RESOLUTION NO. 6103-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CH\ OF GARDEN GROVE RECOMMENDING THAT THE C1J\ 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 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 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-l (SINGLE-FAMILY RESIDENTIAL) TO R-3 (MULTIPLE-FAMILY RESIDENTIAL).
BE IT RESOLVED that the Planning Commission 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 Barbara 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 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: (!) 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-l (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 Resolution No. 6103-25 Page 2
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 Project qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will not, 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 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-l (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.
Resolution No. 6103-25 Page 3
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 side 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-l (Single-Family Residential) zoned properties. To the north and east, the subject site is adjacent to R-l (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-l (Low Density Residential).
The proposed project involves the subdivision of a 3.025-acre lot into two tots, 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-l (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 residential 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 schools, parks, and other community services, provide a high-quality architectural design that preserves privacy, Resolution No. 6103-25 Page 4
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 General 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 proposed 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 compatible 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 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 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.
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 Resolution No. 6103-25 Page 5
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, which 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 Mitigated 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 measures 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 associated 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 Residential) 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 Resolution No. 6103-25 Page 6
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-l (Single-Family Residential) to R-3 (Multiple-Family Residential), to facilitate 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 employment 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 project will contain twenty-six (26) units, which is less than the maximum allowed.
Rezoning the site from R-l (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 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 two-story multifamily developments within the immediate vicinity.
Resolution No. 6103-25 Page 7
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-story units, which are 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.
Under the proposed Amendment No. A-041-2025, the City's Zoning Map will be amended to rezone the project site from R-l (Single-Family Residential) to R-3 (Multiple-Family Residential), to facilitate 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 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 project site from R-l (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).
Resolution No. 6103-25 Page 8
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 compatible with the surrounding area, which consists of two-story multifamily apartment homes along Santa Barbara Avenue to the south and east. Accordingly, 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 forth 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 accordance 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-l (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.
Resolution No. 6103-25Page 9
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Resolution No. 6103-25Page 10
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Resolution No. 6103-25 Page 11
Adopted this 20th day of February 2025
ATTEST: /s/ JOHN RAMIREZ
CHAIR
/s/ SURGEIRY REYNOSO
RECORDING SECRETARY
STATE OF CALIFORNIA )
COUNTf OF ORANGE ) SS:
Cn-Y OF GARDEN GROVE )
I, SURGEIRY REYNOSO, Secretary of the City of Garden Grove Planning Commission, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Garden Grove, California, at a meeting held on February 20, 2025, by the following vote:
AYES: COMMISSIONERS: (7) ASHLAND, BEARD, CUEVA, FLANDERS,
LARICCHIA, LINDSAY, RAMIREZ
NOES; COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (0) NONE
/s/ SURGEIRY REYNOSO
RECORDING SECRETARY