parcel (Parcel 1) and the 1.29 acre parcel (Parcel 2) currently improved with a religious facility. All site improvements proposed on the 1.29 acre parcel improved with the religious facility (Parcel 2) 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 (Parcel 1).
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 written 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.
11. Parcel 2 shall be developed as per approved plans, and shall not exceed a total of twenty-six (26) townhomes.