The subject property is located on the west side of Euclid Street, between Emperor Quang Trung and Forbes Avenue.  The property has a General Plan Land Use designation of Industrial/Commercial Mixed Use, and is currently zoned Planned Unit Development (PUD) No. PUD-104-81/86 REV. 90.  The original PUD-104-81 was adopted in 1981 to rezone a 54-acre property for industrial and commercial use, as well as provide performance standards and permitted uses for the new PUD zone.  The commercial portion of the PUD is located along Euclid Street, and includes a total of four (4) properties.  Subsequent amendments to the PUD occurred in 1986 to alter the permitted uses and development standards, and in 1990 to amend the permitted uses in the commercial portion of the development.

The property owner of the Euclid Retail Center, 14231-14291 Euclid Street, requests an amendment to the minimum parking landscape setback requirement applicable to its property, in order to redevelop and rehabilitate the shopping center.  The proposed amendment to the PUD will only apply to the Euclid Retail Center, which is identified as Area III B in the PUD development standards.  The shopping center is 4.3-acres and is developed with a total of 4 (four) multiple-tenant commercial buildings totaling 47,922 square feet of floor area across the one property.  The property owner intends to build a new two-story office and commercial building on a vacant building pad at the southern end of the site in order to revitalize the commercial center.  In order to add the new two-story commercial building, the property owner proposes to reconfigure and expand the parking area in order to accommodate more on-site parking spaces that are above what is required by the PUD. This will necessitate the reduction to the parking landscape setback along Euclid Street through the proposed PUD amendment.

Upon approval of the PUD amendment to reduce the parking landscape setback along Euclid Street, the project proposed by the property owner will be consistent with the PUD.  The proposed project includes:

• Construction of a new two-story 7,250 square foot commercial retail and office building on a vacant building pad at the southern end of the site.  Both stories will consist of three (3) units of 1,075 square feet each, for a total of six (6) units, as well as a 240 square foot utility area.  The proposal includes retail uses on the first floor, and office uses on the second, complying with the permitted uses of the PUD.

• Installation of new landscaping along Euclid Street, and within the parking area.  The proposed overall landscaping of the site is 31,157 square feet (16% of the site).  With the proposed seven (7) foot setback along Euclid Street, the site still provides adequate landscaping to enhance the visual character of the shopping center.

• Addition of 65 new parking spaces. The project has been designed to comply with the parking requirements based on the PUD development guidelines standards of one (1) parking space per 250 square feet of commercial retail and office use.  A total of 221 parking spaces are required for the project based on this standard, and the site currently provides 251.  The proposed parking for the project will be provided in the form of 316 parking stalls, a 95 space (30%) increase over what is required, and a 65 space (20%) increase over what is currently provided.

On June 20, 2019, the Planning Commission held a public hearing to consider Planned Unit Development No. PUD-104-81/86/90 (REV. 2019).  At the meeting, no persons from the public spoke about the project.  Planning Commission voted 5-0 with two Commissioners absent, and adopted Resolution No. 5956-19 recommending approval of PUD-104-81/86/90 (REV. 2019) to City Council.

The applicant proposes an amendment to PUD-104-81/86 REV. 90 that will amend the required parking landscape area along Euclid Street.  This will only apply to the Euclid Retail Center, Area III B in the PUD development standards.  This reduction to the landscape setback will facilitate an expansion of the parking area that will allow for the construction of a new commercial building, and the rehabilitation of the overall site.

The proposed amendment to the PUD that will amend the required twenty (20) foot parking landscape area along Euclid Street to a minimum of seven (7) feet.  This will only apply to the Euclid Retail Center.  As proposed by the applicant, the parking landscape setback will be 9’-1 ¾” along the southern half of the site along Euclid Street, and 7’-0” along the northern half of the site.  Upon approval of the PUD amendment to reduce the parking landscape setback along Euclid Street, the project proposed by the property owner will be consistent with the PUD.

The proposed amendment will also assist with the revitalization and redevelopment of the Euclid Retail Center.  This is consistent with the goals and policies of the General Plan that encourages: the revitalization of aging, underused or deteriorated commercial centers; a mix of retail shops and services to better meet the needs of the area’s present and potential clientele; the City to work with property owners to revitalize deteriorated centers; and enhanced parking area landscaping, and improved lighting.

In addition, the proposed amendment will be consistent with the intent of the Planned Unit Development. The proposed uses are diverse and compatible with the established land use designations, and will ensure that the quality of the proposed project is greater than what could be achieved through a traditional commercial zoning classification.

No fiscal impact to the City regarding this proposed amendment.

It is recommended that the City Council:

• Conduct a public hearing; and

• Introduce and conduct the first reading of the attached Ordinance approving an amendment to Planned Unit Development No. PUD-104-81/86/90 (REV. 2019), entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE APPROVING PLANNED UNIT DEVELOPMENT NO. PUD-104-81/86/90 (REV. 2019) AMENDING THE GENERAL USE AND DEVELOPMENT STANDARDS FOR PLANNED UNIT DEVELOPMENT NO. PUD-104-81/86 REV. 90 TO REDUCE THE REQUIRED MINIMUM PARKING AREA LANDSCAPE SETBACK FOR AREA III B. 

By: Priit Kaskla, Assistant Planner