Item 217/2026
Final
City of Garden Grove
INTER-DEPARTMENT MEMORANDUM
To:
Lisa L. Kim From: Niki Wetzel
Dept:
City Manager Dept: Community Development
Date: 6/23/2026
Subject: Adoption of Resolutions for: Approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment No.
GPA-001-2026, Site Plan No. SP-168-2026, and Tentative Tract Map No.
TT-19447, for a request to develop a 26-unit residential townhome project, on an approximately 1.8-acre site at 9822 Russell Avenue; and the Introduction and First Reading of an ordinance approving Zoning Map Amendment No. A- 046-2026, and Planned Unit Development No. PUD-020-2026.
Entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE APPROVING (1) ZONING MAP AMENDMENT NO. A-046-2026 AND PLANNED UNIT DEVLEOPMENT NO. PUD -020-2026 TO AMEND THE CITY’S OFFICIAL ZONING MAP TO CHANGE THE ZONING OF A 1.8 -ACRE PARCEL LOCATED ON THE SOUTHEAST CORN ER OF RUSSELL AVENUE AND KERRY STREET, AT 9822 RUSSEL AVENUE, ASSESSOR’S PARCEL NO. 098 -081-19 FROM R -1 (SINGLE- FAMILY RESIDENTIAL) TO RESIDENTIAL PLANNED UNIT DEVELOPMENT NO.
PUD-020-2026 WITH AN R -2 (LIMITED MULTIPLE RESIDENTIAL) ZONE TO FACILITATE THE D EVELOPMENT OF A 26 -UNIT RESIDENTIAL ATTACHED TOWNHOME PROJECT ON THE SUBJECT SITE. (Action Item)
OBJECTIVE
To transmit a Planning Commission recommendation for the City Council to approve a General Plan Amendment, Zoning Map Amendment, Planned Unit Development, and related entitlements for a proposed 26 -unit multiple-family residential project on an approximately
1.8-acre site. The specific recommended actions include the following: (i) adopt a Resolution for the adoption of a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the project; (ii) adopt a Resolution for a General Plan Amendment to change the Land Use Designation of the subject property from LDR (Low Density Residential) to LMR (Low Medium D ensity Residential); (iii) introduce and conduct the first reading of an Ordinance for a Zoning Map Amendment to re-zone the subject property from R-1 (Single-Family Residential) to residential Planned Unit Development No. PUD -020-2026 with an R -2 (Limited Multiple Residential) base zone and a residential Planned Unit Development to establish standards of development to facilitate the development of the Item 217/2026
project; (iv) adopt a Resolution for a Site Plan for the construction of twenty -six (26) two- story townhomes and associated site improvements, a Vesting Tentative Tract Map to create a one-lot subdivision for the purpose of selling each dwelling unit as a condominium, and Revocation of Conditional Use Permit Nos. CUP -114-81 and CUP -554-01 which previously allowed for the operation of an elementary school, and operation of a wireless facility, respectively, on the subject property.
BACKGROUND
The project site is currently comprised of an approximately 78,537 square -foot (1.8- acre) parcel on the southeast corner of Kerry Street and Russell Avenue, at 9822 Russell Avenue.
The site is currently developed with a church, preschool, and unmanned telecommunications facility, all of which would be demolished as a part of the subject request. The subject site currently has a General Plan Land Use Designation of Low Density Residential (LDR) and is zoned R-1 (Single-Family Residential). The property abuts R-1 zoned properties to the south, R-1 and R -2 (Limited Multiple Residential) zoned properties to the north, across Russell Avenue, R-1 zoned properties to the west, across Kerry Street, and Sunnyside Elementary School in the O-S (Open Space) zone to the east.
On February 10, 2026, a neighborhood meeting was held at the project site, inside the Iglesia de Cristo de Restauracion. The meeting was intended to inform property owners located within a 300 -foot radius of the project site about the proposed project. Six (6) residents were present at the meeting, and raised questions and concerns regarding parking, tra ffic, and construction impacts.
On May 21, 2026, the Planning Commission held a public hearing to consider approval of the proposed project. By a vote of 5 -0, with two (2) commissioners absent, the Planning Commission adopted Resolution Nos. 6138-26, 6139-26, and 6140-26 recommending that the City Council adopt: (i) a resolution approving a Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program for the project ; (ii) a resolution approving General Plan Amendment No. GPA -001-2026; (iii) an ordinance approving Amendment No.
A-046-2026 and Planned Unit Development No. PUD -020-2026; and (iv) a resolution approving Site Plan No. SP -168-2026 and Vesting Tentative Tract Map No. TT -19447 with attached Conditions of Approval, and revoking Conditional Use Permit Nos. CUP-114-81 and CUP-554-01.
The approvals of Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447, along with the related Conditions of Approval, are contingent upon City Council’s adoption of the Mitigated Nega tive Declaration and the associated Mitigation Monitoring and Reporting Program for the project, and adoption of a Resolution approving General Plan Amendment No. GPA-001-2026 and an Ordinance approving Amendment No. A -046-2026 and Planned Unit Development No. PUD-020-2026.
Item 217/2026
DISCUSSION
General Plan Amendment:
The subject site currently has a General Plan Land Use Designation of Low Density Residential (LDR). To facilitate the proposed project, a General Plan Amendment is necessary to change the Land Use Designation of the project site to Low Medium Density Residential (LMR). The LMR designation is intended for the development of single-family homes, accessory dwelling units, duplexes and triplexes, condominiums, and small lot subdivisions that: provide a variety of housing types; provide access to schools, parks, and other community services; provide a high-quality architectural design that preserves privacy; provide common spaces, recreation areas and services convenient to residents; provide an excellent environment for family life; and preserve residential property values. The LMR allows for a maximum density of twenty-one (21) units per acre, and the project would provide a maximum density of approximately fourteen (14.4) units per acre.
Zoning Map Amendment:
As a part of this request, Amendment No. A -046-2026 would modify the zoning of the property from an R-1 (Single-Family Residential) to a residential Planned Unit Development (PUD-020-2026) with an R-2 (Limited Multiple Residential) base zone. The R-2 base zoning is consistent with the LMR General Plan Land Use Designation. Rezoning of the property would facilitate the development of the proposed project under the proposed PUD. The proposed PUD-020-2026 is based on the R-2 standards of the Municipal Code. The multiple- family residential developments to the north, across Russell Avenue are zoned R -2. The proposed Amendment would be a continuation of the zoning from across the street.
PLANNED UNIT DEVELOPMENT NO. PUD-020-2026:
A Planned Unit Development (PUD) is a precise plan, adopted by an 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. As part of the proposed project, the City’s Z oning Map would be amended to change the zoning of the project site to a residential Planned Unit Development (PUD-020-2026), with R-2 base zoning, to allow for and facilitate development of the project. The proposed residential PUD is intended to create a transition between the nearby single-family and multiple -family residential developments. Where not otherwise specified, the zoning standards in the R-2 base zone would apply.
Site Plan:
The applicant proposes to construct a total of twenty-six (26) condominium units along a private street. A full discussion of the Site Plan design is found in the May 21, 2026 Planning Commission Staff Report. A summary is provided below:
The proposed project would consist of twenty-six (26) condominium units across five (5) buildings. The buildings would be located along the western, northern, and eastern property lines, with an additional building in the center of the site.
Item 217/2026
The proposed private street would create a loop, allowing entrance and exit through a single driveway on Russell Avenue. Pedestrian circulation would also be provided throughout the development.
There would be three (3) unit types: Unit Plan 1 would be approximately 1,442 square feet, and would consist of three (3) bedrooms, two (2) full bathrooms, a half-bathroom, kitchen, living room, dining room, a ten (10) square-foot porch, and a 417 square-foot attached two-car garage; Unit Plan 2 would be approximately 1,652 square feet, and would consist of three (3) bedrooms, two (2) full bathro oms, a half-bathroom, a loft, kitchen, living room, dining room, a forty -two (42) square -foot porch, and a 435 square-foot attached two-car garage; and Unit Plan 3 would be approximately 1,800 square feet, and would consist of four (4) bedrooms, two (2) f ull bathrooms, a half- bathroom, kitchen, living room, dining room, a fourteen (14) square-foot porch, and a 434 square-foot attached two-car garage.
Each unit would prov ide a private recreation area in front of each unit , accessed via the front door.
The proposed development would also provide approximately 6,596 square feet of common recreation area. Amenities in the common areas include: a covered outdoor dining area, an outdoor food -service counter, a lawn area, a dog waste station, a community garden space, walking paths, bench seating, and landscaping. A two-car garage would be provided for each unit, and thirty -three (33) open guest parking spaces would be provided in two (2) parking lot areas within the interior of the site, for a total of eighty-five (85) parking spaces.
The project would construct perimeter block walls along the eastern and southern property lines, up to a height of six feet (6’-0”) tall. The project would feature a predominantly Spanish Revival architecture style with stucco exteriors, “S” tile roofing, arched entryways, recessed arched soffits, wrought iron pot shelves, wrought iron awnings, decorative Spanish tile trims, decorative shutters, and Spanish-style exterior wall lighting.
All buildings would be two (2) stories in height, up to a height of approximately thirty feet (29’-9”) tall.
Vesting Tentative Tract Map:
In accordance with the State Subdivision Map Act, the applicant is requesting approval of Vesting Tentative Tract Map No. TT-19447 to create a one-lot subdivision for the purpose of selling each unit as a condominium. As proposed in the Vesting Tentative Tract, the project would consist of twenty-six (26) dwelling units, and one (1) lot would consist of the common recreation and central access aisle areas. The prop osed Vesting Tentative Tract Map is in conformance with the proposed PUD requirements for the site, as well as the State Subdivision Map Act.
California Environmental Quality Act (CEQA):
In conjunction with the proposed Project, the City (through an environmental consultant) has prepared an Initial Study report and Mitigated Negative Declaration (“IS/MND”) in accordance with the California Environmental Quality Act (“CEQA”) analysing the potential environmental impacts of the proposed residential cond ominium project. In accordance with CEQA Item 217/2026
Guidelines, the City made the IS/MND available for public review and comment prior to the meeting from April 30 to May 20, 2026. No comments were received The IS/MND concludes that the proposed Project will have no, or a less than significant, impact on all relevant environmental factors, provided specified mitigation measures are incorporated, as per the Mitigation Monitoring and Reporting Program (“MMRP”). The applicant will be required to implement the mitigati on measures in the MMRP, as identified in the Mitigated Negative Declaration, and shall provide updates about the implementation process to the Community Development Department until completion of the project. The Planning Commission has adopted a Resolut ion recommending that the Garden Grove City Council adopt a Mitigated Negative Declaration and an associated MMRP for the Project.
FINANCIAL IMPACT
None.
RECOMMENDATION
It is recommended that the City Council:
Conduct a Public Hearing;
Adopt a Resolution adopting a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the Project;
Adopt a Resolution approving General Plan Amendment No. GPA-001-2026;
Introduce and conduct the first reading of an Ordinance approving Zoning Map Amendment No. A -046-2026 and Planned Unit Development No.
PUD-020-2026; and
Adopt a Resolution approving Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447, subject to the recommended Conditions of Approval.
By: Priit Kaskla, Senior Planner
Item 217/2026
ATTACHMENT(S)
1. Draft City Council Resolution adopting a Mitigated Negative Declaration with an associated Mitigation Monitoring and Reporting Program, with Exhibit "A" - Mitigation Monitoring and Reporting Program
2. Initial Study / Mitigated Negative Declaration for 9822 Russell Avenue Townhome Project
3. Draft City Council Resolution approving General Plan Amendment No. GPA -001-2026, with Exhibit "A" - Amended General Plan Land Use Map
4. Draft City Council Ordinance approving Zoning Map Amendment No. A -046-2026 and Planned Unit Development No. PUD-020-2026, with Exhibit "A" - Amended Zoning Map
5. Draft City Council Resolution approving Site Plan No. SP-168-2026 and Vesting Tentative Map No. TT-19447, with Exhibit "A" - Conditions of Approval and Exhibit "B" - Mitigation Monitoring and Reporting Program
6. Planning Commission Staff Report dated May 21, 2026, with associated Resolutions and Minute Excerpt
7. Project plans