The subject site is a 20,500 square foot vacant lot located on the south side of Chapman Avenue, just east of Loraleen Street, at 9312 Chapman Avenue.  The site was previously improved with an existing single-family development.  In 2016, a demolition permit was obtained by the property owner and all existing improvements were demolished/removed.  The site has remained vacant. 

The site is currently zoned R-1 (Single-Family Residential) with a current General Plan Land Use Designation of Low Density Residential (LDR).  The property abuts R-3 (Multiple-Family Residential) zoned properties to the west and across Chapman Avenue, to the north.  The property also abuts PUD-103-73 (Residential Planned Unit Development) zoned properties to the east and south.  Surrounding uses include a multi-family apartment building to the west, multi-family developed properties (apartments) across Chapman Avenue to the north, and a multi-family townhome development to the east and south.

The applicant has requested the City take various land use actions necessary for it to develop a residential apartment project with six (6) dwelling units and associated site improvements on the subject property.  On January 21, 2021, the Planning Commission held a public hearing to consider General Plan Amendment No. GPA-001-2021, Amendment No. A-030-2021, & Site Plan No. SP-093-2021 for approval of a new multiple-family residential project consisting of a six (6) unit apartment building, along with associated site improvements.  There were no speakers from the public who came forward to speak in favor of or in opposition to the project.  By a vote of 5-0 (with 1 commissioner absent), the Planning Commission adopted Resolutions (6012-21  and 6013-21) to approve SP-093-2021 and to recommend that the City Council adopt a Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program for the project, and to approve Amendment No. A-030-2021 and General Plan Amendment No. GPA-001-2021.  The approval of SP-093-2021, along with the related Conditions of Approval, are contingent upon: (i) City Council’s adoption of the Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program for the project; (ii) City Council’s approval Amendment No. A-030-2021 to rezone the property from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) to facilitate the development of the residential project; and (iii) City Council’s approval of General Plan Amendment No. GPA-001-2021 to 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 Medium Density Residential (MDR).

Project Summary

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 Medium Density Residential (MDR).  The Low Density Residential (LDR) Land Use Designation is intended for the development of single-family residential neighborhoods with one detached home per lot and would not permit development of the proposed multi-family development project.  The proposed project will have a density of approximately 12.75 dwelling units per acre. The MDR Land Use Designation is intended for the development of mainly multi-family residential neighborhoods and allows for a range of residential densities up to a maximum of 32.0 dwelling units per acre, which would facilitate the development of the proposed 6-unit residential apartment project. 

The site’s proposed multiple-family residential type housing is similar and compatible with the surrounding properties, which have both multi-family and single-family housing.  The surrounding properties have a mix of LDR and MDR General Plan Land Use Designations.  Accordingly, Staff finds that the Medium Density Residential Land Use designation is appropriate for the site and will ensure that the site is developed in continuity with surrounding land uses.

The subject property is currently zoned R-1 (Single-Family Residential), which allows a single-family detached residence (not including any State allowances for Accessory Dwelling Units (ADU)).  The proposed 6-unit apartment project exceeds the maximum number of units allowed under the R-1 zoning.  As part of the project, the City’s Zoning Map will be amended to rezone the project site from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential), to facilitate the development of the proposed 6-unit residential apartment project, and to ensure consistency with the proposed General Plan Land Use Designation of MDR.  The R-3 zone implements the MDR General Plan Land Use Designation and allows for a range of densities based on site area, up to a maximum of 24 dwelling units per acre.  Pursuant to Garden Grove Municipal Code Subsection 9.12.040.050.A.4, a maximum of 8 dwelling units would be permitted on the 20,500-acre site under the R-3 zoning. 

The project consists of six (6) attached multiple-family residential units, each with attached enclosed two-car garages.  The apartment units range from two (2) to three (3) stories.  Each unit provides four (4) bedrooms and four (4) bathrooms.  Each unit, and their respective garages, are accessible from a single main drive aisle with main access to the site from Chapman Avenue.  All proposed building setbacks for the project comply with the minimum setback and building separation requirements of the R-3 zone.

The building elevations incorporate projecting and recessed building masses, balconies, along with varied rooflines in order to articulate the building’s facade. The building’s architectural detailing includes the use of varied window shapes, multi-pane windows, wood siding, and decorative trim around the windows to enhance the building.  The exterior building materials will consist of multi-toned stucco exteriors with accenting trims around the windows.  The roofing material will consist of composite (asphalt) shingles.

For this residential project, the Municipal Code requires a minimum of 3.5 parking spaces per dwelling unit.  Therefore, the project is required to provide a minimum of 21 parking spaces.  The project provides attached two-car enclosed garages for each unit and nine (9) guest parking spaces at the rear of the property.  Therefore, the project complies with the parking requirements of the Municipal Code.

The Municipal Code requires a minimum of 300 square feet per unit of recreation area. 
The project is required to provide a minimum of 1,800 square feet of total recreation area.  The project provides a 1,057 square foot active recreation area in the center of the development with amenities that include an open turf park area, built-in benches, a communal picnic table with an open trellis patio cover, and a built-in BBQ pit.  Additionally, all units feature private outdoor recreation areas on the 2^nd floor balconies above the garages.  The project proposes a total of 2,315 square feet of active and private recreation area, exceeding the minimum required by Code.

Landscaping will be provided along the perimeter areas of the site, including interior communal pedestrian walkways.  Enhanced landscaping will be provided within the front area of the lot facing Chapman Avenue.  The enhanced landscaping within the front setback will include a variety of trees, shrubs, vines, flowering, and other elements.  All landscaped areas will be irrigated with an electronically operated irrigation system utilizing water sensors and programmable irrigation cycles.  The landscaping and automatic irrigation systems will be in conformance with the City’s Landscape Water Efficiency Guidelines.

Environmental Review:

In conjunction with the proposed project, the City (through a consultant) has prepared an Initial Study and Mitigated Negative Declaration (“IS/MND”) in accordance with the California Environmental Quality Act (“CEQA”) analyzing the potential environmental impacts of the proposed 6-unit apartment project and associated site improvements.  In accordance with CEQA Guidelines, the City made the IS/MND available for public review and comment prior to the meeting.   The IS/MND concludes that the proposed project will have no, or a less than significant, impact on all relevant environmental factors, provided specified mitigation measures are incorporated as part of a Mitigation Monitoring and Reporting Program.  Conditions of Approval will require the applicant to implement the Mitigation Monitoring and Reporting Program as identified in the adopted Mitigated Negative Declaration, and to provide updates about the implementation process to the City of Garden Grove, Community and Economic Development Department, until completion of the project.

None.

It is recommended that the City Council:

• Conduct a Public Hearing;

• Adopt a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the Project;

• Adopt a Resolution approving General Plan Amendment No. GPA-001-2021 to 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 Medium Density Residential (MDR);
  
  
• Introduce and conduct the first reading of an Ordinance approving Amendment No. A-030-2021 to rezone the property from R-1 (Single-Family Residential) to R-3 (Multiple-Family Residential) to facilitate the development of the residential project.