The project site is comprised of four (4) parcels with a combined area of approximately 69,713 square feet (1.6 acres) and is located on the north side of Lampson Avenue, between Magnolia Street and Loraleen Street. Although the site was previously developed with three (3) single-family dwellings, demolition permits were issued in August 2022 and the site is currently vacant. 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 developed with single-family dwellings to the north, east, and south across Lampson Avenue, and an R 2 (Multiple Family Residential) zoned property developed with a multi-family development to the west. The applicant, PLC Garden Grove, LLC, has requested the City take various land use actions necessary for it to develop a residential townhome project with 13 small-lot subdivision units and associated site improvements on the subject site. On December 1, 2022, the Planning Commission held a public hearing to consider Planned Unit Development No. PUD 018 2022, Site Plan No. SP 118 2022, and Tentative Tract Map No. TT 19232 for approval of the 13-unit residential small-lot subdivision project and associated site improvements.

There was one speaker from the public who came forward to speak with concerns regarding the density of the Project. By a vote of 4-0 (with 2 commissioners absent), the Planning Commission adopted Resolutions (6054-22 and 6055-22) recommending that the City Council adopt a Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program for the Project and approve Planned Unit Development No. PUD 018 2022, Site Plan No. SP-118-2022, and Tentative Tract Map No. TT-19232. The approvals of SP 118 2022 and TT 19232, along with the related Conditions of Approval, are contingent upon City Council’s adoption of the Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program for the Project and adoption of an Ordinance approving Planned Unit Development No. PUD 018 2022.

Planned Unit Development No. PUD 018-2022:  A Planned Unit Development (PUD) is a precise plan, adopted by ordinance that provides the means for the regulation of buildings, structures and uses of land in order to facilitate the implementation of the General Plan. The regulations of the PUD are intended to provide for a diversity of uses, relationships and open spaces in an innovative land plan and design, while ensuring compliance with the provisions of the Municipal Code. The PUD is governed by zoning regulations that are contained within the ordinance that ultimately adopts the planned unit development 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.

The project site is zoned R-1 (Single-Family Residential) and has a General Plan Land Use designation of Low Density Residential (LDR). Adoption of a Planned Unit Development (PUD) covering the site would allow a small-lot subdivision residential development, provided that the proposed density is within the allowable range of one (1) to 11 dwelling units per acre as allowed by the LDR land use designation. Therefore, as part of the proposed project, the City’s Zoning Map would be amended to apply Residential Planned Unit Development zoning (PUD 018 2022) on the project site, which would allow a small lot subdivision on the site, with R 1 base zoning, to facilitate development of the Project. PUD 018 2022 would be the residential PUD zoning that establishes the development standards for the Project. Development on the site would be subject to the special requirements set forth in Municipal Code Section 9.12.040.060 (Special Requirements – Small-Lot Subdivisions), and where not otherwise specified in Section 9.12.040.060, the zoning standards in the R-1 base zone would apply.

SITE PLAN:  Specific elements of the proposed Site Plan and development are discussed below – and in more detail in the attached December 1, 2022, Planning Commission Staff Report (Attachment 4).

• The project site will be accessed from a main entrance located on Lampson Avenue. The proposed 13 small-lot subdivision residential lots will face an internal private street that will be improved with parallel parking for guests. Additional guest parking spaces will be located toward the rear of the site, as well as a common recreation area. Internal sidewalks will provide pedestrian access throughout the site.

• Each residential lot will be improved with a two-story dwelling, an attached two-car garage, a driveway with two (2) parking spaces, a private rear yard, a front yard, and side yards on each side.

• The development, as well as each lot, complies with the required front, side, and rear setbacks required for small-lot subdivision developments.

• The proposed project will consist of two (2) unit types. Unit Type P-1 units consist of five (5) bedrooms, three (3) bathrooms, a front porch, and an attached two-car garage. Unit Type P-2 units consist of five (5) bedrooms, four (4) bathrooms, an office, a front porch, and an attached two-car garage.

• The Project will provide the required minimum 15’ 0” by 20’-0” (300 square feet) private recreation areas within the rear yards of each lot. It should be noted, the actual sizes of the rear private recreation areas provided for each lot exceed the minimum required by Code and range between 649 to 1,055 square feet.

• The Project will provide the required common recreation area toward the rear of the residential community. The recreation area features amenities which includes a playground and built-in bench seating.

• The Project provides 51 parking spaces in the form of 26 spaces within attached two-car garages, 13 required parking spaces on the driveways of each lot, and 12 open guest parking spaces, which exceeds the minimum required parking under the Small-Lot Subdivision Code by two (2) parking spaces.

• The Project will provide a decorative block wall along the perimeter of the site, vinyl fencing between each unit for privacy, and a decorative block wall set back 10’-0” from the front property line. The development’s front setback will also be improved with landscaping, numerous trees, and various groundcover material. The development’s entrance will be improved with enhanced concrete paving to provide a sense of neighborhood arrival.

• All setback areas, and all areas not designated for walkways, parking, drive aisles, and private recreation areas, will be fully landscaped and automatically irrigated. The Project proposes landscaping in the common recreation area, each dwelling’s front and side yards visible from the private street, and in the designated guest parking areas, using a variety of trees and plant materials fitted with automatic irrigation systems that comply with the City’s Water Efficiency Guidelines.

TENTATIVE TRACT MAP:  In accordance with the State Subdivision Map Act, the applicant is requesting approval of Tentative Tract Map No. TT-19232 to subdivide the subject property into 17 separate lots to facilitate the development of the Project. Thirteen (13) lots will consist of the dwelling units, one (1) lot for the private street, and three (3) lots for the open space along the front 10’-0” setback and common recreation areas. The proposed Tentative Tract Map is in conformance with the zoning requirements for the site, as well as the City’s Subdivision Ordinance and the State Subdivision Map Act.

Environmental Review:  In conjunction with the proposed Project, the City (through an environmental consultant) has prepared an Initial Study report and Mitigated Negative Declaration (“IS/MND”) in accordance with the California Environmental Quality Act (“CEQA”) analyzing the potential environmental impacts of the proposed residential townhome project. 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 per the Mitigation Monitoring and Reporting Program (“MMRP”). The mitigation measures are included within the MMRP. The applicant will be required to coordinate with an environmental consultant to implement the mitigation measures in the MMRP, as identified in the Mitigated Negative Declaration, and shall provide updates about the implementation process to the Community and Economic Development Department until completion of the Project. The Planning Commission has adopted a Resolution recommending that the Garden Grove City Council adopt a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the Project.

In conjunction with the proposed Project, the City (through an environmental consultant) has prepared an Initial Study report and Mitigated Negative Declaration (“IS/MND”) in accordance with the California Environmental Quality Act (“CEQA”) analyzing the potential environmental impacts of the proposed residential townhome project.  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 per the Mitigation Monitoring and Reporting Program (“MMRP”).  The mitigation measures are included within the MMRP.  The applicant will be required to coordinate with an environmental consultant to implement the mitigation measures in the MMRP, as identified in the Mitigated Negative Declaration, and shall provide updates about the implementation process to the Community and Economic Development Department until completion of the Project.  The Planning Commission has adopted a Resolution recommending that the Garden Grove City Council adopt a Mitigated Negative Declaration and an associated Mitigation Monitoring and Reporting Program for the Project. The technical studies can be found on the City’s website at: https://ggcity.org/sites/default/files/2022-10/Draft%20IS-MND.pdf.

Remaining RHNA and Housing Element Sites Inventory:  Two (2) of the four (4) parcels within the project site are identified in the City’s Housing Element sites inventory as having a realistic capacity to each accommodate one (1) “above moderate income” unit (Assessor’s Parcel Numbers 133-183-57 and 58). The remaining two (2) parcels (Assessor’s Parcel Numbers 133-183-55 and 56) are not on the City’s Housing Element sites inventory list. The Project proposes to subdivide and reconfigure the four existing sites to allow for construction of 13 “above moderate income” units. Therefore, the Project proposes 11 “above moderate income units” in excess of the realistic capacity identified in the City’s Housing Element sites inventory list for the project site. Therefore, the City is not required to make “No Net Loss” findings for this project.

SB 330 Compliance:  Pursuant to Government Code § 66300(d)(1), the City may not approve a housing development project that will displace any existing “protected units”. “Protected units” include residential dwelling units that are or were occupied by lower or very low income households within the past five (5) years. The Applicant has indicated that the income level of the current and prior occupants of the existing units are not within lower or very low income levels. Therefore, the Project is not required to replace any “protected units.”

It is recommended that the City Council:

• Conduct a Public Hearing;

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

• Introduce and conduct the first reading of an Ordinance approving Planned Unit Development No. PUD 018 2022;

• Adopt a Resolution approving Site Plan No. SP 118 2022 and Tentative Tract Map No. TT 19232, subject to the recommended Conditions of Approval and the adoption and effectiveness of the Ordinance approving Planned Unit Development No. PUD 018 2022.

By:     Mary Martinez

          Associate Planner