ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE APPROVING (1) ZONING AMENDMENT NO. A-046-2026 TO AMEND THE CITY’S OFFICIAL ZONING MAP TO CHANGE THE ZONING OF AN APPROXIMATLY 1.8-ACRE
PARCEL LOCATED ON THE SOUTHEAST CORNER OF RUSSELL AVENUE AND KERRY STREET, AT 9822 RUSSELL AVENUE, ASSESSOR’S PARCEL NO. 098-081-19, FROM R-1 (SINGLE-FAMILY RESIDENTIAL) TO RESIDENTIAL PLANNED UNIT DEVELOPMENT (PUD-020-2026) ZONING WITH AN R-2 (LIMITED MULTIPLE RESIDENTIAL) BASE ZONE; AND (2) RESIDENTIAL PLANNED UNIT DEVELOPMENT NO. PUD-020-2026 TO FACILITATE THE DEVELOPMENT OF A TWENTY-SIX (26)
UNIT RESIDENTIAL ATTACHED CONDOMINIUM PROJECT ON THE SUBJECT SITE
CITY ATTORNEY SUMMARY
This Ordinance approves an Amendment to the City’s official zoning map to change the zoning of an approximately 1.8 -acre parcel located at 9822 Russell Avenue (Assessor's Parcel No. 098-081-18), from R-1 (Single-Family Residential) to residential Planned Unit Development (PUD -020-2026) zoning with an R -2 (Limited Multiple Residential) base zone to permit and facilitate a new multiple-family residential Project consisting of twenty-six (26) condominium units, along with associated site improvements. This Ordinance also approves residential Planned Unit Development No. PUD-020-2026 establishing residential planned unit development zoning regulations applicable to the subject site. The residential Project authorized by Planned Unit Development No. PUD -020-2026 shall be implemented through development in compliance with Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT -19447, as contingently approved by the Garden Grove City Council on June 23, 2026.
THE CITY COUNCIL OF THE CITY OF GARDEN GROVE FINDS AND DETERMINES AS FOLLOWS:
WHEREAS, Chad Brown of Melia Homes, Inc., the applicant, submitted a request to develop a 1.8 -acre site with a new multiple -family residential Project consisting of twenty-six (26) townhomes, along with associated site improvements, on a property located at the southeast corner of Russell Avenue and Kerry Street, at 9822 Russell Avenue, Assessor’s Parcel No. 098-081-19 (the “Property”); and
WHEREAS, the applicant has requested the following approvals to facilitate the proposed development : (i) a General Plan Amendment to change the Land Use Designation of the subject property from LDR (Low Density Residential) to LMR (Low Medium Residential); (ii) 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; (iii) a residential Planned Unit Development to establish standards of development to facilitate the development of the Project; (iv) a Site Plan to construct twenty -six (26) two-story townhomes and associated site improvements; and (v) a Vesting Tentative Tract Map to create a one -lot subdivision fo r the purpose of selling each dwelling unit as a condominium. In addition, 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, is proposed (collectively, the “Project”); and
WHEREAS, the Property currently has a General Plan Land use designation of Low Density Residential (LDR) and is currently zoned R-1 (Single-Family Residential); and
WHEREAS, the implementation provisions and standards of development for Planned Unit Development No. PUD-020-2026 are set forth in Planning Commission Resolution No. 6139-26 and shall apply to the initial development of the residential Project; the base zo ne shall be R -2 (Limited Multiple Residential); and the Project shall be implemented through development in compliance with Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447, as approved by the Garden Grove City Council, including all related conditions of approval and/or duly approved Amendments thereto; and
WHEREAS, an Initial Study and proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program have been prepared for the Project in accordance with the California Environmental Quality Act, California Public Resources Code Section 21000 et seq. ("CEQA"), and CEQA's implementing guidelines, California Code of Regulations, Title 14, Section 15000 et seq.; and
WHEREAS, following a public hearing held on May 21, 2026, the Garden Grove Planning Commission adopted: (i) Resolution No. 6138-26 recommending the Garden Grove City Council adopt a Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the Project; (ii) Resolution No. 6139-26 recommending the Garden Grove City Council approve General Plan Amendment No. GPA -001-2026, Amendment No. A -046-2026 and Planned Unit Development No. PUD-020-2026; and (iii) Resolution No. 6140-2026 recommending the Garden Grove City Counc il approve Site Plan No. SP -168-2026 and Vesting Tentative Tract Map No. TT-19298, subject to specified Conditions of Approval, and revoke Conditional Use Permit Nos. CUP-114-81 and CUP-554-01; and
WHEREAS, pursuant to a legal notice, a Public Hearing regarding the Project and the Mitigated Negative Declaration was held by the City Council on June 23 , 2026, and all interested persons were given an opportunity to be heard; and
WHEREAS, concurrently with the adoption of this Ordinance, the City Council took the following actions: (a) adopted Resolution No. ____-26, adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project; (b) adopted Resolution No. ____-26, approving General Plan Amendment No. GPA-001-2026 to change the General Plan Land use designation of the subject parcel from Low Density Residential (LDR) to Low Medium Density Residential (LMR); and (c) adopted Resolution No. ____-26, approving Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447, and revoking Conditional Use Permit Nos.
CUP-114-81 and CUP-554-01; and
WHEREAS, pursuant to a legal notice, a Public Hearing regarding the Project and the Mitigated Negative Declarat ion was held by the City Council on June 23, 2026, and all interested persons were given an opportunity to be heard; and
WHEREAS, the City Council gave due and careful consideration to the matter during its meeting of June 23, 2026, and considered all oral and written testimony presented.
WHEREAS, the City Council hereby incorporates by reference the findings and reasons set forth in Planning Commission Resolution No. 6139-26 and makes the following findings regarding Zoning Amendment No. A-046-2026:
A. Amendment No. A -046-2026 is internally consistent with the goals, policies, and elements of the General Plan.
B. Amendment No. A-046-2026 is deemed to promote the public interest, health, safety and welfare.
C. The proposed zone change will ensure a degree of c ompatibility with surrounding properties and uses.
D. The parcels covered by the proposed Amendment to the Zoning Map are physically suitable for the requested land use designation(s), compatible with the surrounding land uses, and consistent with the General Plan.
E. Approval of Amendment No. A-046-2026 is consistent with Government Code Section 66300 because it will increase the permitted residential density of the subject parcels and will not change the zoning of the subject parcels to a less intensive use or reduce the intensity of land use within a zoning district below what was allowed under zoning for the parcels in effect on January 1, 2018.
F. The “No Net Loss” provisions of Government Code Section 65863 and Section 9.60.030 of the Garden Grove Municipal Code do not apply because approval of Amendment No. A -046-2026 will not require or permit the reduction of the allowable residential density for any housing element parcel.
WHEREAS, the City Council hereby incorporates by reference the findings and reasons set forth in Planning Commission Resolution No. 6139-26 and makes t he following findings regarding Zoning Map Amendment No. A -046-2026 and Planned Unit Development No. PUD-020-2026:
A. That the location, design and proposed uses are compatible with the character of existing development in the vicinity and will be well integrated into its setting.
B. That the plan will produce a stable and desirable environment and will not cause undue traffic congestion on surrounding or access streets.
C. That the provision is made for both public and private open spaces.
D. That provision is made for the protection and maintenance of private areas reserved for common use.
E. That the quality of the Project achieved through the planned unit development zoning is greater than could be achieved through traditional zoning.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDEN GROVE DOES ORDAIN AS FOLLOWS:
Section 1. The City Council finds that the above recitals are true and correct.
Section 2. Resolution No. ____ -26 adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project is incorporated herein by reference with the same force and effect as if set forth in full herein.
Section 3. The facts and reasons stated in Planning Commission Resolution No. 6139-26 recommending approval of Zoning Amendment No. A-046-2026 and Planned Unit Development No. PUD-020-2026, a copy of which is on file in the Office of the City Clerk, are hereby incorporated herein by reference with the same force and effect as if set forth in full.
Section 4. Zoning Amendment No. A-046-2026 and Planned Unit Development No. PUD-020-2026 are hereby approved, subject to the implementation provisions and development standards attached hereto.
Section 5. The property shown on the map attached hereto is hereby zoned to residential Planned Unit Development zoning (PUD -020-2026) with R -2 (Limited Multiple Residential) base zoning, as shown thereon. Zone Map part N-14 is amended accordingly.
Section 6 . Severability. If any section, subsection, subdivision, sentence, clause, phrase, word, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, word, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, words, or portions thereof be declared invalid or unconstitutional.
Section 7. The Mayor shall sign and the City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same, or the summary thereof, to be published and posted pursuant to the provisions of law and this Ordinance shall take effect on the date that is thirty (30) days after adoption.
EXHIBIT “A”
AMENDMENT NO. A-046-2026 & PLANNED UNIT
DEVELOPMENT NO. PUD-020-2026
__LEGEND__________
Subject Site – 9822 Russell Avenue (Assessor’s Parcel No. 098-081-19)
__NOTES____________
1. CURRENT ZONING: SINGLE-FAMILY RESIDENTIAL (R-1)
2. PROPOSED ZONING: PLANNED UNIT DEVELOPMENT NO. PUD-020-2026 WITH LIMITED MULTIPLE RESIDENTIAL (R-2) BASE ZONE
CITY OF GARDEN GROVE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SERVICES DIVISION
JUNE 2026
PROJECT SITE