COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING STAFF REPORT
AGENDA ITEM NO.: C.3.
HEARING DATE: May 21, 2026
CASE NOS.: General Plan Amendment No.
GPA-001-2026, Amendment No.
A-046-2026, Planned Unit Development
No. PUD -020-2026, Site Plan No.
SP-168-2026, & Vesting Tentative Tract
Map No. TT-19447
APPLICANT: Melia Homes, Inc.
PROPERTY OWNER: Iglesia de Cristo de
Restauracion
SITE LOCATION: Southeast corner of
Russell Avenue and Kerry Street, at 9822
Russell Avenue
CURRENT GENERAL PLAN: Low Density
Residential (LDR)
PROPOSED GENERAL PLAN: Low
Medium Density Residential (LMR)
CURRENT ZONE: R-1 (Single -Family
Residential)
PROPOSED ZONE: PUD-020-2026 (R-2 –
Limited Multiple Residential Base Zone)
APN: 098-081-19
CEQA DETERMINATION: Mitigated
Negative Declaration
REQUEST:
A request that the Planning Commission recommend City Council approval of a General Plan Amendment, Z oning Map A mendment, Planned Unit Development, and related entitlements for a proposed 26 -unit multiple -family residential project on an approximately 1.8 -acre site. The specific land use entitlement approvals requested include the following: (i) a General Plan Amendment to change the Land Use Designation of the subject property from LDR (Low Density Residential) to LMR (Low Medium Density 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 for the construction of twenty-six (26) two-story townhomes and associated site improvements; and (v) a Vesting Tentative Tract Map to create a one-lot subdivision for the purpose of selling each dwelling unit as a condominium.
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 also proposed . The Planning Commission will also consider a recommendation that the City Council adopt a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the project.
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. T he site is currently de veloped with a church, preschool, and unmanned telecommunications facility, all of which would be demolished as a part of the subject STAFF REPORT FOR PUBLIC HEARING PAGE 2
CASE NOS. GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
request. Similarly, Conditional Use Permit Nos. CUP-114-81 and CUP-554-01, which allowed the operation of the preschool and the telecommunications, respectively, would be revoked as part of this request.
The subject site 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. To the north, across Russell Avenue, the property is adjacent to R-1 and R -2 (Limited Multiple Residential) properties. To the west, across Kerry Street, the property is adjacent to properties in the R-1 zone. To the east, the property is adjacent to the Sunnyside Elementary School in the O-S (Open Space) zone.
The applicant is requesting (i) a General Plan Amendment to change the Land Use Designation of the property to Low Medium Density Residential (LMR); (ii) an Amendment to the zoning map to establish a residential PUD (PUD-020-2026) with an R-2 (Limited Multiple Residential) base zone; (iii) a residential Planned Unit Development to facilitate the development of the project; (iv) Site Plan approval to construct twenty- six ( 26) two-story attached multiple-family units along with associated site improvements; (v) and a Vesting Tentative Tract Map to create a one-lot subdivision for the purpose of selling each dwelling unit as a condominium.
Each proposed unit would be between 1,442 square feet to 1,800 square feet, and would consist of three (3) or four (4) bedrooms, three (3) bathrooms, an attached two -car garage, and a front porch. Associated site improvements would consist of a private street, visitor parking , a common rec reation area, private open space area s for each unit, and site landscaping improvements. In conjunction with the request, the applicant is requesting that the Planning Commission consider a recommendation that the City Council adopt a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the project.
Pursuant to Amendment No. A -035-2022, Garden Grove Municipal Code Section
9.32.030 (Land Use Actions) provides that where a requested land use action also requires approval of an action by the City Council, the City Council shall be the final review authority for such land use action, and the Planning Commission shall transmit a recommendation to the City Council. Since the requested project requires City Council approval of a General Plan Amendment, Amendment, and a Planned Unit Development (PUD), the City Council is also the final decision maker for the requested Site Plan, and Tentative Tract Map requests.
NEIGHBORHOOD MEETING:
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 con cerns regarding parking, traffic, and construction impacts.
Residents expressed concern that the Project would not provide enough off-street parking within the development, and that construction activity would result in impacts to vehicular STAFF REPORT FOR PUBLIC HEARING PAGE 3
CASE NOS. GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
traffic and the availability of street parking in the neighborhood. The applicant informed the residents that the project would meet the parking requirements for the number of units being proposed. Further, the applicant explained that any off-site work would be limited to the project’s street frontages, resulting in only partial prohibitions of the street parking. Lastly, the applicant also informed the residents that construction vehicle activity to-and-from the site would consider school hours, as the Sunnyside Elementary was identified as a driver for the residents’ traffic complaints.
PROJECT STATISTICS:
Provided Proposed PUD Standards1
Lot Size 78,537 S.F.
(1.8 acres)
43,560 S.F.
(1.0 acre)
Density 14.4 units / acre Max. 21 units / acre
Building Height 2 stories (29’-9”) Max. 3 stories (35’-0”) Private Street 25’-0” wide 25’-0” wide
Parking Total 85 spaces
3.25 spaces / unit = 84.5 ~ 85 Two-Car Garage (x26) 52 spaces Guest 33 spaces
Recreation Area
Total (Common + Private) 8,702 S.F.
300 S.F. / unit = 7,800 S.F. Common 3,695 S.F.
Private 2,106 S.F.
Passive2 2,901 S.F.
Building Setbacks
Front (West) 20’-0” 20’-0”
Rear (East) 10’-0” – 15’-0” 10’-0”
Street Side (North) 11’-0” 10’-0”
Interior Side (South) 22’-6” 10’-0”
Stepback Adjacent to R-1 21’-8” 20’-0”
Unit Entry Depth Min. 2’-1” 2’-0”
DISCUSSION:
GENERAL PLAN AMENDMENT:
The subject site currently has a General Plan Land Use Designation of Low Density Residential (LDR). The LDR Land Use Designation is intended to preserve and enhance residential areas characterized by detached, single -unit structures and accessory dwelling units, with neighborhoods that preserve residential property values, provide access to schools, parks and other community services, and provide high quality architectural design. The LDR Land Use Designation allows residential densities up to 11 units per acre. The proposed project proposes a residential density of 14.4 units per acre, which exceeds the LDR density limit.
1 All standards presented as minimums, unless otherwise noted. 2 A maximum of 50% of the passive open space area may count toward the overall open space provided on-site.
STAFF REPORT FOR PUBLIC HEARING PAGE 4
CASE NOS. GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
Therefore, to facilitate the proposed project, a General Plan Am endment 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.
The project as proposed, would be compatible with the surrounding properties, which have both two-story, multiple-family and single-family to the north, south, and west of the project site. Therefore, the LMR Land Use Designation is appropriate for the site and would help ensure that the site is developed in harmony with the surrounding land uses.
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 Low Medium Density Residential ( LMR) General Plan Land Use Designa tion. 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 (P UD) 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. Additionally, the regulations of PUDs are intended to provide for a diversity of uses, relationships , and open spaces in an innovative plan and design, while ensuring compliance with the provisions of the Municipal Code. PUDs are governed by zoning regulations that are contained within the ordinance that ultimately adopts the PUD and the base zone, which is the zoning district for the land contained within the PUD. Except as otherwise provided by the ordinance approving the PUD, all use and development standards of the base zone continue to apply to the PUD.
As part of the proposed project, the City’s Zoning Map would be amended to change the zoning of the project site to a r esidential 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.
Planned Unit Development No. PUD-020-2026 would be the residential PUD zoning that establishes the development standards for the project. Where not otherwise specified, STAFF REPORT FOR PUBLIC HEARING PAGE 5
CASE NOS. GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
the zoning standards in the R -2 base zone would apply. Development standards specified in the PUD include, but are not limited to, setbacks, parking, building heights, and open space requirements. There are three (3) development standards in which the PUD would differ from the R-2 base zoning. The PUD would allow for: (1) fences in the front setback up to three -and-a-half-feet (3’-6”) tall; (2) mechanical equipment (e.g., A/C condensers) within the front setback area, as long as they are screened from view; and (3) a minimum one-foot (1’-0”) separation between buildings and the private street.
Collectively, the PUD standards would provide greater flexibility in design, and would allow the project to provide a transition between the other uses in the immediate vicinity.
SITE PLAN:
Site Design and Circulation
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. A common recreation area improved with a shade structure, seating, outdoor counter, and a flexible lawn space would be located along the rear (east) property line , between two of the residential buildings. A community garden area would be located in the s outheastern corner of the site.
Garages for each unit, common recreation areas, and walkways connecting the units would face a proposed internal, two-way, twenty-five foot (25’-0”) wide drive aisle. The proposed private street would serve as the only veh icular access point to the project site. The private street would create a loop, allowing entrance and exit through a single driveway on Russell Avenue. O pen guest parking spaces are also provided in two parking areas accessed from the private street.
Pedestrian circulation would be provided throughout the development. The internal pathway would connect the common recreation areas, guest parking spaces, communal mailboxes, bicycle parking, the front doors for twelve (12) units, the trash enclosures, Russell Avenue, and Kerry Street. The remaining fourteen (14) units would have their front doors connect to the public sidewalk fronting Russell Avenue or Kerry Street, as applicable.
The development was designed as attached, side -by-side condominium u nits, which would create a townhome appearance. Each unit would feature a two-story dwelling, an attached two-car garage, and a private front porch and yard space. Each building would observe a minimum twenty-foot (20’-0”) front setback from Kerry Street, and a minimum elven-foot (11’-0”) street side setback from Russell Avenue . Each building would maintain a minimum fifteen-foot (15’-0”) setback to the rear property line. The buildings would also observe a minimum twenty -foot (20’-0”) setback to the in terior side property line. As allowed by the PUD, buildings within the interior of the site would observe a minimum one-foot (1’-0”) separation from the main private street to the garage, and a minimum three -foot (3’-0’) separation from the private street to the habitable areas of the units . Collectively, the site design would comply with the applicable development standards of the proposed PUD and R-2 zoning designation.
STAFF REPORT FOR PUBLIC HEARING PAGE 6
CASE NOS. GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
Unit Design
The proposed project would consist of twenty-six (26), two-story attached condominium units across five (5) buildings. 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 bathrooms, 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. Unit Plan 3 would be approximately 1,800 square feet, and would consist of four (4) bedrooms, two (2) full bathrooms, a half -bathroom, kitchen, living room, dining room, a fourteen (14) square-foot porch, and a 434 square-foot attached two-car garage.
On the ground floor, each unit would have a two-car garage, a half-bathroom, a kitchen, a living room, and dining room . On the second floor, each unit would provide the remaining bedrooms and bathrooms. Unit Plan 2 has an optional floor plan where the loft can be re placed by a fourth bedroom . Unit Plan 2 also has optional window placements, depending on if the unit is to the interior or end of the respective building.
Plan # Units Area Bedrooms Bathrooms Garage Porch
1 10 1,442 s.f. 3 2 + ½ 417 s.f. 10 s.f.
2 10 1,652 s.f. 3 or 4 2 + ½ 435 s.f. 42 s.f.
3 6 1,800 s.f. 4 2 + ½ 434 s.f. 14 s.f.
Private Recreation Area
Each unit would provide a private recreation area. The private recreation areas would be located in the front of each unit, accessed via the front door. Other than the front porch, each open space would remain open and unobstructed from the ground to the sky. The project has been conditioned as such. Additionally, each open space area would be enclosed via an approximately three -and-a-half-foot (3’-6”) tall vinyl fence.
The proposed PUD standard would allow for fences of this height within the front setback, along Kerry Street.
Consistent with the R-2 standards of the Municipal Code, t he private recreation area would meet a minimum six-foot (6’-0”) width. The overall size of each space would vary between approximately 123 square feet for Plan 1, 117 square feet for Plan 2, and 147 square feet for Plan 3. A total of 2,106 square feet of private open space would be provided on-site. Consistent with the R-2 standards of the Municipal Code, open spaces provided in the front setback, along the Kerry Street frontage, do not count toward the overall total open space provided on-site. Therefore, while Units 13 to 20 would provide private open spaces, these would not count toward the overall recreation area provided on-site.
STAFF REPORT FOR PUBLIC HEARING PAGE 7
CASE NOS. GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
Common Recreation Area
The proposed development would provide approximately 6,596 square feet of common recreation area, spread throughout the site. This would exceed the minimum 3,600 square feet required by the Municipal Code. The largest common open space would be a flexible space and dining area along the eastern property line, between Units 3 and 4.
The open space would be approximately 3,015 square feet. This open space area would exceed the minimum size, and would meet the minimum thirty-foot (30’ -0”) width requirements.
The second open space area would be located in the southeast corner of the property.
This community garden space would be approximately 680 square feet.
The third and final common open space would be the passive recreation area throughout the site. This would include any walkway or landscaped area outside of the street frontages that exceeds ten feet (10’ -0”) in width. T he Municipal Code allows for a maximum of 50% of the passive recreation areas to count toward the provided common space on-site. Therefore, out of a total of 5,801 square feet provided, only 2,901 square feet would count toward the total provided.
Amenities
Based on the lot size, and on the number of units proposed, the common open space / recreation areas would be subject to the amenity requirement list of Garden Grove Municipal Code (GGMC) Section 9.12.040.050.J. The GGMC also allows for amenities further down the list (i.e., higher quality/value amenities) to substitute for amenities listed higher up the list (i.e., lesser quality/value amenities).
The proposed project would comply with the amenity requirements of the GGMC. Based on the number of units proposed, the GGMC would require the project to include the following amenities: barbecues, a community garden, an active use area, a community clubhouse with a kitchen, a business center, and an indoor or outdoor gym. The project would provide an excess of the flexible active use areas, and communal kitchen amenities, allowing for a substitution of the barbecue, business center, and gym areas.
The clubhouse space would be provided as a covered seating and food service area in the common open space area along the eastern property line. The space would feature a wood trellis, outdoor dining tables, and an outdoor food-service counter. The counter would allow for residents to serve food and dine within the space.
The flexible outdoor active use area would be directly adjacent to the outdoor clubhouse space, with a lawn area, and perimeter landscaping. Seating, and a dog waste station would also be provided on the perimeter of the flexible active use area. The lawn area would be open and accessible for all of the residents for a variety of activities. The active use area would connect to the community garden to the south, and a passive walkway area to the west and north.
STAFF REPORT FOR PUBLIC HEARING PAGE 8
CASE NOS. GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
An approximately 680 square -foot community garden space would be provided at ground-level, in the southeast corner of the property. Five (5) raised planters would be provided within the garden area. A total of approximately 200 square feet of planter area would be provided.
Passive recreation areas would be provided in areas w here walkways or landscaping outside of the street frontages exceed ten feet (10’-0”) in width. These areas would also feature various amenities, including, but not limited to walking paths, bench seating, and landscape planters. The passive areas would also connect the other common open space areas, as well as the communal mailboxes, and bicycle parking.
Collectively, the proposed project would meet or exceed all of the Municipal Code amenity requirements.
Parking
The Planned Unit Development Standards of Development propose a minimum parking ratio of 3.25 parking spaces per unit, which complies with GGMC Section 9.12.040.180.
In total, a minimum of eighty-five (85) parking spaces would be required.
The project has been designed to provide two-car garages for each unit, and thirty-three (33) additional open guest parking spaces in two (2) parking lot areas within the interior of the site. Therefore, eighty-five (85) parking spaces would be provided, which would meet the minimum parking requirement under the GGMC . Both garage and guest parking spaces would be accessed via a driveway from Russell Avenue, connecting to the private street system within the property.
Perimeter Walls and Landscaping
The project would construct perimeter block walls along the eastern and southern property lines. The project would provide a six-foot (6’-0”) tall decorative slump stone wall in those areas. In addition, a three-and-a-half-foot (3’-6”) tall vinyl fencing would be provided between each unit, around their respective yard space.
The pro posed Planned Unit Development S tandards of Development for landscaping comply with GGMC Section 9.12.040.090, which requires all setback areas, and all areas not designated for walkways, parking, drive aisles, and private recreation areas, to be fully landscaped and irrigated. In addition to the landscaping in the street frontage area along Kerry Street and Russell Avenue, the project proposes landscaping in the common areas, under the control of the future Homeowners Association (HOA), using a variety of trees and plant materials. The applicant is required to provide a landscape and irrigation plan that complies with the requirements of the City’s Water Ef ficiency Guidelines within the Municipal Code. The project has been conditioned as such.
Building Architecture
The project would feature a predominantly Spanish Revival architecture style across all of the buildings. The buildings would exhibit stucco exteriors, “S” tile roofing, arched entryways, recessed arched soffits , wrought iron pot shelves, wrought iron awnings, STAFF REPORT FOR PUBLIC HEARING PAGE 9
CASE NOS. GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
decorative Spanish tile trims, decorative shutters, and Spanish -style exterior wall lighting. Three (3) buildings would feature paseos. The paseos are implemented to break the massing of the buildings into less -imposing segments, more compatible with the nearby single-family residences. The paseos would feature walkways, landscaping, and a wood trellis feature that would span across the walkway.
All buildings would be two (2) stories in height. At the highest point of the roof, the tallest building would be approximately thirty feet (29’-9”) tall. This would be within the thirty-five foot (35’-0”) maximum height allowed in the PUD and the R-2 zone.
Additionally, there is only one (1) unit, Unit 13, which would be directly adjacent to a neighboring single-family property. The unit was designed such that there is only one (1) window that would face toward the neighboring property’s side yard, approximately twenty-two feet (21’ -9”) away. With the larger setback separation distance, and the proposed block wall, the unit is not anticipated to have any views into the neighboring property. As an extra precaution, screening trees would be provided in the landscape area between the window and the property line. The project has been conditioned to maintain these trees for the life of the project.
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 proposed 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):
The proposed project was reviewed and an Initial Study and Mitigated Negative Declaration (IS/MND) was prepared pursuant to the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et seq. and the CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000 et seq.). Based on the Initial Study and supporting technical analyses, it was determined that all potentially adverse environmental impacts can be mitigated to a level of less than significant. On this basis, a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (MMRP) have been pr epared. The complete environmental document is available for review at the City’s webpage at:
ggcity.org/planning/environmental-documents
The 20-day public comment period on the Mitigated Negative Declaration , compliant with the CEQA Guidelines, occurred from April 30, 2026 to May 20, 2026.
STAFF REPORT FOR PUBLIC HEARING PAGE 10
CASE NOS. GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
RECOMMENDATION:
Staff recommends that the Planning Commission take the following action:
1. Adopt the attached Resolution No. 6138-26 recommending that the Garden Grove City Council adopt a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the project;
2. Adopt the attached Resolution No. 6139-26 recommending that the Garden Grove City Council: (i) approve General Plan Amendment No. GPA- 001-2026, (ii) approve Zoning Amendment No. A-046-2026 to amend the City’s Official Zoning Map to change the zoning of the subject property 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 (iii) approve residential Planned Unit Development No. PUD-020-2026 to facilitate the development of the proposed residential project; and
3. Adopt the attached Resolution No. 6140-26 recommending that the Garden Grove City Council approve Site Plan No. SP-168-2026 and Tentative Tract Map No.
TT-19447, subject to the recommended Conditions of Approval.
Maria Parra
Planning Services Manager
By: Priit Kaskla, AICP
Senior Planner
Attachment 1: Vicinity Map
Attachment 2: Plans & Vesting Tentative Tract Map
Attachment 3: Initial Study / Mitigated Negative Declaration Attachment 4: Resolution No. 6138-26 with Exhibit “A” – Mitigation Monitoring and Reporting Program
Attachment 5: Resolution No. 6139- 26 with Exhibit “A” – Standards of Development for Planned Unit Development No. PUD- 020-2026, Exhibit “B” – Amended General Plan Land Use Map, & Exhibit “C” – Amended Zoning Map Attachment 6: Resolution No. 6140-26 with Exhibit “A” – Mitigation Monitoring and Reporting Program with Exhibit “A” – Conditions of Approval, & Exhibit “B” – Mitigation Monitoring and Reporting Program
GENERAL PLAN AMENDMENT NO. GPA-001-2026,
AMENDMENT NO. A -046-2026, PLANNED UNIT
DEVELOPMENT NO. PUD-020-2026, SITE PLAN NO.
SP-168-2026, & TENTATIVE TRACT MAP NO.
TT-19447
CITY OF GARDEN GROVE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SERVICES DIVISION
MAY 2026
__LEGEND__________
Subject Site – 9822 Russell Avenue
300-Foot Radius
__NOTES____________
1. SITE ADDRESS: 9822 RUSSELL AVENUE
2. CURRENT ZONING: SINGLE-FAMILY RESIDENTIAL (R-1)
3. PROPOSED ZONING: PLANNED UNIT DEVELOPMENT NO. PUD-020-2026 WITH LIMITED MULTIPLE RESIDENTIAL (R-2) BASE ZONE
PROJECT SITE – 9822 RUSSELL AVE
ATTACHMENT 1
RUSSELL AVENUE
KERRY STREET
123
4 9 101112 13141516 20191817
212223242526
56 78
DAKOTAAVENUE
STREETVERDE
20.0 20.0
8.025.025.0
11.015.0
15.0 25.0
25.0 15.0
13.7 20.0
5.0 2.425.03.2
8.0 12.0
12.0 19.019.0
5.25.219.0 9.09.0
9.0 25.0
4.4 21.8
30.0 3.1
17.9 17.5
3.33.1 12.0
R-2 ZONE
R-1-7 ZONE
R-1-7 ZONE
R-1-7 ZONE
OS ZONE
R-2 ZONE
PL 1
PL 1
PL 1
PL 1PL 1PL 1PL 1
PL 1PL 3
PL 2PL 2
PL 2
PL 3
PL 2 PL 2
PL 3
PL 3
PL 2PL 2
PL 2
PL 3
PL 2PL 1
PL 2
PL 3PL 1
BLDG TYPE A-2BLDG TYPE A-2
BLDG TYPE ABLDG TYPE A
BLDG TYPE B-2
61 1
1 12 3
4 45
7 8
11 9
13 13
13 12
12 10
9 1514
14 ADA
ADA
ADA
NORTHSITE PLANJAN 12, 20265256 S. Mission Road, Ste. 404Bonsall, CA 92003www.summarch.com p.760.724.1198 ARCHITECTURE 9822 RUSSELL - 2 STORY TOWNHOMESGARDEN GROVEMELIA HOMES9860 Irvine Center DrIrvine, CA 92618(949) 759-43670 204060SP PROJECT SUMMARYA.P.N.
098-081-19
EXISTING G.P.
LOW DENSITY RESIDENTIAL (LDR)
EXISTING ZONE
SINGLE FAMILY RESIDENTIAL (R-1-7)
PROPOSED G.P.
LOW MEDIUM DENSITY RESIDENTIAL (LMDR)
PROPOSED ZONE
PLANNED UNIT DEVELOPMENT (PUD)
TOTAL UNITS
26 UNITS
SITE AREA
78,537 S.F. / 1.8 AC
DENSITY
14.4 DU/AC
LOT COVERAGE
43.2% (50% ALLOWED)
BUILDING HEIGHT30'
DWELLING UNIT SUMMARY
PRIV. YD.
PL 1101,442 SF3 BD 111 S.F.
PL 2101,652 SF3BD/LOFT-OPT 4BD
104 S.F.PL 3 61,800 SF4 BD 136 S.F.
PARKING SUMMARYGARAGE STALLS (20' X 20', 2 CAR)
52 STALLS
GUEST STALLS (9' X 19')
33 STALLS
TOTAL PARKING PROVIDED
85 STALLS
3 & 4 BEDROOMS - 3.25 STALLS/UNIT REQUIREDTOTAL PARKING REQUIRED
84.5 STALLS
LOT COVERAGEBLDG TYPE A FOOTPRINT =
3,239 S.F. X 2 = 6,478 S.F.
BLDG TYPE A-2 FOOTPRINT =
6,478 S.F. X 2 = 12,956 S.F.
BLDG TYPE B-2 FOOTPRINT = 8,364 S.F. X 1 = 8.364 S.F.BUILDING COVERAGE = 27,798 S.F.
TRASH ENCLOSURE
= 312 S.F.
OPEN PARKING STALLS
= 5,795 S.F.
LOT COVERAGE = 33,905 S.F. / 78,537 S.F. = 0.432 OR 43.2%KEYNOTES PROPERTY LINE 2-STORY ROW TOWNHOME, TYP. ACCESSIBLE PARKING STALL - 9' X 19' (TYP.)VAN W/ 8' WIDE STRIPING (PASSENGER SIDE) STANDARD OPEN GUEST STALL - 9' X 19' (TYP.) 2-CAR GARAGE (20' X 20' MIN.) COVERED COMMUNITY TRASH ENCLOSURE PUBLIC FIRE HYDRANT PRIVATE PATIO, TYP. COMMON OPEN SPACE AREA COMMUNITY GARDEN AREA COMMUNITY MAILBOX LOCATION ADA PATH OF TRAVEL WATER QUALITY AREA (INFILTRATION CHAMBERS) - SEE CIVIL PLANS NEW CONCRETE BLOCK WALL - REFER TO LANDSCAPE PLANS EXISTING CONCRETE BLOCK WALL TO BE REMOVED AND REPLACED 12345678910 ACCESSIBLE UNIT SUMMARY
(MULTISTORY, PRIVATELY FUNDED)
REQUIRED = 10% OF MULTISTORY DWELLINGS PER CBC 1102A.3.1 26 DU X 10% = 3 REQUIRED ACCESSIBLE UNITPROVIDED = 3 ACCESSIBLE UNITS (UNIT NO'S. 5, 6 AND 8) ELECTRIC VEHICLE CHARGING SUMMARYREQUIRED = 1 / DWELLING UNIT = 26 EV GARAGE STALLSTOWN-HOUSES W/ ATTACHED PRIVATE GARAGES SHALLCOMPLY WITH 2025 CGBSC 4.106.4.1. 111213
NOT TO SCALEVICINITY MAP
BUILDING CODE SUMMARYCALIFORNIA RESIDENTIAL CODE (2025 CRC)OCCUPANCY TYPE R3/U
NUMBER OF STORIES2
CONSTRUCTION TYPE
V-B
FIRE SPRINKLERS
NFPA 13D (CRC R313.1)
1415 OPEN SPACE SUMMARY (SEE SHEET OS)COMMON AREA - ACTIVE 3,695 S.F. (142/U) PRIVATE YARDS (EXCL. UNITS 13-20)
2,106 S.F. (6' MIN. DIM.)
PASSIVE OPEN AREA (5,802 S.F. X 50%) 2,901 S.F. (10' MIN. DIM.)
TOTAL OPEN SPACE PROVIDED
8,702 S.F. (335 S.F./UNIT)
ATTACHMENT 2
RUSSELL AVENUE
KERRY STREET
1 2
3 4
9 10
11 12
13 14
15 16 20
19 18
17 2122
23 2425
26 5
6 7 8
DAKOTAAVENUE
STREET
VERDE
R-2 ZONE
R-1-7 ZONE
R-1-7 ZONE
R-1-7 ZONE
OS ZONE
R-2 ZONE
PL 1
PL 1
PL 1
PL 1PL 1PL 1PL 1
PL 1PL 3
PL 2PL 2
PL 2
PL 3
PL 2 PL 2
PL 3
PL 3
PL 2PL 2
PL 2
PL 3
PL 2PL 1
PL 2
PL 3
PL 1
BLDG TYPE A-2BLDG TYPE A-2
BLDG TYPE ABLDG TYPE A
BLDG TYPE B-2
ADA
ADA
ADA
NORTH
OPEN SPACE PLAN
JAN 12, 2026
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
0 20 40 60
OS
OPEN SPACE SUMMARYCOMMON AREA - ACTIVE
3,695 S.F. (142/U)
PRIVATE YARDS (EXCL. UNITS 13-20)
2,106 S.F. (6' MIN. DIM.)
PASSIVE OPEN AREA (5,802 S.F. X 50%)
2,901 S.F.
(10' MIN. DIM.)
TOTAL OPEN SPACE PROVIDED
8,702 S.F. (335 S.F./UNIT)
Second Floor PlanFirst Floor Plan Second Floor PlanFirst Floor Plan LOFT
OPT. BDRM 4
BDRM 1
BDRM 1
BA 2
BA 2
LA
WH
BDRM 3
BDRM 2
CL
CL
BA 1
BA 1
LIVING
DINING
KIT
GARAGE
PWD
VITREOUS CHINATOILET SANTA ROSAK-3323
DINING
LIVING
KIT
GARAGE
PWD
(20' X 20')(20' X 20')
PLAN 2
Total Livable 1,652 s.f.
PLAN 1
Total Livable 1,442 s.f.
47'-9 1/2"
21'-0"
2'-1" 44'-2 1/2" 1'-6"
10'-5"4'-9 1/2"5'-9 1/2"
21'-0"
5'-9 1/2" 15'-2 1/2"
47'-9 1/2"
2'-1" 45'-8 1/2"
48'-9"
2'-6" 44'-3" 2'-0"
48'-9"
2'-0"14'-6 1/4"13'-7 3/4"5'-3 1/2"13'-3 1/2"
25'-0"
6'-3 1/2"
24'-0"
6'-3 1/2"16'-8 1/2"2'-0" 16'-8 1/2"
1'-0"
BDRM 2
LAUN
20'-0"
20'-5"
20'-5 1/2" BDRM 3
WH
LINEN
GARAGE
STORAGE
3'X3.5'X9.5'
100 S.F.
CEILING
STORAGE
RACK
2'X5'X2'
20 S.F.
PAN
CEILING STORAGE RACK
4'X8'X2' 64 S.F.
CEILING STORAGE RACK
4'X8'X2' 64 S.F.
LINEN
PAN
13'-8 3/4"
WDW VARIES PER BLDG.
SEE ELEV SHTS.
WDW VARIES PER BLDG.
SEE ELEV SHTS.
SKIDWALL REQUIRED
NO PLUMBING ALLOWED IN PARTY WALL
SEE BUILDING COMPOSITE PLAN SHEETS FOR
STOOP AND PRIVATE YARD/PATIO WALL
SEE BUILDING COMPOSITE PLAN SHEETS FOR
STOOP AND PRIVATE YARD/PATIO WALL
UNIT PLANS 1 AND 2
JAN 12, 2025
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
0 4 8 12 A-1
Second Floor PlanPLAN 3
Total Livable 1,800 s.f.First Floor Plan
BDRM 1
BA 1
CL
BA 2
LA
BDRM 3
BDRM 4
DINING RM
LIVING RM
KIT
GARAGE
PWD
(20' X 20')
26'-0"
14'-11 1/2"
26'-0"
16'-3"11'-0 1/2" 9'-9"
48'-8"
2'-0"
48'-8"
46'-8"
2'-8 1/2"
20'-0"
20'-5 1/2"
WH
CL
CL
BDRM 2
2'-8 1/2"
GARAGE
STORAGE
3.5'X5.5'X6.5'
125 S.F.
LINEN
SEE BUILDING COMPOSITE PLAN SHEETS FOR
STOOP AND PRIVATE YARD/PATIO WALL
0 4 8 12
UNIT PLAN 3
JAN 12, 2025
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
A-2
FIRST FLOOR PLAN
SECOND FLOOR PLAN
73'-4"
26'-0" 2" 21'-0" 2" 24'-0"
46'-9"
PL 2-1
PL 2-2
PL 1-1PL 3-1
PL 1-2PL 3-2
VITREOUS CHINATOILET SANTA ROSAK-3323
BUILDING TYPE A
14'-2 1/2"
7'-6"13'-10"
8'-8"17'-8"
7'-9"
PRIV. YD., TYP.
3' WIDE GATE,
TYP.
3' MIN. DEPTH
STOOP, TYP.
CONCRETE S TILE W/
12" OVERHANG AT EAVES
AND 2" RAKES, TYPICAL
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
RIDGE
RIDGE
RIDGE
VALLEY
HIP
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
HIP
4:12
4:12
4:12
4:124:12
4:12
4:12 RIDGE
VALLEY VALLEY
VALLEY
HIP
HIP
HIP
RIDGE
4:12
4:12
4:12
RIDGE
RIDGE
RIDGE
RIDGE
HIP
ROOF PLAN - BLDG TYPE A
COOL ROOF AS
REQUIRED BY TITLE 24
CALCS.
0 6 12 18
BUILDING TYPE A COMPOSITE PLANS
JAN 12, 2025
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
A-3
PL 2-1
PL 2-2
PL 1-1 PL 3-1
PL 1-2 PL 3-2
VITREOUS CHINATOILET SANTA ROSAK-3323
PL 2-1
PL 2-2
PL 1-1PL 3-1
PL 1-2PL 3-2
VITREOUS CHINATOILET SANTA ROSAK-3323
FIRST FLOOR PLAN
SECOND FLOOR PLAN
154'-8"
26'-0"2"21'-0"2"24'-0"10'-0"24'-0"2"21'-0"2"26'-0"
48'-8"
BUILDING TYPE A BUILDING TYPE A
TRELLIS
BREEZEWAY
ARBOR
TRELLIS
BREEZEWAY
ARBOR
TRELLIS
BREEZEWAY
ARBOR
TRELLIS
BREEZEWAY
ARBOR
14'-2 1/2"
7'-6" 13'-10"
8'-8" 17'-8"
7'-9"14'-2 1/2"
7'-6"13'-10"
8'-8"18'-2"
7'-9"
PRIV. YD., TYP.PRIV. YD., TYP.
3' WIDE GATE,
TYP.
3' WIDE GATE,
TYP.
3' MIN. DEPTH
STOOP, TYP.
3' MIN. DEPTH
STOOP, TYP.
0 6 12 18
BUILDING TYPE A2 COMPOSITE PLANS
JAN 12, 2025
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
A-4
FIRST FLOOR PLAN
SECOND FLOOR PLAN
193'-0"
48'-9"
PL 2-1 PL 1-1PL 1-1 PL 2-1
VITREOUS CHINATOILET SANTA ROSAK-3323
VITREOUS CHINATOILET SANTA ROSAK-3323
VITREOUS CHINATOILET SANTA ROSAK-3323
VITREOUS CHINATOILET SANTA ROSAK-3323
24'-0"2"21'-0"2"21'-0"2"24'-0"10'-0"24'-0"2"21'-0"2"21'-0"2"24'-0" PL 2-2 PL 1-2PL 2-2PL 1-2 PL 2-2PL 1-2PL 2-2 PL 1-2
PL 2-1PL 2-1 PL 1-1 PL 1-1
BUILDING TYPE B BUILDING TYPE B
TRELLIS
BREEZEWAY
ARBOR
TRELLIS
BREEZEWAY
ARBOR
TRELLIS
BREEZEWAY
ARBOR
TRELLIS
BREEZEWAY
ARBOR
14'-2 1/2"
7'-6"14'-2 1/2"
7'-6"14'-2 1/2"
7'-6"14'-2 1/2"
7'-6" 13'-10"
8'-8" 13'-10"
8'-8" 13'-10"
8'-8" 13'-10"
8'-8"
PRIV. YD., TYP.PRIV. YD., TYP.
3' WIDE GATE,
TYP.
3' WIDE GATE,
TYP.
3' MIN. DEPTH
STOOP, TYP.
3' MIN. DEPTH
STOOP, TYP.
3' MIN. DEPTH
STOOP, TYP.
3' MIN. DEPTH
STOOP, TYP.
0 6 12 18
BUILDING TYPE B2 COMPOSITE PLANS
JAN 12, 2025
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
A-5
TRELLIS
BREEZEWAY
ARBOR
TRELLIS
BREEZEWAY
ARBOR
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
RIDGE
RIDGE
RIDGE
VALLEY
VALLEY
VALLEY
VALLEY HIP
HIP
RIDGE
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
RIDGE
RIDGE
RIDGE
VALLEY
VALLEY
VALLEY
VALLEY HIP
HIP
RIDGE
4:12
HIP
RIDGE
RIDGE
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
RIDGE
RIDGE
RIDGE
VALLEY
VALLEY
VALLEY
VALLEY HIP
HIP
RIDGE
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
RIDGE
RIDGE
RIDGE
VALLEY
VALLEY
VALLEY
VALLEY HIP
HIP
RIDGE
4:12
HIP
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
4:12
4:12
VALLEY
VALLEY
4:12
4:12
VALLEY
VALLEY
HIP
HIP
CONCRETE S TILE W/
12" OVERHANG AT EAVES
AND 2" RAKES, TYPICAL
CONCRETE S TILE W/
12" OVERHANG AT EAVES
AND 2" RAKES, TYPICAL
ROOF PLAN - BLDG TYPE B-2
COOL ROOF AS
REQUIRED BY TITLE 24
CALCS.
COOL ROOF AS
REQUIRED BY TITLE 24
CALCS.
CONCRETE S TILE W/
12" OVERHANG AT EAVES
AND 2" RAKES, TYPICAL
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
RIDGE
RIDGE
RIDGE
VALLEY
HIP
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
HIP
4:12
4:12
4:12
4:124:12
4:12
4:12RIDGE
VALLEY VALLEY
VALLEY
HIP
HIP
HIP
RIDGE
4:12
4:12
4:12CONCRETE S TILE W/
12" OVERHANG AT EAVES
AND 2" RAKES, TYPICAL
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
RIDGE
RIDGE
RIDGE
VALLEY
HIP
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
HIP
4:12
4:12
4:12
4:124:12
4:12
4:12 RIDGE
VALLEY VALLEY
VALLEY
HIP
HIP
HIP
RIDGE
4:12
4:12
4:12
TRELLIS
BREEZEWAY
ARBOR
TRELLIS
BREEZEWAY
ARBOR
HIP
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
HIP
ROOF PLAN - BLDG TYPE A-2
COOL ROOF AS
REQUIRED BY TITLE 24
CALCS.
COOL ROOF AS
REQUIRED BY TITLE 24
CALCS.
ROOF PLANS - BLDG TYPES A-2 & B-2
JAN 12, 2025
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
0 6 12 18 A-6
PLAN 3PLAN 1PLAN 2PLAN 3 PLAN 1 PLAN 2
PLAN 3PLAN 1
9'-1" 9'-1"
29'-9"
PLAN 2
OVERALL HEIGHT
PLAN 3 PLAN 1 PLAN 2
2 1
10 4
6 7
15 8
7 5
12 14
3 16
17 PLAN 3
PLAN 3
MATERIAL SCHEDULE
1.ROOF - CONCRETE S TILE ROOFING
2.FASCIA - STUCCO OVER SHAPED FOAM CORNICE
3.WALL - EXTERIOR SAND FINISH STUCCO
4.VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM
5.RECESSED VINYL WINDOW W/ ARCHED SOFFIT
6.DECORATIVE GABLE/WALL ACCENT
7.DECORATIVE SHAPED FOAM CORBEL/SILL
8.DECORATIVE METAL AWNING
9.UTILITY CLOSET
10.DECORATIVE COMPOSITE SHUTTER
11.METAL POTSHELF
12.DECORATIVE EXTERIOR LIGHT FIXTURE
13.DECORATIVE METAL GRILLE
14.STUCCO PATIO LOW WALL W/ METAL GATE
15.STUCCO CONTROL JOINT
16.DECORATIVE TILE
17.TRELLIS BREEZEWAY ARBOR
2 PLAN 2PLAN 1PLAN 3
9'-1" 9'-1"
29'-9"
1 10
4 6
7 15
8 7
11 12
14 OVERALL HEIGHT
3 16
PLAN 3PLAN 1PLAN 2
PLAN 2
PLAN 3
BUILDING TYPE A2
JAN 12, 2025
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
0 8 16 24
BUILDING TYPE A2 - REAR EXTERIOR ELEVATION
BUILDING TYPE A2 - FRONT EXTERIOR ELEVATION BUILDING TYPE A2 - LEFT EXTERIOR ELEVATION BUILDING TYPE A2 - RIGHT EXTERIOR ELEVATION
A-7
BUILDING TYPE A - FRONT EXTERIOR ELEVATION
BUILDING TYPE A - RIGHT EXTERIOR ELEVATION
BUILDING TYPE A - LEFT EXTERIOR ELEVATION
BUILDING TYPE A - REAR EXTERIOR ELEVATION
PLAN 1PLAN 1PLAN 2 PLAN 2PLAN 1PLAN 1PLAN 2 PLAN 2
PLAN 1PLAN 1PLAN 2
9'-1" 9'-1"
29'-9"
PLAN 2
OVERALL HEIGHT
PLAN 1PLAN 1PLAN 2 PLAN 2
2 1
10 4
6 7
15 8
7 5
12 14
3 11
17 PLAN 2
PLAN 2
MATERIAL SCHEDULE
1.ROOF - CONCRETE S TILE ROOFING
2.FASCIA - STUCCO OVER SHAPED FOAM CORNICE
3.WALL - EXTERIOR SAND FINISH STUCCO
4.VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM
5.RECESSED VINYL WINDOW W/ ARCHED SOFFIT
6.DECORATIVE GABLE/WALL ACCENT
7.DECORATIVE SHAPED FOAM CORBEL/SILL
8.DECORATIVE METAL AWNING
9.UTILITY CLOSET
10.DECORATIVE COMPOSITE SHUTTER
11.METAL POTSHELF
12.DECORATIVE EXTERIOR LIGHT FIXTURE
13.DECORATIVE METAL GRILLE
14.STUCCO PATIO LOW WALL W/ METAL GATE
15.STUCCO CONTROL JOINT
16.DECORATIVE TILE
17.TRELLIS BREEZEWAY ARBOR
BUILDING TYPE B2 EXTERIOR ELEVATIONS
JAN 12, 2025
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
0 8 16 24
BUILDING TYPE B2 - REAR EXTERIOR ELEVATION
BUILDING TYPE B2 - FRONT EXTERIOR ELEVATION BUILDING TYPE B2 - LEFT EXTERIOR ELEVATION BUILDING TYPE B2 - RIGHT EXTERIOR ELEVATION
A-8
STREETSCENE PERSPECTIVES
JAN 12, 2025
5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198
ARCHITECTURE
9822 RUSSELL - 2 STORY TOWNHOMES GARDEN GROVE
MELIA HOMES
9860 Irvine Center Dr
Irvine, CA 92618
(949) 759-4367
0 8 16 24 A-9
Schematic Landscape Plan
Central community open space area with metal or wood shade structure, BBQcounter space, and table seating for small social events and group gatherings.Six community cluster mailboxes, per USPS review and approval.Proposed wall, pilaster, gate or fence, per Wall & Fence Plan.Proposed tree, per Planting Plan.Transformer to be screened with landscape, quantity and final locations to bedetermined.4' wide community natural colored concrete sidewalk, with light top-cast finishand saw-cut joints.Accessible parking stall and striping, per Civil plans.5 Raised community raised planter boxes within 400 Sq. Ft. DG.Guest parking stall.Natural colored concrete driveway, with light broom finish and tooled joints.Short term bike parking (1 bike rack to accommodate 2 bike stalls).
12. 11.10.
5. 9.8.7.6.4.3.2.1.LEGEND13.14.15.16.17.18.19.20.
Private patio / yard area, homeowner maintained.Common area landscape, builder installed and HOA maintained.Community dog bag station (black in color), for pet owners.Property line.Public street R.O.W.Proposed public street sidewalk, per Civil plans.Trash enclosure.Bench seating.3'-0" High Monument Sign. 40'Scale: 1" = 20'0 20'10'
Garden Grove - Russell AveMelia HomesProject No.: MH27-DDate: January 19, 2026 2nd City Submittal
L-1
113
211
818
5 75 5
3 3
1715
44 11
8 12
12 12
910
10 14
16 171516 10
9 13
14 196
203
3 1
18 15
15 123
4910111213141516
20191817
212223242526
5678
Limit of Work
Limit of Work
Limit of Work
Limit of Work IR
WALL LEGEND6'-0" High Slump masonry wall, with cap (Tan color).3'-6" High Vinyl patio fence (Tan color).3'-0" High Monument sign, Stucco with precast cap.3'-6" High Vinyl patio gates (Tan color).ADA Path of TravelConcrete paving at hatched limits* Schematic Wall and Fence PlanGarden Grove - Russell AveMelia HomesProject No.: MH27-DDate: January 19, 2026 2nd City Submittal
L-2
40'Scale: 1" = 20'0 20'10'
1234
1 2
3 4
123
4910111213141516
20191817
212223242526
5678
Limit of Work
Limit of Work
Limit of Work
Limit of Work IR
UUUUUUUUUUUUUU
UUUUUU
Eriobotrya deflexa (Bronze Loquat)
Type/Form
Geijera parvilflora (Australian Willow)
Cupressus sempervirens (Italian Cypress)
PLANTING LEGENDSymbol
Flowering
StreetVertical
Columnar
Trunk
Single
Single
Botanical Name (Common Name)Suggestions
Single
Single
Size
24" Box
15 Gal.24" Box
24" Box
TREESMagnolia grandiflora 'Little Gem (Southern Magnolia)Focal Single36" BoxPodocarpus gracillior (Fern Pine)Screen Single36" BoxLowLow (R3)WUCOLSQty.3
101119Mod.35Low
Mod.Mod.9
Tristania conferta (Brisbane Box)
Utility ScreenSingleWestringia fruticosa 'Wynyabbie Gem'SHRUBS 15 Gal.Low(Coast Rosemary)U Vines -Bougainvillea x 'Monka' (Oo-La-La Bougainvillea)VINES 15 Gal.Low1020Total = 87Podocarpus henkelii (Long Leafed Yellow-wood) Schematic Planting PlanGarden Grove - Russell AveMelia HomesProject No.: MH27-DDate: January 19, 2026 2nd City Submittal
NOTES:1.Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to beinstalled per local California water regulations (AB1881) .2.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permittedper local codes & regulations.3.Landscape lighting (landscape up-lights, path lights/bollards, etc.) to be coordinated with Electrical Engineer infuture phase.4.The plant palette listed provides a list of plant material to select from when preparing final landscapeconstruction documents for this project. However, substitutions may be required due to availability, soils tests,or other conditions.5.All trees within 5' of hardscape to be installed with deep root barriers.
L-3
Rhaphiolepis indica 'Clara"
SHRUBS and GROUND COVERLavandula stoechas 'Larkman Hazel' Rosmarinus o. 'Huntington Carpet'Xylosma congestum 'Compact' Stipa (Nassella) pulchraMuhlenbergia rigensKalanchoe thyrsiflora Westringia sp.Yucca gloriosa
WUCOLS (R3)
India HawthornHazel™ Spanish LavenderGroundcover RosemaryCompact Xylosma Purple NeedlegrassDeer GrassFlapjack Paddle Plant
WestringiaSpanish DaggerLowLowVery LowLow
Very LowLowLow
LowLow
SHRUBS and GROUND COVERAgave sp.Aloe sp.Bougainvillea sp.Carissa m. 'Green Carpet'Chamaerops humilisCarex divulsaDelosperma cooperi Callistemon citrinus 'Little John'Dasylirion longissimumDianella revoluta 'Little Rev' WUCOLS (R3)Agave AloeBougainvilleaDwarf Natal PlumMediterranean Fan PalmBerkeley SedgesTrailing Ice Plant Dwarf BottlebrushMexican Grass TreeLittle Rev™ Flax Lily LowLowLowLowLowLowLow
LowLowLowHesperaloe parvifloraRed / Yellow YuccaVery Low 40'Scale: 1" = 20'0 20'10' Trees to be centered on upperwindows for screening.
Proposed 1" irrigationdomestic water meter, andback flow. (to be screenedwith evergreen shrubs) 123
4910111213141516
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5678
Limit of Work
Limit of Work
Limit of Work
Limit of Work IR
UUUUUUUUUUUUUU
UUUUUU
PHOTOSYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYSVE-3 - Pole LightArea Pole Light, HID - Direct Lighting Sales, Model SanVicente #SVE-3Cast Aluminum, Textured Bronze, RA21 Radius, On DBC-1Base & 10` round pole.Lamp: Per Elec. Eng., Per Elec. Eng., Per Elec. Eng.Accessories: On DBC-1 Base & 10` round pole. 8 BDA8-HV SERIES-LED8" W x 42"HAluminum, Polyester powdercoat8 BAR2103Q-AB-A11"x12"x16"Lamp: 13Q53
FX Luminaire DEDown light ideal for large applications. 9.7in. H x 3.0in. Dia.Order code: DE, Aluminum Alloy, (AL) Almond, Mini J-Boxfor 1/2in. ThreadLamp: DE-1LED, 2W / 2.4VA, 2700K, Beamspread: Spot9
LIGHTING SCHEDULE
Schematic Lighting PlanGarden Grove - Russell AveMelia HomesProject No.: MH27-DDate: January 19, 2026 2nd City Submittal
L-4
40'Scale: 1" = 20'0 20'10'
OS ZONEAPN:098-081-21
R-1-7 ZONEAPN: 098-081-20R-1-7 ZONEAPN: 098-081-03
RUSSELL AVENUE
KERRY STREET
R-1-7 ZONE
123
4910111213141516
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PL 1PL 1PL 1PL 1
PL 1PL 1
PL 1
PL 3
PL 2
PL 2
PL 2
PL 3PL 2
PL 2PL 3
PL 3
PL 2
PL 2
PL 2
PL 3 PL 2
PL 1
PL 2
PL 3PL 1
APN: 098-081-19
DAKOTAAVENUE GARDEN
RECREATION AREA
COMMUNAL
BBQ AREA
TRASHENC.
LOT 1
LOT A(DEDICATION PER THIS MAP)
LOT A(DEDICATION PER THIS MAP)
CACANORTH
9860 Irvine Center Drive Irvine, CA 92618Contact: Mr. Chad BrownMELIA HOMES INC.A.P.N. 098-081-199822 Russell AvenueGarden Grove, CA 928445256 S. MISSION ROAD STE. 404BONSALL, CA. 92003760.724.1198SUMMA ARCHITECTURE(949) 759-4367 SUBTOTAL PROJECT EARTHWORK QUANTITIES3,286 CY6,269 CY
NORTH
CACA
····
RUSSELL AVENUE
KERRY STREETOS ZONEAPN:098-081-21
R-1-7 ZONEAPN: 098-081-20R-1-7 ZONEAPN: 098-081-03
R-1-7 ZONE
APN: 098-081-19
DAKOTAAVENUE
9860 Irvine Center Drive Irvine, CA 92618Contact: Mr. Chad BrownMELIA HOMES INC.A.P.N. 098-081-199822 Russell AvenueGarden Grove, CA 928445256 S. MISSION ROAD STE. 404BONSALL, CA. 92003760.724.1198SUMMA ARCHITECTURE(949) 759-4367
CACANORTH
NORTHCACA
···
Melia Homes
NORTHCACA
Melia Homes
Initial Study / Mitigated Negative Declaration (ISMND)
To view Attachment 3 – Initial Study / Mitigated Negative Declaration with Appendices A to J, please refer to the digital Plannin g Commission agenda, found online at:
ggcity.org/commissions/planning-commission
ATTACHMENT 3
RESOLUTION NO. 6138-26
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE
RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE
DECLARATION AND AN ASSOCIATED MITIGATION MONITORING AND REPORTING PROGRAM FOR THE RUSSELL AVENUE TOWNHOME PROJECT AT 9822 RUSSELL AVENUE, ASSESSOR'S PARCEL NO. 098-081-19.
WHEREAS, 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) residential units, along with associated site improvements, on a property located 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 Pap 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 stand ards 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 for the purpose of s elling 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, these actions are referred to herein as the “Project”; and
WHEREAS, pursuant to 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., an Initial Study was prepared for the proposed Project and it has been determined that the proposed Project qualifies for a Mitigated Negative Declaration as the proposed Project with the proposed mitigation measures cannot, or will not, have a significant effect on the environment; and
WHEREAS, a Mitigation Monitoring and Reporting Program has been prepared and is attached to the Mitigated Negative Declaration listing the mitigation measures to be monitored during Project implementation; and
WHEREAS, the Mitigated Negative Declaration with mitigation measures was prepared, circulated, and noticed in accordance with CEQA, and CEQA's implementing guidelines; and
WHEREAS, concurrent with its adoption of this Resolution, the Planning Commission also adopted Resolution No. 6139-26 recommending that the City Council approve General Plan Amendment No. GPA -001-2026, Amendment No.
Resolution No. 6138-26 Page 2
A-046-2026, and Planned Unit Development No. PUD-020-2026, and Resolution No. 6140-26 recommending that the City Council approve Site Plan No. SP -168-2026, and Vesting Tentative Tract Map No. TT -19447, subject to s pecified Conditions of Approval; and
WHEREAS, at its regular meeting held May 21, 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, the Initial S tudy, and the proposed Mitigated Negative Declar ation and associated Mitigation Monitoring and Reporting Program.
NOW, THEREFORE, BE IT RESOLVED, FOUND AND DETERMINED as follows:
1. Pursuant to the California Environmental Quality Act CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an Initial Study was prepared, and it has been determined that the Project qualifies for a Mitigated Negative Declaration because the Project , with the proposed mitigation measures cannot, or will not, have a significant effect on the environment. The Mitigated Negative Declaration with mitigation measures was prepared, circulated, and noticed in accordance with CEQA and CEQA's implementing guidelines.
2. The Planning Commission has considered the proposed Mitigated Negative Declaration together with comments received during the public review process.
3. The Planning Commission finds that the Mitigated Negative Declaration reflects the City's independent judgment and analysis.
4. The Planning Commission finds on the basis of the whole r ecord before it, including the Initial Study and comments received, that there is no substantial evidence that the Project, with the proposed mitigation measures, will have a significant effect on the environment.
5. The Planning Commission hereby recommends the City Council adopt the Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the Project (Exhibit “A”).
Adopted this 21th day of May 2026
ATTEST: /s/ BERT ASHLAND ___
CHAIR
/s/ CAROL SEBBO _____
RECORDING SECRETARY
Resolution No. 6138-26 Page 3
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 21, 2026, by the following vote:
AYES: COMMISSIONERS: (5) ASHLAND, BEARD, CUEVA, FLANDERS,
LARICCHIA,
NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (2) LINDSAY, RAMIREZ
/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 June 1, 2026.
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 1
MITIGATION MONITORING AND REPORTING PROGRAM
Introduction
The California Environmental Quality Act (CEQA) requires a lead or public agency that approves or carries out a project for which an Initial Study/ Mitigated Negative Declaration (IS/MND) has been adopted which identifies one or more significant adverse environmental effects and where findings with respect to changes or alterations in the project have been made, to adopt a “…reporting or monitoring program for the changes to the project which it has adopte d or made a condition of project approval in order to mitigate or avoid significant effects on the environment” (CEQA, Public Resources Code Sections 21081, 21081.6).
A Mitigation Monitoring and Reporting Program (MMRP) is required to ensure that adopted mitigation measures are successfully implemented for the 9822 Russell Avenue Townhome Project (Project). The City of Garden Grove is the Lead Agency for the project and is responsible for implementation of the MMRP. This MMRP for the project identifies the parties that will be responsible for monitoring implementation of the individual mitigation measures in the MMRP.
Mitigation Monitoring and Reporting Program
This MMRP for the P roject applies, variably, during all Project phases, including design, construction, and operation, as indicated. The attached table identifies the mitigation program required to be implemented by the C ity for the 9822 Russell Avenue Townhome Project. The table identifies the mitigation measures required by the C ity to mitigate or avoid significant adverse impacts associated with the implementation of the Project, the timing of implementation, and the responsible party or parties for monitoring compliance.
The MMRP also includes a column that will be used by the compliance monitor (individual responsible for monitoring compliance) to document when implementation of the measure is completed. As mitigation measures are completed, the compliance monitor will sign and date the MMRP, indicating that the required actions have been completed.
EXHIBIT "A"
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 2
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9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 3
MITIGATION MONITORING AND REPORTING PROGRAM
9822 RUSSELL AVENUE TOWNHOME PROJECT
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
AESTHETICS
Lighting. Project plans and specifications shall comply with City standard Conditions of Approval for lighting, which states that all lighting structures shall be placed so as to confine direct rays to the subject property. All exterior lights shall be reviewed and approved by the Planning Services Division. Lighting adjacent to residential properties shall be restricted to low decorative type wall-mounted lights, or a ground lighting system.
Lighting shall be provided throughout all private drive aisles and entrances to the development per City standards for street lighting. Lighting in the common areas shall be directed, positioned, or shielded in such manner so as not to unreasonably illuminate the window area of nearby residences.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building and Occupancy
Permits.
City of Garden Grove
Building and Safety Division
City of Garden Grove
Planning Services Division
AIR QUALITY
SCAQMD Rule 402 – Nuisance. The Project plans and specifications shall implement compliance with the provisions of South Coast Air Quality Management District (SCAQMD) Rule 402. The Project shall not discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property .
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition and Grading
Permits and during
demolition and grading
activities.
City of Garden Grove
Building and Safety Division
SCAQMD Rule 403 – Fugitive Dust . The Project Plans and specifications shall implement compliance with the provisions of South Coast Air Quality Management District (SCAQMD) Rule 403 as implemented by the City’s standard Condition of Approval, which includes dust minimization measures, the use of electricity from power poles rather than diesel or gasoline powered generators, and the use of methanol, natural gas, propane or butane vehicles instead of gasoline or diesel powered equipment, where feasible.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition and Grading
Permits and during
demolition and grading
activities.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 4
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
SCAQMD Rule 1113 – Architectural Coatings. The Project plans and specifications shall implement compliance with the provisions of South Coast Air Quality Management District Rule (SCAQMD) Rule 1113. Only “Low-Volatile Organic Compounds” paints (no more than 50 gram/liter of Volatile Organic Compound) and/or High Pressure Low Volume (HPLV) applications shall be used.
Requirement to be included
in Construction Plans,
Specifications, and Permits.
Verified prior to issuance of
Construction Permits that
involve architectural coatings
and during architectural
coating activities.
City of Garden Grove
Building and Safety Division
BIOLOGICAL RESOURCES
Migratory Bird Treaty Act and California Fish and Game Code Sections 3503.5, 3511, and 3515. The Project construction COA plans and specifications shall identify compliance with the following City standard Condition of Approval. The applicant shall comply with the Migratory Bird Treaty Act (MBTA), and Sections 3503, 3503.5, and 3515 of the California Fish and Game regulations, which require the protection of active nests of all bird species, prior to the removal of any on-site landscaping, including the removal of existing trees.
Prior to commencement of grading activities and issuance of any building permits, the City Community Development Director, or designee, shall verify that all Project grading and construction plans are consistent with the requirements of the Migratory Bird Treaty Act and California Fish and Game Code Sections 3503.5, 3511, and 3515, as stated above, that pre- construction surveys have been completed (if needed) and the results reviewed by staff, and that the appropriate buffers (if needed) are noted on the plans and established in the field with orange snow fencing.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition and Grading
Permits involving vegetation
removal.
City of Garden Grove
Planning Services Division
CULTURAL RESOURCES
Archaeological Resources. The Project construction plans and specifications shall identify compliance with the following City standard Condition of Approval. During construction, if archaeological resources are found, all attempts will be made to preserve in place or leave in an undisturbed state in compliance with applicable law. In the event that cultural resources are encountered on the site during construction and cannot be preserved in place, the applicant shall contact and retain, at applicant’s expense, a qualified archaeologist, acceptable to the City to evaluate and determine appropriate treatment for the specimen or resource, and work in the vicinity of the discovery shall Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 5
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
halt until appropriate assessment and treatment of the resource is determined by the archeologist (work can continue elsewhere on the Project site). Any mitigation, monitoring, collection, and specimen/resource treatment measures recommended by the archaeologist shall be implemented by the applicant at its own cost.
Human Remains. In the event that human remains are encountered on the Project site, work within 50 feet of the discovery shall cease and the County Coroner shall be notified immediately consistent with the requirements of California Code of Regulations (CCR) Section 15064.5(e). State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code (PRC) Section 5097.98. Prior to the issuance of grading permits, the City shall verify that all grading plans specify the requirements of CCR Section 15064.5(e), State Health and Safety Code Section 7050.5, and PRC Section 5097.98
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits and during
ground disturbing activities.
City of Garden Grove
Building and Safety Division
ENERGY
CalGreen Compliance . The Project plans and specifications shall implement compliance with the CALGreen Building Code as included in the City’s GGMC Section
18.04.010 to ensure efficient use of energy. CALGreen specifications are required to be incorporated into building plans as a condition of building permit approval.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building Permits.
City of Garden Grove
Building and Safety Division
California Code of Regulations (CCR) Title 13, Motor Vehicles, Section 2449(d)(3) .
The Project construction plans and specifications shall implement compliance with CCR Title 13, Motor Vehicles, Section 2449(d)(3), which states that no vehicle or engines may idle for more than 5 consecutive minutes. The idling limit does not apply to queuing and necessary operation to accomplish work for which the vehicle/equipment was designed.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building Permits.
City of Garden Grove
Building and Safety Division
GEOLOGY AND SOILS
California Building Code. The Project plans and specifications shall comply with City standard Conditions of Approval for the California Building Code (CBC) and implement compliance with the CBC as included in GGMC Title 18, Building Codes and Regulations. All work shall comply with the latest edition of the California CBC at time of permit application to preclude significant adverse effects associated with seismic hazards. California Building Code related and geologist and/or civil engineer Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading and Building
Permits.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 6
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
specifications for the Project are required to be incorporated into grading and building plans and specifications prior to issuance of grading and building permits.
Mitigation Measure PAL -1: Paleontological Resources. Construction plans and specifications shall state that in the event that potential paleontological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified paleontologist (who meets the Society of Vertebrate Paleontology’s (SVP, 2010) definition for qualified professional paleontologist) has evaluated the find. If a fossil is determined to be significant, the qualified paleontologist shall implement a paleontological salvage program to remove the resources from their location, following the guidelines of the SVP (2010). Any fossils encountered and recovered shall be prepared to the point of identification, catalogued, and curated at a public, non-profit institution with a research interest in the material and with retrievable storage, such as the Natural History Museum of Los Angeles County, if such an institution agrees to accept the fossils. If no institution accepts the fossil collection, they shall be donated to a local school in the area for educational purposes. Accompanying notes, maps, and photographs shall also be filed at the repository and/or school.
If any fossil remains are discovered, the qualified paleontologist shall make a recommendation whether monitoring shall be required for the continuance of earth moving activities. Prior to issuance of grading permits, the City shall verify that all Project grading and construction plans specify the requirements herein related to the unanticipated discovery of paleontological resources.
After completion of the salvage and curation of any resources, the qualified paleontologist shall prepare a report summarizing the results of the monitoring and salvage efforts, the methodology used in these efforts, as well as a description of the fossils collected and their significance. The report shall be submitted to the Community Development Director, or designee, and the Natural History Museum of Los Angeles County.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits.
City of Garden Grove
Building and Safety Division
City of Garden Grove
Planning Services Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 7
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
GREENHOUSE GAS EMISSIONS
AB 1881 Landscaping. The Project Conditions of Approval would require compliance with AB 1881 landscaping requirements (included in the GGMC in Section 9.12.040.085 and pursuant to the Title 24 regulations in GGMC Section 18.04.010.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building Permits.
City of Garden Grove
Building and Safety Division
City of Garden Grove
Planning Services Division
HAZARDS AND HAZARDOUS MATERIALS
Fire Master Plan: The applicant shall comply with all applicable Orange County Fire Authority (OCFA) requirements, including but not limited to the Fire Master Plan.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building Permits.
City of Garden Grove
Building and Safety Division
Orange County Fire
Authority (OCFA)
Asbestos Containing Materials. The Project Plans and specifications shall implement compliance with the provisions of South Coast Air Quality Management District (SCAQMD) Rule 1403. If asbestos is found, the Project applicant shall follow all procedural requirements and regulations of SCAQMD Rule 1403. Rule 1403 regulations require that the following actions be taken: notification of SCAQMD prior to construction activity, asbestos removal in accordance with prescribed procedures, placement of collected asbestos in leak-tight containers or wrapping, and proper disposal.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition Permit.
City of Garden Grove
Building and Safety Division
Lead Based Paint. The Project Plans and specifications shall implement compliance with the provisions of the Code of Federal Regulations Title 29, Section 1926.62, California Code of Regulations Title 8 Section 1532.1, and Cal/OSHA’s Lead in Construction Standard to require a lead- based paint survey be conducted, and if lead- based paint is found, the Project applicant shall follow all procedural requirements and regulations for proper removal and disposal of the lead- based paint. Cal -OSHA has established limits of exposure to lead contained in dusts and fumes. Specifically, CCR Title 8, Section 1532.1 provides for exposure limits, exposure monitoring, and respiratory protection, and mandates good working practices by workers exposed to lead.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition Permit.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 8
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
HYDROLOGY AND WATER QUALITY
Stormwater Pollution Prevention Plan . Prior to grading permit issuance, the Project developer shall have a Stormwater Pollution Prevention Plan (SWPPP) prepared by a QSD (Qualified SWPPP Developer) in accordance with the County Drainage Area Management Plan (DAMP). The SWPPP shall incorporate all necessary Best Management Practices (BMPs) and other DAMP requirements to comply with the National Pollutant Discharge Elimination System (NPDES) regulations to limit the potential of polluted runoff during construction activities. Project contractors shall be required to ensure compliance with the SWPPP and permit periodic inspection of the construction site by City of Garden Grove staff or its designee to confirm compliance.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits.
City of Garden Grove
Building and Safety Division,
and Public Works
Engineering Division
Water Quality Management Plan . Prior to the approval of the Grading Plan and issuance of Grading Permits a completed Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Building and Safety Division. The WQMP shall identify all post-construction, site design, source control, and treatment control Best Management Practices (BMPs) that will be incorporated into the development project in order to minimize the adverse effects on receiving waters. The WQMP shall comply with GGMC Section 6.40.050, the Orange County DAMP, and the Santa Ana Region, Regional Water Quality Control Board (RWQCB) requirements in effect at the time permitting.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits.
City of Garden Grove
Building and Safety Division,
and Public Works
Engineering Division
NOISE
Construction Noise. Project construction plans and specifications shall detail that construction activities shall occur in compliance with GGMC Section 8.47.060(d), which states that it shall be unlawful for any person within a residential area, or within a radius of 500 feet therefrom, to operate equipment or perform any construction or repair work on buildings, structures, or projects, including construction- related vehicles arriving, idling, or being loaded/unloaded at or near a construction site, or to operate any pile driver, power shovel, pneumatic hammer, derrick, power hoist, or any other construction type device outside of the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday and the hours of 9:00 a.m. and 6:00 p.m. on Saturdays. No construction or repair work shall be permitted on Sundays or federal holidays.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition, Grading, and
Construction Permits and
during these activities.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 9
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
Mitigation Measure NOI-1: Construction Vibration. Prior to issuance of demolition or grading permits, the Community Development Director, or designee, shall verify that the construction plans require that the construction contractor restrict the use of heavy construction equipment (i.e., greater than 80,000 pounds), vibratory rollers, large loaded trucks, and large dozers within 10 feet of the southern property line. Instead, smaller, rubber-tired bulldozers (less than 80,000 pounds) shall be used within this area during Project construction to reduce vibration levels.
Requirement to be included
in Project Plans and
Mechanical Specifications.
Verified prior to Occupancy
Permits.
City of Garden Grove
Building and Safety Division
PUBLIC SERVICES
Schools Development Impact Fee: The Project will be required to pay applicable development fees levied by the Garden Grove Unified School District pursuant to the School Facilities Act (Senate Bill [SB] 50, Stats. 1998, c.407) to offset these impacts on school facilities resulting from new development.
Requirement to be included
in Project Plans and
Conditions of Approval.
Verified prior to Occupancy
Permits.
City of Garden Grove
Building and Safety Division
Park and Recreation Impact Fee: The Project will be required to pay applicable City development impact fees for park and recreational facilities pursuant to GGMC 9.44.030 In-Lieu Park Fees, which are imposed on each development project to offset the cost of providing increased park and recreation facilities.
In Project Plans and
Conditions of Approval.
Verified prior to Occupancy
Permits.
City of Garden Grove
Building and Safety Division
Public Works Department
TRIBAL CULTURAL RESOURCES
Mitigation Measure TCR-1: Native American Monitoring.
A. The Project plans, specifications, and grading permits shall state that the Project applicant shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation (Kizh). The monitor shall be retained prior to the commencement of any “ground- disturbing activity” for the subject Project at all Project locations (i.e., both on-site and any off-site locations that are included in the Project description and/or required in connection with the Project, such as public improvement work). “Ground- disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
B. A copy of the executed monitoring agreement shall be submitted to the City prior to the earlier of the commencement of any ground- disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.
C. The monitor shall complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, Requirement to be included
in Construction Plans and
Specifications.
Verified prior to Demolition
and Grading Permits and
during grading and
excavation activities.
City of Garden Grove
Planning Services Division
and Building and Safety
Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 10
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
locations of ground -disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe.
Monitor logs shall identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs shall be provided to the Project applicant/City upon written request to the Tribe.
D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the Project applicant/City that all ground- disturbing activities and phases that may involve ground-disturbing activities on the Project site or in connection with the Project are complete; or (2) a determination and written notification by the Kizh to the Project applicant/City that no future, planned construction activity and/or development/construction phas e at the Project site possesses the potential to impact any TCRs.
Mitigation Measure TCR -2: Unanticipated Discovery of Tribal Cultural Resource Objects.
A. Upon discovery of any TCRs, the Kizh monitor shall notify the City and Project applicant and all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh shall recover and retain all discovered TCRs in the form and/or manner the Kizh deems appropriate.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to Demolition
and Grading Permits and
during grading and
excavation activities.
City of Garden Grove
Planning Services Division
and Building and Safety
Division
Mitigation Measure TCR -3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects.
A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.
B. If Native American human remains and/or grave goods are discovered or recognized on the Project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to Demolition
and Grading Permits and
during grading and
excavation activities.
City of Garden Grove
Planning Services Division
and Building and Safety
Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 11
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).
D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.
E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.
UTILITIES AND SERVICE SYSTEMS
Construction Waste. The GGMC Section 18.60.040, Minimum Construction and Demolition Waste Diversion Requirements. Construction plans and specifications shall implement reuse, recycling, and/or diversion of the minimum percentage amount of designated recyclable and reusable materials as set forth by the CALGreen (Part 11 of Title 24, California Code of Regulations).
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to Demolition,
Grading, and Construction
Permits and during these
activities.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 12
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RESOLUTION NO. 6139-26
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE RECOMMENDING THAT THE CITY COUNCIL: (1) APPROVE GENERAL PLAN AMENDMENT NO. GPA-001-2026 TO AMEND THE GENERAL PLAN LAND USE MAP TO
MODIFY THE GENERAL PLAN LAND USE DESIGNATION OF THE PROPERTY LOCATED ON THE SOUTHEAST CORNER OF RUSSELL AVENUE AND KERRY STREET , AT 9822 RUSSELL AVENUE , ASSESSOR’S PARCEL NO. 098-081-19, FROM LOW DENSITY RESIDENTIAL (LDR) TO LOW MEDIUM DENSITY RESIDENTIAL (LMR); (2) APPROVE ZONING AMENDMENT NO. A-046-2026 TO AMEND THE CITY’S OFFICIAL ZONING MAP TO CHANGE THE ZONING OF THE PROPERTY 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 (3) APPROVE RESIDENTIAL PLANNED UNIT DEVELOPMENT NO. PUD-020-2026 TO
ESTABLISH STANDARDS OF DEVELOPMENT TO FACILITATE THE DEVELOPMENT OF A TWENTY-SIX (26) UNIT RESIDENTIAL ATTACHED CONDOMINIUM PROJECT ON THE SUBJECT SITE.
BE IT RESOLVED that the Planning Commission of the City of Garden Grove, in a regular session assembled on May 21, 2026, hereby recommends that the City Council approve General Plan Amendment No. GPA-001-2026, Zoning Map Amendment No. A-046-2026, and Planned Unit Development No. PUD-020-2026 for a property located on the southeast corner of Russell Avenue and Kerry Street, at 9822 Russell Avenue, Assessor’s Parcel No. 098-081-19.
BE IT FURTHER RESOLVED in the matter of General Plan Amendment No.
GPA-001-2026, Amendment No. A -046-2026, and Planned Unit Development No.
PUD-020-2026 the Planning Commission of the City of Garden Grove does hereby report as follows:
1. The subject case was initiated by Chad Brown of Melia Homes, Inc., with authorization from the property owner, Iglesia de Cristo de Restauracion.
2. The Applicant has submitted a request for a General Plan Amendment, Zoning Map Amendment, and related entitlements for a proposed 26 -unit multiple-family residential Project on an approximately 1.8 -acre site, located on the southeast corner of Russell Avenue and Kerry Street, at 9822 Russell Avenue, Assessor’s Parcel No. 098-081-19 (the “Property”).
3. 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 reside ntial 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 for the construction of twenty-six (26) two-story Resolution No. 6139-26 Page 2
townhomes and associated site improvements; (v) a Vesting Tentative Tract Map to create a one -lot subdivision for 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, these actions are referred to herein as the “Project”.
4. Pursuant to the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an initial study was prepared, and it has been determin ed that the proposed Project qualifies for a Mitigated Negative Declaration because the proposed Project, with implementation of the proposed mitigation measures , cannot, or will not, have a significant effect on the environment. A Mitigation Monitoring a nd Reporting Program (MMRP) has been prepared and is attached to the Mitigated Negative Declaration listing the mitigation measures to be monitored during Project implementation. The Mitigated Negative Declaration and MMRP were prepared and circulated in a ccordance with CEQA and CEQA's implementing guidelines.
5. Concurrently with its adoption of this Resolution, the Planning Commission also adopted (a) Resolution No. 6138-26 recommending that the City Council adopt a Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the Project, and (b) Resolution No. 6140-26 recommending that the City Council approve Site Plan No. SP-168-20126 and Vesting Tentative Tract Map No. TT-19447 and revoke Conditional Use Permit Nos. CUP-114-81 and CUP-55-01.
6. The Property currently has a General Plan Land Use Designation of Low Density Residential (LDR) and is zoned R -1 (Single -Family Residential).
The site is currently developed with a religious facility.
7. Existing land use, zoning, and General Plan designation of property in the vicinity of the subject property have been reviewed.
8. Report submitted by the City staff was reviewed.
9. Pursuant to a legal notice, a public hearing was held on May 21, 2026, and all interested persons were given an opportunity to be heard.
10. The Planning Commission gave due and careful consideration to the matter during its meeting on May 21, 2026.
BE IT FURTHER RESOLVED, FOUND AND DETERMINED that the facts and reasons supporting the conclusion of the Planning Commission, as required under Municipal Code Section 9.32.030, are as follows:
Resolution No. 6139-26 Page 3
FACTS:
The subject Property is comprised of an approximately 78,537 square-foot (1.8-acre) parcel on the southeast corner of Kerry Street and 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 reques t. In conjunction with the subject request , Conditional Use Permit Nos. CUP -114-81 and CUP-554-01, which allowed the operation of the preschool and the telecommunications facility, respectively, would be revoked.
The subject site 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.
The Applicant is requesting: (i) a General Plan Amendment to change the Land Use Designation of the property from Low Density Residential (LDR) to Low Medium Density Residential (LMR); (ii) an Amendment to the zoning map to establish a residential PUD zone (PUD-020-2026) with an R-2 (Limited Multiple Residential) base zone; (iii) a residential Planned Unit Development to facilitate the development of the Project; (iv) Site Plan approval to construct twenty -six (26) two -story attached multiple-family units along with associated site improvements; (v) and a Vesting Tentative Tract Map to create a one -lot subdivision for the purpose of selling each dwelling unit as a condominium.
Each proposed unit would be between 1,442 square feet and 1,800 square feet, and would consist of three (3) or four (4) bedrooms, three (3) bathrooms, an attached two-car garage, and a front porch. Associated site improvements would consist of a private street, visitor parking, a common recreation area, private open space areas for each unit, and site landscaping improvements.
FINDINGS AND REASONS:
General Plan Amendment
1. Proposed General Plan Amendment No. GPA-001-2026 is internally consistent with the goals, policies, and elements of the General Plan.
The proposed General Plan Amendment No. GPA-001-2026 would amend the City of Garden Grove's General Plan Land Use Map to modify the General Plan Land Use Designation of a 1. 8-acre property from Low Density Residential (LDR) to Low Medium Density Residential ( LMR), in order to facilitate the development of the Project. 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, park s, and other community services; provide a high -quality architectural d esign that preserves privacy; Resolution No. 6139-26 Page 4
provide common spaces, recreation areas and s ervices convenient to residents; provide an excell ent environment for family life; and preserve residential property values. The proposed General Plan Amendment is consistent with the goals, policies, and other elements of the General Plan, including the following goals and policies:
Goal LU -1: The City of Garden Grove is a well -planned community with sufficient land uses and intensities to meet the needs of anticipated growth and achieve the community’s vision.
The proposed General Plan Amendment would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The design and proposed housing development would be specifically styled to be consistent with the adjacent neighborhood. Further, by constructing new residential units, the Project could help the City meet the anticipated growth needs in the foreseeable future, particularly in relation to the City’s overall Regional Housing Needs Allocation (RHNA).
Policy LU-2.2: Strive to provide a diverse mix of housing types, along with uniformly high standards of residential property maintenance to preserve residents’ real estate values and their high quality of life.
The proposed Genera l Plan Amendment would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The proposed development would add to the mix of diverse housing types in the immediate neighborhood. Additionally, the prop osed development would ensure maintenance of all common areas, such as the private drive aisle, guest parking areas, the common recreation area, and landscaping, which would be the responsibility of the Homeowner’s Association (HOA). The HOA would help ensure proper maintenance that preserves the residents’ real estate values and quality of life.
Policy LU-2.4: Assure that the type and intensity of land use are consistent with those of the immediate neighborhood.
The proposed General Plan Amendment would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The site is located within a residential neighborhood, characterized by multiple- family developments to the north, across Russell Avenue, an d single-family residential uses to the west across Kerry Street , and south. The proposed development, would provide a transition between the lower density single - family residential developments and the higher density multiple -family developments. The pro posed development would be consistent with other residential developments in the immediate neighborhood.
Goal LU -4: The City seeks to develop uses that are compatible with one another.
Resolution No. 6139-26 Page 5
The proposed General Plan Amendment would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The site is located within a residential neighborhood, characterized by multiple- family developments to the north, across Russell Avenue, and single -family residential uses t o the west across Kerry Street , and south. The proposed development, would be consistent with the lower density single -family residential developments and the higher density multiple-family developments within the immediate vicinity. Therefore, the proposed development would be compatible with other uses in the immediate area.
Policy LU -4.1: Locate higher -density residential uses within proximity of commercial uses to encourage pedestrian traffic, and to provide a consumer base for commercial uses.
The proposed General Plan Amendment would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The site is located within walking distance to Brookhurst Street, a major thoroughfare with commercial uses. The Project could increase the local population, and add to the consumer base for commercial services within the immediate vicinity.
Policy CD-1.1: Enhance the positive qualities that give residential, commercial, and industrial areas their unique identities, while also allowing flexibility for innovative design.
The proposed General Plan Amendment would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The design of the proposed developme nt is intended to transition between nearby single - and multiple -family residential uses. The proposed development would be classified as a multiple-family development, but would exude the positive qualities of more traditional single -family developments.
The amended General Plan Land Use Designation would allow for a more innovative design that would not alter the visual appeal of the surrounding neighborhood.
Goal H-2: Housing supply to accommodate housing needs at all affordability levels.
The proposed General Plan Amendment would facilitate the construction of twenty-six (26) new, market-rate, for-sale housing units. This type of project would help further diversify the City’s housing stock and increase housing opportunities. Additionally, the Project would increase the variety of housing types within the subject neighborhood. The number of units would further contribute to meeting the City’s Regional Housing Needs Allocation (RHNA).
Policy H-3.1: Maintain land use policies and regulations that cr eate capacity for the development of a range of residential development types that can fulfill local housing needs, including accessory dwelling units, low -density single- Resolution No. 6139-26 Page 6
family uses, moderate-density townhomes and middle housing, higher-density apartments and condominiums, senior housing, and mixed-use Projects.
The proposed General Plan Amendment would facilitate the construction of twenty-six (26) new, market -rate, for-sale townhome units. The proposed density for the Project would be approximately fourteen (14.4) units per acre, a moderate density, within the allowable twenty -one (21) units per acre for the Low Medium Density Residential (LMR) Land Use Designation .
Furthermore, the proposed density of approximately fourteen (14.4) units per acre is within the range of eleven (11) units per acre and sixteen (16) units per acre, which are found in the development adjacent to the Project. The General Plan Amendment would allow for additional housi ng capacity, in a different var iety than what is readily available in the surrounding neighborhood.
2. The proposed General Plan Amendment will promote the public interest, health, safety and welfare.
The Project would promote the public interest, health, safety, and welfare. The proposed General Plan Amendment is necessary to facilitate the development of the proposed twenty -six (26) unit residential development. The General Plan Amendment would ensure that the future use and development of the property would be consistent with the use s and development s on nearby properties. The Project could help the City with its housing goals. Specifically, the Project would also contribute to meeting the City’s overall Regional Housing Needs Allocation (RHNA).
The General Plan Amendment also would enable the redevelopment of the subject property. As a result of the Project, a Homeowner’s Association would be developed, helping ensure proper maintenance and upkeep of the property.
Furthermore, the Project has been reviewed by the Community Development Department, Orange County Fire Authority, and Public Works Department to help ensure the Project promotes public health, safety, and welfare.
3. The parcels covered by the proposed Amendment to the General Plan Land Use Map are physically suitable for the requested Land Use Designation (s), compatible with the surrounding land uses, and consistent with the General Plan.
The proposed General Plan Amendment would amend the City of Garden Grove's General Plan Land Use Map to modify the General Plan Land Use Designation of the Property from Low Density Residential (LDR) to Low Medium Density Residential (LMR). The General Plan Amendment would facilitate the development of the Project and associated site improvements. The LMR Land Use Designation is intended in-part for the development of multi ple-family residential neighborhoods, and allows for a maximum of 21.0 dwelling units per acre. The proposed Project would have a density of approximately fourteen (14.4) dwelling units per acre.
Resolution No. 6139-26 Page 7
The proposed General Plan Amendment would facilitate rezoning of the subject property to a Planned Unit Development with an R-2 (Limited Multiple Residential). The Planned Unit Development would establish development standards that would govern the development of the proposed twenty-six (26) unit development. The site’s proposed townhome -style residential units are similar to and create a transition between the surrounding single -family and multiple-family residential developments.
The surrounding properties have a mix of LDR and LMR General Plan Land Use Designations. Accordingly, the proposed LMR Land Use Designation would be appropriate for the site , and would ensure that the site is developed and maintained consistently with surrounding land uses. In addition, the site is of adequate size, and has access to all necessary public infrastructure to adequately serve the proposed Project.
Lastly, the application of the LMR Land Use Designation to the site would not conflict with other provisions or elements of the General Plan.
Zoning Amendment
1. Proposed Amendment No. A-046-2026 is internally consistent with the goals, policies, and elements of the General Plan.
Under the proposed Amendment No. A-046-2026, the City’s Official Z oning Map would be amended to rezone the subject property 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 ensure consistency with the proposed General Plan Land Use Designation of Low Medium Density Residential (LMR).
The proposed PUD-020-2026 with an R-2 (Limited Multiple Residential) base zone implements the LMR Land Use Designation . This PUD is intended to facilitate the development of the subject condominium development. The LMR Land Use Designation is intended for a range of over eleven (11.1) to twenty- one (21) dwelling units per acre. The proposed Project would consist of twenty-six (26) units, or approximately fourteen (14.4) units per acre, which is within the allowable range.
Rezoning the site from R -1 (Single-Family Residential) to residential Planned Unit Development ( PUD-020-2026) zoning with an R-2 (Limited Multiple Residential) base zone is consistent with the goals and policies of the General Plan Land Use Element, including:
Policy LU-2.2: Strive to provide a diverse mix of housing types, along with uniformly high standards of residential property maintenance to preserve residents’ real estate values and their high quality of life.
Resolution No. 6139-26 Page 8
As facilitated by the proposed Amendment, the proposed development of twenty-six (26) for-sale units would add to the mix of diverse housing types in the immediate neighborhood. The proposed devel opment would ensure maintenance of all common areas, such as the private drive aisle, guest parking areas, the common recreation area, and landscaping, which would be the responsibility of the Homeowner’s Association (HOA). The HOA would help ensure proper maintenance that preserves the residents’ real estate values.
Furthermore, the Project would contribute to meeting the City’s Regional Housing Needs Allocation (RHNA), as well as the Housing Element policies.
Policy LU-2.4: Assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood.
The site is located within a residential neighborhood, characterized by R-1 (Single-Family Residential) zoned properties to the west across Kerry Street, and south. To the north, the Project abuts R-2 (Limited Multiple Residential) zoned properties. Furthermore, the proposed density of approximately fourteen (14.4) units per acre is within the range of eleven (11) units per acre and sixteen (16) units per acre, which are found in the development adjacent to the Project. The proposed PUD zone with an R-2 base zone, allowing for up to twenty-one (21) units per acre is appropriate, as it will not only provide opportunities for new housing developments, but also be consistent with the surrounding neighborhood.
Goal LU -4: The City seeks to develop uses t hat are compatible with one another.
The 1.8-acre site is proposed to be improved with twenty-six (26) condominium units, at approximately fourteen (14.4) units per acre, which is within the allowable density of twenty-one (21) units per acre o therwise allowed under the R -2 base zoning and the proposed Low Medium Density Residential (LMR) General Plan Land Use Designation of the property. The proposed PUD would be consistent with the maximum density of twenty-one (21) units per acre. The proposed Project is within the allowed density of the LMR Land Use Designation, and is similar in scale to the adjoining residential neighborhood. The proposed design would consist of two-story units, matching the nearby single - and multiple-family residential uses. Thus, the Project would be similar in land use intensity and physical scale of the adjoining neighborhood.
Policy LU -4.1: Locate higher -density residential uses within proximity of commercial uses to encourage pedestrian traffic, and to provide a con sumer base for commercial uses.
The site is located within a residential neighborhood with nearby access to Brookhurst Street, a major thoroughfare with commercial uses. Approval of the proposed Zoning Map Amendment would facilitate the redevelopment of an existing property with twenty-six (26) condominiums. The construction of Resolution No. 6139-26 Page 9
the new residential units could increase the local population , and add to the consumer base for commercial services within the immediate vicinity.
Goal H-2: Housing supply to accommodate housing needs at all affordability levels.
The proposed Project would provide twenty-six (26) new, market-rate, for-sale housing units. This type of Project would help further diversify the variety of residential uses within the subject neigh borhood, the City’s overall housing stock, and increase housing opportunities. The number of units would further contribute to meeting the City’s Regional Housing Needs Allocation (RHNA).
Policy H-3.1: Maintain land use policies and regulations that cre ate capacity for the development of a range of residential development types that can fulfill local housing needs, including accessory dwelling units, low -density single- family uses, moderate-density townhomes and middle housing, higher-density apartments and condominiums, senior housing, and mixed-use Projects.
Approval of the proposed Zoning Map Amendment would facilitate the development of twenty-six (26), attached, market-rate residential units. The zoning Amendment to establish residential Planned Un it Development (PUD-020-2026) zoning with an R -2 base zone would allow for this development specifically, creating additional housing capacity.
Policy CD-7.1: Encourage future development and redevelopment Projects to reinforce district scale, identity, and urban form.
The site is located in an area with adjacent single - and multiple -family residential uses. The adoption of the PUD with an R-2 base zone would help ensure the proposed development would be consistent with the existing neighborhood. Specifically, the proposed two-story townhome Project would provide a transition between the form and scale of the nearby single-family developments and the denser multiple-family uses to the north, across Russell Avenue.
2. Proposed Amendment No. A-046-2026 is deemed to promote the public interest, health, safety and welfare.
Under the proposed Amendment No. A-046-2026, the City’s Official Zoning Map would be amended to rezone the Project site 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 facilitate the development of the proposed twenty-six (26) unit Project, and to ensure consistency with the proposed General Plan Land Use Designation of Low Medium Density Residential (LMR).
The subject property is currently improved with an underutilized religious facility. As facilitated through the proposed Amendment, the property would Resolution No. 6139-26 Page 10
be developed with twenty-six (26) residential units, and associated site features. The proposed residential units would help promote the public interest, as would help the City achieve its housing goals. It also would allow the redevelopment of a property. The Project would also necessitate the creation of a Homeowner’s Association, helping ensure proper maintenance into the foreseeable future . Furthermore, the Project has been reviewed by the Community Development Department, the Public Works Department, and Orange County Fire Authority to help ensure the Project would promote public health, safety, and welfare.
3. The proposed Zoning Map Amendment will ensure a degree of compatibility with surrounding properties and uses.
Under the proposed Amendment No. A-046-2026, the City’s Official Zoning Map would be amended to rezone the Project site 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 facilitate the development of the proposed twenty-six (26) unit Project, and to ensure consistency with the proposed General Plan Land Use Designation of Low Medium Density Residential (LMR).
The proposed Zoning Map Amendment would facilitate the development of the proposed Project. The Project’s proposed townhome-style design would be compatible with the surrounding residential uses and properties. Accordingly, the R-2 base zoning designation would be appropriate for the site, and would ensure that th e site is compatible with, is developed, and is maintained in continuity with surrounding land uses.
4. The parcels covered by the proposed Amendment to the Zoning Map are physically suitable for the requested Land Use Designation(s), compatible with the surrounding land uses, and consistent with the General Plan.
Under the prop osed Amendment No. A-046-2026, the City’s Official Zoning Map would be amended to rezone the Project site from zoning map Amendment to re -zone the subject property from R -1 (Single-Family Residential) to residential PUD (PUD-020-2026) zoning with an R-2 (Limited Multiple Residential) base zone, to facilitate the development of the proposed twenty-six (26) unit detached condominium Project, and to ensure consistency with the proposed General Plan Land Use Designation of Low Medium Density Residential (LMR).
The proposed Amendment would facilitate the development of the proposed twenty-six (26) unit townhome Project. The site’s proposed attached single- family, townhome -style condominium units would be compatible with the surrounding area, which consists of a mix of multiple-family and single-family residential uses. Accordingly, the PUD zone with the R -2 base zone would be appropriate for the site, as it would be consistent with the variety of residential developments in the immediate area. In addition, t he site has access to all Resolution No. 6139-26 Page 11
necessary public infrastructure to adequately serve the proposed development.
Planned Unit Development
1. 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.
The proposed residential Planned Unit Development is intended to facilitate a housing development that is more compatible with the surrounding neighborhood by creating a transition between the existing single - and multiple-family residential developments . The multiple-family residential developments across Russell Street to the north were constructed at a density of approximately sixteen (16) units per acre. Meanwhile, the single -family residential uses to the west and south were constructed at approximately eleven (11) units per acre. The proposed Project, as facilitated through the residential Planned Unit Development, would provide a density of approximately fourteen (14.4) dwelling units per acre. The proposed density would be a moderate density, within the range of densities of surrounding residential uses. Additionally, the proposed Planned Unit Development would include specific development standards that intend to allow the proposed multiple-family development appear and function more akin to a single-family residential use.
Development standards specified in the PUD include, but are not limited to, setbacks, parking, building heights, and open space requirements. There are three (3) development standards in which the PUD would differ from the R -2 base zoning. The PUD would allow for: (1) fences in the front setback up to three-and-a-half-feet (3’ -6”) tall; (2) mechanical equipment (e.g., A/C condensers) within the front setback area, as long as they are screened from view; and (3) a minimum one -foot (1’-0”) separation between buildings and the private street. Collectively, the PUD standards would provide greater flexibility in design, and would allow the Project to provide a transition between the other uses in the immediate vicinity.
The Planned Unit Development would allow for the proposed development to be more consistent with the surrounding neighborhood. The proposed Planned Unit Development No. PUD-020-2026 would establish development standards that are consistent and compatible with the development standards for both single- and multiple-family residential uses.
2. That the plan will produce a stable and desirable environment and will not cause undue traffic congestion on surrounding or access streets.
The Project proposes an internal twenty-five foot (25’-0”) wide drive aisle that creates a loop from the development’s entrance from Russell Street. The proposed private street would serve as the only vehicular access point to the Resolution No. 6139-26 Page 12
Project site. Each proposed unit would be improved with an attached garage, which would have access from the central drive aisle. An internal walkway system would connect the common recreation area , guest parking spaces , shared mailboxes, and trash enclosure to the development.
The on-site circulation was designed in such a manner to ensure proper access and safety for vehicles driving within the proposed development, and along the adjacent Russell Avenue . The City’s Traffic Engineering Division is supportive of the Project.
3. That the provision is made for both public and private open spaces.
Each unit would provide a private recreation area with a minimum width of six feet (6’-0”). The private recreation areas would function as “front yards” or “stoops,” providing an outdoor space and garden adjacent to each unit’s covered main entry. Conditions of approval would require that all private recreation areas be open and unobstructed from the ground to the sky at all times, save for the provided covered entry.
Additionally, the Planned Unit Development S tandards of Development propose minimum open space requirements. The Project would provide required common recreation areas in multiple locations throughout the site, to be shared amongst all of the units . The largest common open space area would be an approximately 3,015 square-foot active recreational open space area with minimum dimensions of 30’-0” in each direction. The recreation area features seating, a shade structure, and a flexible lawn space . Other open spaces would include 680 square feet of community garden space, and approximately 2,901 square feet of passive recreation space. The Project would necessitate the creation of a Homeowner’s Association, which would help ensure the proper maintenance of the common spaces within the development.
The Project has also been conditioned as such.
4. That provision is made for the protection and maintenance of private areas reserved for common use.
The Planned Unit Development would provide for the p rotection and maintenance of private areas for common use via a shared active and passive recreation areas on-site.
The Project would provide required common recreation area s in multiple locations throughout the site , to be shared amongst all of the units . The Project would provide an approximately 3,015 square-foot active recreational open space area with minimum dimensions of 30’ -0” in each direction. The recreation area features seating, a shade structure, and a flexible lawn space.
Other open spaces would include 680 square feet of community garden space, and approximately 2,901 square feet of passive recreation space.
Resolution No. 6139-26 Page 13
5. That the quality of the Project achieved through the planned unit development zoning is greater than could be achieved through traditional zoning.
The requested Planned Unit Development would help facilitate the development of residential un its, to be sold as condominiums. Providing condominium units would allow for ownership of the proposed units, consistent with the adjacent single-family residences. In an effort to be consistent with the surrounding neighborhood, the subject Project is intending to develop a transition in the scale and scope between the adjacent single-family developments and the multiple-family residential uses across Russell Street to the north. Strictly following the R-2 base zone standards would not allow for the proposed Project to integrate within the development patterns of the existing neighborhood.
Therefore, the proposed Planned Unit Development would be necessary to establish development standards that are more consistent and compatible with the development standards of both single- and multiple-family developments.
These development standards would differ from those achieved through traditional zoning. The adoption of the Planned Unit Development would allow for the subject parcel to develop in a manner consistent with the surrounding neighborhood. Maintaining neighborhood consistency, and harmony amongst different developments, could only be achieved through the proposed PUD.
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 staf f report and in Resolution Nos. 6138-26 and 6140-26.
BE IT FURTHER RESOLVED that the Planning Commission does conclude:
1. The General Plan Amendment No. GPA -001-2026, Amendment No.
A-046-2026 and Planned Unit Development No. PUD-020-2026 possess characteristics that would indicate justification of the request in accordance with Mun icipal Code Section s 9.32.030.D.1 (General Plan Amendment),
9.32.030.D.2 (Zone Change), and 9.12.030.020 (Planned Unit Development).
2. Upon City Council appro val of General Plan Amendment No. GPA-001-2026, Amendment No. A -046-2026, and Planned Unit Development No.
PUD-020-2026, the City of Garden Grove General Plan Land Use Map would be amended to modify the General Plan Land Use Designation of the property from Low Density Residential (LDR) to Low Medium Density Residential (LMR), and the City’s Official Zoning Map would be amended to change the zoning of the property, located at 9822 Russell Avenue , Assessor’s Parcel No. 098-081-19, from R -1 (Single -Family Res idential) to Planned Unit Development No. PUD -020-2026 with an R-2 (Limited Multiple Residential) base zone, per the attached maps/exhibits, Exhibits “A” and “B”, respectively.
Resolution No. 6139-26 Page 14
3. The overall development and subsequent occupancy and operation of the site shall be subject to those environmental mitigation measures identified in the Mitigated Negative Declaration and associated Mitigation Mo nitoring and Reporting Program.
4. It is recommended that the Standards of Development set forth in Exhibit “C” attached to this Resolution shall apply to Planned Unit Development No.
PUD-020-2026.
Adopted this 21th 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 21, 2026, by the following vote:
AYES: COMMISSIONERS: (5) ASHLAND, BEARD, CUEVA, FLANDERS,
LARICCHIA,
NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (2) LINDSAY, RAMIREZ
/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 June 1, 2026.
EXHIBIT “A”
GENERAL PLAN AMENDMENT NO. GPA-001-2026
CITY OF GARDEN GROVE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SERVICES DIVISION
MAY 2026
__LEGEND__________
Subject Site – 9822 Russell Avenue (Assessor’s Parcel No. 098-081-19)
__NOTES____________
1. CURRENT GENERAL PLAN: LOW DENSITY RESIDENTIAL (LDR)
2. PROPOSED GENERAL PLAN: LOW MEDIUM DENSITY RESIDENTIAL (LMR)
PROJECT SITE
EXHIBIT "A"
Exhibit “B”
AMENDMENT NO. A-046-2026 & PLANNED UNIT
DEVELOPMENT NO. PUD-020-2026
CITY OF GARDEN GROVE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SERVICES DIVISION
MAY 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
PROJECT SITE
EXHIBIT "B"
EXHIBIT “C”
STANDARDS OF DEVELOPMENT FOR PLANNED UNIT DEVELOPMENT NO.
PUD-020-2026
ATTACHMENT TO PLANNING COMMISSION RESOLUTION NO. 6139-26
SECTION I. APPLICABILITY
The provisions contained in this Planned Unit Development (PUD) supplemental text shall apply, as specified, to the multiple -family residential uses permitted under PUD-020-2026, and pursuant to the implementation provisions for PUD-020-2026 as found under Planning Commission Resolution No. 6140-26 for Site Plan No.
SP-168-2026 and Vesting Tentative Tract Map No. TT -19447. Except as otherwise stated in this text, the requirements and development standards applicable to development in the R -2 (Limited Multiple Residential) zone and/or other applicable zoning ordinances and regulations shall apply.
SECTION II. GENERAL DEVELOPMENT STANDARDS
1. Purpose and Intent
a. The purpose and intent of Planned Unit Development No. PUD-020-2026 is to facilitate the development of twenty -six (26) detached residential condominium units, pursuant to the imple mentation provisions for PUD-020-2026 as found under Planning Commission Resolution No. 6137-26 for Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447.
2. Maximum Density
a. The density for the subject site shall not exceed a maximum of twenty- one (21) dwelling units per acre.
3. Parking
a. Parking for residential uses within PUD-020-2026 shall be a minimum of
3.25 spaces per unit, and shall comply with the following:
i. Each unit shall provide an attached two-car enclosed garage with a minimum interior clearance of twenty -foot (20’-0”) depth and twenty-foot (20’-0”) width.
4. Development Streets
a. The property shall maintain a minimum 25’-0” wide private-street, with direct access to Russell Avenue, for the purposes of providing access to each individual garage for each unit.
Resolution No. 6139-26 Page 2
5. Common Recreation Area
a. The combined usable private and common open/recreational space for the entire development shall equal a minimum of 300 square feet per unit. The Project shall provide a minimum of 3,600 square feet per unit of common recreation area, which is accessible to all residents within the subdivision.
b. At least one (1) common recreation area shall have minimum dimensions of thirty feet (30’-0”) wide.
6. Private Recreation Area
a. A private recreation area shall be provided for each unit. The private recreation area shall comply with the following standards:
i. Each dwelling unit shall have a private recreation area that shall have a minimum dimension of six feet (6-0”) wide.
ii. Private recreation areas may be located w ithin a front, rear, or side yard setback area. Private recreation areas located within the front setback, however, shall not count toward the minimum overall combined open space requirement (300 square feet per unit) required in Section 5.a.
iii. Private recreation areas shall be delineated via a fence, up to a maximum height of three -and-a-half feet (3’-6”). Fencing may be provided within setback areas. Adjacent to the driveway, an area for safety vision clearance shall be maintained on each side of the driveway. Such area for vision clearance shall be defined by a diagonal line beginning at the intersection of the edges of the driveway and the inside line of the required side yard and extending away from the driveway at an angle of 45 degrees to the edge of the driveway toward the side street property line of the lot.
7. Building Setbacks
a. The following minimum setbacks shall be observed to the development’s perimeter property lines, unless otherwise specified:
i. All buildings shall maintain the following setbacks to the development property lines:
1. Minimum twenty-foot (20’-0”) front setback to all floors
2. Minimum ten-foot (10’-0”) side setback to all floors
3. Minimum ten-foot (10’-0”) street side setback to all floors
4. Minimum ten-foot (10’-0”) rear setback to all floors Resolution No. 6139-26 Page 3
5. Minimum twenty -foot (20’ -0”) stepback to 2 nd floors adjacent to R -1 (Single -Family Residential) zoned
properties
ii. All buildings shall maintain a minimum one-foot (1’-0”) separation from the garage to the private street, and a minimum of three feet (3’-0”) from any habitable spaces to the private street.
iii. Any accessory structures provided in the common recreation space shall maintain the following setbacks to the development property lines:
1. Minimum twenty-foot (20-0”) front setback
2. Minimum ten-foot (10’-0”) side setback
3. Minimum ten-foot (10’-0”) street side setback
4. Minimum ten-foot (10’-0”) rear setback
8. Dwelling Height
a. Dwellings located adjacent to all zones, including R-1, shall not exceed a maximum building height of thirty -five feet (35’-0”), measured from adjacent finished grade to the highest point on the roof.
9. Dwelling Unit Entries
a. Each dwelling unit shall provide a minimum two -foot (2’ -0”) deep covered entry on the ground level, to serve as the primary entry.
10. Mechanical Equipment
a. Ground-mounted mechanical equipment including, but not limited to, water heaters, heating, cooling or ventilating equipment, swimming pool or spa heaters, pumps or filters may be located within a front, rear, or side yard setback, provided that the equipm ent is screened from view from all abutting public rights -of-way, and is shielded to achieve the requirements of Garden Grove Municipal Code Chapter 8.47 (Noise Control).
11. Base Zone
a. The base zone is R-2 (Limited Multiple Residential). Except as otherwise provided these Planned Unit Development Provisions and Standards of Development, the development standards of the R-2 zoning district shall continue to apply to property within the area covered by this Planned Unit Development. In the event of any conflict between these Planned Unit Development Provisions and Standards of Development and the base zone, the provisions of these Planned Unit Development Provisions and Standards of Development shall prevail.
Resolution No. 6139-26 Page 4
12. Implementation
a. The residential Project authorized by this Planned Unit Development 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 any duly approved Amendments to Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447.
Minor modifications to the Site Plan and/or the Conditions of Approval to Site Plan No. SP-168-2026 and/or Vesting Tentative Tract Map No. TT-19447, which do not materially change the scope or intensity of the Project and which will not result in impacts that have not previously been addressed, may be approved by the Department Director.
Amendments to Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447, which do not require an Amendment to this Planned Unit Development, may be approved by the Planning Commission.
13. Project Modifications and Subsequent Development
a. The Project reflected in Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447 was designed in accordance with the zoning and subdivisions standards in effect as of the Project application submittal date. Modifications to the approved Project and all subsequent use and development occurring after const ruction of the approved Project shall be subject to the zoning and development standards in effect on the date of submittal of a complete application for such modifications or subsequent development and/or commencement of such use.
RESOLUTION NO. 6140-26
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE PLAN NO. SP -168-2026 AND VESTING TENTATIVE TRACT MAP NO. TT-19447, AND REVOKE CONDITIONAL USE PERMIT NOS. CUP-114-81 AND CUP-554-01 FOR A PROPERTY LOCATED ON THE SOUTHEAST CORNER OF RUSSELL AVENUE AND KERRY STREET, AT 9822 RUSSELL AVENUE, ASSESSOR’S PARCEL NO. 098-081-19.
BE IT RESOLVED that the Planning Commission of the City of Garden Grove, in regular session assembled on May 21, 2026, does hereby recommend that the City Council revoke Conditional Use Permit Nos. CUP-114-81 and CUP-554-01, and approve Site Plan No. SP -168-2026 and Vesting Tentative Tract Map No. TT -19447, for the property located on the southeast corner of Russell Avenue and Kerry Street, at 9822 Russell Avenue, Assessor’s Parcel No. 098-081-19, subject to (i) the Conditions of Approval attached hereto as “Exhibit A”; (ii) City Council adoption and effectiveness of a Resolution approving General Plan Amendment No. GPA-001-2026; (iii) City Council adoption and effectiveness of an Ordinance approving Zoning Amendment No. A-046-2026 and Planned Unit Development No. PUD-020-2026; and (iv) City Council approval of a Resolution adopting a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the Project.
BE IT FURTHER RESOLVED in the matter of Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447, the Planning Commission of the City of Garden Grove does hereby report as follows:
1. The subject case was initiated by Chad Brown of Melia Homes, Inc., with authorization from the property owner, Iglesia de Cristo de Restauracion.
2. 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 Pap 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 for 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 , respecti vely, on the subject property, is proposed. Collectively, these actions are referred to herein as the “Project”.
3. Pursuant to the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Resolution No. 6140-26 PAGE 2
Regulations Sec. 15000 et. seq., an initial study was prepared, and it has been determined that the proposed Project qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will not, have a significant effect on the environment. A Mitigation Monitoring and Reporting Program (MMRP) listing the mitigation measures to be moni tored during Project implementation has been prepared, and is attached to the Mitigated Negative Declaration. The Mitigated Negative Declaration and MMRP were prepared and circulated in accordance with CEQA, and CEQA's implementing guidelines.
4. Concurrently with its adoption of this Resolution, the Planning Commission also adopted: (A) Resolution No. 6138-26 recommending that the City Council adopt a Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program for the Project; and (B) Resolution No. 6139-26 recommending that the City Council approve (i) General Plan Amendment No. GPA -001-2026 to amend the General Plan Land Use Designation of the property from Low Density Residential (LDR) to Low Medium Density Residential (LMR), (ii) Zoning Amendment No. A-046-2026 to amend the City’s Official Zoning Map to change the zoning of the subject property 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 (iii) residential Planned Unit Development No. PUD-020-2026 to establish development standards to facilitate the development of the Project. The facts and findings set forth in Resolution No. 6138-26 and Resolution No. 6139-26 are hereby incorporated into this Resolution by reference.
5. The property currently has a General Plan Land Use Designation of Low Density Residential (LDR), and is currently zoned Single-Family Residential (R-1). The subject 1.8-acre lot is currently improved with a religious facility.
6. Existing land use, zoning, and General Plan designation of property in the vicinity of the subject property have been reviewed.
7. The report submitted by City staff was reviewed.
8. Pursuant to a legal notice, a public hearing was held on May 21, 2026, and all interested persons were given an opportunity to be heard.
9. The Planning Commission gave due and careful consideration to the matter during its meeting of May 21 , 202 6, and considered all oral an d written testimony presented regarding the Project, the Initial Study, and the Mitigated Negative Declaration.
BE IT FURTHER RESOLVED, FOUND AND DETERMINED that the facts and reasons supporting the conclusion of the Planning Commission, as required under Municipal Code Sections 9.60.020 and 9.40.060, are as follows:
Resolution No. 6140-26 PAGE 3
FACTS:
The Project site is comprised of an approximately 78,537 square -foot (1.8 -acre) parcel on the southeast corner of Kerry Street and 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. In conjunction with the subject request, Conditional Use Permit Nos. CUP -114-81 and CUP-554-01, which allowed the operation of the preschool and the telecommunications facility, respectively, would be revoked.
The subject site 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) properties to the north across Russell Avenue, R-1 zone to the west across Kerry Street, and Sunnyside Elementary School in the O-S (Open Space) zone to the east.
The applicant is requesting: (i) a General Plan Amendment to change the Land Use Designation of the property from Low Density Residential (LDR) to Low Medium Density Residential (LMR); (ii) an Amendment to the zoning map to establish a residential PUD zone (PUD-020-2026) with an R-2 (Limited Multiple Residential) base zone; (iii) a residential Planned Unit Development to facilitate the development of the Project; (iv) Site Plan approval to construct twenty -six (26) two -story attached multiple-family units along with associated site improvements; (v) and a Vesting Tentative Tract Map to create a one -lot subdivision for the purpose of selling each dwelling unit as a condominium.
The Site Plan would authorize the construction of twenty-six (26) condominium units across five (5) buildings, and associated site improvements. The development was designed as attached, side -by-side condominium units, which would create a townhome appear ance. There would be three (3) unit types, which would vary between 1,442 square feet to 1,800 square feet, and would consist of three (3) or four (4) bedrooms, three (3) bathrooms, an attached two -car garage, and a front porch. Associated site improveme nts would consist of a private street, visitor parking, a common recreation area, private open space areas for each unit, and site landscaping improvements.
In accordance with the State Subdivision Map Act, the proposed Vesting Tentative Tract Map No. TT-19447 would 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 proposed Vesting Tentative Tract Map is in conformance with the proposed PUD Standards of Development for the site, as well as the State Subdivision Map Act.
Resolution No. 6140-26 PAGE 4
FINDINGS AND REASONS:
SITE PLAN
1. The proposed development Project is consistent, in compliance, and conformity with the applicable, objective standards, provisions, conditions or requirements of the General Pl an, Title 9, or other applicable ordinances or policies of the City.
The proposed Project would include the construction of twenty-six (26) residential units, along with associated site improvements , including, but not limited to a private street, visitor parking, private garages, common recreation areas, private open space areas, and site landscaping improvements.
With the approval of General Plan Amendment No. GPA-001-2026, Zoning Map Amendment No. A-046-2026, and Planned Unit Development No. PUD-020- 2026, the subject site would have a General Plan Land Use Designation of Low Medium Density Residential (LMR), and be zoned PUD-020-2026 with an R-2 (Limited Multiple Residential) base zone. The proposed LMR General Plan Land Use 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; pro vide 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 Land Use Designation is implemented by the R -2 zone, which is intended to provide for a limited increase in population density by permitting multiple attached or detached dwellings on a lot. This zone is intended to provide a transition between lower density, single-family detached residences and higher -density residential or non-residential uses. Planned Unit Development No. PUD -020-2026 would establish standards of development with which the proposed Site Plan is consistent. The proposed Project would also be consistent with several goals and policies of the City’s General Plan, including the following:
Policy LU-2.2: Strive to provide a diverse mix of housing types, along with uniformly high standards of residential property maintenance to preserve residents’ real estate values and their high quality of life.
The proposed residential development would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The proposed development would add to the mix of diverse housing types in the immediate neighborhood. Additionally, the proposed development would ensure maintenance of all common areas, such as the private drive aisle, guest parking areas, the common recreation area, and landscaping, which would be the responsibility of the Homeowner’s Association (HOA). The HOA would help ensure proper maintenance that preserves the residents’ real estate values and quality of life.
Resolution No. 6140-26 PAGE 5
Policy LU-2.4: Assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood.
The proposed residential development would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The site is located within a residential neighborhood, characterized by multiple- family developments to the north, across Russell Avenue, and single -family residential uses to the west, and south. The proposed development, would provide a transition between the lower density single -family residential developments and the higher density multiple -family developments. The proposed development would be consistent with other residential developments in the immediate neighborhood.
Goal LU -4: The City seeks to develop uses that are compatible with one another.
The proposed residential development would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The site is located within a residential neighborhood, characterized by multiple- family developments to the north, across Russell Avenue, and single -family residential uses to the west, and south. The proposed development, would be consistent with the lower density single -family residential developments and the higher density multiple-family developments within the immediate vicinity.
The proposed development would be compatible with other uses in the immediate area.
Policy LU -4.1: Locate higher -density residential uses within proximity of commercial uses to encourage pedestrian traffic, and to provide a c onsumer base for commercial uses.
The proposed residential development would facilitate the construction of twenty-six (26) attached, multiple -family, townhome-style residential units.
The site is located within walking distance to Brookhurst Street, a m ajor thoroughfare with commercial uses. The Project could increase the local population, and add to the consumer base for commercial services within the immediate vicinity.
Goal H-2: Housing supply to accommodate housing need s at all affordability levels.
The proposed residential development would result in the construction of twenty-six (26) new, market-rate, for-sale housing units. This type of Project would help further diversify the City’s housing stock and increase housing opportunities. The numbe r of units would further contribute to meeting the City’s Regional Housing Needs Allocation (RHNA).
Policy H-3.1: Maintain land use policies and regulations that create capacity for the development of a range of residential development types that can fulfill Resolution No. 6140-26 PAGE 6
local housing needs, including accessory dwelling units, low -density single- family uses, moderate-density townhomes and middle housing, higher-density apartments and condominiums, senior housing, and mixed-use Projects.
The proposed residential development would facilitate the construction of twenty-six (26) new, market -rate, for-sale townhome units. The proposed density for the Project would be approximately fourteen (14.4) units per acre, a moderate density, within the allowable twenty-one (21) units per acre for the Low Medium Density Residential (LMR) Land Use Designation. The Project would result in additional housing capacity, in a different variety than what is readily available in the surrounding neighborhood.
Policy CD-7.1: Encourage future development and redevelopment Projects to reinforce district scale, identity, and urban form.
The site is located in an area with nearby single- and multiple-family residential uses. The proposed development would be consi stent with the existing neighborhood. Specifically, the proposed two -story townhome Project would provide a transition between the form and scale of the nearby single -family developments and the denser multiple-family uses to the north, across Russell Avenue. The development standards of the proposed Planned Unit Development with an R-2 base zone would help ensure that the Project, despite its classification as a multiple-family development, would appear and function similarly to the nearby single-family uses.
2. The provisions of the California Environmental Quality Act have been complied with.
Pursuant to the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an Initial Study was prepared and it has been determined that the proposed Project qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will not, have a significant effect on the environment. A Mitigation Monitoring and Reporting Program (MMRP) listing the mitigation measures to be monit ored during Project implementation has been prepared, and is attached to the Mitigated Negative Declaration. The Mitigated Negative Declaration and MMRP were prepared, circulated, and noticed in accordance with CEQA and CEQA's implementing guidelines.
Therefore, the applicable CEQA provisions have been complied with. Pursuant to Resolution No. 6138-26, the Planning Commission recommended that the City Council adopt a Mitigated Negative Declaration and the associated MMRP for the Project.
3. The proposed development Project will not create specific, adverse impacts, as defined in subdivision (j)(1)(A) of Government Code Section 65589.5, on public health and safety without any feasible method to satisfactorily mitigate Resolution No. 6140-26 PAGE 7
or avoid the specific adverse impact, other than the disapproval of the proposed Project.
The proposed twenty-six (26) residential unit development would not have specific, adverse impacts on public health and safety. The proposed Project would be: within the maximum allowable density, compatible with surrounding uses, similar in scale to the adjoining neighborhood, and consistent with land use types and intensities in the immediate neighborhood. Furthermore, the Project would contribute to meeting the City’s Regional Housing Needs Allocation (RHNA), as well as the Housing Element policies.
VESTING TENTATIVE TRACT MAP
1. That the proposed map is consistent with the General Plan.
The proposed Project would include the construction of twenty-six (26) residential units, along with associated site improvements, including, but not limited to a private street, visitor parking, private garages, common recreation areas, private open space areas, and site landscaping improvements.
With the approval of General Plan Amendment No. GPA-001-2026, the subject site would have a General Plan Land Use Designation of Low Medium Density Residential (LMR). The LMR General Plan Land Use 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 Land Use Designation is implemented by the R-2 zone, which is intended to provide for a limited increase in population density by permitting multiple attached or detached dwellings on a lot. This zone is intended to provide a transition between lower density, single -family detached residences and higher -density residential or non -residential uses.
With the approval of Zoning Amendment No. A -046-2026 and Planned Unit Development No. PUD -020-2026, the subject site would be zoned PUD-020-2026 with an R -2 (Limited Multiple Residential) base zone. The proposed Project would also be consistent with several goals and policies of the City’s General Plan, including the following:
Policy LU-2.2: Strive to provide a diverse mix of housing types, along with uniformly high standards of residential property maintenance to preserve residents’ real estate values and their high quality of life.
The proposed development of twenty-six (26) for-sale units would add to the mix of diverse housing types in the immediate neighborhood. The proposed Vesting Tentative Tract Map would create a one-lot subdivision for the purpose of developing the site with twenty-six (26) for -sale, attached residential Resolution No. 6140-26 PAGE 8
condominium units . The proposed development would help ensure maintenance of all common areas, such as the private street, guest parking areas, the common re creation areas, and street frontage landscaping, which would be the responsibility of the Homeowner’s Association to ensure proper maintenance. Furthermore, the Project would contribute to meeting the City’s Regional Housing Needs Allocation (RHNA), as we ll as the Housing Element policies.
Policy LU-2.4: Assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood.
The site is located within a residential neighborhood, characterized by the both for-sale and rental single- and multiple-family residential uses. The proposed Vesting Tentative Tract Map would create a one-lot subdivision for the purpose of developing the site with twenty-six (26) for-sale condominium units. The proposed subdivision would not only facilitate the production of new housing developments, but also be consistent with the surrounding neighborhood.
Goal LU -4: The City seeks to develop uses that are compatible with one another.
The 1.8 -acre site is proposed to be improved with twenty-six (26) condominium units, at approximately fourteen (14.4) units per acre, which is within the allowable density of twenty-one (21) units per acre otherwise allowed under the R -2 base zoning and the LMR General Plan Land Use Designation. The proposed Project would be within the allowed density of the LMR Land Use Designation , and would be similar in scale to the adjoining residential neighborhood. The proposed subdivision would be similar in that it would allow for-sale units, akin to nearby single-family properties. Thus, the Project would be similar both in land use intensity and physical scale of the adjoining residential neighborhood.
2. That the design and improvement of the proposed subdivision is consistent with the General Plan.
The subject site has a proposed General Plan Land Use Designation of LMR (Low Medium Density Residential). The applicant is requesting Vesting Tentative Tract Map No. TT-19447 approval to create a one-lot subdivision for the purpose of developing the site with twenty-six (26) for-sale, attached residential condominium units (14.4 units per acre) . The LMR Land Use 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. Thus, by proposing twenty-six Resolution No. 6140-26 PAGE 9
(26) for-sale condominium units, the Project would be consistent with the State Subdivision Map Act, and the General Plan.
3. That the site is physically suitable for the proposed type of development.
The site would be physically suitable for the type of development proposed by the developer, and complies with the spirit and intent of the LMR General Plan Land Use Designation. The proposed 1.8-acre site would consist of twenty-six (26) two-story units, which would be allowed under the proposed R-2 base zone, and would be consistent with the General Plan. The residential Planned Unit Development has been designed in a manner that is compatible with the surrounding neighborhood . As designed, the site would be able to accommodate twenty-six (26) units, along with parking, landscaping, private and common recreation areas, setbacks, and building height standards.
Therefore, the property would be sufficient in size to accom modate the proposed development.
4. That the requirements of the California Environmental Quality Act have been satisfied.
Pursuant to the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et. seq., and the CEQA guidelines, 14 California Code of Regulations Sec. 15000 et. seq., an Initial Study was prepared, and it has been determined that the proposed Project qualifies for a Mitigated Negative Declaration because the proposed Project with implementation of the proposed mitigation measures cannot, or will not, have a significant effect on the environment. A Mitigation Monitoring and Reporting Program (MMRP) has been prepared and is attached to the M itigated Negative Declaration. The Mitigated Negative Declaration and MMRP were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines. Therefore, all applicable CEQA requirements have been satisfied.
5. That the site is physically suitable for the proposed density of the development.
The subject property would have a General Plan Land Use Designation of LMR as a result of the proposed General Plan Amendment. The R-2 base zone, as proposed under Zoning Map Amendment No. A-046-2026 and Planned Unit Development No. PUD -020-2026, in conjunction with the LMR Land Use Designation, would allow a residential density up to twenty-one (21) units per acre. The proposed Project would consist of twenty-six (26) units which would equate to approximately fourteen (14.4) units per acre, within the allowable density. The proposed PUD development standards have also been designed to be consistent with the surrounding residential neighborhoods. As designed, the site would be able to accommodat e twenty-six (26) units, along with parking, landscaping, private and common recreation areas, setbacks , and other development standards of the proposed PUD . Therefore, the property would be physically suitable for the proposed density of the development, as Resolution No. 6140-26 PAGE 10
allowed under the LMR Land Use Designation, and the proposed PUD-020-2026 with R-2 base zoning.
6. That the design of the subdivision and the proposed improvements are not likely to cause serious public health problems.
The design of the residential subdivision and the proposed improvements would not be likely to cause serious public health problems. Additionally, certain conditions of approval , Planned Unit Development Standards of Development, and the Mitigation Monitoring and Reporting Program would be in place to further safeguard public health. The proposed subdivision has been designed to comply with the intent of the LMR General Plan Land Use Designation, and the R-2 (Limited Multiple Residential) base zone. City Departments, including the Traffic Division, Water Division, Engineering Division, the Planning Services Division, and the Orange County Fire Authority (OCFA) have reviewed the proposed development, and have applied conditions of approval to help minimize potential impacts that the Project may have on the community, including public health.
7. That the design of the subdivision and the proposed improvements will not conflict with easements of record or easements established by court judgment acquired by the public at large for access through or use of property within the proposed subdivision; or, if such easements exist, that alternate easements for access or for use will be provided, and that these will be substantially equivalent to the ones previously acquired by the public.
The design of the residential subdivision and the proposed improvements would not conflict with easements of record, or easements established by court judgment acquired by the public at large for access through or use of property within the proposed subdivision. The Project has been designed to avoid development over existing easements.
8. That the design and improvement of the proposed subdivision are suitable for the uses proposed, and the subdivision can be developed in compliance with the applicable zoning regulations.
Under the proposed Zoning Map Amendment No. A -046-2026, the City’s Official Zoning Map would be amended to rezone the Project site from R -1 (Single-Family Residential) to r esidential Planned Unit Development (PUD-020-2026) zoning with an R-2 (Limited Multiple Residential) base zone, to facilitate the development of the proposed twenty-six (26) unit Project, and to ensure consistency with the existing General Plan Land Use Designation of Low Medium Density Residential (LMR).
The proposed Zoning Map Amendment would facilitate the development of the proposed twenty-six (26) unit condominium Project. The site’s proposed attached, townhome-style housing is compatible with the surrounding area, which consists of a mix ture of single- and multiple-family residential uses.
Resolution No. 6140-26 PAGE 11
Accordingly, the PUD zone with the R -2 base zone would be appropriate for the site, as it would be consistent with the variety of residential developments in the immediate area. In addition, the site would have access to all necessary public infrastructure to adequately serve the proposed development.
The design and improvement of the subdivision, as proposed under Vesting Tentative Tract Map No. TT -19447 would be suitable for the twenty-six (26) proposed residential units. The proposed subdivision has been specifically designed to accommodate the twenty-six (26) residential units on the subject property, and to create a one -lot subdivision for the purpose of selling each unit as a condominium. Therefore, the design and improvement of the proposed subdivision would be suitable for the proposed use , and the subdivision can be developed in compliance with the LMR Land Use Designation, and the proposed residential PUD (PUD-020-2026) zoning with an R-2 (Limited Multiple Residential) base zone.
9. That the design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision.
To the extent feasible, the Project has been designed in accordance with Government Code Section 66473.1, such as to allow for passive or natural heating opportunities in the subdivision design, to encourage the orientation of structures to take advantage of shade and prevailing breezes, to allow solar access for passive heating and opportunities for placement of shade trees and other vegetation for cooling.
10. That the design, density and configuration of the subdivision strikes a balance between the effect of the subdivision on the housing n eeds of the region and of public service needs that the character of the subdivision is compatible with the design of existing structures.
The proposed Vesting Tentative Tract Map No. TT-19447 would create a one- lot subdivision to sell each of the twenty-six (26) proposed residential units as a condominiums. The Project has been reviewed in relation to the housing needs and goals of the City, and is compatible with the existing developments in the immediate vicinity. The proposed development would increase the number of residential units, and further the goals of the Housing Element of the General Plan. The proposed subdivision would allow for the sale of each proposed residential unit. Moreover, the Project would comply with the density requirements of the proposed General Plan lad use designation, as well as the proposed Residential Planned Unit Development (PUD-020-2026) zoning with an R-2 (Limited Multiple Residential) base zone.
11. That the lot sizes of the subdivision are substantially the same as the lot sizes within the general area.
The proposed Vesting Tentative Tract Map No. TT-19447 would create a one- lot subdivision to sell each of the twenty-six (26) proposed residential units as Resolution No. 6140-26 PAGE 12
a condominiums. The proposed subdivision would allow for the sale of each proposed residential unit. Moreover, the Project would comply with the density requirements of the proposed General Plan Land Use Designation, as well as the proposed Residential Planned Unit Dev elopment (PUD-020-2026) zoning with an R-2 (Limited Multiple Residential) base zone.
12. The subject property is not located within a state responsibility area or a very high fire hazard severity zone, the proposed subdivision is served by local fire suppression services, and the proposed subdivision meets applicable design, location, and ingress-egress requirements.
The subject property is not located within a state responsibility area or a very high fire hazard severity zone. The Orange County Fire Authority (OCFA) has reviewed the proposed subdivision, and found that the Project would be adequately served by local fire suppression services, and the proposed subdivision would meet applicable design, location, and ingress -egress requirements. Furthermore, the Project has been conditioned to comply with all OCFA requirements relating to fire suppression services, and emergency access.
13. The discharge of waste from the proposed subdivision into the existing sewer system will not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board. The conditions of approval for on and off -site improvements will ensure permitted capacity of the public sewer system is not exceeded.
The Water Services Division has reviewed the Project, and found that there would be sufficient sewer capacity to support the Project. So long as the Project adheres to the Conditions of Approval, as recommended, the Water Services Division does not anticipate that the discharge of waste from the proposed subdivision will result in any violation of California Regional Water Quality Control Board requirements.
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. 6138-26 and 6139-26.
BE IT FURTHER RESOLVED that the Planning Commission does conclude:
1. The Site Plan and Vesting Tentative Tract Map possess characteristics that would justify the request in accordance with Municipal Code Sections
9.32.030.D.3 (Site Plan), Section 9.40.060 (Tentative Maps), and 9.60.020 (Review of Housing Development Projects).
Resolution No. 6140-26 PAGE 13
2. In order to fulfill the purpose and intent of the Municipal Code and thereby promote the health, safety, and general welfare, it is recommended that the attached Conditions of Approval (Exhibit “A”) shall apply to Site Plan No.
SP-168-2026, and Vesting Tentative Tract Map No. TT-19447.
3. It is recommended that Conditional Use Permit Nos. CUP-114-81 and CUP-554-01 be revoked.
Adopted this 21th 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 21, 2026, by the following vote:
AYES: COMMISSIONERS: (5) ASHLAND, BEARD, CUEVA, FLANDERS,
LARICCHIA,
NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (2) LINDSAY, RAMIREZ
/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 June 1, 2026.
EXHIBIT “A”
Site Plan No. SP-168-2026 & Vesting Tentative Tract Map No. 19447
9822 Russell Avenue
CONDITIONS OF APPROVAL
General Conditions
1. Each owner of the property shall execute, and the applicant shall record against the property, a “Notice of Discretionary Permit Approval and Agreement with Conditions of Approval,” as prepared by the City Attorney’s Office, within thirty (30) days of appr oval. This Conditional Use Permit runs with the land and is binding upon the property owner, his/her/its heirs, assigns, and successors in interest. The applicant understands and agrees that its agreement to adhere to and implement these Conditions of App roval is consideration for the City Council’s determination to approve General Plan Amendment No.
GPA-001-2026, Zoning Amendment No. A -046-2026, and Planned Unit Development No. PUD -020-2026 to change the land use designation and zoning of the subject site to facilitate the applicant’s proposed development project.
2. All Conditions of Approval set forth herein shall be binding on and enforceable against each of the following, and whenever used herein, the term “applicant” shall mean and refer to each of the following: the project applicant, Melia Homes, Inc., the current property owner, Iglesia de Cristo de Restauracion, the future owner(s) and tenants(s) of the property, and each of their respective successors and assigns. The applicant and subsequent owner of the property shall adhere to the conditions of approval for the life of the project, regardless of property ownership. Except for minor modifications authorized to be approved by the Community Development Director pursuant to Condition No. 4, any changes of the Conditions of Approval require approval by the appropriate City hearing body.
3. Site Plan No. SP -168-2026 only authorizes the development of a twenty-six (26) unit, attached townhomes, as depicted on the plans submitted by the applicant and made a part of the record of the May 21, 2026 Planning Commission proceedings and the _____ __, 2026, City Council proceedings, subject to these Conditions of Approval . Vesting Tentative Tract Map No. 19447 authorizes the creation of a one-lot subdivision for the purpose of selling each unit as condominium, as depicted on the vesting tentative tract map submitted by the applicant and made a part of the record of the May 21, 2026 Planning Commission proc eedings and the _________, 2026 City Council proceedings, subject to these Conditions of Approval . Approval of this Site Plan and Vesting Tentative Tract Map shall be contingent upon approval of General Plan Amendment No. GPA -001-2026, Zoning Amendment No .
A-046-2026, and Planned Unit Development No. PUD-020-2026, and shall not Exhibit “A” Page 2
SP-168-2026 & Vesting TT-19447
Conditions of Approval
be construed to mean any waiver of applicable and appropriate zoning and other regulations; and wherein not otherwise specified, all requirements of the City of Garden Grove Municipal Code shall apply.
4. The approved plans are an integral part of the decision approving this Conditional Use Permit. Minor modifications to the approved site plan, floor plan, and/or these Conditions of Approval may be approved by the Community Development Director, in his or her discretion. Proposed modifications to the approved floor plan, site plan, or Conditions of Approval that would result in the intensification of the project or create impacts that have not been previously addressed, and which are d etermined by the Community Development Director not to be minor in nature shall be subject to approval of new and/or amended land use entitlements by the applicable City hearing body.
5. All conditions of approval shall be implemented at the applicant’s expe nse, except where specified in the individual condition.
Engineering Division
Project Design
6. A geotechnical study prepared by a registered geotechnical engineer must be submitted to the City and approved by the City Engineer prior to the issuance of grading or building permits . The report shall analyze the liquefaction potential of the site and make recommendations. The report shall analyze sub-surface issues related to the past uses of the site, including sub -surface tanks, basements, and septic facilities. Any soil or groundwater contamination shall be remediated prior to the issuance of a building permit per the requirements of the Orange County Health Department , and the mitigation requirements of governing regulatory requirements. The report s hall make recommendations for foundations and pavement structural section design of interior streets and parking spaces. The report shall also test and analyze soil conditions for LID (Low Impact Development) principles , and the implementation of water qu ality for storm water runoff, including potential infiltration alternatives, soil compaction, saturation, permeability , and groundwater levels. The applicant shall implement the recommendations identified in the geotechnical study / report.
7. Prior to the issuance of any grading or building permits, the applicant shall submit to the City for review and approval a final design Water Quality Management Plan (WQMP) that:
a. Addresses required mitigation Site Design Best Management Practices (BMPs) based upon the latest Santa Ana Regional Water Quality Control Board (SARWQCB) approved Drainage Area Management Plan (DAMP), as identified in the geotechnical report recommendations and findings, Exhibit “A” Page 3
SP-168-2026 & Vesting TT-19447
Conditions of Approval
including, but not limited to, infiltration minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or “zero discharge” areas, and conserving natural areas as required by the latest adopted County of Orange Technical Guidance Document (TGD).
b. BMP’s shall be sized p er the requirements of the latest Technical Guidance Documents.
c. Incorporates the applicable Routine Source Control BMPs as defined in the DAMP.
d. Incorporates structural and Treatment Control BMPs as defined in the DAMP.
e. Generally describes the long -term operation and maintenance requirements for the Treatment Control BMPs.
f. Identifies the entity that will be responsible for long-term operation and maintenance of the Treatment Control BMPs.
g. Describes the mechanism for funding the long -term operation and maintenance of the Treatment Control BMPs.
h. Provides a hydrological analysis with scaled map as well as hydrologic and hydraulic calculations to size storm drains per the Orange County RDMD standards.
8. Parkway culverts shall be designed per City of Garden Grove Standard Plan B-209. Storm drain lateral pipe connections to City-maintained storm drains within City rights-of-way shall be RCP with a minimum diameter of 18 inches (1’-6”).
9. Grading plans prepared by a registered Civil Engineer are required. As required under Section 107 of the California Building Code (CBC), the grading plan shall be based on a current survey of the site, including a boundary survey, topography on adjacent properties up to thirty feet (30’ -0”) outside the boundary, and designed to preclude cross lot drainage. Minimum grades shall be 0.50% for concrete flow lines and 1.25% for asphalt. The grading plan shall also include water and sewer improvements. The grading plan shall include a coordinated utility plan showing all existing u tility facilities, easements , and proposed utility facilities. All on-site improvements shall be tied by horizontal dimensional control to the property boundary , as established by the survey.
A minimum uninterrupted twenty-foot (20’-0”) wide throat access to the site is required from the street for the project, and shall meet the requirements of the California Fire Code throughout the site. Vehicle maneuvering, as demonstrated by Auto Turn along private streets and access ways, shall be Exhibit “A” Page 4
SP-168-2026 & Vesting TT-19447
Conditions of Approval
demonstrated on the grading plan. Street improvement plans shall conform to all format and design requirements of the City Standard Drawings and Specifications.
10. All vehicular access drives to the site shall be provided in locations approved by the City Traffic Engineer. (Policies and Procedures – TE-17)
11. The applicant shall coordinate with the Planning Services Division and Orange County Fire Authority (OCFA) to identify proper emergency vehicle access to the site, and shall provide the Engineering Divisi on a copy of the approval letters upon first submittal of the grading and street improvement plans.
12. The applicant shall complete the following for the tract map:
a. Prior to recordation of a final tract map, the surveyor/engineer preparing the map shall t ie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code, and Orange County Subdivision Manual, Subarticle 18. The surveyor/engineer shall submit record information to the City on AutoCad DWG format.
b. Prior to recordation of a final tract map, the surveyor/engineer preparing the map shall submit to the County Surveyor a digital graphic file of said map in a manner described in Sections 7 -9-330 and 7 -9-337 of the Orange County Subdivision Code , and Orange County Subdivision Manual, Subarticle 18. The surveyor/engineer shall submit record information to the City on AutoCad DWG format.
c. Prior to issuance of a grading permit, the applicant shall submit to the Engineering Division an updated title report along with copies of the recorded instruments listed in the title report, reference maps used to prepare legal description, and the plat for review and approval of the parcel map.
d. All subdivision mapping shall be concurrently reviewed by the City Engineering Division and the County of Orange Survey Department. The applicant shall forward all plan check comments received from the County of Orange Survey Department to the City of Garden Grove’s Engineering Division upon receipt from the county.
13. Any new drive approaches to the site shall be constructed in accordance with Garden Grove Standard B -121 as they conform to land use and roadway designation.
Exhibit “A” Page 5
SP-168-2026 & Vesting TT-19447
Conditions of Approval
14. The grading plan shall depict an accessibility route for the ADA pathway in conformance with the requirements of the Department of Justice standards, latest edition, and Section 1110A of the California Building Code.
15. All trash container areas shall meet the following requirements per City of Garden Grove Standard B-502, State-mandated commercial organic recycling law, including AB 1826, SB 1383 and its implementing regulations, and any other applicable State recycling laws related to refuse, recyclables, and/or organics:
a. The trash con tainer areas shall be p aved with an impervious surface, designed not to allow run -on mixing of drainage from adjoining areas, designed to divert drainage from adjoining roofs and pavements to be directed around the area for trash roll out, and screened or walled to prevent off-site transport of trash by water or wind.
b. The trash container areas shall provide a solid roof or awning to prevent direct precipitation into the enclosure.
c. The connection of trash area drains to the municipal storm drain system is prohibited. Drainage from the enclosure may be directed to a conforming grease or contaminant interceptor.
d. Potential conflicts with fire code access requirements and garbage pickup routing for access activities shall be considered in implementation of design and source control. See CASQA Storm Water Handbook Section 3.2.9 and BMP Fact Sheet SD -32 for additional information.
e. The trash enclosure and containers shall be located to allow pick-up and maneuvering, including turnarounds, in the area of enclosures, and concrete aprons for roll-out areas.
f. Pursuant to State-mandated commercial organic recycling law-AB 1826, the applicant is required to coordinate storage and removal of the organics waste with the local recycling/trash company.
g. Pursuant to applicable State-mandated laws, the applicant is required to contact and coordinate with the operations manager of the local recycling/trash company (Republic Services, 800 -700-8610) to ensure the trash enclosure includes the appropriate size and number o f containers for the disposal of items such as, but may not limited to, municipal solid waste (MSW), recyclables, and organic green waste.
h. Based on the amount of waste disposed, per week, the applicant shall coordinate with the local recycling/trash comp any to ensure the adequate frequency of trash pick-up is serviced to the site for municipal Exhibit “A” Page 6
SP-168-2026 & Vesting TT-19447
Conditions of Approval
solid waste (MSW), recyclables, and organic green waste, including any other type of waste.
i. The applicant shall ensure large bulk y items, intended for coordinated and scheduled pick -up by the local recycling/trash company, are not placed in areas that encroach into drive aisles, parking spaces, pedestrian pathways, or areas in the front of the property including areas in public rights-of-way (e.g., street, sidewalk) , during and after construction. Any large bulk items shall be out of public vantage points.
j. The requirements for the trash enclosure and design criteria are bound and coordinated with the Water Quality Management Plan (WQMP), as depicted on the project grading plan, which shall be incorporated into the WQMP by narrative description, exhibits, and an Operation and Maintenance Plan (O&M).
16. Any new or required block walls and/or retaining walls shall be shown on the grading plans, both in plan-view and cross-sections. Cross-sections shall show vertical and horizontal relations of improvements (existing and proposed) on both sides of property lines. Required wall heights shall be measured vertically from the highest adjacent finished grade. Block walls shal l be designed in accordance to City of Garden Grove Standard B-504, B-505, B-506, and B-508, or designed by a professional registered engineer. In addition, the following shall apply:
a. The color and material of all proposed block walls, columns, and any other fencing shall be approved by the Planning Services Division prior to installation.
b. Openings for drainage through walls shall be shown in section details , and approved by the City Engineer. Cross-lot drainage is not allowed.
17. The applicant shall remo ve any existing substandard driveway approaches, curbs, sidewalks, ADA ramps, pavement sections, tree well and landscaping, and construct Russell Avenue frontage improvements as identified below. All landscape, irrigation, sidewalk, and lighting improvements installed within the public right -of-way shall require the approval of the City Engineer, Street Division, and Planning Services Division, and shall be maintained by the applicant (and/or Homeowner’s Association, once formed) for the life of the project.
a. The existing substandard driveways on Russell Avenue shall be removed and replaced with a new curb, gutter, landscape, and sidewalk per City standards and specifications.
b. The n ew driveway approach to the site on Russell Avenue shall be constructed in accordance with Garden Grove Standard B-120.
Exhibit “A” Page 7
SP-168-2026 & Vesting TT-19447
Conditions of Approval
c. The applicant shall install red curb near the driveway approach on Russell Avenue per the approved site plan.
d. The applicant shall remove the existing improvements fronting the project on Russell Avenue, and con struct new five -foot (5’ -0”) wide sidewalk panels in accordance with City of Garden Grove Standard B-105. The applicant or the applicant’s contractor(s) shall verify the placement limits of sidewalk concrete panels with the public works inspector prior to start of construction.
e. The applicant shall construct the curb and gutter when replacing any existing driveway approach es along the property frontage on Russell Avenue in accordance with City Standard Plan B-114.
f. The applicant shall locate all existing public utilities across the property frontage and within the property boundary of the project prior to commencement of grading operation and mobilization.
g. The applicant shall coordinate with the Planning Services Division and Public Works Department, Street Division before placing any type of tree within the public right-of-way and proposed landscape area.
h. The applicant shall remove and reconstruct the southerly existing ADA ramp per Caltrans Standard No. A88A or A88B on Russell Avenue near the traffic signal, if required, to ensure proper accommodation of the new driveway radial wing.
i. Street signs shall be installed as required and approved by the City Traffic Engineer.
18. The applicant shall remove any existing substandard driveway approaches, curbs, sidewalks, ADA ramps, pavement sections, tree well and landscaping, and construct Kerry Street frontage improvements as identified below. All landscape, irrigation, sidewalk, and lighting improvements installed within the public right-of-way shall be maintained by the applicant and shall require the approval of the City Engineer, Street Division, and Planning Services Division.
a. The existing substandard driveway on Kerry Street shall be removed and replaced with new rolled curb/gutter, landscape, and sidewalk per City standards and specifications.
b. Two (2) new wheelchair ramps and landing s shall be constructed per the latest Caltrans Standard Plan No. A88A at the southwest and southeast corners of Russell Avenue and Kerry Street.
c. The applicant shall remove all existing landscaping and improvements along the project frontage on Kerry Street, and replace them with new Exhibit “A” Page 8
SP-168-2026 & Vesting TT-19447
Conditions of Approval
five-foot (5’-0”) wide sidewalk panels. The new sidewalk shall provide a continuous connection to the proposed ADA ramp , and the existing sidewalk at the southeast corner of Russell Avenue and Kerry Street, in accordance with City of Garden Grove Standard B-105.
d. The applicant shall locate all existing public utilities across the property frontage and within the property boundary of the project prior to commencement of grading operation and mobilization.
e. The applicant shall coordinate with the Planning Services Division and Public Works Street Division before placing any type of tree within the public right-of-way and proposed landscape area.
f. Street signs shall be installed as required and approved by the City Traffic Engineer.
19. Any proposed new landscaping in the public rights-of-way shall be approved by the Planning Services Division and maintained by the applicant/property owner(s).
20. Driveway widths shall be in accordan ce with City’s Traffic Engineering Policy TE-8 (Driveway Opening Policy).
21. Sight Distance Standards shall be in accordance with City’s Traffic Policy & Procedures TE-13. All structures and walls shall be designed to ensure proper vision clearance for cars entering or leaving the driveway and parking areas.
No structure, wall or fence shall cause an exceedance of the applicable site distance standards set forth in City Traffic Engineering Policy TE-13.
22. The Site Plan shall comply with the completed Development Review and Comment Sheet prepared pursuant to the City’s Traffic Policy & Procedures TE-17 and provided to the applicant.
23. Private Property Tow Away Sign Design shall be in accordance with City’s Traffic Policy & Procedures TE-19.
24. No Parking Fire Lane Sign Design shall be in accordance with City’s Traffic Policy & Procedures TE-20.
25. Parking lot layout shall be in accordance with City Standards B-311 and B-312.
26. Off-street parking requirements for residential uses shall be in accordance with the parking provisions in the Standards of Development for Planned Unit Development No. PUD-020-2026 and the City of Garden Grove’s Traffic Policies and Procedures TE-17 Development Review and Comments Sheet.
Exhibit “A” Page 9
SP-168-2026 & Vesting TT-19447
Conditions of Approval
Permit Issuance
27. The applicant shall be subject to Traffic Mitigation Fees, In -Lieu Park Fees , Drainage Facilities Fees, Water Assessment Fees, and other applicable mitigation fees identified in Chapter 9.44 and Garden Grove Council Resolution No. 9401-01 (or successor Resolution(s)) of the Garden Grove Municipal Code, along with all other applicable f ees duly adopted by the City. Except as otherwise provided pursuant the Garden Grove Municipal Code or State law, the amount of said fees shall be calculated based on the City’s current fee schedule at the time of permit issuance.
28. A separate street permit is required for work performed within public right s- of-way.
29. Grading fees shall be calculated based on the current fee schedule at the time of grading permit issuance.
30. The applicant shall identify a temporary parking site(s) for construction crew and construction trailers office staff prior to issuance of a grading permit. No construction parking is allowed on local streets. Construction vehicles shall be parked off traveled roadways in a designated parking area. Parking areas, whether on- or off-site, shall be included and covered by the erosion control plans.
31. Prior to issuance of a grading permit, the applicant shall submit and obtain approval of a worksite traffic control plan for all the proposed improvements within the public right s-of-way, which shall be subject to the review and approval of the City Traffic Engineer. Construction vehicles should be parked off traveled roadways in a designated parking area. Parking areas, whether onsite or offsite, shall be included and covered by the erosion control plans.
Parking areas, whether onsite or offsite, shall be included and covered by the erosion control plans and the Storm Water Pollution Prevention Plan (SWPPP).
32. In accordance to City of Garden Grove Municipal Code Section 9.48.030 , the applicant is required to underground all existing and proposed on- and off-site utility facilities fronting the project. All e xisting improvements and utilities shall be shown as part of the grading submittal package in the topography section. In accordance to City of Garden Grove Municipal Code Section
9.48.050, the applicant may elect to pay the City an in -lieu fee to offset t he developer’s fair share of the costs of undergrounding the off-site utilities.
Project Construction/Operation
33. The applicant shall coordinate with City’s Public Works Department (Engineering, Water Services, and Streets Divisions) to set up appointments for preconstruction inspections for all on- and off-site improvements, prior to commencement of grading operation and mobilization.
Exhibit “A” Page 10
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Conditions of Approval
34. In accordance with the Orange County Storm Water Program manual, the applicant shall provide dumpsters on-site during construction , unless an Encroachment Permit is obtained for placement in the street.
35. The applicant shall be responsible for protecting all existing horizontal and vertical survey controls, monuments, ties (centerline and corner) , and benchmarks located within the limits of the project. If any of the above require removal, relocation, or re-setting, the applicant shall, prior to any construction work, and under the supervision of a California -licensed Land Surveyor, establish sufficient temporary ties and benchmarks to enable the points to be reset after completion of construction. Any ties, monuments and benchmarks disturbed during construction shall be reset per Orange County Surveyor Standards after construction. The a pplicant shall also re -set the tie monuments where curb or curb ramps are removed and replaced , or new ramps are installed. The applicant shall be liable for, at their expense, any resurvey required due to their negligence in protecting existing ties, monuments, benchmarks , or any such horizontal and vertical controls.
Temporary Benchmarks shall not be used for Vertical control. Benchmarks shall be to the National Geodetic Vertical Datum (NGVD).
36. Heavy construction truck traffic and hauling trips, and any required lane closures shall occur outside peak travel periods. Peak travel periods are considered to be from 7:00 a.m. to 9:00 a.m., and 4:00 p.m. to 6:00 p.m.
37. Prior to grading or building permit closeout and/or the issuance of a certificate of use or a certificate of occupancy, the applicant shall:
a. Demonstrate that all structural best management practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with approved plans and specifications.
b. Demonstrate that the applicant is prepared to implement and maintain all non-structural BMPs described in the Project WQMP.
c. Demonstrate that an adequate number of copies of the approved Project WQMP are available on-site.
d. Submit for review and approval by the City an Operations and Maintenance (O&M) Plan for all structural BMPs.
e. Submit copies of the latest plans for coordination of design elements for drainage, access and utilities relation to proposed air space layouts and locations.
f. CC&R’s shall be submitted to the Engineering Division for concurrent review and coordination with the design plans for all improvements, including their maintenance, required easements, and processing of Exhibit “A” Page 11
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design changes proposed by owners and associations encu mbered by the CC&R’s.
Water Services Division
38. New water service installations two inches (0’-2”) and smaller shall be installed by the City of Garden Grove at the applicant’s expense. Installation shall be scheduled upon payment of applicable fees, unles s otherwise noted. Fire services and larger water services three inches (0’ -3”) and larger shall be installed by applicant’s contractor(s) per City Standards.
39. Water meters shall be located within the City right-of-way, or within dedicated waterline easement. Fire services and large water services three inches (0’-3”) and larger, shall be installed by contractor with a Class A or C-34 license, per City water standards, and inspected by approved Public Works inspection.
40. Public water system within private streets shall be constructed per City Standards by developer and dedicated to the City. Bonding will be required.
41. If a master water meter for a private water system is proposed for the development, and individual fire sprinkler systems for the units are required, then a separate fire service connection shall also be required. The separate fire service and any private fire hydrant laterals shall have above-ground backflow device with a double -check valve assembly. Device shall be tested immediately after installation, and once a year thereafter by a certified backflow device tester, and the results to be submitted to the Public Works Department, Water Services Division. Device shall be on private property and is the responsibility of the applicant. The a bove-ground assembly shall be screened from public view as required by the Planning Services Division.
42. A Reduced Pressure Principle Device (RPPD) backflow prevention device shall be installed for meter protection, should a large master meter serving multiple units be proposed. The landscape system shall also have RPPD device. Any carbonation dispensing equipment shall have a RPPD device. Installation shall be per City Standards, and shall be tested by a certified backflow device tester immediately after installation. Cross-connection inspector shall be notified for inspection after the installation is completed. Applicant/property owner(s) shall have RPPD device tested once a year thereafter by a certified backflow device tester, and the test results t o be submitted to the Public Works Department, Water Services Division. Applicant/property owner(s) shall open a water account upon installation of RPPD device.
43. It shall be the responsibility of applicant to abandon any existing private water well(s) per Orange County Health Department requirements.
Abandonment(s) shall be inspected by Orange County Health Department inspector after permits have been obtained.
Exhibit “A” Page 12
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44. A composite utility site plan shall be part of the included in the grading plan set, which sh all be submitted to both the Engineering Division and Water Services Division for review and approval.
45. There shall be a minimum fifteen -foot (15’-0”) clearance of building footings from water main. Clearances less than fifteen feet (15’-0”) shall be reviewed and approved by Water Engineering.
46. There shall be no structures or utilities built on , or crossing, water or sewer main easements.
47. New utilities shall have a minimum five-foot (5’-0”) horizontal and a minimum one-foot (1’-0”) vertical clearance from water main and appurtenances.
48. There shall be a minimum clearance from sewer main and water main of ten feet (10’-0”) from outside of pipe to outside of pipe.
49. Any existing water services are to be abandoned at the main with repair clamps or couplings.
50. Any new or existing water valve located within new concrete driveway or sidewalk construction shall be reconstructed per City Standard B-753.
51. The City shall determine if existing water services(s) is/are usable and meets current City Standards. Any exist ing meter and service located within new driveway(s) shall be relocated at applicant’s expense.
52. If a fire sprinkler system is required, and individual water meters and services are proposed off the public water main, meters and services shall be installed per City Standard B-719, which specifies a residential fire sprinkler connection (RFSC) on the backside of the meter. The Fire Sprinkler System design shall be a Passive Purge type system.
53. No permanent structures, trees or deep -rooted plants shall be pla ced over sewer main or water main.
54. The location and number of fire hydrants shall be as required by the Water Services Division and the Orange County Fire Authority (OCFA).
55. The applicant shall abandon any existing unused sewer lateral(s) at the street right-of-way on the applicant’s side. The sewer pipe shall be capped with an expansion sewer plug and encased in concrete. Only one sewer connection per lot is allowed.
56. Applicant shall install a new private sewer main with clean out at right-of-way line, and laterals on-site. The sewer main connection in the public right-of- way shall be a minimum six -inch (0’-6”) diameter, extra strength VCP with Exhibit “A” Page 13
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wedgelock joints, and inspected by the Garden Grove Sanitary District. All on- site sewer and appurtenances to be installed per the California Plumbing Code, and inspected by the Building Service Division.
57. All perpendicular crossings of the sewer, including laterals, shall maintai n a vertical separation of minimum one -foot (1’-0”) below the water main, outer diameter to outer diameter. All exceptions to the above require a variance from the State Water Resources Control Board.
58. If the water main is exposed during installation of sewer lateral, a twenty-foot (20’-0”) section of the water main shall be replaced with twenty feet (20’-0”) PVC C-900 DR -14 C lass 305 water pipe, size in kind , and centered at the crossing.
Orange County Fire Authority
59. The applicant shall comply with all applicable Orange County Fire Authority (OCFA) requirements. T he applicant shall submit the plans listed below to OCFA for review. Approval shall be obtained on each plan prior to the event specified:
a. Prior to OCFA approval of the final tract map or precise grading permit:
i. Fire Master Plan – Service Code PR145
ii. Gates (if applicable) – Service Code PR180
iii. Alternate Methods and Materials (AM&M) (if applicable) – Service Code PR910
b. Prior to the issuance of a building permit:
i. Architectural – Service Codes PR200-PR465
ii. Underground piping for private hydrants and fire sprinkler systems – Service Codes PR470-475
iii. Fire sprinkler system – Service Codes PR400-465
c. Prior to concealing interior construction:
i. Fire alarm system (if applicable) – Service Codes PR500 – PR520
Building and Safety Division
60. All work shall comply with the latest edition of the California (CA) Building Standards Code (CBC) at time of permit application.
Exhibit “A” Page 14
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61. The project shall be subject to building permit plan check review by the Building and Safety Division , and shall illustrate compliance with all locally - adopted cod es and ordinances, as well as applicable State statutes and regulations.
62. Terms and Conditions of the Covenants, Conditions, and Restrictions (CC&Rs) shall be incorporated onto the construction plans for reference on how common areas, drainage, site improvements, access and maintenance will affect units.
63. The project shall comply with CBC Chapter 11-A Access Regulations unless publicly funded, then 11B-233 would apply.
64. If being used as an Exit Court along eastern property line , an opening protection or setback clearance to the property line shall be provided, per CBC Section 1029.
65. Townhouses, as defined in the California Residential Code (CRC), do not allow plumbing or mechanical ducts in demising walls per CRC Section 302.2.2.
a. As an alternate design to avoid townhome demising wall limitations, the CBC may be used to separate dwellings as R -2 occupancies, or as R-3 occupancies for every other unit with firewalls.
66. The trellis breezeways between buildings shall require seismic isolation or be structurally designed for continuity-tie forces.
67. The Title 24 Energy Calculations shall not incorporate reflective roof values that will not comply with the proposed dark roofing tiles.
Planning Services Division
68. The applicant shall submit detailed plans showing the proposed location of utilities and mechanical equipment to the Community Development Department, Planning Services Division for review and approval prior to submitting plans into the Building and Safety Division Plan Check process. The project shall also be subject to the following:
a. Above-ground utility equipment (e.g. electrical, gas, telephone, cable TV) shall not be located in the street setback, within the common areas, or any parking areas, and such equipment shall be screened by densely planted and maintained landscaped hedges or a fence or wall. Ground- mounted equipment shall not exceed the maximum allowable height for a wall, fence, or hedge.
b. Roof-mounted mechanical equipment shall be screened by parapet walls, rooftop architectural features such as a tower equal to the height Exhibit “A” Page 15
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of the equipment, or low walls surrounding the equipment and shall be painted to match the color of the building materials.
c. No exterior piping, plumbing, or mechanical ductwork shall be permitted on any exterior façade and/or be visible from any public right-of-way or adjoining property. Roof rain gutters are permitted. The rain gutters shall follow the natural architecture lines of the building.
69. All landscaping shall be consistent with the landscape requirements of Title 9 of the Municipal Code. The applicant shall submit a complete landscape and irrigation plan governing the entire development. The landscape and irrigation plans shall include type, size, location and quantity of all plant material. The landscape and irrigation plan shall include irrigation plans and staking and planting specifications. All landscape irrigation shall comply with the City’s Landscape Ordi nance and associated Water Efficiency Guidelines. The landscape and irrigation plan is also subject to the following:
a. A complete, permanent, automatic remote control irrigation system shall be provided for all landscaping areas shown on the plan. The sprinklers shall be of drip or micro -spray system sprinkler heads for water conservation.
b. Forty percent (40%) of the tre es on the site shall consist of minimum size 24 -inch box, and the remaining 60 percent (60%) shall be of minimum size 15 gallons. These trees shall be incorporated into the landscaped frontages of all streets. Where clinging vines are considered for covering walls, drought-tolerant species shall be used.
c. All landscape areas, including the areas located within the public rights-of-ways along Kerry Street and Russell Avenue that abut the subject property, are the responsibility of the applicant/property owner(s) and/or Homeowner’s Association.
d. Trees planted within ten feet (10'-0”) of any public right-of-way shall be planted in a root barrier shield. All landscaping along street frontages adjacent to driveways shall be of the low -height variety to ensure safe sight clearance. All trees planted on the subject property, whether for screening the project from the neighboring lots or for aesthetic or selling/marketing purposes, shall have an irrigation system installed in order maintain the trees.
e. All trees shall be double-staked in accordance with City standards.
f. The landscape treatment along the street frontage, including the area designated as public right-of-way, shall incorporate the landscape area between the sidewalk and the development wall with ground cover, shrubs and bushes, and trees that highlight the project’s entrance as Exhibit “A” Page 16
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well as enhance the exterior appearance along Kerry Street and Russell Avenue. The plant material for the entrance shall be the type to inhibit graffiti such as vines and dense growing shrubs and bushes, and shall be maintained.
g. Clinging vines shall be installed within the landscape planters along the perimeter block walls to deter graffiti.
h. Fifty percent (50%) of all required shrubs shall be a minimum size of five (5) gallons at time of planting.
i. Live groundcover shall be planted and maintained where shrubbery is not sufficient to cover exposed soil. Mulch may be used in place o f groundcover where groundcover will not grow or where groundcover will cause harm to other plants, but not more than 30% of the groundcover area shall have the mulch substitute.
j. Groundcover plants shall be planted at a density and spacing necessary for t hem to become well established and provide surface coverage within 18 months of planting.
k. The landscape plan shall incorporate and maintain for the life of the project those means and methods to address water run -off also identified as Low Impact Development provisions, which address water run-off. This is to also to be inclusive of any application of Water Quality Management Plans (WQMP), Drainage Area Management Plans (DAMP) and any other water conservation measures applicable to this type of development.
l. The irrigation system shall comply with all applicable provisions of the City’s Water Conservation Ordinance, the City’s Municipal Code landscape provisions, and all applicable state regulations.
m. All above -ground utilities (e.g. water backflow devices , electrical transformers, irrigation equipment) shall be shown on the landscaping plan in order to ensure proper landscape screening will be provided.
70. All lighting structures shall be placed so as to confine direct rays to the subject property. All exterior lights shall be reviewed and approved by the Planning Services Division. Lighting adjacent to residential properties shall be restricted to low dec orative type wall -mounted lights, or a ground lighting system.
Lighting shall be provided throughout all private drive aisles and entrances to the development per City standards for street lighting. Lighting in the common areas shall be directed, positio ned, or shielded in such manner so as not to unreasonably illuminate the window area of nearby residences.
Exhibit “A” Page 17
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71. Second and third -story windows, on side and rear building sides shall be located to avoid direct views from those windows, balconies, and decks int o any immediately opposite windows and private recreation areas of residential dwelling units on adjacent properties. Where second -story and third -story windows are oriented toward an adjacent property’s private recreation area, one or more of the following measures shall be provided:
a. High-windows with a minimum sill height of six feet (6’-0”), as measured from the finished floor.
b. View-obscuring treatment such as wing walls.
c. Obscure, opaque, or frosted fixed (non-slider) windows.
d. A row of screening/canopy trees evenly spaced shall be placed along the property line(s), which shall be of a minimum height that blocks any direct views. Screening/canopy trees shall be maintained in perpetuity.
72. All new block walls, and/or retaining wall(s), including existing block walls to remain, if any, shall be shown on the grading plans. Block walls shall be developed to City Standards or designed by a Registered Engineer and shall be measured from on -site finished grade. The applicant shall provide the following:
a. Decorative masonry walls are required along the southern and easterly property lines, and shall be constructed to a minimum height of six feet (6’-0”), up to a maximum of seven feet (7’ -0”), as measured from highest point of finished grade. Whether new or existing, the block walls shall be decorative and utilize stucco finish, slump stone, decorative CMU, or split -face block. Street -facing perimeter walls shall include trailing vines, hedges planted along the base of the exterior face, or other landscaping treatments that deter graffiti.
b. The applicant shall work with the existing property owners along the project perimeter in designing and constructing the required perimeter block walls. This requir ement is to avoid having double -walls and minimize any impact that it might cause to the existing landscaping on the neighbor’s side as much as possible. The perimeter block wall shall be constructed and situated entirely within the subject property. In the event that the applicant cannot obtain approval fro m the property owners, the applicant shall construct the new wall with a decorative cap to be placed between the new and existing walls. In the event the location of a new wall adjacent to an existing wall or fence has the potential to affect the landscape planter, then the applicant shall work with City Staff to address this situation. The Community Development Director shall be authorized to approve minor alterations the size and/or Exhibit “A” Page 18
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location of the landscape planter to accommodate the placement of such wall.
73. Each unit shall be provided with an air conditioning condensing unit and/or system so that there are no wall-mounted, or window mounted units. Ground- mounted units shall be screened, enclosed, or placed within opaque barriers on all sides such tha t the equipment is completed concealed from view from the public right-of-way.
74. Mailboxes shall be provided and installed by the applicant. The local postmaster shall approve the design and location.
75. Each unit shall be provided with washer and dryer hook-ups.
76. Prior to issuance of grading permits, a temporary project identification sign shall be erected on the site in a secure and visible manner. The sign shall be conspicuously posted at the site and remain in place until occupancy of the project. The sign shall include the name and address of the development, and the developer’s name, address, and a 24-hour emergency telephone number.
77. Permitted hours and days of construction and grading shall be as follows, and all work shall be comply with the noise regulations set forth in Chapter 8.47 of the City of Garden Grove Municipal Code:
a. Monday through Friday – not before 7:00 a.m. and not after 7:00 p.m.
b. Saturday – not before 9:00 a.m. and not after 6:00 p.m.
c. Sunday and Federal Holidays – no construction shall occur.
78. Construction activities shall adhere to SCAQMD Rule 403 (Fugitive Dust).
Where feasible, application shall implement dust minimization measures, the use of electricity from power poles rather than diesel or gasoline powered generators, and the use methanol, natural gas, propane or butane vehicles instead of gasoline or diesel powered equipment . Also, use of solar, low emission water heaters, and low sodium parking lot lights, shall be required to ensure compliance with Title 24.
79. During construction, if paleontological or archaeological resources are found, all attempts will be made to preserve in place or leave in an undisturbed state in compliance with applicable law. In the event that fossil specimens or cultural resources are encounter ed on the site during construction and cannot be preserved in place, the applicant shall contact and retain, at applicant’s expense, a qualified paleontologist or archaeologist, as applicable, acceptable to the City to evaluate and determine appropriate treatment for the specimen or resource, and work in the vicinity of the discovery shall halt until appropriate assessment and treatment of the specimen or resource is determined by the Exhibit “A” Page 19
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paleontologist or archeologist (work can continue elsewhere on the projec t site). Any mitigation, monitoring, collection, and specimen/resource treatment measures recommended by the paleontologist/archaeologist shall be implemented by the applicant at its own cost.
80. The applicant shall comply with the Migratory Bird Treaty Act (MBTA), and Sections 3503, 3503.5, and 3513 of the California Fish and Game Code, which require the protection of active nests of all bird species, prior to the removal of any on-site landscaping, including the removal of existing trees.
81. The applicant shall prepare Covenants, Conditions, and Restrictions (CC&R's) for review and approval by the City Atto rney's office and Community Development Department prior to the issuance of building permits. Unless otherwise approved by the Community Development Dir ector and City Attorney, the approved CC&R’s shall be recorded at the same time that the subdivision map is recorded and two copies (a hard copy and an electronic copy) of the recorded CC&R’s shall be provided to the Planning Services Division. The CC&R's shall include the following stipulations and/or provisions:
a. All units shall maintain the ability to park two cars within the garages at all times. Unless otherwise permitted by State Law, garages shall not be converted to any other use.
b. There shall be no business activities, day care, or garage sales conducted within or from the garages.
c. Parking spaces in the garages shall be made available to the occupants of the unit at all times.
d. Residents shall not park or store vehicles anywhere on the site excep t within the designated parking spaces in the garages for their dwelling unit. However, the unassigned , open guest parking spaces may be utilized by residents or guests for temporary parking. Any issues arising from the use, application, or restriction o f such open parking spaces shall be at the resolve of the Homeowner’s Association.
e. All graffiti vandalism shall be abated within the premises. Best management practices shall be implemented to prevent and abate graffiti vandalism within the premises throughout the life of the project, including, but not limited to, timely removal of all graffiti, the use of graffiti resistant coatings and surfaces, the installation of vegetation screening of frequent graffiti sites, and the installation of signage, lighting, and/or security cameras, an necessary. Graffiti shall be removed/eliminated as soon as reasonably possible after it is discovered, but not later than 72 hours after discovery.
Exhibit “A” Page 20
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f. Each residence shall be utilized as one (1) dwelling unit. No portion of any residence shall be utilized or rented as a separate dwelling unit.
g. The CC&R’s shall include provisions providing the owners or tenants a means of contacting persons responsible for site maintenance, repairs, trash pick-up, and other related matters for a development of this type.
This shall also include scheduling of maintenance of such items as the recreation area(s), landscape area maintenance, etc. This also includes ensuring tree overhangs do not block or hinder any vehicles such as street sweeper s, trash trucks, fire trucks, etc., from maneuvering around the site.
h. Storage of boats, recreational vehicles, or commercial vehicles on the property is prohibited.
i. The CC&R’s shall include stipulations that maintenance of the private drive aisles, storm drain, sewer system, common landscape areas, and open space areas within the interior of the development, and the landscape setback areas adjacent to Kerry Street and Russell Avenue are the responsibility of the Homeowner’s Association.
j. Each unit shall h ave and maintain a minimum of 120 cubic feet of storage space, which may be provided in the garage parking areas, and typical closet space within the unit shall not count toward this requirement.
k. Each unit shall maintain a private recreation/open space area with a minimum six-foot (6’-0”) width. This area shall be open and unobstructed from the ground to the sky, except for covered entry porches, which shall provide a minimum two-foot (2’-0”) depth. No additional patio covers or other access ory structures shall be provided within the private recreation/open space areas.
l. All recreation areas, landscaping along the front and side yards of each unit, the project site entryway, landscaped areas in all common areas, and any landscaping within the public right-of-way shall be maintained for the life of the project and maintenance provisions approved by the City shall be included in the CC&R’s.
m. The common recreation areas, as identified on the approved site plan, shall be equipped with a shade structure, food-service counter, outdoor dining tables, flexible lawn space, and raised garden planter beds , subject to review by the Planning Services Division, and Building and Safety Division.
n. There shall be no parking allowed along the private street, except within the designated parking areas. All curbs not designated as parking areas Exhibit “A” Page 21
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shall be painted red. The applicant shall post “No Parking” signs along the drive aisle.
o. The maintenance of the private street, storm drains, sewer system, and open space areas is the responsibility of the applicant and property owner(s) and/or Homeowner’s Association , including the common recreation areas, and the common landscape areas.
p. The Conditions of Approval for Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447, shall be incorporated into the CC&Rs, and provisions corresponding to any applicable Conditions of Approval shall be included in the CC&Rs.
q. The following provisions shall be included within the CC&R’s (in substantially the same form as below or as otherwise approved by the City Attorney):
i. Compliance with Stormwater Quality Regulations . The Homeowner's Association shall implement, and fund
implementation of, the Operation and Maintenance (“O&M”) Plan for the Property, which was appr oved by the City as part of the Water Quality Management Plan (“WQMP”) required for
development of the Property, and shall operate and maintain the Best Management Practices (“BMPs”) described in the O&M Plan for the Property, which includes:
a. Description of all post -construction BMPs (non -structural and structural),
b. Description of the Property owner’s(s’) responsibilities and required training of persons performing BMP
implementation, operation and maintenance,
c. Implementation frequency and operating schedule,
d. Inspection/maintenance frequency and schedule,
e. Specific maintenance activities,
f. Required permits from resource agencies, if any,
g. Forms to be used in documenting implementation,
operation and maintenance activities,
h. Recordkeeping requirements.
Exhibit “A” Page 22
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A copy of the approved O&M Plan is described in the current WQMP for the Project, as it may be amended from time to time according to its terms, which is on file with the Cit y of Garden Grove Community Development Department, and is incorporated herein by this reference. The Committee shall maintain a copy of the current WQMP at a location on the Property.
The Property shall be, and the Homeowner's Association sh all ensure that the Property is used and maintained in full compliance with the provisions of the O&M Plan and Chapter 6.40
(Stormwater Quality) of the Garden Grove Municipal Code, as it may be amended. The City shall have the right to inspect the Property for the purpose of verifying compliance with this provision. The City of Gar den Grove shall be an intended third - party beneficiary to this provision. The City shall have the right and authority, but not the obligation, to enforce this provision by any legal or equitable means, or by any method available to the Property owners as provided elsewhere in the Declaration, against the Declarant, Homeowner's Association, Owners, their successors and assigns, or other persons in possession of the Property. This provision shall not be amended or terminated without the written approval of the City of Garden Grove Community Development Department.
ii. Enforcement: The City is hereby made a party to this Declaration solely for purposes of enforcing its provisions and the Standards of Development for PUD-020-2026, and Conditions of Approval for Site Plan No. SP-168-2026, and Vesting Tentative Tract Map No.
TT-19447. The City, its agents, departments and employees shall have the unrestricted right and authority, but not the obligation, to enforce the provisions of this Declaration and the Standards of Development for PUD-020-2026, and Conditions of Approval for Site Plan No. SP-168-2026, and Vesting Tentative Tract Map No.
TT-19447. In the enforcement of this Declaration, the City shall not be limited to the procedures or processes described in this Declaration and may use any remedy provided under law or equity, including the City’s Municipal Code. The City, its agents, departments and employees may further refuse to issue any building, electrical or plumbing permit that may be in violation of these Declarations or General Plan Amendment No.
GPA-001-2026, Zoning Map Amendment No. A -046-2026,
Planned Unit Development No. PUD-020-2026, Site Plan No.
SP-168-2026, and Vesting Tentative Tract Map No. TT -19447 approvals. However, the City shall not be liable for failing or refusing to enforce the provisions of these Declarations or the Standards of Development for PUD-020-2026, and Conditions of Approval for Site Plan No. SP -168-2026, and Vesting Tentative Exhibit “A” Page 23
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Tract Map No. TT -19447. The alternative dispute resolution provisions set forth in Section / Article [SECTION] of this Declaration shall not apply to or legally bind the City.
iii. Assessments: The City may levy special assessments against the properties in connection with its actions to enforce the conditions of this Declaration or General Plan Amendment No.
GPA-001-2026, Zoning Map Amendment No. A -046-2026,
Planned Unit Development No. PUD -020-2026, Site Plan No.
SP-168-2026, and Vesting Tentative Tract Map No. TT-19447, or to abate the violation thereof. The City shall have the same power as the Association to levy special assessments pursuant to the provisions of [SECTION] of this Declaration in the event that it incurs expenses in the enforcement of the cond itions of these Declarations or General Plan Amendment No. GPA -001-2026, Zoning Map Amendment No. A -046-2026, Planned Unit
Development No. PUD-020-2026, Site Plan No. SP-168-2026, and Vesting Tentative Tract Map No. TT -19447 approvals. Notice of intention to make such assessment shall be mailed by the City to the Owner of each affected [LOT/UNIT] affording the Owner thirty (30) days’ notice to satisfy or reimburse the City’s expenditure.
In the eve nt of the failure of any Owner of any affected [LOT/UNIT] to reimburse the City within thirty (30) days, notice of such assessment shall be mailed by the City to said Owner, and said assessment shall thereafter be due as a separate debt to the City within thirty (30) days following the mailing of such notice. Any such delinquent assessment may be and may become a lien upon the interest of the defaulting Owner in the [LOT/UNIT] upon the execution by the City and the recording in the Orange County Recorder’s office of a notice of delinquent assessment under the same conditions that the Association could record the same pursuant to the provisions of [SECTION]. The City may foreclose on such notice of delinquent assessment in the same manner and with the same power as the Association could foreclose on such notice pursuant to the provisions of [SECTION].
It is the intent of Declarant, which intent shall be binding upon all of Declarant’s successors in interest in the Properties, that the City shall be deemed an interest holder pursuant to the provisions of these Declarations in order to enforce the rights which have been given to the City generally in these Declarations and specifically pursuant to this Section.
iv. Attorney Fees: The City shall be entitled to recover its attorney’s fees incurred in connection with its actions to enforce the conditions of this Declaration or General Plan Amendment No.
GPA-001-2026, Zoning Map Amendment No. A -046-2026,
Planned Unit Development No. PUD -020-2026, Site Plan No.
Exhibit “A” Page 24
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SP-168-2026, and/or Vesting Tentative Tract Map No. TT -19447 approvals, or to abate the violation thereof.
v. Public Safety Access : The Police, Fire, and other public safety personnel may enter upon any part of the common area for the purpose of enforcing State and Local laws.
vi. Modification/Termination: This Declaration shall not be terminated or substantially amended without the prior written approval of the Cit y of Garden Grove Community Development Director.
82. Should the applicant elect to build the project in more than one phase, then a phasing plan shall be submitted to the Community Development Department prior to releasing units for model purposes. The phasing plan shall include, but not be limited to, a site plan showing the phasing areas, protection of finished units, and protection for related safety issues concerning pedestrians and non -construction vehicles. The perimeter improvements including landscaping, walls, street improvements, and underground utilities, shall be completed in the first phase. The phasing plan shall be approved by the Community Development Department, OCFA, and Public Works Department prior to issuance of building permits. Notwithstanding if the applicant elects to construct the Project in phases, the applicant shall record a single final map, not multiple phased final maps, and the CC&Rs shall apply to the entire property covered by the Vesting Tentative Tract Map at the time of recordation.
83. All mitigation measures that are part of the Mitigated Negative Declaration that was adopted in conjunction with approval of General Plan Amendment No.
GPA-001-2026, Zoning Map Amendment No. A -046-2026, Planned Unit Development No. PUD -020-2026, Site Plan No. SP -168-2026, and Vesting Tentative Tract Map No. TT -19447 shall be implemented. In addition, the project is subject to the Mitigation Monitoring and Reporting Program (MMRP) adopted by the City Council as part of the Mitigated Negative Declaration (Exhibit “B”). In order to assist the City to verify that all req uired project mitigation measures and project design features are complied with in a timely manner, a project -specific mitigation-monitoring program for monitoring all applicable project -related mitigation measures shall be prepared by the applicant and approved by the Planning Services Division prior to issuance of building permits. Said mitigation monitoring program shall be implemented during project construction through completion. The applicant shall provide the City with a report demonstrating adher ence to all mitigation measures quarterly or otherwise upon request.
84. Final Vesting Tentative Tract Map No. TT-19447 shall be approved by the City and recorded by the applicant prior to issuance of any grading and/or building permits for the proposed development.
Exhibit “A” Page 25
SP-168-2026 & Vesting TT-19447
Conditions of Approval
85. The applicant shall submit a signed letter acknowledging receipt of the decision approving Site Plan No. SP -168-2026 and Vesting Tentative Tract Map No.
TT-19447, and their agreement with all conditions of the approval.
86. The applicant shall, as a condition of Project approval, at its sole expense, defend, indemnify and hold harmless the City, its officers, employees, agents and consultants from any claim, action, or proceedi ng against the City, its officers, agents, employees and/or consultants, which action seeks to set aside, void, annul or otherwise challenge any approval by the City Council, Planning Commission, or other City decision-making body, or City staff action concerning General Plan Amendment No. GPA -001-2026, Zoning Map Amendment No. A-046-2026, Planned Unit Development No. PUD -020-2026, Site Plan No. SP-168-2026, and Vesting Tentative Tract Map No. TT-19447. The applicant shall pay the City’s defense costs, inc luding attorney fees and all other litigation related expenses, and shall reimburse the City for court costs, which the City may be required to pay as a result of such defense. The applicant shall further pay any adverse financial award, which may issue against the City including but not limited to any award of attorney fees to a party challenging such project approval. The City shall retain the right to select its counsel of choice in any action referred to herein.
87. In accordance with Garden Grove Municip al Code Sections 9.32.160 and
9.40.070.A, respectively, unless otherwise provided by State law, the rights granted pursuant to Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447 shall be valid for a period of two (2) years from the effe ctive date of the ordinance approving General Plan Amendment No. GPA-001-2026, Zoning Map Amendment No. A-046-2026, and Planned Unit Development No.
PUD-020-2026. Unless a time extension is granted pursuant to Section
9.32.030.D.9 of the Municipal Code, the rights conferred by Site Plan No.
SP-168-2026 and Vesting Tentative Tract Map No. TT-19447 shall become null and void if the subject development and construction necessary and incidental thereto is not commenced within two (2) years of the expiration of the appeal period and thereafter diligently advanced until completion of the project. In the event construction of the project is commenced but not diligently advanced until completion, the rights granted pursuant to Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447 shall expire if the building permits for the project expire.
88. The Conditions of Approval set forth herein include certain development impact fees and other exactions. Pursuant to Government Code §66020(d), these Conditions of Approval constitute written notice of the amount of such fees.
The applicant is hereby notified that the ninety ( 90) day protest period, commencing from the effective date of approval of Site Plan No. SP-168-2026 and Vesting Tentative Tract Map No. TT-19447 has begun. 9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 1
MITIGATION MONITORING AND REPORTING PROGRAM
Introduction
The California Environmental Quality Act (CEQA) requires a lead or public agency that approves or carries out a project for which an Initial Study/ Mitigated Negative Declaration (IS/MND) has been adopted which identifies one or more significant adverse environmental effects and where findings with respect to changes or alterations in the project have been made, to adopt a “…reporting or monitoring program for the changes to the project which it has adopte d or made a condition of project approval in order to mitigate or avoid significant effects on the environment” (CEQA, Public Resources Code Sections 21081, 21081.6).
A Mitigation Monitoring and Reporting Program (MMRP) is required to ensure that adopted mitigation measures are successfully implemented for the 9822 Russell Avenue Townhome Project (Project). The City of Garden Grove is the Lead Agency for the project and is responsible for implementation of the MMRP. This MMRP for the project identifies the parties that will be responsible for monitoring implementation of the individual mitigation measures in the MMRP.
Mitigation Monitoring and Reporting Program
This MMRP for the P roject applies, variably, during all Project phases, including design, construction, and operation, as indicated. The attached table identifies the mitigation program required to be implemented by the C ity for the 9822 Russell Avenue Townhome Project. The table identifies the mitigation measures required by the C ity to mitigate or avoid significant adverse impacts associated with the implementation of the Project, the timing of implementation, and the responsible party or parties for monitoring compliance.
The MMRP also includes a column that will be used by the compliance monitor (individual responsible for monitoring compliance) to document when implementation of the measure is completed. As mitigation measures are completed, the compliance monitor will sign and date the MMRP, indicating that the required actions have been completed.
EXHIBIT "B"
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 2
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9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 3
MITIGATION MONITORING AND REPORTING PROGRAM
9822 RUSSELL AVENUE TOWNHOME PROJECT
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
AESTHETICS
Lighting. Project plans and specifications shall comply with City standard Conditions of Approval for lighting, which states that all lighting structures shall be placed so as to confine direct rays to the subject property. All exterior lights shall be reviewed and approved by the Planning Services Division. Lighting adjacent to residential properties shall be restricted to low decorative type wall-mounted lights, or a ground lighting system.
Lighting shall be provided throughout all private drive aisles and entrances to the development per City standards for street lighting. Lighting in the common areas shall be directed, positioned, or shielded in such manner so as not to unreasonably illuminate the window area of nearby residences.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building and Occupancy
Permits.
City of Garden Grove
Building and Safety Division
City of Garden Grove
Planning Services Division
AIR QUALITY
SCAQMD Rule 402 – Nuisance. The Project plans and specifications shall implement compliance with the provisions of South Coast Air Quality Management District (SCAQMD) Rule 402. The Project shall not discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property .
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition and Grading
Permits and during
demolition and grading
activities.
City of Garden Grove
Building and Safety Division
SCAQMD Rule 403 – Fugitive Dust . The Project Plans and specifications shall implement compliance with the provisions of South Coast Air Quality Management District (SCAQMD) Rule 403 as implemented by the City’s standard Condition of Approval, which includes dust minimization measures, the use of electricity from power poles rather than diesel or gasoline powered generators, and the use of methanol, natural gas, propane or butane vehicles instead of gasoline or diesel powered equipment, where feasible.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition and Grading
Permits and during
demolition and grading
activities.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 4
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
SCAQMD Rule 1113 – Architectural Coatings. The Project plans and specifications shall implement compliance with the provisions of South Coast Air Quality Management District Rule (SCAQMD) Rule 1113. Only “Low-Volatile Organic Compounds” paints (no more than 50 gram/liter of Volatile Organic Compound) and/or High Pressure Low Volume (HPLV) applications shall be used.
Requirement to be included
in Construction Plans,
Specifications, and Permits.
Verified prior to issuance of
Construction Permits that
involve architectural coatings
and during architectural
coating activities.
City of Garden Grove
Building and Safety Division
BIOLOGICAL RESOURCES
Migratory Bird Treaty Act and California Fish and Game Code Sections 3503.5, 3511, and 3515. The Project construction COA plans and specifications shall identify compliance with the following City standard Condition of Approval. The applicant shall comply with the Migratory Bird Treaty Act (MBTA), and Sections 3503, 3503.5, and 3515 of the California Fish and Game regulations, which require the protection of active nests of all bird species, prior to the removal of any on-site landscaping, including the removal of existing trees.
Prior to commencement of grading activities and issuance of any building permits, the City Community Development Director, or designee, shall verify that all Project grading and construction plans are consistent with the requirements of the Migratory Bird Treaty Act and California Fish and Game Code Sections 3503.5, 3511, and 3515, as stated above, that pre- construction surveys have been completed (if needed) and the results reviewed by staff, and that the appropriate buffers (if needed) are noted on the plans and established in the field with orange snow fencing.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition and Grading
Permits involving vegetation
removal.
City of Garden Grove
Planning Services Division
CULTURAL RESOURCES
Archaeological Resources. The Project construction plans and specifications shall identify compliance with the following City standard Condition of Approval. During construction, if archaeological resources are found, all attempts will be made to preserve in place or leave in an undisturbed state in compliance with applicable law. In the event that cultural resources are encountered on the site during construction and cannot be preserved in place, the applicant shall contact and retain, at applicant’s expense, a qualified archaeologist, acceptable to the City to evaluate and determine appropriate treatment for the specimen or resource, and work in the vicinity of the discovery shall Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 5
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
halt until appropriate assessment and treatment of the resource is determined by the archeologist (work can continue elsewhere on the Project site). Any mitigation, monitoring, collection, and specimen/resource treatment measures recommended by the archaeologist shall be implemented by the applicant at its own cost.
Human Remains. In the event that human remains are encountered on the Project site, work within 50 feet of the discovery shall cease and the County Coroner shall be notified immediately consistent with the requirements of California Code of Regulations (CCR) Section 15064.5(e). State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code (PRC) Section 5097.98. Prior to the issuance of grading permits, the City shall verify that all grading plans specify the requirements of CCR Section 15064.5(e), State Health and Safety Code Section 7050.5, and PRC Section 5097.98
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits and during
ground disturbing activities.
City of Garden Grove
Building and Safety Division
ENERGY
CalGreen Compliance . The Project plans and specifications shall implement compliance with the CALGreen Building Code as included in the City’s GGMC Section
18.04.010 to ensure efficient use of energy. CALGreen specifications are required to be incorporated into building plans as a condition of building permit approval.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building Permits.
City of Garden Grove
Building and Safety Division
California Code of Regulations (CCR) Title 13, Motor Vehicles, Section 2449(d)(3) .
The Project construction plans and specifications shall implement compliance with CCR Title 13, Motor Vehicles, Section 2449(d)(3), which states that no vehicle or engines may idle for more than 5 consecutive minutes. The idling limit does not apply to queuing and necessary operation to accomplish work for which the vehicle/equipment was designed.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building Permits.
City of Garden Grove
Building and Safety Division
GEOLOGY AND SOILS
California Building Code. The Project plans and specifications shall comply with City standard Conditions of Approval for the California Building Code (CBC) and implement compliance with the CBC as included in GGMC Title 18, Building Codes and Regulations. All work shall comply with the latest edition of the California CBC at time of permit application to preclude significant adverse effects associated with seismic hazards. California Building Code related and geologist and/or civil engineer Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading and Building
Permits.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 6
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
specifications for the Project are required to be incorporated into grading and building plans and specifications prior to issuance of grading and building permits.
Mitigation Measure PAL -1: Paleontological Resources. Construction plans and specifications shall state that in the event that potential paleontological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified paleontologist (who meets the Society of Vertebrate Paleontology’s (SVP, 2010) definition for qualified professional paleontologist) has evaluated the find. If a fossil is determined to be significant, the qualified paleontologist shall implement a paleontological salvage program to remove the resources from their location, following the guidelines of the SVP (2010). Any fossils encountered and recovered shall be prepared to the point of identification, catalogued, and curated at a public, non-profit institution with a research interest in the material and with retrievable storage, such as the Natural History Museum of Los Angeles County, if such an institution agrees to accept the fossils. If no institution accepts the fossil collection, they shall be donated to a local school in the area for educational purposes. Accompanying notes, maps, and photographs shall also be filed at the repository and/or school.
If any fossil remains are discovered, the qualified paleontologist shall make a recommendation whether monitoring shall be required for the continuance of earth moving activities. Prior to issuance of grading permits, the City shall verify that all Project grading and construction plans specify the requirements herein related to the unanticipated discovery of paleontological resources.
After completion of the salvage and curation of any resources, the qualified paleontologist shall prepare a report summarizing the results of the monitoring and salvage efforts, the methodology used in these efforts, as well as a description of the fossils collected and their significance. The report shall be submitted to the Community Development Director, or designee, and the Natural History Museum of Los Angeles County.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits.
City of Garden Grove
Building and Safety Division
City of Garden Grove
Planning Services Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 7
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
GREENHOUSE GAS EMISSIONS
AB 1881 Landscaping. The Project Conditions of Approval would require compliance with AB 1881 landscaping requirements (included in the GGMC in Section 9.12.040.085 and pursuant to the Title 24 regulations in GGMC Section 18.04.010.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building Permits.
City of Garden Grove
Building and Safety Division
City of Garden Grove
Planning Services Division
HAZARDS AND HAZARDOUS MATERIALS
Fire Master Plan: The applicant shall comply with all applicable Orange County Fire Authority (OCFA) requirements, including but not limited to the Fire Master Plan.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Building Permits.
City of Garden Grove
Building and Safety Division
Orange County Fire
Authority (OCFA)
Asbestos Containing Materials. The Project Plans and specifications shall implement compliance with the provisions of South Coast Air Quality Management District (SCAQMD) Rule 1403. If asbestos is found, the Project applicant shall follow all procedural requirements and regulations of SCAQMD Rule 1403. Rule 1403 regulations require that the following actions be taken: notification of SCAQMD prior to construction activity, asbestos removal in accordance with prescribed procedures, placement of collected asbestos in leak-tight containers or wrapping, and proper disposal.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition Permit.
City of Garden Grove
Building and Safety Division
Lead Based Paint. The Project Plans and specifications shall implement compliance with the provisions of the Code of Federal Regulations Title 29, Section 1926.62, California Code of Regulations Title 8 Section 1532.1, and Cal/OSHA’s Lead in Construction Standard to require a lead- based paint survey be conducted, and if lead- based paint is found, the Project applicant shall follow all procedural requirements and regulations for proper removal and disposal of the lead- based paint. Cal -OSHA has established limits of exposure to lead contained in dusts and fumes. Specifically, CCR Title 8, Section 1532.1 provides for exposure limits, exposure monitoring, and respiratory protection, and mandates good working practices by workers exposed to lead.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition Permit.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 8
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
HYDROLOGY AND WATER QUALITY
Stormwater Pollution Prevention Plan . Prior to grading permit issuance, the Project developer shall have a Stormwater Pollution Prevention Plan (SWPPP) prepared by a QSD (Qualified SWPPP Developer) in accordance with the County Drainage Area Management Plan (DAMP). The SWPPP shall incorporate all necessary Best Management Practices (BMPs) and other DAMP requirements to comply with the National Pollutant Discharge Elimination System (NPDES) regulations to limit the potential of polluted runoff during construction activities. Project contractors shall be required to ensure compliance with the SWPPP and permit periodic inspection of the construction site by City of Garden Grove staff or its designee to confirm compliance.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits.
City of Garden Grove
Building and Safety Division,
and Public Works
Engineering Division
Water Quality Management Plan . Prior to the approval of the Grading Plan and issuance of Grading Permits a completed Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Building and Safety Division. The WQMP shall identify all post-construction, site design, source control, and treatment control Best Management Practices (BMPs) that will be incorporated into the development project in order to minimize the adverse effects on receiving waters. The WQMP shall comply with GGMC Section 6.40.050, the Orange County DAMP, and the Santa Ana Region, Regional Water Quality Control Board (RWQCB) requirements in effect at the time permitting.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Grading Permits.
City of Garden Grove
Building and Safety Division,
and Public Works
Engineering Division
NOISE
Construction Noise. Project construction plans and specifications shall detail that construction activities shall occur in compliance with GGMC Section 8.47.060(d), which states that it shall be unlawful for any person within a residential area, or within a radius of 500 feet therefrom, to operate equipment or perform any construction or repair work on buildings, structures, or projects, including construction- related vehicles arriving, idling, or being loaded/unloaded at or near a construction site, or to operate any pile driver, power shovel, pneumatic hammer, derrick, power hoist, or any other construction type device outside of the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday and the hours of 9:00 a.m. and 6:00 p.m. on Saturdays. No construction or repair work shall be permitted on Sundays or federal holidays.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to issuance of
Demolition, Grading, and
Construction Permits and
during these activities.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 9
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
Mitigation Measure NOI-1: Construction Vibration. Prior to issuance of demolition or grading permits, the Community Development Director, or designee, shall verify that the construction plans require that the construction contractor restrict the use of heavy construction equipment (i.e., greater than 80,000 pounds), vibratory rollers, large loaded trucks, and large dozers within 10 feet of the southern property line. Instead, smaller, rubber-tired bulldozers (less than 80,000 pounds) shall be used within this area during Project construction to reduce vibration levels.
Requirement to be included
in Project Plans and
Mechanical Specifications.
Verified prior to Occupancy
Permits.
City of Garden Grove
Building and Safety Division
PUBLIC SERVICES
Schools Development Impact Fee: The Project will be required to pay applicable development fees levied by the Garden Grove Unified School District pursuant to the School Facilities Act (Senate Bill [SB] 50, Stats. 1998, c.407) to offset these impacts on school facilities resulting from new development.
Requirement to be included
in Project Plans and
Conditions of Approval.
Verified prior to Occupancy
Permits.
City of Garden Grove
Building and Safety Division
Park and Recreation Impact Fee: The Project will be required to pay applicable City development impact fees for park and recreational facilities pursuant to GGMC 9.44.030 In-Lieu Park Fees, which are imposed on each development project to offset the cost of providing increased park and recreation facilities.
In Project Plans and
Conditions of Approval.
Verified prior to Occupancy
Permits.
City of Garden Grove
Building and Safety Division
Public Works Department
TRIBAL CULTURAL RESOURCES
Mitigation Measure TCR-1: Native American Monitoring.
A. The Project plans, specifications, and grading permits shall state that the Project applicant shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation (Kizh). The monitor shall be retained prior to the commencement of any “ground- disturbing activity” for the subject Project at all Project locations (i.e., both on-site and any off-site locations that are included in the Project description and/or required in connection with the Project, such as public improvement work). “Ground- disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
B. A copy of the executed monitoring agreement shall be submitted to the City prior to the earlier of the commencement of any ground- disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.
C. The monitor shall complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, Requirement to be included
in Construction Plans and
Specifications.
Verified prior to Demolition
and Grading Permits and
during grading and
excavation activities.
City of Garden Grove
Planning Services Division
and Building and Safety
Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 10
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
locations of ground -disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe.
Monitor logs shall identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs shall be provided to the Project applicant/City upon written request to the Tribe.
D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the Project applicant/City that all ground- disturbing activities and phases that may involve ground-disturbing activities on the Project site or in connection with the Project are complete; or (2) a determination and written notification by the Kizh to the Project applicant/City that no future, planned construction activity and/or development/construction phas e at the Project site possesses the potential to impact any TCRs.
Mitigation Measure TCR -2: Unanticipated Discovery of Tribal Cultural Resource Objects.
A. Upon discovery of any TCRs, the Kizh monitor shall notify the City and Project applicant and all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh shall recover and retain all discovered TCRs in the form and/or manner the Kizh deems appropriate.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to Demolition
and Grading Permits and
during grading and
excavation activities.
City of Garden Grove
Planning Services Division
and Building and Safety
Division
Mitigation Measure TCR -3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects.
A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.
B. If Native American human remains and/or grave goods are discovered or recognized on the Project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to Demolition
and Grading Permits and
during grading and
excavation activities.
City of Garden Grove
Planning Services Division
and Building and Safety
Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 11
Regulation / Mitigation Measure Timing
Responsible for
Ensuring Compliance /
Verification
Date Completed and
Initials
C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).
D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.
E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.
UTILITIES AND SERVICE SYSTEMS
Construction Waste. The GGMC Section 18.60.040, Minimum Construction and Demolition Waste Diversion Requirements. Construction plans and specifications shall implement reuse, recycling, and/or diversion of the minimum percentage amount of designated recyclable and reusable materials as set forth by the CALGreen (Part 11 of Title 24, California Code of Regulations).
Requirement to be included
in Construction Plans and
Specifications.
Verified prior to Demolition,
Grading, and Construction
Permits and during these
activities.
City of Garden Grove
Building and Safety Division
9822 Russell Avenue Townhome Project Mitigation Monitoring and Reporting Program
City of Garden Grove 12
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MINUTE EXCERPT
GARDEN GROVE PLANNING COMMISSION
PUBLIC HEARING – GENERAL PLAN AMENDMENT NO. GPA -001-2026, AMENDMENT NO. A -046-2026, PLANNED UNIT DEVELOPMENT NO. PUD -020-2026, SITE PLAN NO. SP-168-2026, VESTING TENTATIVE TRACT MAP NO. TT 19447 FOR PROPERTY
LOCATED ON THE SOUTHEAST CORNER OF RUSSELL AVENUE AND KERRY STREET, AT 9822 RUSSELL AVENUE
Applicant: MELIA HOMES INC.
Date: May 21, 2026
Request: A request that the Planning Commission recommend City Council approval of a General Plan Amendment, Zo ning 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 land use entitlement approvals requested include the following:
(i) General Plan Amendment to change the Land Use Designation of the subject property from LDR (Low Density Residential) to LMR (Low Medium Residential);
(ii) Zoning Map Amendment to re -zone the subject property from R -1 (Single-Family Residential) to residential Pl anned Unit Development No. PUD -020-2026 with an R -2 (Limited Multiple Residential) base zone;
(iii) Residential Planned Unit Development to establish standards of development to facilitate the development of the project;
(iv) Site Plan approval to con struct twenty -six (26) two -story townhomes and associated site improvements;
(v) Vesting Tentative Tract Map to create a one -lot subdivision for the purpose of selling each dwelling unit as a condominium; and
(vi) A 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 on the subject property.
The Planning Commission will also consider a recommendation that the City Council adopt a M itigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the project.
Minute Excerpt – May 21, 2026 Page 2 of 2
GPA-001-2026, A-046-2026, PUD-020-2026, SP-168-2026, TT-19447
The one member of the Public spoke and expressed concerns about the project: Chris Warnes.
Action: Resolution No. 6138 -26, 6139 -26, 6140 -26 was approved.
Motion: Beard Second: Flanders
Ayes: (5) Ashland, Beard, Cueva, Flanders, Laricchia
Noes: (0)
Absent: (2) Lindsay, Ramirez