item 6 Consideration of Final Parcel Map No. PM-2021-190 for the property located at 10201 and 10231 Garden Grove Boulevard, Garden Grove. (Action Item)

RESOLUTION NO. 6041-22

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE APPROVING SITE PLAN NO. SP-111-2022 AND TENTATIVE PARCEL MAP NO.

PM-2021-190, FOR PROPERTY LOCATED ON THE NORTHEAST CORNER OF GARDEN GROVE BOULEVARD AND BROOKHURST STREET, AT 10201 AND 10231 GARDEN GROVE BOULEVARD, ASSESSOR’S PARCEL NOS. 089-072-53 AND 089-072-66.

BE IT RESOLVED that the Planning Commission of the City of Garden Grove, in a regular session a ssembled on May 19 , 2022, hereby approve s Site Plan No. SP-111-2022 and Tentative Parcel Map No. PM-2021-190, for a property located on the northeast corner Garden Grove Boulevard and Brookhurst Street, at 10201 and 10231 Garden Grove Boulevard , Assessor’s Parcel No s. 089-072-53 and 089-072-66.

BE IT FURTHER RESOLVED in the matter of Site Plan No. SP-111-2022 and Tentative Parcel Map No. PM-2021-190, the Planning Commission of the City of Garden Grove does hereby report as follows:

1. The subject case was initiated by Dr. Michael Dao.

2. The applicant is requesting Tentative Parcel Map approval to consolidate two (2) existing parcels into a single 1.86 acre parcel and Site Plan approval to construct a five-story mixed-use development on the 1.86-acre site consisting of 9,786 square feet of retail space, 9,270 square feet of medical office space, and 52 apartment units. Pursuant to the State Density Bonus law, in exchange for reserving three (3) of the apartment units for very low-income households, the applicant is requesting a density bonus of seven residential units (7) and the following concession/incentive and waivers from the GGMU -2 (Garden Grove Boulevard Mixed Use 2) zone development standards: (1) a concession to allow each unit to deviate from the minimum private balcony area and dimensions, (2) a waiver to deviate from the minimum active recreation dimensions and to allow the indoor and roof deck recreation areas to contribute to more than 50% of the required open space; (3) a waiver to allow the building to exceed the maximum building height of 50 feet or 4 -stories; and (4) a waiver to deviate from the minimum 300 cubic feet of private storage per unit.

3. The City of Garden Grove Planning Commission hereby determines that the proposed project is categorically exempt from review under the California Environmental Quality Act (“CEQA”) pursuant to Section 15332 (In -Fill Development Projects) of the State CEQA Gu idelines (14 Cal. Code Regs., Section 15303). As set forth in the Class 32 exemption, the proposed project is: (1) consistent with the applicable general plan designation and all applicable general plan polic ies as well as with applicable zoning designation and regulations; (2) the prop osed development occurs within C ity limits on a project site of no more than five acres substantially surrounded by urban uses; Resolution No. 6041-22 Page 2

(3) the project site has no value as habitat for endangered, rare or threatened species; (4) approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality; and (5) the site can be adequately served by all required utilities and public services. The project is therefore exempt from CEQA review.

4. The property has a General Plan Land Use designation of Residential/Commercial Mixed Use 2 and is zoned GGMU -2 (Garden Grove Boulevard Mixed Use 2). The site is currently vacant. The property was previously occupied by a furniture st ore and a used car dealership business.

The building structures associated with these uses were demolished in 2019.

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

6. Report submitted by the City staff was reviewed.

7. Pursuant to a legal notice, a public hearing was held on May 19, 2022, and all interested persons were given an opportunity to be heard.

8. The Planning Commission gave due and careful consideration to the matter during its meeting on May 19, 2022; and

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 9.04.030 are as follows:

FACTS:

The project site is comprised of two (2) parcels with a combined land area of

1.86-acres located on the northeast corner of Garden Grove Boulevard and Brookhurst Street. The subject site has a General Plan Land Use designation of Residential/Commercial Mixed Use 2, and is zoned GGMU-2 (Garden Grove Boulevard Mixed Use 2). The Residential/Commercial Mixed Use 2 land use designation is intended to allow a mix of residential and commercial uses around older and underutilized commercial development, while the GGMU-2 zone allows for mixed-use developments.

The project site is located in an area developed with commercial and residential developments. The project site abuts a GGMU -2 zoned property to the north developed with a four -story office professional bui lding and a one -story restaurant building; a Planned Unit Development (PUD-101-95) zoned residential development to the east, developed with 104 detached, three-story, residential homes; GGMU-3 zoned properties to the south, across Garden Grove Boulevard, developed with a Wienerschnitzel restaurant and an auto body shop; and PUD -123-09 zoned parcels to the west, across Brookhurst Street, entitled for the Brookhurst Triangle Project.

Resolution No. 6041-22 Page 3

The project site is also located in close proximity to two mixed -use projects: the Brookhurst Triangle Project and the Garden Brook Senior Village Project (10032 Garden Grove Boulevard).

The project site is currently vacant and secured with a perimeter ch ain-link fence.

The project site was previously developed and occupied by a furniture store (10201 Garden Grove Boulevard) and a used car dealership (10231 Garden Grove Boulevard) since the late 1950s. In 2019, building permits were issued to demolish al l on-site building structures.

The applicant proposes to develop the project site with a five-story, mixed-use development consisting of both commercial lease space and residential units. The project will consist of 19,056 square feet of commercial space s (9,786 square feet for retail and 9,270 square feet for medical office), and 52 apartment units. The Project will reserve three (3) of the apartment units for “very low -income” households. A Density Bonus Housing Agreement will be recorded to restrict the affordability of the units for 55-years.

The applicant has requested State Density Bonus allowances for density, parking, and concessions and waivers to deviate from the GGMU-2 development standards.

The applicant is requesting one (1) concession and three (3) waivers to deviate from the GGMU-2 (Garden Grove Boulevard Mixed Use 2) zone developm ent standards:
(1) a concession to allow each unit to deviate from the minimum private balcony area and dimensions (Municipal Code Section 9.18.110.030.F.1), (2) a waiver to deviate from the minimum active recreation dimensions and to allow the indoor and roof deck recreation areas to contribute to more than 50% of the required open space (Municipal Code Section 9.18.110.030.F.2); (3) a waiver to allow the building to exceed the maximum building height of 50 feet or 4-stories (Municipal Code Section

9.18.090.020); and (4 ) a waiver to deviate from the minimum 300 cubic feet of private storage per unit (Municipal Code Section 9.18.110.030.H.2).

FINDINGS AND REASONS:

SITE PLAN

1. The Site Plan complies with the spirit and intent of the provisions, conditions, and requirements of the Municipal Code and other applicable ordinance s and is consistent with the General Plan.

The General Plan Land Use Designation of the subject site is Residential/Commercial Mixed Use 2 (RC 2) , and the site is zoned Garden Grove Boulevard Mixed Use 2 (GGMU -2). The RC 2 land use designation is intended to provide a mix of residential and commercial uses mostly around older underutilized developments, with the residential serving as a catalyst to Resolution No. 6041-22 Page 4

encourage revitalization of these sites. In addition, the GGMU -2 zon e implements the RC 2 land use designation and allows for commercial and residential uses to be developed as integrated developments with lower residential densities that provide landscaping and enhanced pedestrian areas along Garden Grove Boulevard.

The proposed Project is a mixed-use development consisting of approximately 19,056 square feet of commercial space and 52 residential apartment units .

The GGMU-2 zone allows a maximum commercial floor area ratio (FAR) of 0.5, and a maximum residential density of 24 units per acre. However, the Project qualifies for a “density bonus” of 22.5% pursuant to the State Density Bonus because the applicant has offered to reserve three (3) of the apartment units for very low -income households . The proposed P roject will provide a commercial FAR of 0.235, and a residential density of 27.5 units per acre. The base density of the project is 45 units, and through the State Density Bonus Law, the project will provide seven (7) additional units above the base density.

The project will reserve three (3) units for “very low-income” households as required by the State Law. It should be noted that a 22.5% density bonus entitles the project to eleven (11) additional units above the base density; however, the applicant only proposes to construct seven (7) units above the base density.

The proposed P roject has been designed t o comply with all applicable development standards of the GGMU -2 zone, with exception of parking, density, and the concession and waivers requested pursuan t to the State Density Bonus Law. The project applicant has requested a concession to allow each unit to deviate from the minimum private balcony area and dimensions, and has requested three (3) waivers to (1) deviate from the minimum active recreation dimensions and to allow the indoor and roof deck recreation areas to contribute to more than 50% of the required open space; (2) to allow the building to exceed the maximum building height of 50 feet or 4 -stories; and (3) to deviate from the minimum 300 cubic feet of private storage per unit.

In addition, the proposed Project is consistent with the goals and policies of the General Plan, including:

(a) Policy LU-1.2 to encourage modern residences in areas designated as Mixed Use.

The proposed Project is a mixed -use development with approximately 19,056 square feet of commercial space and 52 residential apartment units. The residential units are well integrated into the design of the project that features an urban and modern building concept that will offer commercial services conveniently located to the residential units.

Each unit is designed as either a 1-bedroom or 2-bedroom unit, and will include amenities, such as a washer/dryer and a private balcony, and Resolution No. 6041-22 Page 5

communal recreation areas that are secured and conveniently located to the residential units.

(b) Policy LU -1.3 to support the production of housing citywide that is affordable to lower and moderate -income households consistent with the policies and targets set by the Housing Element AND Goal H-2 and Policy H -2.1 to encourage housing supply to accommodate housing needs at all affo rdability level and to preserve and expand the City’s supply of affordable rental housing for lower-income households.

The proposed P roject will provide 52 residential apartment units integrated as part of a mixed-use development. The project includes a density bonus and will provide seven (7) additional units above the base density of 45 units. Based on the State Density Bonus provisions, the project is required to reserve three ( 3) units for “very low -income” households, which will increase the supply of affordable housing units in the City. Furthermore, the Project will contribute to meeting the City’s Regional Housing Needs Allocation (RHNA) , as well as the Housing Element policies related to affordability.

(c) Policy LU-1.4 to encourage a wide variety of retail and commercial uses, such as restaurant and cultural arts/entertainment, in appropriate locations AND Policy LU -6.2 to encourage a mixed of retail and commercial services along major corridors and in centers to meet the community needs.

The project is located in a mixed-use zone that is bounded by two major streets, Garden Grove Boulevard and Brookhurst Street. The proposed project include s a commercial component of approximately 19,056 square feet; specifically, the commercial component will devote 9,786 square feet for retail use and 9,270 square feet for medical office use.

The project will introduce new commercial uses to the area that will serve the needs of the community. The new permitted uses will be those allowed by the GGMU-2 zone, which are intended to be uses that provide goods and services to adjacent residential uses, including the development’s residential uses.

(d) Policy LU-1.5 to encourage active and inviting pedestrian friendly street environments that include a variety of uses within commercial and mixed-use areas.

activity. The project includes a garden plaza as required by the GGMU-2 zone that will serve as a gathering place to promote pedestrian activity, as well as a passive recreation area for the residential component. The garden plaza will be enhanced with seating, lighting, and landscaping.

Landscaping is also an important element to visually enhance, activate, and promote pedestrian f riendly streets. The propo sed P roject will provide canopy trees along the Garden Grove Boulevard and Brookhurst Street rights-of-ways, as well as on-site trees and landscaping to create shade and a comfortable and appealing environment for pedestrians.

(e) Policy LU-1.6 that encourages mixed use projects that:

(i) Create a pleasant walking environment t o encourage pedestrian activity;
(ii) Create lively streetscape, interesting urban spaces and attractive landscaping;
(iii) Provide convenient shopping opportunities for residents close to their residents

The project is designed to comply with the GGMU-2 zoning requirements to encourage pedestrian activity. Specifically, the project includes walkways that c onnect the site from the public rights-of-way along Garden Grove Boulevard and Brookhurst Street, as well as providing on- site walkways that connect each tenant and the garden plaza to encourage pedestrian activity. The project includes landscaping that will create a visually and aesthetically pleas ing environment. The project will feature canopy trees along the Garden Grove Boulevard and Brookhurst Street rights-of-ways, as well as landscape planters with a variety of trees, shrubs, and ground cover within the street setback areas to create a lively streetscape that is urban in design; that creates an attractive environment for pedestrians; and that is visually appealing to passing motorists. In addition, the commercial component will provide retail and medical uses that will provide new shopping and job opportunities to local residents.

(f) Policy LU 2.2 to strive to provide a diverse mix of housing types AND Goal H-3 to encourage a range of available housing types, densities and affordability levels to meet diverse community needs.

The proposed project will provide 52 residential apartment units as part of a mixed-use development that will introduce new rental housing units to the local housing market, and will reserve three (3) units for very low-income households to expand the number of affordable housing units in the City to meet the community needs. Fu rthermore, the proposed project will contribute to the City’s meeting it s RHNA obligation.

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(g) Policy LU-3.1 to encourage new residential development and allowing mixed use in older or un derutilized commercial cen ters. Residential housing provides convenient access to jobs and activities and supplies a resident clientele to support commercial sales and services in mixed-use areas.

The project site is currently vacant and secured with a chain-link fence.

The project site was previously developed and occupied by furniture store and a used car dealership that were in operation since the late 1950s. Building permits were iss ued in 2019 to demolish all on-site structures. The proposed project will revitalize and redevelop the project site with a mixed-use development that includes approximately 19,056 square feet of commercial space and 52 residential apartment units. As a mixed-use project, the Project will provide housing that can support the commercial component. In addition, the residential use is conveniently located to potenti al employment centers and other commercial services in the area.

(h) Goal LU -4 that seeks to develop uses that are compatible wi th one another AND Policy LU 4.5 that requires that commercial developments adjoining residential uses be adequately screened and buffered from residential areas.

The project site is located in an area that is developed with commercial and residential u ses, including two (2) new mixed -use projects. The two (2) new mixed-use projects are located in close proximity to the project site : the Brookhurst Triangle Project and the Garden Brook Senior Village. The Brookhurst Triangle project is a horizontal mixed-use project located to the west of the project site , across Brookhurst Street, and will include up to 600 residential units and up to 200,000 square feet of commercial/retail space, while the Garden Brook Senior Village (10032 Garden Grove Boulevard) is an eight -story mixed-use project with 11,041 square feet of commercial space and 394 senior units. The proposed mixed -use project will be compatible with the existing commercial developments in the area and with the two (2) mixed-use projects that are under construction.

Furthermore, the project is designed to comply with the encroachment plane requirement of the mixed -use zone to minimize impacts to the residential development located to the east of the projec t site. The encroachment plane requires the building to maintain a 45-degree angle that commences 15 feet above the grade of the property line located adjacent to the residential use to buffer the residential use from taller and denser developments. The project maint ains the required encroachment plane distance as measured from the easterly property Resolution No. 6041-22 Page 8

line. The proposed building will maintain a 60’ -3” setback from the eastern property line to screen, buffer, and to minimize impacts to the adjacent residential use from the first three floors, and a 68’-3” setback from the fourth and fifth floors.

2. The proposed development does not adversely affect essential on-site facilities such as off-street parking, loading and unloading areas, traffic circulation, and points of vehicular and pedestrian access.

The project site will be accessed from a new drive approach located on Garden Grove Boulevard, and a new drive approach located on Brookhurst Street. The project is designed with a three (3) level parking structure. The on-site circulation is designed with two-way drive aisles that provide access to the parking structure and parking spaces. The site is also designed with the required turn-around area that allows for trash truck and emergency vehicle access. The appropriate red curbs and “No Parking” signs will be installed to allow maneuvering of trash trucks and emergency vehicles within the turn-around area.

The parking structure will be secured with vehicular gates, and during normal business hours, the gates will remain open. During non-business hours, the parking structure gates will be closed, and residents will access the parking structure with a gate remote from the northerly entrance located on the east side of the property . The project will also include a designated vehicle lane with an intercom box where guests can call a unit directly to gain access to the parking structure after-hours. The project includes appropriate turn -around areas in front of the parking structure gates to allow guests to safely maneuver off of the site if access to the parking structure is unavailable.

The project provides pedestrian walkways to access the site from the public right-of-way, including walkways from Garden Grove Boulevard and Brookhurst Street. The project also provides on-site walkways that access the commercial tenants, the garden plaza, and the residential units.

The project has been designed to provide the required number of parking spaces to serve the commercial and residential uses. A total of 169 parking spaces are required for the project, including 104 parking spaces for the commercial component and 65 parking spaces for the residential component.

The project provides 182 parking spaces, which includes 13 additional parking spaces to serve the commercial use. The parking distribution includes 175 parking spaces within the parking structure, and seven (7) parking spaces located on the ground-level outside of the parking structure. The commercial parking will accommodate 9,786 square feet of retail , which requires 49 parking spaces, and 9,270 square feet of medical office, which requires 55 parking spaces.

Resolution No. 6041-22 Page 9

Sixty-five (65) residential parking spaces are provided, which complies with the maximum parking requirement that may be imposed under the State Density Bonus Law. The parking for the development will be located primarily within the parking structure, with the commercial parki ng spaces located on the ground-level and inside the parking structure on the first and second levels, while the residential parking spaces will be located on the second and third levels of the parking structure. The residential parking spaces will be clearly labeled, and during non-business hours, the residents can use the commercial parking spaces for overflow parking.

A Traffic Study was prepared for the project that reviewed the Project’s traffic impact, including impacts to the Level of Service (LOS) of existing intersections, and Vehicles Miles Traveled (VMT) analysis. The study concluded that the project will not have any significant impacts to the LOS, and the project meets the Low VMT Area screening criteria. The Traffic Engineering Division reviewed and confirmed the conclusions of the study.

The City’s Traffic Engineering Division has reviewed the proposed project, and all appropriate conditions of approval have been incorporated to minimize any adverse impacts to surrounding streets.

3. The development, as proposed, will not adversely affect essential public facilities such as streets and alleys, utilities, and drainage channels.

The streets in the area will be adequate to accommodate the development once the developer provides the necessary improvements for the project.

Utilities and drainage channels in the area are existing and are adequate to accommodate the development. The proposed development will provide landscaping and proper grading of the site, thereby, improving drainage in the area.

The City’s Public Works Department has reviewed the proposed project, and all appropriate conditions of approval have been incorporated to minimize any adverse impacts to surrounding streets.

4. The project will not adversely impact the Public Works Department's ability to perform its required function.

The proposed Project will not adversely impact the Public Works Department ability to perform its required function. The City’s Public Works Department has reviewed the project, and has incorporated all the appropriate conditions of approval to minimize any adverse impacts.

5. The project is compatible with the physical, functional, and visual quality of the neighboring uses and desirable neighborhood characteristics.

Resolution No. 6041-22 Page 10

The project is located in a mixed-use area that is developed with c ommercial and residential developments, including two (2) mixed -use projects that a re currently under construction, the Brookhurst Triangle Project and the Garden Brook Senior Village (10032 Garden Grove Boulevard) . The Brookhurst Triangle includes up to 600 residential units and up to 200,000 square feet of commercial/retail space on 13.9 -acres, and the Garden Brook Senior Village includes 11,041 square feet of commercial sp ace and 394 senior units on

3.1-acres.

The proposed project is a five -story mixed-use development with approximately 19,056 square feet of commercial space, and 52 residential apartment units with a State Density Bonus on 1.86 -acres. The proposed project will revitalize a site that is currently vacant with new commercial and residential uses to serve the community.

The proposed architectural design of the building will feature an attractive contemporary style that includes enhanced articulation, detailing, and varied building massing, including storefronts that are oriented toward Garden Grove Boulevard and Brookhurst Street. The project also includes pedestrian-friendly features and landscaping to enhance and activate the streetscape along Garden Grove Boulevard and Brook hurst Street. The project includes decorative walkways that connect directly to each commercial tenant storefront and the garden plaza from Garden Grove Boulevard and Brookhurst Street, as well as on-site walkways that connect each tenant and the garden plaza to encourage pedestrian activity. The garden plaza will serve both as a gathering place to encourage pedestrian activity, and a passive recreation area for the project’s residential use. The garden plaza will be enhanced with seating, lighting, and landscaping.

The project will feature canopy trees along the Garden Grove Boulevard and Brookhurst Street rights-of-ways, and on-site landscape planters to create a lively streetscape that is urban in design; that creates an attractive environment for pedestrians; and that is visually appea ling to passing motorists.

The proposed project, including the building architecture and landscaping, will be compatible and compliment other pro jects in the immediate vicinity; will continue to promote mixed -use developments in the GGMU -2 zone; and will assist with implementation of the General Plan that encourages the revitalization of underutilized parcels and mixed-use developments.

6. Through the planning and design of buildings and building replacement, the provision of open space landscaping and other site amenities will attain an attractive environment for the occupants of the property.

Resolution No. 6041-22 Page 11

The proposed Project will revitalize two (2) older and underutilized commercial properties with a vibrant and attractive mixed-use development. The proposed architectural design of the building will feature an attractive contemporary style that includes enhanced articulation, detailing, and varied building massing. The mixed-use zone includes specific design requirements for garden plazas to encourage the activation of pedestrian -friendly streets. The project includes decorative walkways that connect directly to each commercial tenant storefront and the garden plaza from Garden Grove Boulevard and Brookhurst Street, and on-site walkways to encourage pedestrian activity. The garden plaza will serve as a gathering place to encourage pedestrian activity, and as a passive recreation area for the residential use. The garden plaza will be enhanced with seating, lighting, and landscaping. The proposed landscaping will visually enhance, activate, and promote pedestrian friendly streets. The project will feature new canopy trees along the Garden Grove Boulevard and Brookhurst Street sidewalks, and will also include landscape areas within the street setbacks to create a lively streetscape that is urban in design; that creates an attractive environment for pedestri ans; and that is visually appealing to passing motorists.

In add ition, the project will provide recreation area s that will serve the residential use. The project includes indoor and outdoor recreation areas located on the fourth and fifth floors of the development. The project includes indoor recreation areas for a gym and lounge, and roof gardens that will incorporate seating, artificial turf, and landscaping.

TENTATIVE PARCEL MAP

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

The proposed map is consistent with the provisions of the General Plan Land Use Designation of the Residential/Commercial Mixed Use 2 (RC 2). The RC 2 land use designation is intended to provide a mix of residential and commercial uses mostly around older underutilized developments, with residential serving as a catalyst to encourage revitalization of these sites.

The proposed project is a mixed-use development with approximately 19,056 square feet of commercial space, and 52 residential apartment units with a State Density Bonus. The RC 2 land use designation allow s for residential densities up to 24 units per acre. With the proposed State Density Bonus, the residential density for the project will be 27.95 units per acre. The project will provide seven (7) additional units above the base density of 45 units, and will reserve three (3) units for “very low-income” households.

The project site currently consists of two (2) parcels each with a lot size of 31,560 square feet (10201 Garden Grove Boulevard) and 49,272 square feet (10231 Garden Grove Boulevard). A Tentative Parcel Map is being processed Resolution No. 6041-22 Page 12

to consolidate the project site into one single -lot with an area of 1.86 -acres.

The City has determined that a parcel map is the most appropriate instrument to consolidate the parcel s due to existing utility easements that must to be relocated and realigned to accommodate the proposed project.

In addition, the proposed Project is consistent with the goals and policies of the General Plan, including:

(a) Policy LU-1.2 to encourage modern residences in areas designated as Mixed Use.

Each unit is designed as either a 1-bedroom or 2-bedroom unit, and will include amenities, such as a washer/dryer a nd a private balcony, and communal recreation areas that are secured and conveniently located to the residential units.

(b) Policy LU -1.3 to support the production of housing citywide that is affordable to lower and moderate -income households consistent wit h the policies and targets set by the Housing Element AND Goal H-2 and Policy H -2.1 to encourage housing supply to accommodate housing needs at all affordability level and to preserve and expand the City’s supply of affordable rental housing for lower-income households.

The proposed Project will provide 52 residential apartment units integrated as part of a mixed-use development. The project includes a density bonus and will provide seven (7) additional units above the base density of 45 units. Based on the State Density Bonus provisions, the project is required to reserve three (3) units for “very low -income” households, which will increase the supply of affordable housing units in the City. Furthermore, the Project will contribute to meeting the City’s Regional Housing Needs Allocation (RHNA), as well as the Housing Element policies related to affordability.

The project is located in a mixed-use zone that is bounded by two major streets, Garden Grove Boulevard and Brookhurst Street. The proposed Resolution No. 6041-22 Page 13

project includes a commercial component of approximately 19,056 square feet; specifically, the commercial component will devote 9,786 square feet for retail use and 9,270 square feet for medical office use.

(d) Policy LU-1.5 to encourage active and inviting pedestrian-friendly street environments that include a variety of uses within comme rcial and mixed-use areas.

The GGMU-2 zone includes specific design requirements to encourage active and pedestrian friendly streets. The project includes decorative walkways that connect directly to each commercial tenant storefront from the public righ ts-of-ways along Garden Grove Boulevard and Brookhurst Street, as well as on-site walkways to encourage pedestrian activity. The project includes a garden plaza as required by the GGMU-2 zone that will serve as a gathering place to promote pedestrian activity, as well as a passive recreation area for the residential component. The garden plaza will be enhanced with seating, lighting, and landscaping.

Landscaping is also an important element to visually enhance, activate, and promote pedestrian friendly s treets. The proposed Project will provide canopy trees along the Garden Grove Boulevard and Brookhurst Street rights-of-ways, as well as on-site trees and landscaping to create shade and a comfortable and appealing environment for pedestrians.

(e) Policy LU-1.6 that encourages mixed use projects that:

(i) Create a pleasant walking environment to encourage pedestrian activity;
(ii) Create lively streetscape, interesting urban spaces and attractive landscaping;
(iii) Provide convenient shopping opportunities for residents close to their residents

variety of trees, shrubs, and ground cover within the street setback areas to create a lively streetscape that is urban in design; that creates an attractive environment for pedestrians; and that is visually appealing to passing motorists. In addition, the commercial component will provide retail and medical uses that will provide new shopping and job opportunities to local residents.

(f) Policy LU 2.2 to strive to provide a diverse mix of housing types AND Goal H-3 to encourage a range of available housing types, densities and affordability levels to meet diverse community needs.

The proposed project will provide 52 residential apartment units as part of a mixed-use development that will introduce new rental housing units to the local housing market, and will reserve three (3) units for very low-income households to expand the number of affordable housing units in the City to meet the community needs. Furthermore, the proposed project will contribute to the City’s meeting its RHNA obligation.

(g) Policy LU-3.1 to encourage new residential development and allowing mixed use in older or underutilized commercial cen ter. Residential housing provides convenient access to jobs and activities and supplies a resident clientele to support commercial sales and services in mixed-use areas.

The project site is currently vacant and secured with a chain-link fence.

The proje ct site was previously developed and occupied by furniture store and a used car dealership that were in operation since the late 1950s. Building permits were issued in 2019 to demolish all on -site structures. The proposed project will revitalize and rede velop the project site with a mixed-use development that includes approximately 19,056 square feet of commercial space and 52 residential apartment units. As a mixed-use project, the Project will provide housing that can support the commercial component. In addition, the residential use is conveniently located to potential employment centers and other commercial services in the area.

(h) Goal LU -4 that seeks to develop uses that are compatible with one another AND Policy LU 4.5 that requires that commercial developments adjoining residential uses be adequately screened and buffered from residential areas.

Senior Village. The Brookhurst Triangle project is a horizontal mixed-use project located to the west of the project site, across Brookhurst Street, and will include up to 600 residential units and up to 200,000 square feet of commercial/retail space, while the Garden Brook Senior Village (10032 Garden Grove Bou levard) is an eight -story mixed-use project with 11,041 square feet of commercial space and 394 senior units. The proposed mixed -use project will be compatible with the existing commercial developments in the area and with the two (2) mixed-use projects that are under construction.

Furthermore, the project is designed to comply with the encroachment plane requirement of the mixed -use zone to minimize impacts to the residential development located to the east of the project site. The encroachment plane requires the building to maintain a 45-degree angle that commences 15 feet above the grade of the property line located adjacent to the residential use to buffer the residential use from taller and denser developments. The project maintains the required encroachment plane distance as m easured from the easterly property line. The proposed building will maintain a 60’ -3” setback from the eastern property line to screen, buffer, and to minimize impacts to the adjacent residential use from the first three floors, and a 68’-3” setback from the fourth and fifth floors.

2. The design and improvement of the proposed subdivision are consistent with the General Plan.

The design and improvement of the proposed map is consistent with the General Plan land use designation of Residential/Commercial Mixed Use 2 (RC 2). The RC 2 land use designation is intended to provide a mix of residential and commercial uses mostly around older u nderutilized developments, with residential serving as the catalyst to encourage revitalization of these sites.

The proposed subdivision will allow the project site to be developed with a mixed-use project with approximately 19,056 square feet of commercial space, and 52 residential apartment units with a State Density Bonus. The RC 2 land use designation allows for residential densities up to 24 units per acre. With the State Density Bonus, the project will have a residential den sity of 27.5 units per acre. The project will include seven (7) additional units above the Resolution No. 6041-22 Page 16

base density of 45 units. It should be noted that while the project applicant has requested a density bonus of 22.5%, which entitles the project to eleven (11) additional units above the base density for total of 56 units, the applicant only proposes to construct seven (7) units above the base density.

The proposed parcel configuration and design of the project is compatible with existing commercial and residenti al developments in the area, including two (2) mixed-use projects that are currently being developed, the Brookhurst Triangle Project and Garden Brook Senior Villages.

In addition, the proposed project will further the goals and policies of the General Plan Land Use Element and Housing Element by redeveloping a vacant and underutilized site with a mixed -use development that will introduce new commercial uses to serve the needs of the community, that will encourage a pedestrian-friendly environment, and that will introduce new housing stock to the community, including affordable units, to meet the City’s regional housing needs. The proposed project is also consistent with several goals and policies of the General Plan, as described in Finding No. 1, above.

3. The site is physically suitable for the type of development and complies with the spirit and intent of the Municipal Code.

The site is physically suitable for the proposed development. The Tentative Parcel Map will consolidate the project site, which currently consists of two (2) parcels, into one lot with a combined lot area of 1.86 acres. The site will have sufficient land area to accommodate the proposed mixed -use project with approximately 19,056 square feet of commercial space, and 52 residential apartment units with a State Density Bonus. The site design will accommodate the required drive approaches and drive-aisles to access the site designed to the City’s standard, and will also provide adequate access and a turn-around areas for trash trucks and emergency vehicles.

Furthermore, t he project has been designed to comply with all applicable development standards of the GGMU -2 zone, with exception of parking, density, and the concession and waivers requested pursuan t to the State Density Bonus. The project applicant has requested a State Density Bonus concession to allow each unit to deviate from the minimum private balcony area and dimensions, and three (3) waivers to (1) deviate from the minimum active recreation dimensions and to allow the indoor and roof deck recreation areas to contribute to more than 50% of the required open space; (2) to allow the building to exceed the maximum building height of 50 fe et or 4 -stories; and (3) to deviate from the minimum 300 cubic feet of private storage per unit.

Therefore, the proposed project complies with the spirit and intent of the Municipal Code.

Resolution No. 6041-22 Page 17

4. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, and the requirements of the California Environmental Quality Act have been satisfied.

The proposed project site is located in an urbanized area that is not habitat for fish or wildlife, and the project is categorically exempt from CEQA pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines (14 Cal.

Code Regs., Section 15332). The proposed project is charact erized as in -fill development meeting conditions described in Section 15332.

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

The site is physically suitable for the density proposed by the developer. The Residential/Commercial Mixed Use 2 land use designation allows for mixed-use projects. The maximum floor area ratio (FAR) allowed for the commercial component is 0.5, and the maximum residential density allowed is 24 units per acre. The project will provide a commercial FAR of 0.235, and through a State Density Bonus, the project will provide a residential density of 27.5 units per acre. The proposed project will consist of approximately 19,056 square feet of commercial space and 52 residential apartment units. The project will provide seven (7) additional units above the base density.

It should be noted that while the project applicant has requested a density bonus of 22.5%, which entitles the project to eleven (11) additional units above the base density for total of 56 units, the applicant only proposes to construct seven (7) units above the base density.

The proposed Tentative Parcel Map will consolidate two (2) existing parcels, each with a lot size of 31,560 square feet (10201 Garden Grove Boulevard) and 49,272 square feet (10231 Garden Grove Boulevard) , into one single-lot with a combined land area of 1.86 -acres to facilitate the development of the proposed project. The Tentative Parcel Map is the best instrument to consolidate the parcels due to existing utilities easements that have to be relocated and realigned to facilitate the development.

Therefore, the subject site is sufficient in size to accommodate the proposed development, and complies with all applicable provisions of the City of Garden Grove Municipal Code, with except ion of the parking, density and concession and waivers requested pursuant to the State Density Bonus Law.

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

The design of the subdivision and the proposed improvements are not likely to cause serious public health problems since the conditions of approval will be Resolution No. 6041-22 Page 18

in place to safeguard the public health. The proposed subdivision has been designed to comply with the development standards of the GGMU-2 zone, with exception of the p arking, density, and concession and waivers requested pursuant to the State Density Bonus Law. City Departments, including Traffic Division, Water Division, Engineering Division, Planning Division, and the Orange County Fire Authority (OCFA) have reviewed the pro posed development and have applied conditions of approval to minimize potential negative impacts that the project may have on the community. The conditions of approval for on and off-site improvements will safeguard the public health.

7. The design of the project and the proposed improvements will not conflict with easements of record or easements established by court judgment acquired by the public at large for access through or use of property within the subdivision; or, if such easements exist, alternate easements for access or for use will be provided and these will be substantially equivalent to the ones previously acquired by the public.

The design of the subdivision and the proposed improvements will not conflict with easements of record or easements established by court judgment acquired by the public at large for access through or use of property within the proposed subdivision. The project has been designed to avoid development over existing easements.

8. 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 design of the subdivision is suitable for the proposed mixed-use project.

The proposed Tentative Parcel Map will co nsolidate two (2) existing parcels, each with a lot size of 31,560 square feet (10201 Garden Grove Boulevard) and 49,272 square feet (10231 Garden Grove Boulevard), into one-parcel with a combined lot area of 1.86-acres. The proposed project is a mixed-use project with approximately 19,056 square feet of commercial space and 52 residential apartment units with a State Density Bonus.

The subdivision complies with the spirit and intent of the General Plan, and the Subdivision Map Act. The project has also been designed to comply with the GGMU-2 development standards, with exception of the parking, den sity, and concession and waivers requested pursuant to the State Density Bonus Law.

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

To the extent feasible, the project has been designed in accordance with Government Code Section 66473.1, such as to allow for passive or natural heating opportunities in the subdivision design, to encourage the orientation Resolution No. 6041-22 Page 19

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. The design, density, and configuration of the subdivision strike a balance between the affect of the subdivision on the housing needs of the region and public service needs. The character of the subdivision is compatible with the design of existing structures, and the lot sizes of the subdivision are substantially compatible with the lot sizes within the general area.

The project has been reviewed in relation to the housing needs and goals of the City and is compatible with other projects in the vicinity. The project is located in a mixed-use area that is developed with commercial and residential uses, including two (2) mixed-use projects that are currently under construction, the Brookhurst Triangle Project and the Garden Brook Senior Village (10032 Garden Grove Boulevard) . The Brookhurst Triangle P roject, which is a horizontal mixed-use project located to the west of the project site, across Brookhurst Street, includes up to 600 residential units and up to 200,000 square feet of commercial/retail space on 13.9-acres, while the Garden Brook Senior Village is an eight-story mixed-use project with 11,041 square feet of commercial space and 394 senior living units on 3.1-acres.

The proposed project is a mixed-used development with approximately 19,056 square feet of commercial space and 52 residential apartment units with a State Density Bonus on 1.86-acres. Through the proposed Tentative Parcel Map, the project will combined two (2) existing lots into one -single lot. The proposed project is compatible with the design of existing structures and developments in the area, and the subdivision is also compatible with the lot sizes in the general area.

The proposed project will introduce new commercial uses to serv e the needs of the community , and will introduce new housing stock to the community, including affordable units, to meet the City’s reg ional housing needs . The project will further the goals and policies of the City’s Land Use Element and Housing Element.

11. 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.

12. 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.

Resolution No. 6041-22 Page 20

NO NET LOSS (GOVERNMENT CODE SECTION 65863) FINDINGS

1. If approval of the proposed Project will result in development of the Site at a lower residential density, the reduction in residential density is consistent with the adopted general plan, including the housing element.

The project site is comprised of two (2) parcels with a combined land area of

1.86-acres. The parcel located at 10201 Garden Grove Boulevard (APN # 089-072-53) is 0.72 acres in size. The parcel located at 10231 Garden Grove Boulevard (APN #089 -072-66) is 1.13 acres in size. Both parcels have a General Plan Land Use designation of Residential/Commercial Mixed Use 2 and are zoned GGMU-2 (Garden Grove Bouleva rd Mixed Use 2). The combined project site is identified in the City’s Housing Element sites inventory as having a realistic capacity to accommodate a total of 54 “above moderate income” units, consisting of 25 units on 10201 Garden Grove Boulevard and 29 units on 10231 Garden Grove Boulevard. The project proposes a total of 52 units, consisting of 49 “above moderate income ” units and three (3) “very low-income” units. The maximum allowable residential density for the site under the General Plan Land Use Element and Municipal Code is 24 units per acre, or 45 units. The applicant is proposing to develop the site at the maximum permitted density. In addition, the project includes a request for a density bonus of seven (7) additional units, for a total of 52 units. This equates to a density of 27.5 units per acre. The City cannot require the applicant to seek a larger density bonus. Therefore, even though the proposed project results in two fewer units than identified in the Housing Element site inventory, the 52 units proposed is consistent with the density limits of the General Plan.

The proposed project is also consistent with several goals and policies of the General Plan Land Use Element, as noted in the findings above.

2. The remaining sites identified in the housing element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City’s share of the regional housing need pursuant to Government Code Section 65584; or, if not, the City has, or will within 180 days, identify and make available additional adequate sites to accommodate the City’s share of the regional housing need by income level.

The City’s 6th Cycle RHNA requires the City to plan for 19,168 housing units for all income levels. A component of preparing the City’s Housing Element is the identification of vacant and underutilized sites suitable for residential development, and an evaluation of the housing development potential of these sites in fulfilling the City’s RHNA. The combined project site is identified in the City’s Housing Element sites inventory as having a realistic capacity to accommodate a total of 54 “above moderate income” units, consisting of 25 units on 10201 Garden Grove Boulevard and 29 units on 10231 Garden Grove Resolution No. 6041-22 Page 21

Boulevard. The project proposes a total of 52 units, consisting of 49 “above moderate income” units and three (3) “very low-income” units. Although the proposed project includes fewer units than shown in the Housing Element sites inventory, the remaining Housing Element inventory sites have sufficient capacity to accommodate the City’s remaining unmet RHNA by income level if the project is approved as proposed.

At the time the Housing Element was prepared and adopted, the City’s unmet RHNA was calculated to be 18,208 units, broken down as follows: 6,567 low and very low -income units, 3,087 moderate -income units, and 8,554 above moderate-income units. The sites identified in the adopted Housing Element were determined adequate to accommodate a total of 18,291 units, including 401 more units than the City’s unmet RHNA in the low and very low -income categories and 240 more units than the Cit y’s unmet RHNA for the moderate-income category. Sites deemed adequate to accommodate the lower and moderat e-income categories are also adequate to accommodate above-moderate income units. Overall, the sites inventory in the adopted Housing Element reflected a total capacity surplus of 83 units.

Excluding ADUs, 17 new housing units new housing units not accounted for in the Housing Element site capacity analysis have recently been permitted or approved. These include two (2) deed restricted units in the lower income categories (one very low-income unit and one low-income unit) and 15 above moderate-income units . After accounting for these permitted and entitled units, and the 52 units in the proposed project, the City’s total remaining unmet RHNA would be 18,139 units, including 6,562 low and very low-income units, 3,087 moderate-income units, and 8,490 above-moderate income units.

The remaining capacity of the sites identified in the Housing Element would be 18,226 units, resulting in a total capacity surplus of 87 units. The remaining sites are also adequate to accommodate a surplus of low and very low-income units (403) and moderate -income units (240), and such sites are also adequate to accommodate the City’s remaining unmet above moderate - income RHNA. Due to this surplus, the overall residential capacity on sites identified in the Housing Element wil l still be sufficient to accommodate the City’s total remaining unmet RHNA if the proposed project is approved.

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 Site Plan and Tentative Parcel Map possess characteristics that would justify the request in accordance with Municipal Code Secti on No. 9.32.030.3 (Site Plan) and Section 9.40.060 (Tentative Maps).

Resolution No. 6041-22 Page 22

2. 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 Site Plan No. SP-111-2022 and Tentative Parcel Map No. PM-2021-190.

Adopted this 19th day of May 2022

ATTEST: /s/ JOSH LINDSAY __________

VICE CHAIR
/s/ JUDITH MOORE_____________

RECORDING SECRETARY

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS:

CITY OF GARDEN GROVE )

I, JUDITH MOORE, Secretary of the City of Garden Grove Planning Commission, do hereby certi fy that the foregoing Resolution was duly adopted by the Planning Commission of the City of Garden Grove, California, at a meeting held on May 19, 2022, by the following vote:

AYES: COMMISSIONERS: (4) ARESTEGUI, CUNNINGHAM, LINDSAY,

SOEFFNER
NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (3) LEHMAN, PEREZ, RAMIREZ

/s/ JUDITH MOORE ___________

RECORDING SECRETARY

PLEASE NOTE: Any request for court review of this decision must be filed within 90 days of the date this decision was final (See Code of Civil Procedure Section 1094.6).

A decision becomes final if it is not timely appealed to the City Council. Appeal deadline is June 9, 2022.

Garden Grove City CouncilMay 12, 2026

Garden Grove City Council
May 12, 2026