item 21 Adoption of a Resolution certifying the Supplemental Environmental Impact Report, adopting a Supplemental Mitigation Monitoring and Reporting Program, and adopting Findings of Fact, including a Statem

COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING STAFF REPORT

AGENDA ITEM NO.: C.1. SITE LOCATION: Northwest corner of Harbor Boulevard and Twintree Avenue,
east of Tamerlane Drive at 12241,
12261, 12271, 12291, 12311 and
12323/12321 Harbor Boulevard, 12246,
12252, 12262, 12282, 12292, 12312,
12322, 12251, 12261, 12281, 12291,
12311, and 12321 Thackery Drive , and
the Vacated Thackery Drive and the
Vacated Alley
HEARING DATE: May 7, 2026 GENERAL PLAN: International West Mixed Use (IW)

CASE NOS.: Planned Unit Development
No. PUD-141-01(A) and Site Plan No. SP-
107-2022 (Rev. 2026)
ZONE: Planned Unit Development No.

PUD-141-01(A)
PROPOSED: Planned Unit Development
No. PUD -141-01(A) with Modifications
Limited to Planned Unit Development
Provisions and Development and
Performance Standards
APPLICANT: Kam Sang Company CEQA DETERMINATION: Initial Study/Mitigated Negative Declaration
(MND) [2022]; and Supplemental
Environmental Impact Report (SEIR)
[2026]
PROPERTY OWNER: Same as applicant APN: 231-471-06, 07, 08, 09, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21,
22, 23, 24, & 54

REQUEST:

Pursuant to a Stipulated Writ of Mandate issued by the Orange County Superior Court in Marlene Perez, et al. v. City of Garden Grove, et al. , O.C.S.C. Case No. 30-2022- 01281816-CU-WM-CXC, the Planning Commission will consider a recommendation to the City Council to : (1) certify a Supplemental Environmental Impact Report (SEIR), adopt a Supplemental Mitigation Monitoring and Reporting Program , and adopt Findings of Fact , including a Statement of Overriding Considerations; (2) approve revisions to the Conditions of Approval for Site Plan No. SP-107-2022 (Rev. 2026) contingent upon the City Council’s action on PUD -141-01(A); and (3) reapprove Planned Unit Development No. PUD-141-01(A) with modifications limited to the Planned Unit Devel opment Provisions and Development and Performance Standards to incorporate the mitigation measures and project design features STAFF REPORT FOR PUBLIC HEARING PAGE 2 CASE NOS. PUD-141-01(A) AND SP-107-2022 (REV. 2026)

identified in the SEIR for the previously approved Site B2 Project on 3.72 acres (Nickelodeon Hotel Resort).

BACKGROUND:

The project site consists of 3.7 2 acres located in the Grove District resort area, on the northwest corner of Harbor Boulevard and Twintree Avenue. In total, the site is comprised of nineteen (19) parcels, the entirety of Thackery Drive, and a public alley (Figure 1) . Thackery Drive and the alley have previously been vacated by City Council, and are integrated into the project site. The project site has a General Plan Land Use designation of International West Mixed Use (IW). The IW land use designation is intended to promote the development of resorts, entertainment, retail, restaurants, and hotels along Harbor Boulevard. The entirety of the project site is currently zoned Planned Unit Development No. PUD -141-01(A) pursuant t o Ordinance No. 2938 (adopted September 13, 2022). Prior to Ordinance No. 2938, thirteen (13) parcels were zoned PUD -141-01 and six (6) parcels were zoned R -1 (Single-Family Residential).

Collectively, the project is referred to as the Site B2 Project. T he project site is currently largely vacant. The properties were previously developed with single-family structures that were demolished between 2004 and 2013. The entirety of the alley, and the easterly portion of Thackery Drive have also been removed.

The project site abuts Planned Unit Development No. PUD-141-01 and Multiple-Family Residential (R-3) zoned properties to the north, Single-Family Residential (R-1) zoned properties to the west, R-1 zoned properties and commercial uses in Planned Unit No.

PUD-121-98 to the south, across Twintree Avenue, and Planned Unit Development Nos. PUD-128-12 and PUD-121-12(A) to the east, across Harbor Boulevard. Nearby properties are developed with single -family and multiple -family residential, retail, restaurant, and hotel uses.

The Garden Grove Agency for Community Development and Palm Court Lodging, LLC, a California limited liability company entered into a Disposition and Development Agreement (DDA) on June 26, 2001 pursuant to which Palm Court was to acquire land from the Former Agency and develop two hotels. One hotel was completed.

The subject applicant is the assignee of Palm Court with regard to the development of the second hotel under the DDA. On September 13, 2022, the City Council approved a DDA to convey to the subject applicant approximately 1.5 acres of property owned by the City, including the vacated alley and Thackery Drive. As a result, the applicant now owns the entirety of the subject 3.72-acre property.

Entitlement History

In 2022, the applicant requested approval to develop the Nickelodeon Hotel Resort.

Approvals requested by the applicant included: (1) an amendment to Planned Unit Development No. PUD-141-01 to create a new sub-area, PUD-141-01(A), to facilitate the development of a ful l-service, high -rise hotel resort; (2) Site Plan No.

SP-107-2022 to authorize the construction of the proposed 500 -room hotel resort; STAFF REPORT FOR PUBLIC HEARING PAGE 3 CASE NOS. PUD-141-01(A) AND SP-107-2022 (REV. 2026)

(3) Street Vacation No. SV-002-2022 to vacate the entirety of Thackery Drive and the alley; and (4) an Initial Study / Mit igated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program to comply with the California Environmental Quality Act (CEQA).

On July 7, 2022, the Planning Commission adopted Resolution Nos. 6044 -22 and 6045-22, which: (1) recommended that the City Council adopt the IS/MND and Mitigation Monitoring and Reporting Program for the Project and approve Planned Unit Development No. PUD-141-01(A); and (2) approved Site Plan No. SP-107-2022, subject to and contingent upon the effectiveness of a City Council resolution approving Street Vacation No. SV-002-2022 and an ordinance approving Planned Unit Development No. PUD-141-01(A).

On July 27, 2022, the Planning Commission’s actions were appealed by Unite Here Local 11,on environmental grounds including the greenhouse gas (GHG) emissions and vehicle miles traveled (VMT) analysis in the IS/MND. The appellant specifically argued that an Environmental Impact Report (EIR) was required. The appeal was filed in accordance with the City’s twenty-one (21) day appeal period.

On August 23, 2022, the City Council (1) adopted (a) Resolution No. 9767-22 denying Unite Here Local 11’s appeal and upholding the Planning Commission’s approvals; (b) Resolution No. 9768 -22 adopting the IS/MND and Mitigation Monitoring and Reporting Program for the Project; (c) Resolution No. 9769-22 for the approval of Site Plan No. SP-107-2022; and (d) Resolution No. 9766-22 to initiate Street Vacation No. SV -002-2022; and (2) conducted the first reading of Ordinance No. 2938 to approve Planned Unit Development No. PUD-141-01(A).

On September 13, 2022, City Council adopted Resolution No. 9772 -22 approving Street Vacation No. SV-002-2022 and adopted Ordinance No. 2938 to approve Planned Unit Development No. PUD-141-01(A). Pursuant to Ordinance No. 2938, the entirety of the project site is zoned Planned Unit Development No. PUD -141-01(A).

Prior to that ordinance, thirteen parcels were zoned PUD-141-01 and six parcels were zoned R-1 (Single-Family Residential).

On September 22, 2022, Marlene Perez, Maria Guadalupe Ortiz, and Unite Here Local 11 (collectively, “Petitioners”) filed a Petition for Writ of Mandate, Complaint for Invalidation, Injunctive and Declaratory Relief in the Superior Court for the State of California, County of Orange, challenging the City Council’s actions on C EQA and other grounds (the “Petition”). Petitioner VietRise later joined the litigation. Prior to trial, the parties reached a settlement, which the Court entered as a Stipulated Writ of Mandate on February 13, 2024. Pursuant to Public Resources Code Section 21168.9(c), the Stipulated Writ left the City’s 2022 approvals in place and did not direct the City to exercise its discretion in any particular way. Instead, the Stipulated Writ requires the City, if it and the Real Parties in Interest decide to proceed with the Project, to: (a) prepare a focused CEQA review of the Project’s potentially significant Vehicle Miles Traveled (VMT) and Greenhouse Gas (GHG) impacts; (b) assess whether modifications are needed to the prior approvals, including mitigation measures and conditions of approval, in light of that focused CEQA analysis; and (c) STAFF REPORT FOR PUBLIC HEARING PAGE 4 CASE NOS. PUD-141-01(A) AND SP-107-2022 (REV. 2026)

approve, approve with modifications, or deny the PUD at a publicly agendized City Council meeting pursuant to Garden Grove Municipal Code Section 9.32.030. All other claims were waived, released, and dismissed with prejudice. Pending discharge of the Stipulated Writ, no physical changes to the project site may be made.

To comply with the Stipulated Writ, the City has prepared an SEIR providing the focused CEQA review of the Project’s VMT and GHG impacts. The Planning Commission is now considering recommendations to the City Council on certification of the SEIR and on the action required under Paragraph 1(c) of the Stipulated Writ on PUD-141-01(A), as well as approval of corresponding revisions to the Conditions of Approval attached to Site Plan No. SP -107-2022 (now st ylized as SP -107-2022 (Rev. 2026)) to incorporate the mitigation measures identified in the SEIR. .

PROJECT STATISTICS:

Standard PUD Subarea Provided
Lot Area 3.72-acres 3.72-acres
Required Parking1 480 528
Maximum Hotel Rooms 500 500
Maximum Square Footages
Combined Ballroom & Meeting
Rooms
Food and Beverage (Restaurants)
Nick Studio (Theater)
Entertainment Venue (Studio Hall)
Retail
Spa/Fitness

17,715 S.F.
22,296 S.F.
600 seats
6,448 S.F.
5,480 S.F.
8,532 S.F.

Maximum Building Height2 No Limit, Subject to
a Shade and Shadow
Study
335’-8”
Building Setbacks3
Interior Side (North) None, 10 feet if
adjacent to
residential
27’-10”
Street Side (South - Twintree
Avenue)
10’-0” 16’-11”
Front (East – Harbor Boulevard) 9’-0” 9’-11”
Rear (West) 10’-0” 31’-4”

1 A Shared Parking Study was prepared to determine the required parking for the proposed hotel resort based on the estimated peak parking demand.
2 The proposed hotel project building height was analyzed in a Shade and Shadow Study prepared in conjunction with the Mitigated Negative Declaration.
3 The Shade and Shadow Study also evaluates the proposed building setbacks in relation to the proposed building height to ensure that no shade and shadow impacts would be created to adjacent sensitive uses.

STAFF REPORT FOR PUBLIC HEARING PAGE 5 CASE NOS. PUD-141-01(A) AND SP-107-2022 (REV. 2026)

DISCUSSION:

PLANNED UNIT DEVELOPMENT:

A Planned Unit Development (PUD) is a precise plan, adopted by ordinance, which provides the means for the regulation of buildings, structures, and uses of land in order to facilitate the implementation of the General Plan. The regulations of the PUD are intended to provide for an innovative land plan and design. The PUD is governed by zoning regulations that are contained within the ordinance that ultimately adopts the planned unit development.

Pursuant to Ordinance No. 2938 adopted in 2022, the project site is zoned Planned Unit Development No. PUD-141-01(A), which covers the entirety of the subject site to facilitate development of the proposed hotel resort. The PUD allows for the project to be consistent and compatible with the surrounding land uses. The PUD incorporates specific development standards regulating the number of hotel rooms, building heights, buildin g setbacks, landscaping, permitted uses, required parking, site circulation and access, signage, utilities, storage and refuse collection, and environmental mitigation measures.

The PUD is being returned to the City Council pursuant to Paragraph 1(c) of the Stipulated Writ of Mandate, which requires the Council to "approve, approve with modifications, or deny" the PUD in open session at a publicly agendized meeting after considering the focused VMT and GHG analysis set forth in the SEIR. The modifications recommended for City Council consideration are limited to revisions to the PUD Development Provisions and Development and Performance Standards to incorporate the mitigation measures and project design features identified in the SEIR. No other changes to PUD-141-01(A) are proposed.

SITE PLAN:

The envisioned build-out of the project site is based on the submitted project plan and environmental document. All construction plans for the hotel resort would be consistent with the PUD standards , the associated plans (Attachment 2) , environmental documentation, and conditions of approval. A summary of the project is provided below:

 Primary vehicular access to the site would be from Harbor Boulevard, while secondary vehicular access would be from Twintree Avenue

 The hotel would include multiple entertainment areas, restaurants, a pool with water slides, and ballrooms.

 A total of 528 parking spaces would be provided across a five (5) level parking garage.

STAFF REPORT FOR PUBLIC HEARING PAGE 6 CASE NOS. PUD-141-01(A) AND SP-107-2022 (REV. 2026)

 The first six (6) stories would be reserved for programming, levels seven (7) to twenty-two (22) would include the hotel rooms, and the top floor would house a restaurant.

 The street frontages along Twintree Avenue and Harbor Boulevard would include a streetscape design consistent with the Grove District.

 The building would be designed in a unique serpentine shape, up to a maximum height of 335’-8” to the top of the parapet.

 The building façade would be primarily clad in glass.

A full discussion of the hotel development is included in the original Staff Report from July 7, 2022 (Attachment 3).

The approved project design is not changing. The building footprint, height, layout, parking configuration, and architectural design remain as previously approved under Site Plan No. SP -107-2022 in 2022, a nd the project plans (Attachment 2) are unchanged from those approved in 2022. The narrow scope of the current Site Plan action recommended to the City Council is to update the Conditions of Approval to incorporate the revised PUD Performance Standards reflecting the mitigation measures identified in the SEIR. The stylization “SP -107-2022 (Rev. 2026)” refers to this Conditions -of-Approval update only and does n ot reflect any change to the approved site plan drawings.

FUTURE ENTITLEMENTS:

The full implementation of the hotel project would require future consideration of the following entitlements:

 A Tentative Tract Map to consolidate the project site.

 A Development Agreement between the City and the applicant, in conjunction with the Tentative Tract Map.

 Conditional Use Permit(s) to allow for the sale of alcoholic beverages in various areas of the hotel.

CEQA:

In 2022, t he proposed project was reviewed and an Initial Study and Mitigated Negative Declaration (IS/ MND) was prepared pursuant to CEQA, Public Resources Code Section 21000 et seq. and the CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000 et seq.).

Subsequently in 2022, an action was filed in Orange County Superior Court challenging the IS/MND's vehicle miles traveled (VMT) and greenhouse gas (GHG) impact analyses, among other claims.

STAFF REPORT FOR PUBLIC HEARING PAGE 7 CASE NOS. PUD-141-01(A) AND SP-107-2022 (REV. 2026)

As described in the Entitlement History above, the parties reac hed a settlement resulting in a Stipulated Writ of Mandate entered by the Court on February 13, 2024.

To comply with the Stipulated Writ's requirement to prepare a focused CEQA review of the Project's VMT and GHG impacts, the City has prepared the SEIR.

The complete SEIR document, and related attachments addressing the project’s VMT and GHG impacts is available for review on the City’s webpage at:

https://ggcity.org/planning/environmental-documents

A 45-day public comment period on the SEIR occurred from September 22, 2025 to November 6 , 2025. Three (3 ) comment letters were rec eived during the public comment period. These letters were from the Law Office of Jordan R. Sisson on behalf of Unite Here Local 11, Lozeau Drury LLP on behalf of the Supporters Alliance for Environmental Responsibility (“SAFER”) , and the California Department of Transportation (Caltrans). The City's responses to these letters are included in the Final SEIR for the Project . A Supplemental Mitigation Monitoring and Reporting Program has been prepared, along with proposed Findings of Fact including a Statement of Overriding Considerations. In support of the Statement of Overriding Considerations, an Updated Economic Development Report & Analysis (Attachment 9) has been prepared, which evaluates the economic, fiscal, and other benefits of the Project that may be weighed against the significant unavoidable impacts identified in the SEIR.

RECOMMENDATION:

Staff recommends that the Planning Commission take the following actions:

1. Adopt Resolution No. 6133-26 recommending that the City Council certify the Supplemental Environmental Impact Repor t (SEIR) , adopt a Supplemental Mitigation Monitoring and Reporting Program , and adopt Findings of Fact , including a Statement of Overriding Considerations , pursuant to Paragraph 1(a) of the Stipulated Writ of Mandate;

2. Adopt Resolution No. 6134-26 recommending that the City Council approve revisions to the Conditions of Approval for Site Plan No. SP -107-2022, contingent upon the City Council’s action on Planned Unit Development No.

PUD-141-01(A) pursuant to Paragraph 1(b) of the Stipulated Writ of Mandate; and

3. Adopt Resolution No. 6135-26 recommending that the City Council reapprove Planned Unit Development No. PUD -141-01(A) with modifications limited to the Planned Unit Development Provisions and Development and Performance Standards to incorporate the mitigation measures and project design features identified in the SEIR pursuant to Paragraph 1(c) of the Stipulated Writ of Mandate.

STAFF REPORT FOR PUBLIC HEARING PAGE 8 CASE NOS. PUD-141-01(A) AND SP-107-2022 (REV. 2026)

Maria Parra
Planning Services Manager

By: Priit Kaskla, AICP
Senior Planner

Attachment 1: Area Map
Attachment 2: Plans
Attachment 3: Planning Commission Staff Report dated July 7, 2022 Attachment 4: Resolution No. 6133-26 with "Exhibit A" - Final Supplemental Environmental Impact Report with Appendices and “Exhibit B” - Supplemental Mitigation Monitoring and Reporting Program and “Exhibit C” – Findings of Fact, Including Statement of Overriding Considerations
Attachment 5: Resolution No. 6134-26 with "Exhibit A" - Conditions of Approval Attachment 6: Resolution No. 6135-26 with "Exhibit A" – Proposed City Council Ordinance
Attachment 7: Notice of Entry of Order Approving Stipulated Writ of Mandate Attachment 8: Original Economic Development Report & Analysis (2022) Attachment 9: Updated Economic Development Report & Analysis (2026)

RESOLUTION NO. 6133-26

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE

RECOMMENDING THAT THE CITY COUNCIL CERTIFY A SUPPLEMENTAL

ENVIRONMENTAL IMPACT REPORT (SEIR), ADOPT A SUPPLEMENTAL MITIGATION

MONITORING AND REPORTING PROGRAM, AND ADOPT FINDINGS OF FACT , INCLUDING A STATEMENT OF OVERRIDING CONSIDERATIONS , FOR THE SITE B2

PROJECT (NICKELODEON HOTEL RESORT ) ON PROPERTIES LOCATED AT THE

NORTHWEST CORNER OF HARBOR BOULEVARD AND TWINTREE AVENUE, EAST OF TAMERLANE DRIVE, AT 12241, 12261, 12 271, 12291, 12311, 12321, AND 12323 HARBOR BOULEVARD, 12246, 12252, 12262, 12282, 12292, 12312, 12322, 12251, 12261, 12281, 12291, 12311, AND 12321 THACKERY DRIVE, THE VACATED THACKERY DRIVE, AND THE VACATED ALLEY, ASSESSOR’S PARCEL NOS. 231-471-06, 07, 08, 09, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, AND 54.

WHEREAS, the Project consists of the development of a full-service, high-rise hotel resort on 3.72 acres in the Grove District resort area, on the northwest corner of Harbor Boulevard and Twintree Avenue; and

WHEREAS, in 2022, the City approved an Initial Study/Mitigated Negative Declaration (IS/MND) an d Mitigation Monitoring and Reporting Program for the Project, approved Planned Unit Development No. PUD -141-01(A) pursuant to Ordinance No. 2938, approved Site Plan No. SP -107-2022, and approved Street Vacation No. SV-002-2022 (collectively, the “2022 Approvals”); and

WHEREAS, on September 22, 2022, Marlene Perez, Maria Guadalupe Ortiz, and Unite Here Local 11 filed a Petition for Writ of Mandate in the Orange County Superior Court challenging the 2022 Approvals on CEQA and other grounds, and Petitioner VietRISE later joined the litigation (OCSC Case No. 30-2022-01281816-CU-WM-CXC) (the “Petition”); and

WHEREAS, the parties reached a settlement agreement and, as a result, the Court entered a Stipulated Writ of Mandate on February 13, 2024 (the “Stipulate d Writ”). Pursuant to Public Resources Code Section 21168.9(c), the Stipulated Writ left the 2022 Approvals in place. The Stipulated Writ requires the City, if it and the Real Parties in Interest decide to proceed with the Project, to: (a) prepare a focused CEQA review of the Project’s potentially significant VMT and GHG impacts; (b) assess whether modifications are needed to the 2022 Approvals, including mitigation measures and conditions of approval, in light of that focused CEQA analysis; and (c) approve, approve with modifications, or deny the PUD at a publicly agendized City Council meeting . A ll other claims in the Petition were waived, released, and dismissed with prejudice; and

WHEREAS, in compliance with the Stipulated Writ and 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., a Supp lemental Environmental Impact Report (“SEIR”) Resolution No. 6133-26 Page 2
was prepared for the Project to provide a focused review of the Project’s potentially significant Vehicle Miles Traveled (VMT) and Greenhouse Gas (GHG) impacts; and

WHEREAS, in compliance with CEQA and the CEQA Guidelines , the City of Garden Grove distributed a Notice of Preparation (NOP) to local, county, and state agencies along with interested private organizations and individuals. The NOP was delivered to the State Clearinghouse and the CEQA -required 30-day review period began on April 18, 2025 and ended on May 18, 2025. On April 30, 2025, the City conducted a public scoping meeting to provide an opportunity to receive feedback on potential environmental issues related to the project; and

WHEREAS, in accordance with CEQA and the CEQA Guidelines, a Notice of Availability, along with the Draft SEIR, was circulated to the public, responsible agencies, and other interested persons for review and comment during the CEQA - required 45-day public review period from September 22, 2025 to November 6, 2025; and

WHEREAS, the Project’s potential impacts related to Greenhouse Gas Emissions have been identified in the SEIR as significant and unavoidable. The Project’s potential impacts related to Transportation have been identified as less than significant with the incorporation of mitigation . The City, therefore, must adopt a Supplemental Mitigation Monitoring and Reporting Program. Further, the City must adopt a “Statement of Overriding Considerations” per CEQA Guidelines Section 15093 describing why the economic, legal, social, technological, or other benefits of the Project outweigh its significant unavoidable impacts; and

WHEREAS, the SEIR reflects the City’s independent judgment and analysis; and

WHEREAS, concurrent with its adoption of this Resolution, the Planning Commission also adopted Resolution No. 6134-26 recommending that the City Council, pursuant to Paragraph 1(b) of the Stipulated Writ of Mandate, approve revisions to the Conditions of Approval for Site Plan No. SP-107-2022, and Resolution No. 6135-26 recommending that the City Council, pursuant to Paragraph 1(c) of the Stipulated Writ of Mandate, reapprove Planned Unit Development No. PUD-141-01(A) with modifications limited to the Planned Unit Development Provisions and Development and Performance Standards to incorporate the mitigation measures and project design features identified in the SEIR; and

WHEREAS, at its regular meeting held May 7, 2026, the Planning Commission of the City of Garden Grove held a duly noticed public hearing and considered the report submitted by City staff and all oral and written testimony presented regarding the Project and the SEIR.

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

1. The Planning Commission hereby recommends that the City Council, pursuant to Paragraph 1(a) of the Stipulated Writ of Mandate: (a) certify the SEIR Resolution No. 6133-26 Page 3
attached hereto as Exhibit “A” and incorporated herein by reference; (b) adopt the Supplemental Mitigation Monitoring and Reporting Program attached hereto as Exhibit “B” and incorporated herein by reference ; and (c) adopt Findings of Fact, including a Statement of Overriding Considerations , for the Project attached hereto as Exhibit “C” and incorporated herein by reference.

PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Garden Grove at a regular meeting held on May 7, 2026.

Adopted this 7th day of May 2026

ATTEST: /s/ BERT ASHLAND__________
CHAIR
/s/ CAROL SEBBO_____________

RECORDING SECRETARY

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS:

CITY OF GARDEN GROVE )

I, CAROL SEBBO, 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 May 7, 2026, by the following vote:

AYES: COMMISSIONERS: (7) ASHLAND, BEARD, CUEVA, FLANDERS,

LARICCHIA, LINDSAY, RAMIREZ
NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (0) NONE

/s/ CAROL SEBBO_________

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 May 18, 2026.

RESOLUTION NO. 6134-26

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE

RECOMMENDING THAT THE CITY COUNCIL APPROVE REVISIONS TO THE CONDITIONS OF APPROVAL FOR SITE PLAN NO. SP -107-2022 FOR THE SITE B2

PROJECT (NICKELODEON HOTEL RESORT) ON PROPERTIES LOCATED AT THE

NORTHWEST CORNER OF HARBOR BOULEVARD AND TWINTREE AVENUE, EAST OF TAMERLANE DRIVE, AT 12241, 12261, 12271, 12291, 12311, 12321, AND 12323 HARBOR BOULEVARD, 12246, 12252, 12262, 12282, 12292, 12312, 12322, 12251, 12261, 12281, 12291, 12311, AND 12321 THACKERY DRIVE, THE VACATED THACKERY DRIVE, AND THE VACATED ALLEY, ASSESSOR’S PARCEL NOS. 231 -471- 06, 07, 08, 09, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, AND 54.

BE IT RESOLVED that the Planning Commission of the City of Garden Grove, in regular session assembled on May 7, 2026, does hereby recommend that the City Council, pursuant to Paragraph 1(b) of the Stipulated Writ of Mandate entered by the Orange County Superior Court on February 13, 2024 (the “Stipulated Writ”), approve revisions to the Conditions of Approval for Site Plan No. SP -107-2022 for property located at the northwest corner of Harbor Boulevard and Twintree Avenue, east of Tamerlane Drive, at 12241, 12261, 12271, 12291, 12311, 12321, and 12323 Harbor Boulevard, 12246, 12252, 12262, 12282, 12292, 12312, 12322, 12251, 12261, 12281, 12291, 12311, and 12321 Thackery Drive, the vacated Thackery Drive, and the vacated alley, Assessor’s Parcel Nos. 231-471-06, 07, 08, 09, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, and 54 (the “Project”), subject to: (i) City Council certification of the Supplemental Environmental Impact Report pursuant to Paragraphs 1(a) and 1(b) of the Stipulated Writ; and (ii) City Council adoption and effectiveness of an ordinance approving, with modifications, Planned Unit Development No. PUD-141-01(A) pursuant to Paragraph 1(c) of the Stipulated Writ.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Garden Grove does hereby report as follows:

1. Kam Sang Company is the Applicant.

2. In 2022, the City approved Site Plan No. SP-107-2022, authorizing the construction of a full -service, high-rise hotel resort (the “Nickelodeon Hotel Resort”) on a 3.72 -acre site in the Grove District. The approved Project consists of a 500 -room hotel resort with a themed pool experience including a lazy river and pool slide; event space with a 600- seat theater; 17,715 square feet of ballroom and meeting space; 22,296 square feet of hotel restaurant; 5,480 square feet of retail; themed amenities totaling 13,238 square feet; a 7,000 square -foot arcade; a spa and fitness center at 8,532 square feet; a five -level parking structure with 528 parking spaces; and related site improvements. The approved Project design is not changing.

3. To comply with Paragraph 1(a) of the Stipulated Writ, the City prepared a Supplemental Environmental Impact Report (“SEIR”) providing a focused review of the Project’s potentially signifi cant Vehicle Miles Resolution No. 6134-26 Page 2

Traveled (VMT) and Greenhouse Gas (GHG) impacts. The SEIR was prepared and circulated in accordance with the California Environmental Quality Act (“CEQA”), Public Resources Code Section 21000 et seq., and the CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et seq. GHG impacts were identified as significant and unavoidable while VMT impacts were found to be less than significant with the incorporation of mitigation. Concurrently with this Resolution, the Planning Commission adopted Resolution No. 6133-26, recommending that the City Council, pursuant to Paragraphs 1(a) and 1(b) of the Stipulated Writ, certify the SEIR, adopt a Supplemental Mitigation Monitoring and Reporting Program, and adopt Findings of Fact including a Statement of Overriding Considerations. The facts and findings set forth in Resolution No. 6133-26 are hereby incorporated by reference.

4. To comply with Paragraph 1(c) of the Stipulated Writ, the City Council must approve, approve with modifications, or deny Planned Unit Development No. PUD-141-01(A) at a publicly agendized meeting. The modifications to PUD -141-01(A) are limited to revisions to the Performance Standards to incorporate the project design features and mitigation measures identified in the SEIR. Concurrently with this Resolution, the Planning Commission adopted Resolution No. 6135-26, recommending that the City Council, pursuant to Paragraph 1(c) of the Stipulated Writ, reapprove Planned Unit Development No.

PUD-141-01(A) with modifications limited to the Planned Unit Development Performance Standards to incorporate the mitigation measures and project design features identified in the SEIR. The facts and findings set forth in Resolution No. 6135-26 are hereby incorporated by reference.

5. The action approved pursuant to this Resolution is limited to revising the Conditions of Approval for the previously approved Site Plan No.

SP-107-2022, consistent with Paragraph 1(b) of the Stipulated Writ, to incorporate the mitigation measures identified in the SEIR and other administrative updates . The site plan drawings, building footprint, height, layout, parking configuration, and architectu ral design are unchanged from those approved in 2022.

6. The Project site has a General Plan Land Use designation of International West Mixed Use (IW). The Project site consists of approximately 3.72 acres comprising nineteen (19) parcels, together with Thac kery Drive and a public alley, which the City Council vacated under Street Vacation No. SV-002-2022 and integrated into the Project site. The entirety of the Project site is zoned Planned Unit Development No. PUD-141-01(A) pursuant to Ordinance No. 2938 (adopted September 13, 2022).

Resolution No. 6134-26 Page 3

7. The Planning Commission reviewed existing land use, zoning, and General Plan designations of property in the vicinity of the Project site.

8. The Planning Commission reviewed the report submitted by City staff.

9. Pursuant to a legal notice, a public hearing was held on May 7, 2026, and all interested persons were given an opportunity to be heard.

10. The Planning Commission gave due and careful consideration to this matter during its meeting of May 7, 2026, and considered all oral and written testimony presented regarding the Project , the SEIR, and the Site Plan’s revised Conditions of Approval.

BE IT FURTHER RESOLVED, FOUND AND DETERMINED that the facts and reasons supporting the conclusion of the Planning Commission are as follows:

FACTS:

The Project site consists of approximately 3.72 acres of land located on the northwest corner of Harbor Boulevard and Twintree Avenue, east of Tamerlane Drive. The Project is located in the Grove District, the City’s resort area developed with hotels, restaurants, and commercial uses.

The Project site abuts Planned Unit Development No. PUD -141-01 and Multiple - Family Residential (R -3) zoned properties to the north, Single -Family Residential (R-1) zoned properties to the west, R -1 zoned propertie s and commercial uses in Planned Unit Development No. PUD-121-98 to the south across Twintree Avenue, and Planned Unit Development Nos. PUD -128-12 and PUD -121-12(A) to the east across Harbor Boulevard. Nearby properties are developed with single -family and multiple-family residential, retail, restaurant, and hotel uses.

The Project is referred to as the Site B2 Project. The former Garden Grove Redevelopment Agency and the City acquired the subject properties to facilitate the development of a hotel resort. On September 13, 2022, the City Council approved a Disposition and Development Agreement (DDA) to convey to the applicant approximately 1.5 acres of City -owned property, including the vacated alley and Thackery Drive. The applicant now owns the entirety of the 3.72-acre Project site.

The Project site consists of nineteen (19) parcels, including Thackery Drive and a public alley, which the City Council vacated under Street Vacation No. SV-002-2022 and integrated into the Project site. The entirety of the Project site is zoned Planned Unit Development No. PUD -141-01(A) pursuant to Ordinance No. 2938 (adopted September 13, 2022). Prior to Ordinance No. 2938, thirteen parcels were zoned PUD-141-01 and six parcels were zoned R-1 (Single-Family Residential).

In 2022, the City approved Site Plan No. SP-107-2022, authorizing the construction of the Nickelodeon Hotel Resort — a 500 -room hotel resort with a themed pool experience including a lazy river and pool slide; event space with a 600-seat theater; Resolution No. 6134-26 Page 4

17,715 square feet of ballroom and meeting space; 22,296 square feet of hotel restaurant; 5,480 square feet of retail; themed amenities totaling 13,238 square feet; a 7,000 square -foot arcade; a spa and fitness center at 8,532 square feet; a five-level parking structure with 528 parking spaces; and related site improvements.

Planned Unit Development No. PUD-141-01(A) was approved pursuant to Ordinance No. 2938 (adopted September 13, 2022) and covers the entirety of the Project site.

PUD-141-01(A) establishes developme nt standards regulating the number of hotel rooms, building height, building setbacks, landscaping, permitted uses, required parking, site circulation and access, signage, utilities, storage and refuse collection, and environmental mitigation measures. The Stipulated Writ requires the City Council to consider, with the benefit of the SEIR, modifications to PUD-141-01(A) limited to revisions to the Performance Standards to incorporate the mitigation measures identified in the SEIR.

FINDINGS AND REASONS:

Site Plan

The Planning Commission incorporates by reference the findings made in Planning Commission Resolution Nos. 6044 -22 and 6045 -22 and in City Council Resolution 9769-22 contingently approving Site Plan No. SP-107-2022 in 2022. Those findings remain valid and are not affected by the current action. The revised Conditions of Approval are limited to incorporating the mitigation measures identified in the SEIR and conforming administrative updates, and do not alter the Project design, use, or any aspect of the Site Plan approval that was the subject of those prior findings. In addition:

 The Site Plan, with the revised Conditions of Approval, will continue to comply with the spirit and intent of the provisions, conditions and requirements of the General Plan and Title 9, and other applicable ordinances and policies of the City will continue to be complied with.

 The Site Plan, with the revised Conditions of Approval , will continue to 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 revised Conditions of Approval incorporate mitigation measures identified in the SEIR and limited administrative updates and do not modify the approved site layout, access, circulation, or parking configuration.

 The Site Plan, with the revised Conditions of Approval , will continue to not adversely affect essential public facilities, such as streets and alleys, utilities, and drainage channels. The revised Conditions of Approval incorporate mitigation measures identified in the SEIR and limited administrative updates and do not modify any aspect of the Project affecting public infrastructure.

 The Site Plan, with the revised Conditions of Approval , will continue to not adversely impact the City's ability to perform its required public works functions. The revised Conditions of Approval incorporate mitigation measures Resolution No. 6134-26 Page 5

identified in the SEIR and limited administrative updates and impose no new burdens on the City's public works operations.

 The Site Plan with the revised Conditions of Approval , will continue to be compatible with the physical, functional, and visual quality of the neighboring uses and desirable neighborhood characteristics. The revised Conditions of Approval incorporate mitigation measures identified in the SEIR and limited administrative updates and do not alter the approved building design, massing, landscaping, or streetscape improvements.

INCORPORATION OF FACTS AND FINDINGS SET FORTH IN THE STAFF REPORT AND

OTHER RESOLUTIONS

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. 6133-26 and 6135-26.

BE IT FURTHER RESOLVED that the Planning Commission does conclude:

1. To fulfill the purpose and intent of Planned Unit Development No.

PUD-141-01(A) and the Municipal Code, and thereby promote the health, safety, and general welfare, the revisions to the Conditions of Approval shown in Exhibit “A” attached hereto are hereby recommended for adoption and shall apply to Site Plan No. SP-107-2022.

2. That Site Plan No. SP-107-2022, with the revised Conditions of Approval, shall be referred to for identification purposes as Site Plan No. SP -107-2022 (Rev. 2026).

BE IT FURTHER RESOLVED that if any provision of this Resolution or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this Resolution which can be given effect without the invalid provision or application, and to this end the provisions of this Resolution are severable.

PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Garden Grove at a regular meeting held on May 7, 2026.

Adopted this 7th day of May 2026

ATTEST: /s/ BERT ASHLAND__________
CHAIR
/s/ CAROL SEBBO_____________

RECORDING SECRETARY

Resolution No. 6134-26 Page 6

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS:

CITY OF GARDEN GROVE )

AYES: COMMISSIONERS: (7) ASHLAND, BEARD, CUEVA, FLANDERS,

LARICCHIA, LINDSAY, RAMIREZ
NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (0) NONE

/s/ CAROL SEBBO_________

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 May 18, 2026.

RESOLUTION NO. 6135-26

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE

RECOMMENDING THAT THE CITY COUNCIL REAPPROVE PLANNED UNIT DEVELOPMENT NO. PUD -141-01(A) WITH MODIFICATIONS LIMITED TO THE

PLANNED UNIT DEVELOPMENT PROVISIONS AND DEVELOPMENT AND

PERFORMANCE STANDARDS TO INCORPORATE THE MITIGATION MEASURES AND

PROJECT DESIGN FEATURES IDENTIFIED IN THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT, FOR THE SITE B2 PROJEC T (NICKELODEON HOTEL RESORT) LOCATED ON AN APPROXIMATELY 3.72-ACRE SITE AT THE NORTHWEST CORNER OF

HARBOR BOULEVARD AND TWINTREE AVENUE, EAST OF TAMERLANE DRIVE, AT 12241, 12261 , 12271, 12291, 12311 12323, AND 12321 HARBOR BOULEVARD, 12246, 12252, 12262, 12282, 12292, 12312, 12322, 12251, 12261, 12281, 12291, 12311, AND 12321 THACKERY DRIVE, THE VACATED THACKERY DRIVE, AND THE VACATED ALLEY, ASSESSOR’S PARCEL NOS. 231-471-06, 07, 08, 09, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, AND 54.

WHEREAS, the Site B2 Project (Nickelodeon Hotel Resort) (the “Project”) consists of the development of a full -service, high -rise hotel resort on an approximately 3.72 acre site known as Site B2, located at the northwest corner of Harbor Boulevard and Twintree Avenue, east of Tamerlane Drive, at 12241, 12261, 12271, 12291, 12311 and 12323/12321 Harbor Boulevard, 12246, 12252, 12262, 12282, 12292, 12312, 12322, 12251, 12261, 12281, 12291, 12311, and 12321 Thackery Drive, the vacated Thackery Drive, and the vacated alley (Assessor’s Parcel Numbers: 231-471-06, 07, 08, 09, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, and 54) and comprised of a 500-room hotel resort with a themed pool experience including a lazy river and pool slide; event space with a 600-seat theater; 17,715 square feet of ballroom and meeting space; 22,296 square feet of hotel restaurant; 5,480 square feet of retail; themed amenities totaling 13,238 square feet; a 7,000 square -foot arcade; a spa and fitness center at 8,532 square feet; a five-level parking structure with 528 parking spaces; and related site improvements; and

WHEREAS, on July 7, 2022, Planning Commission of the City of Garden Grove adopted Resolution No. 6044-22 recommending that the City Council adopt a Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program for the Project and approve Planned Unit Development No. PUD-141-01(A) to create a sub-area within Planned Unit Development No. PUD-141-01 comprised of the Project Site and to establish provisions and development and performance standards for the subject site to facilitate development of the Project; and

WHEREAS, on August 23, 2022, the City Council of the City of Garden Grove adopted Resolution No. 9768-22 adopting a Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program for the Project, adopted Resolution No. 9769-22 contingently approving Site Plan No. SP -107-2022, and introduced an Ordinance to approve Planned Unit Development No. PUD -141-01(A) (collectively, the “2022 Approvals”); and

Resolution No. 6135-26 Page 2

WHEREAS, on September 13, 2022, the Garden Grove City Council adopted Resolution No. 9772 -22 approving Street Vacation No. SV -002-2022 and adopted Ordinance No. 2938 approving Planned Unit Development No. PUD-141-01(A); and

WHEREAS, the parties reached a settlement agreement and, as a result, the Court entered a Stipulated Writ of Mandate on February 13, 2024 (th e “Stipulated Writ”); pursuant to Public Resources Code Section 21168.9(c), the Stipulated Writ left the 2022 Approvals in place; the Stipulated Writ further requires the City, if it and the Real Parties in Interest decide to proceed with the Project, to: (a) prepare a focused CEQA review of the Project’s potentially significant VMT and GHG impacts; (b) assess whether modifications are needed to the 2022 Approvals, including mitigation measures and conditions of approval, in light of that focused CEQA analysis; and (c) approve, approve with modifications, or deny the PUD at a publicly agendized City Council meeting pursuant to Garden Grove Municipal Code Section

9.32.030; all other claims in the Petition were waived, released, and dismissed with prejudice; and

WHEREAS, to comply with Paragraph 1(a) of the Stipulated Writ, the City prepared a Supplemental Environmental Impact Report (“SEIR”) providing a focused review of the Project’s potentially significant Vehicle Miles Traveled (VMT) and Greenhouse Gas (GHG) i mpacts, in compliance 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.; the SEIR was prepared and circulated in accordance with CEQA and the CEQA Guidelines; GHG impacts were identified as significant and unavoidable; VMT impacts were identified as less than significant with the incorporation of mitigation; the SEIR reflects the City’s independent judgment and analysis; and

WHEREAS, to comply with Paragraph 1(b) of the Stipulated Writ, a Supplemental Mitigation Monitoring and Reporting Program has been prepared listing the mitigation measures to be monitored during Project implementation, and the modifications to PUD -141-01(A) recommended herein incorporate those mitigation measures and the project design features identified in the SEIR into the revised Performance Standards; and

WHEREAS, concurrent with its adoption of this Resolution, the Plann ing Commission also adopted (A) Resolution No. 6133-26 recommending that the City Council, pursuant to Paragraphs 1(a) of the Stipulated Writ, certify the SEIR, adopt a Supplemental Mitigation Monitoring and Reporting Program, and adopt Findings of Fact in cluding a Statement of Overriding Considerations; and (B) Resolution No. 6134-26 recommending that the City Council, pursuant to Paragraph 1(b) of the Stipulated Writ, approve revisions to the Conditions of Approval for Site Plan No.

Resolution No. 6135-26 Page 3

SP-107-2022 (Rev. 2026); the facts and findings set forth in Resolution Nos. 6133-26 and 6134-26 are hereby incorporated into this Resolution by reference; and

WHEREAS, additional entitlements will be needed to fully implement the Project, including a tentative tract map to c onsolidate the project site and a conditional use permit or permits to allow the sale of alcoholic beverages in the hotel, restaurants, and ballroom and meeting space; in addition, a development agreement between the City and the applicant in conjunction w ith the tentative tract map may also be considered; and

WHEREAS, the Planning Commission of the City of Garden Grove held a duly noticed public hearing on May 7, 2026, and considered all oral and written testimony presented regarding the Project.

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

1. The Planning Commission hereby recommends the City Council adopt an Ordinance in a form substantially similar to the draft Ordinance attached hereto as Exhibit “A” reapproving Planned Unit Development No. PUD-141-01(A) with modifications limited to the Planned Unit Development Provisions and Development and Performance Standards to i ncorporate the mitigation measures and project design features identified in the SEIR.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Garden Grove, as required under Municipal Code Section 9.32.030, does hereby report as follows:

FACTS:

The project site consists of 3.72 acres located in the Grove District resort area, on the northwest corner of Harbor Boulevard and Twintree Avenue. The project site abuts Planned Unit Development No. PUD -141-01 and Multiple -Family Residential (R-3) zoned properties to the north, Single-Family Residential (R-1) zoned properties to the west, R -1 zoned properties and commercial uses in Planned Unit No.

PUD-121-98 to the south across Twintree Avenue, and Planned Unit Development Nos. PUD-128-12 and PUD-121-12(A) to the east across Harbor Boulevard. Nearby properties are developed with single -family and multiple -family residential, retail, restaurant, and hotel uses.

The project site consists of nineteen (19) parcels, together with Thackery Drive and a public alley, which the City Council vacated under Street Vacation No. SV-002-2022 and integrated into the project site. The entirety of the project site is zoned Planned Unit Development No. PUD -141-01(A) pursuant to Ordinance No. 2938 (adopted September 13, 2022). Prior to Ordinance No. 2938, thirteen parcels were zoned PUD-141-01 and six parcels were zoned R-1 (Single-Family Residential). The project site has a General Plan Land Use designation of International West Mixed Use (IW).

The project site is referred to as the Site B2 Project. The former Garden Grove Redevelopment Agency and the City acquired the subject properties to facilitate the Resolution No. 6135-26 Page 4

development of a hotel resort. On September 13, 2022, the City Council approved a Disposition and Development Agreement (DDA) to convey to the applicant approximately 1.5 acres of City -owned property, including the vacated alley and Thackery Drive. The applicant now owns the entirety of the 3.72-acre project site.

In 2022, the City approved PUD -141-01(A) pursuant to Ordinance No. 2938, establishing development standards for the entirety of the project site to facilitate the construction of the Nickelodeon Hotel Resort. PUD -141-01(A) establishes development standards regulating the number of hotel rooms, building height, building setbacks, landscaping, permitted uses, required parking, site circulation and access, signage, utilities, storage and refuse collection, and environmental mitigation measures.

To comply with the Stipulated Writ, the City prepared the SEIR analyzing the Project’s VMT and GHG impacts. The modifications to PUD -141-01(A) recommended herein are limited to revisions to the Planned Unit Development Provisions and Development and Performance Standards to incorporate the mitigation measures and project design features identified in the SEIR. No other changes to PUD -141-01(A) are proposed.

FINDINGS AND REASONS:

1. PUD-141-01(A), as modified, is consistent with the City’s General Plan.

A Planned Unit Development is a precise plan, adopted by ordinance that provides the means for the regulation of buildings, structures, and uses of land to facilitate the implement ation of th e General Pla n by creating site -specific zoning regulations and development standards . The regulations of the PUD are intended to provide for a diversity of uses, relationships, and open spaces in an innovative land plan and design, while ensur ing compliance with the provisions of the Municipal Code.

The project site has a General Plan Land Use Designation of International West Mixed Use (IW), which is intended to promote the development of resorts, entertainment, retail, restaurants, and hotels along Harbor Boulevard.

PUD-141-01(A) implements the IW land use designation by establishing development standards that facilitate the development of the hotel resort. The modifications to PUD -141-01(A) incorporate the mitigation measures and project design features identified in the SEIR and do not alter the Project’s consistency with the General Plan. The Project is consistent with the goals and policies of the General Plan Land Use Element, Communi ty Design Element, Economic Development Element, and Circulation Element, including the following:

Goal LU -1: The City of Garden Grove is a well -planned community with sufficient land uses and intensities to meets the needs of anticipated growth and achieve the community’s vision.

Resolution No. 6135-26 Page 5

The Project is located in the Grove District resort area, a focus area within the General Plan Land Use Element intended to be developed with restaurants, retail, entertainment, hotels, and other tourism -supporting uses.

PUD-141-01(A) supports the intent of the focus area and establishes development standards for the Project that integrate with the surrounding community.

Policy LU-1.4: Encourage a wide variety of retail and commercial uses, such as restaurant and cultural arts/entertainment, in appropriate locations.

The Project is located in the Grove District, which encourages restaurants, retail, entertainment, and hotel uses along Harbor Boulevard. The Nickelodeon Hotel Resort features 500 hotel rooms with themed ameni ties, restaurants, and event spaces, adding to the hospitality services in the City’s resort area and attracting local and regional visitors.

Policy LU -1.5: E ncourage active and inviting pedestrian -friendly street environments that include a variety of uses within commercial and mixed-use areas.

The Project is located in the City’s Grove District, developed with hotel, restaurant, and retail uses. The Project provides a pedestrian -friendly street environment through landscaping and a decorative public s idewalk pattern specific to the resort area. The landscape pattern along Harbor Boulevard includes a double row of palm trees, canopy trees with up-lighting, shrubs, and groundcover that create an inviting environment for pedestrians.

Goal LU-4: Uses compatible with one another.

The Project is located in the City’s Grove District , w hich encourages restaurants, retail, entertainment, and hotel uses along Harbor Boulevard. The Nickelodeon Hotel Resort features 500 hotel rooms with themed amenities, restaurants, and event spaces, adding to the hospitality services in the City’s resort area and attracting local and regional visitors.

Policy LU -4.5: Require that commercial developments adjoining residential uses be adequately screened and buffered from residential areas.

The project site directly abuts residential uses to the northwest and west.

PUD-141-01(A) incorporates specific mitigation measures and project design features to minimize impacts on adjacent residential uses, including noise generated from the hotel, parking structure, and pool deck, ensuring adequate screening and buffering.

Policy LU -5.1: Work with property owners of vacant commercially zoned property to develop their sites into appropriate, economically viable projects.

Resolution No. 6135-26 Page 6

The project site was previously vacant. PUD -141-01(A) facilitates the construction of the hotel development, integrating the entirety of the site into a single, cohesive development and reimagining an otherwise vacant property as an economically viable use.

Policy LU-6.2: Encourage a mix of retail and commercial services along major corridors and in centers to meet the community needs.

The Project is located in the City’s Grove District along Harbor Boulevard, a major corridor. The Nickelodeon Hotel Resort features 500 hotel rooms, themed amenities, restaurants, and event spaces, helping meet the community’s needs for hotel, restaurant, and retail uses.

Goal LU-9: Creation of tourism and entertainment-related destination area that will benefit all residents, businesses, and visitors.

The Project is located in the Grove District along Harbor Boulevard. The Nickelodeon Hotel Resort features 500 hotel rooms with unique themed amenities that attract residents and local and regional visitors, and introduces new employment opportunities to the local community.

Policy LU -9.1: Capture the benefits of the tourist trade generated by the Disneyland Resort and the Anaheim Convention Center.

The project site is approximately 1.3 miles from the Anaheim Convention Center and 2.4 miles from the Disneyland Resort. PUD -141-01(A) facilitates the development of a themed hotel that complements these major tourist destinations and the tourism-supporting uses along Harbor Boulevard.

Policy LU -9.6 Locate tourist or entertai nment related uses with adequate access to freeways or major arterials to encourage both local and regional patronage.

The Project is located on Harbor Boulevard, a major arterial connecting to State Route 22 and Interstate 5. Harbor Boulevard intersects other major arterial streets including Chapman Avenue, Garden Grove Boulevard, Trask Avenue, and Westminster Avenue, providing convenient access for local and regional visitors.

Policy CD-1.5: Prepare and implement design guidelines for special districts or areas with unique character in the City of Garden Grove.

The Project is located in the Grove District resort area along Harbor Boulevard, a focus area within the General Plan Land Use Element. PUD -141-01(A) includes provisions requiring the Project to be consistent with the adopted Harbor Boulevard urban design standards, including a specialty patterned sidewalk, street trees, lighting, and other landscaping in the public right -of- way, further integrating the Project into the surrounding neighborhood.

Resolution No. 6135-26 Page 7

Policy CD-4.5: Encourage new public and private parking facilities to meet aesthetic and functional standards beneficial to the urban environment.

The Project includes a multi-level parking structure shielded from public view by the hotel’s service and amenity areas, which are located in front of and on top of the parking structure, limiting the visual impact of the parking structure on adjacent public rights-of-way and residential uses to the west.

Policy CD -5: Landmarks contribute to the character and im age of Garden Grove.

PUD-141-01(A) facilitates the development of a hotel with an iconic serpentine shape, silhouette, and Nickelodeon -themed elements unique to the hotel, contributing to the character and image of Garden Grove and the skyline along Harbor Boulevard.

Goal CD-7: Unique and distinct districts will further enhance and strengthen the City’s identity.

PUD-141-01(A) facilitates a development that is iconic and integrated into the urban design of the Harbor Boulevard corridor, supporting the intent of the Grove District focus area.

Policy CD-7.1 Encourage future development and redevelopment projects to reinforce district scale, identity, and urban form.

Hotels in the Grove District vary in design, massing, and building height, with each brand incorporating its own unique architectural design. The Project features a contemporary design that complements and reflects the Nickelodeon brand, creating a themed resort environment through enhanced architectural elements that integrate with the vision of the resort district.

Goal ED-1: Opportunities for development of tourism-related businesses shall be enhanced.

The Project is located approximately 1.3 miles south of the Anaheim Convention Center and 2.4 miles south of Disneyland, in the middle of a tourism-centric area along Harbor Boulevard. PUD -141-01(A) facilitates the development of a hotel with related amenities that carries on the intent of the Grove District and the Anaheim Resort area.

Policy ED-1.1 Continue to encourage the development and expansion of hotel facilities in key corridors of the City (i.e., Harbor Boulevard).

The Project is located in the Grove District along Harbor Boulevard, a major corridor. The subject site has been designated for hotel use since 2001.

PUD-141-01(A) facilitates the development of a new 500 -room themed hotel that meets the intent of the Grove District and the IW land use designation.

Resolution No. 6135-26 Page 8

Policy CIR-5.4: Provide appropriate pedestrian access throughout the City of Garden Grove.

The Project is located on Harbor Boulevard. PUD-141-01(A) includes provisions to improve pedestrian access, including urban design and landscaping consistent with Harbor Boulevard within the Grove District.

Policy CIR -9.2: Provide landscaped medians and greenbelts along major arterials, highways, and freeways, when economically feasible.

PUD-141-01(A) includes provisions requiring the Project to be consistent with the adopted Harbor Boulevard urban design standards, including a specialty patterned sidewalk, street trees, lighting, and other landscaping in the public right-of-way, continuing the adopted design palette of Harbor Boulevard.

2. The location, design, and the proposed uses of PUD-141-01(A), as modified, are compatible with the character of the existing development in the vi cinity and will be well integrated into its setting.

The Project is located in the City’s Grove District, a resort destination developed with hotel, restaurant, and entertainment uses. The Project is compatible with existing hotel developments in the area and enhances the hospitality services in the Grove District. The hotel offers themed amenities unique to the Nickelodeon brand, including a pool with a lazy river, pool slides, a 600-seat theater, and entertainment venues.

The Grove District features elevated architectural design across individual hotel brands. The Project proposes an architectural style evocative of the Nickelodeon brand and provides landscaping and a decorative sidewalk pattern specific to the Grove District, creating a lively streetscape that unifies the hotel uses along Harbor Boulevard.

PUD-141-01(A) incorporates specific mitigation measures and project design features to minimize impacts on adjacent uses, ensuring that adjacent uses are adequately screened and buffered from the hotel.

3. PUD-141-01(A), as modified, will produce a stable and desirable environment and will not cause undue traffic congestion on surrounding streets.

PUD-141-01(A) develops the currently vacant project site to the fullest intent of the IW land use designation. The Project revitalizes vacant properties in the Grove District with a contemporary architectural design and hotel amenities evocative of the Nickelodeon brand. Landscaping along Harbor Boulevard and Twintree Avenue is compatible with the resort area landscape pattern, creating a lively streetscape and attractive environment.

Resolution No. 6135-26 Page 9

A Traffic Impact Study was prepared for the Project. The SEIR identifies appropriate mitigation measures to minimize undue traffic congestion on surrounding streets.

A Shared Parking Study was prepared to determine the peak parking demand of the Project. The study determined that the peak parking demand is estimated at 471 parking spaces on weekdays and 480 parking spaces on weekends. The Project provides 528 parking spaces, sufficient to accommodate the peak demand. The Project also implements a valet parking program to increase onsite parking capacity during peak periods.

4. PUD-141-01(A), as modified, makes provision for both public and private open spaces.

The development and performance standards of PUD -141-01(A) include provisions for the protection and long-term maintenance of public and private open spaces. The Project provides landscaping along Harbor Boulevard and Twintree Avenue compatible with the resort area landscape pattern, including a double row of palm trees, canopy trees with up -lighting, shrubs, groundcover, and a decorative public sidewalk pattern. The Project also includes hotel open space amenities including a pool deck with a lazy river and pool slides.

5. PUD-141-01(A), as modified, makes p rovision for the protection and maintenance of private areas reserved for common use.

Through the Performance Standards, development standards, and conditions of approval, all necessary agreements for the protection and maintenance of private areas reserved for common use are in place prior to the start of construction and are required to be adhered to for the life of the Project.

6. The quality of the project, achieved through the proposed Planned Unit Development zoning, is greater than could be achieved through traditional zoning.

The City has not adopted zoning to implement the IW land use designation.

PUD-141-01(A) therefore implements the IW land use designation by establishing site -specific develo pment standards tailored to facilitate the development of the hotel resort. The modifications to PUD -141-01(A) incorporate the mitigation measures and project design features identified in the SEIR through revised Performance Standards, maintaining the sup erior design quality that the PUD was established to achieve.

Resolution No. 6135-26 Page 10

INCORPORATION OF FACTS AND FINDINGS SET FORTH IN STAFF REPORT AND

OTHER RESOLUTIONS

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. 6133-26 and 6134-26, and in Resolution No. 6044-22.

BE IT FURTHER RESOLVED that the Planning Commission does conclude:

1. PUD-141-01(A), as proposed to be modified, possesses characteristics would indicate justification of the request in accordance with Municipal Code Sections

9.16.03.020 and 9.32.030.

Adopted this 7th day of May 2026

ATTEST: /s/ BERT ASHLAND__________
CHAIR
/s/ CAROL SEBBO_____________

RECORDING SECRETARY

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS:

CITY OF GARDEN GROVE )

AYES: COMMISSIONERS: (7) ASHLAND, BEARD, CUEVA, FLANDERS,

LARICCHIA, LINDSAY, RAMIREZ
NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (0) NONE

/s/ CAROL SEBBO_________

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 May 18, 2026.

MINUTE EXCERPT

GARDEN GROVE PLANNING COMMISSION

PUBLIC HEARING – PLANNED UNIT DEVELOPMENT NO. PUD -141-01(A), SITE PLAN NO. SP-107-2022 (REV. 2026) , SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT

FOR PROPERTY LOCATED ON THE NORTHWEST CORNER OF TWINTREE AVENUE AND HARBOR BOULEVARD, AT 12241 HARBOR BOULEVARD , 12241 HARBOR BOULEVARD (APN: 231 -471-06), 12261 HARBOR BOULEVARD (APN: 231 -471-07), 12271 HARBOR BOULEVARD (APN: 231 -471-08), 12291 HARBOR BOULEVARD (APN: 231 -471-09), 12311 HARBOR BOULEVARD (APN: 231 -471-10), 12321 HARBOR BOULEVARD (APN: 231 -471-11), 12323 HARBOR BOULEVARD (APN: 231 - 471-11), 12246 THACKERY DR IVE (APN: 231 -471-18), 12252 THACKERY DRIVE (APN: 231-471-17), 12262 THACKERY DRIVE (APN: 231-471-16), 12282 THACKERY DRIVE (APN: 231 -471-15), 12292 THACKERY DRIVE (APN: 231 -471-14), 12312 THACKERY DRIVE (APN: 231 -471-13), 12322 THACKERY DRIVE (APN: 231 -471- 12), 12251 THACKERY DRIVE (APN: 231 -471-19), 12261 THACKERY DRIVE (APN:
231-471-20), 12281 THACKERY DRIVE (APN: 231 -471-21), 12291 THACKERY DRIVE (APN: 231 -471-22), 12311 THACKERY DRIVE (APN: 231 -471-23), 12321 THACKERY DRIVE (APN: 231 -471-24), VACATED THACKERY DRIVE (APN: 231-471- 54), AND VACATED ALLEY (NO APN)

Applicant: KAM SONG CO., INC.

Date: May 7, 2026

Request: Pursuant to a Writ Of Mandate issued by the Orange County Superior Court in Marlene Perez Et Al. v. City Of Garden Grove et al., O.C.S.C.

Case No. 30 -2022-01281816-CU-WM-CXC, the Planning Commission will consider a recommendation to the City Council to: (1) certify a Supplemental Environmental Impact Report (SEIR), adopt a Supplemental Mitigation Monitoring and Reporting Program, a nd adopt Findings, including a Statement of Overriding Considerations; (2) approve revisions to the Conditions of Approval associated with Site Plan No. SP -107-2022; and (3) reapprove Planned Unit Development No. PUD -141-01(A) with modifications limited to the Planned Unit Development Performance Standards to incorporate the mitigation measures and project design features identified in the SEIR for the previously approved Site B2 Project on 3.72 acres (Nickelodeon Resort Hotel).

The applicant’s representatives, John Hicks, addressed the Commission and answered questions. The applicant representative was asked if they had read and agreed with the Conditions of Approval, and they responded that they had.

Action: Resolutions No. 6133-26, 6134 -26, and 6135 -26 were approved.

Minute Excerpt – May 7, 2025 Page 2 of 2
PUD-141-01(A), SP-107-2022 (REV. 2026)

The following members of the public spoke and expressed concerns about the project: Vanesa Cruz, Jake, Antonio Monanes, Greta Corona, Jamie Hall, Nathan Delgadila, Elizabeth Galindo, Teresa Garcia, Maria Mazaneges, Juan Munoz, and Tammi Ha.

The City received 94 letters of opposition.

One member of the public, Tony Velasquez, spoke on behalf of the Carpenters’ Union and expressed support for the project.

The City received 1 letter of support.

Motion: Beard Second: Lindsay

Ayes: (7) Ashland, Beard, Cueva, Flanders, Laricchia,
Lindsay, Ramirez
Noes: (0)

Absent: (0)

Garden Grove City CouncilJune 9, 2026

Garden Grove City Council
June 9, 2026