In addition to dust-related PM
10 emissions, heavy trucks and construction equipment powered by gasoline and diesel engines would generate CO, SOX, NOX, VOCs, and some soot particulate (PM2.5 and PM10) in exhaust emissions. If construction activities were to increase traffic congestion in the area, CO and other emissions from traffic would increase slightly while those vehicles idle in traffic.
These emissions would be temporary in nature and limited to the immediate area surrounding the construction site.
Construction emissions were estimated for the project using CalEEMod and are summarized in Table E (CalEEMod output sheets are provided in Attachment C).
The results shown in Table E indicate the proposed project would not exceed the significance criteria for daily VOCs, NO
X, CO, SOX, PM10, or PM2.5 emissions. Therefore, construction of the proposed project would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in nonattainment under applicable NAAQS or CAAQS.
Table E: Short-Term Regional Construction Emissions
Construction Phase Maximum Daily Regional Pollutant Emissions (lbs/day) VOCs NOX CO SOX Total PM10 Total PM2.5
Building Construction 0.9 8.6 12.0 <0.1 0.5 0.4
Architectural Coating 1.9 0.9 1.2 <0.1 <0.1 <0.1
Peak Daily Emissions 2.8 9.5 13.2 <0.1 0.6 0.5
SCAQMD Threshold 75 100 550 150 150 55
Significant? No No No No No No
Source: Compiled by LSA (January 2025).
Note: Some values may not appear to add correctly due to rounding. 228
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Construction Phase Maximum Daily Regional Pollutant Emissions (lbs/day) VOCs NOX CO SOX Total PM10 Total PM2.5
CO = carbon monoxide
lbs/day = pounds per day
NOX = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size PM10 = particulate matter less than 10 microns in size
SCAQMD = South Coast Air Quality Management District
SOX = sulfur oxides
VOCs = volatile organic compounds
Operational Air Quality Impacts. Long-term air pollutant emissions associated with operation of the proposed project include emissions from area, energy, and mobile sources.
Mobile-source emissions are from vehicle trips associated with operation of the project. Mobile source emissions include VOC and NOX emissions that contribute to the formation of O3.
Additionally, PM10 emissions result from running exhaust, tire and brake wear, and the entrainment of dust into the atmosphere from vehicles traveling on paved roadways.
Energy-source emissions generally result from activities in buildings that use natural gas. The quantity of emissions is the product of usage intensity (i.e., the amount of natural gas) and the emission factor of the fuel source. However, the proposed project would not use natural gas.
Therefore, energy-source emissions would be minimal.
Area-source emissions consist of direct sources of air emissions at the project site, generally including architectural coatings, consumer products, and use of landscape maintenance equipment.
Long-term operational emissions associated with the proposed project were calculated using CalEEMod. Table F provides the estimated existing emission estimates and the proposed project’s estimated operational emissions.
The results shown in Table F indicate the proposed project would not exceed the significance criteria for daily VOC, NOX, CO, SOX, PM10, or PM2.5 emissions. Therefore, operation of the proposed project would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in nonattainment under applicable NAAQS or CAAQS. 229
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Emission Type Pollutant Emissions (lbs/day)
VOCs NOX CO SOX PM10 PM2.5
Mobile Sources 0.4 0.3 3.3 <0.1 0.8 0.2
Area Sources 0.3 <0.1 0.5 <0.1 <0.1 <0.1
Energy Sources <0.1 <0.1 <0.1 <0.1 <0.1 <0.1
Total Project Emissions 0.7 0.4 3.8 <0.1 0.8 0.2
SCAQMD Threshold 55 55 550 150 150 55
Exceeds Threshold? No No No No No No
Source: Compiled by LSA (January 2025).
Note: Some values may not appear to add correctly due to rounding.
CO = carbon monoxide
lbs/day = pounds per day
NOX = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size PM10 = particulate matter less than 10 microns in size
SCAQMD = South Coast Air Quality Management
District
SOX = sulfur oxides
VOCs = volatile organic compounds
Long-Term Microscale CO Hot-Spot Analysis. Vehicular trips associated with the proposed project would contribute to congestion at intersections and along roadway segments in the vicinity of the proposed project site. Localized air quality impacts would occur when emissions from vehicular traffic increase as a result of the proposed project. The primary mobile-source pollutant of local concern is CO, a direct function of vehicle idling time and, thus, of traffic flow conditions. CO transport is extremely limited. Under normal meteorological conditions, it disperses rapidly with distance from the source. However, under certain extreme meteorological conditions, CO concentrations near a congested roadway or intersection may reach unhealthful levels, thereby affecting local sensitive receptors (e.g., residents, schoolchildren, the elderly, and hospital patients).
Typically, high CO concentrations are associated with roadways or intersections operating at unacceptable levels of service or with extremely high traffic volumes. In areas with high ambient background CO concentrations, modeling is recommended to determine a project’s effect on local CO levels.
An assessment of project-related impacts on localized ambient air quality requires that future ambient air quality levels be projected. Existing CO concentrations in the immediate project vicinity are not available. Ambient CO levels monitored at the 1630 West Pampas Lane station in Anaheim (the closest station to the project site) showed a highest recorded 1-hour concentration of 2.5 ppm (the State standard is 20 ppm) and a highest 8-hour concentration of 1.6 ppm (the State standard is 9 ppm) from 2021 to 2023. The highest CO concentrations would normally occur during peak traffic hours; hence, CO impacts calculated under peak traffic conditions represent a worst-case analysis.
Reduced speeds and vehicular congestion at intersections result in increased CO emissions.
The proposed project is expected to generate 112 new average daily weekday trips, with 16 net new trips occurring in the a.m. peak hour and 14 net new trips occurring in the p.m. peak hour. 15 This
level of traffic increase would not result in any traffic impacts or substantially alter the existing
15 LSA Associates, Inc. 2025. Transportation Memorandum for the 12821 Knott Street Project. January 17. 230
3/19/25 (P:\2024\20241951 Garden Grove 12821 Knott ISMND\Technical Studies\AQ\Product\City Comments 20250214\LSA_GG 12821 Knott St_AQ-GHG Memo.docx) 23 traffic flows and their associated CO concentrations. Therefore, given the extremely low level of CO concentrations in the project area and the lack of traffic impacts at any intersections, project-related vehicles are not expected to result in CO concentrations exceeding the State or federal CO standards. No CO hot-spots would occur, and the project would not result in any project-related impacts on CO concentrations.
Health Risk on Nearby Sensitive Receptors
Sensitive receptors are defined as people who have an increased sensitivity to air pollution or environmental contaminants. Sensitive receptor locations include schools, parks and playgrounds, daycare centers, nursing homes, hospitals, and residential dwelling units. The nearest sensitive receptors include residences west of the project site approximately 175 feet from the project site boundaries. An LST analysis was completed to show the construction and operational impacts at 53 meters (175 feet) to the nearest sensitive receptors to the project site in SRA 17, based on a 1-acre daily disturbance area for construction and project site for operation. Table G shows the results of the LST analysis during project construction and operation.
Table G: Project Localized Construction and Operational Emissions Source Pollutant Emissions (lbs/day)
NOX CO PM10 PM2.5
Construction Emissions
On-Site Emissions 8.6 11.8 0.5 0.4
Localized Significance Threshold 84 776 13 4
Significant? No No No No
Operational Emissions
On-Site Emissions 0.1 0.7 <0.1 <0.1
Localized Significance Threshold 84 776 3 1
Significant? No No No No
Source: Compiled by LSA (January 2025).
Note: Source Receptor Area 17, based on a 1 -acre construction disturbance daily area and project site for operation, at a distance of 53 meters (175 feet) from the project boundary.
CO = carbon monoxide
lbs/day = pounds per day
NOX = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size PM10 = particulate matter less than 10 microns in size
By design, the localized impact analysis only includes on-site sources; however, the CalEEMod outputs do not separate on-site and off-site emissions for mobile sources. For a worst-case scenario assessment, the emissions detailed in Table G assume all area- and energy-source emissions would occur on site, and 5 percent of the project-related new mobile sources (which is an estimate of the amount of project-related on-site vehicle and truck travel) would occur on site. Considering the total trip length included in CalEEMod (from 6 to 16 miles), and that the distance traveled on site would be a few hundred feet, the 5 percent assumption is conservative. Table G indicates the localized operational emissions would not exceed the LSTs at nearby residences. Therefore, the proposed operational activity would not result in a locally significant air quality impact.
As detailed in Table G, the emission levels indicate that the project would not exceed SCAQMD LSTs during project construction or operation. The project’s peak operational on-site NO X emissions
would be less than 1 pound per day. Due to the small size of the proposed project in relation to the overall Basin, the level of emissions is not sufficiently high enough to use a regional modeling 231
3/19/25 (P:\2024\20241951 Garden Grove 12821 Knott ISMND\Technical Studies\AQ\Product\City Comments 20250214\LSA_GG 12821 Knott St_AQ-GHG Memo.docx) 24 program to correlate health effects on a Basin-wide level. On a regional scale, the quantity of emissions from the project is incrementally minor. Because the SCAQMD has not identified any other methods to quantify health impacts from small projects, and due to the size of the project, it is speculative to assign any specific health effects to small project-related emissions. However, based on this localized analysis, the proposed project would not expose sensitive receptors to substantial pollutant concentrations. Therefore, the project would not expose sensitive receptors to substantial levels of pollutant concentrations.
Odors
Heavy-duty equipment on the project site during construction would emit odors, primarily from equipment exhaust. However, the construction activity would cease after construction is completed.
No other sources of objectionable odors have been identified for the proposed project.
SCAQMD Rule 402 regarding nuisances states, “A person 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.” The proposed office? uses are not anticipated to emit any objectionable odors. Therefore, the proposed project would not result in other emissions (e.g., those leading to odors) adversely affecting a substantial number of people.
Greenhouse Gas Emission Impacts
The following sections describe the proposed project’s construction- and operation-related GHG impacts and consistency with applicable GHG reduction plans.
Generation of Greenhouse Gas Emissions
This section describes the proposed project’s construction- and operation-related GHG emissions.
Construction Greenhouse Gas Emissions. Construction activities associated with the proposed project would produce combustion emissions from various sources. Construction would emit GHGs through the operation of construction equipment and from worker and builder supply vendor vehicles for the duration of the approximately 7-month construction period. The combustion of fossil-based fuels creates GHGs such as CO
2, CH4, and N2O. Furthermore, the fueling of heavy
equipment emits CH4. Exhaust emissions from on-site construction activities would vary daily as construction activity levels change.
As indicated above, SCAQMD does not have an adopted threshold of significance for construction- related GHG emissions. However, lead agencies are required to quantify and disclose GHG emissions that would occur during construction. The SCAQMD then recommends the construction GHG emissions to be amortized over the life of the project (with 30 years assumed to be representative), added to the operational emissions, and compared to the applicable interim GHG significance threshold tier. Based on the CalEEMod analysis, it is estimated that the project would generate 142 MT CO2e during construction of the project. When amortized over the 30-year life of the project, annual emissions would be 4.7 MT CO2e.
232
3/19/25 (P:\2024\20241951 Garden Grove 12821 Knott ISMND\Technical Studies\AQ\Product\City Comments 20250214\LSA_GG 12821 Knott St_AQ-GHG Memo.docx) 25 Operational Greenhouse Gas Emissions. Long-term operation of the proposed project would generate GHG emissions from area, mobile, waste, and water sources, as well as indirect emissions from sources associated with energy consumption. Mobile-source GHG emissions would include project-generated vehicle trips associated with the proposed project. Area-source emissions would be associated with activities such as maintenance on the project site and other sources. Waste- source emissions generated by the proposed project include energy generated by landfilling and other methods of disposal related to transporting and managing project-generated waste. Water- source emissions associated with the proposed project are generated by water supply and conveyance, water treatment, water distribution, and wastewater treatment. In addition, refrigerant emissions result from equipment leaks related to air conditioning and refrigeration.
GHG emissions were estimated using CalEEMod. Table H shows the estimated operational GHG emissions for the proposed project. Motor vehicle emissions are the largest source of GHG emissions for the project, at approximately 61 percent of the project total. Energy sources are the next largest category, at approximately 34 percent. Waste sources are about 2 percent, water sources are about 3 percent, area and refrigerant make up less than 1 percent of the total emissions combined.
Table H: Greenhouse Gas Emissions
Emission Type Operational Emissions (MT/yr)
CO2 CH4 N2O Refrigerant CO2e Percentage of Total
Mobile Source 102.1 <0.1 <0.1 0.2 103.7 60.6
Area Source 0.2 <0.1 <0.1 <0.1 0.2 0.1
Energy Source 58.4 <0.1 <0.1 <0.1 58.6 34.3
Water Source 3.6 <0.1 <0.1 <0.1 5.5 3.2
Waste Source 0.9 <0.1 <0.1 <0.1 3.0 1.8
Refrigerant Source <0.1 <0.1 <0.1
Total Operational Emissions 171.0
Amortized Construction Emissions 4.7 —
Total Annual Emissions 175.7 —
SCAQMD Threshold 3,000
Exceedance? No
Source: Compiled by LSA (July 2024).
Figures may not appear to add correctly due to rounding.
CH4 = methane
CO2 = carbon dioxide
CO2e = carbon dioxide equivalent
MT/yr = metric tons per year
N2O = nitrous oxide
SCAQMD = South Coast Air Quality Management District
As discussed above, a project would have less than significant GHG emissions if it would result in operational GHG emissions of less than the SCAQMD threshold of 3,000 MT CO2e/year. Based on the analysis results, the proposed project would generate 176 MT CO2e/year, which is well below the SCAQMD’s 3,000 MT CO2e/year threshold. Therefore, operation of the proposed project would not generate significant GHG emissions that would have a significant effect on the environment. 233
3/19/25 (P:\2024\20241951 Garden Grove 12821 Knott ISMND\Technical Studies\AQ\Product\City Comments 20250214\LSA_GG 12821 Knott St_AQ-GHG Memo.docx) 26 Consistency with Greenhouse Gas Reduction Plans
The following discussion evaluates the proposed project according to the goals of the 2022 Scoping Plan and SCAG’s 2024–2050 RTP/SCS.
2022 Scoping Plan. EO B-30-15 added the immediate target of reducing GHG emissions to 40 percent below 1990 levels by 2030. SB 32 affirms the importance of addressing climate change by codifying into statute the GHG emissions reduction target of at least 40 percent below 1990 levels by 2030 contained in EO B-30-15. CARB released the 2017 Scoping Plan to reflect the 2030 target set by EO B-30-15 and codified by SB 32.
16 SB 32 builds on AB 32 and keeps California on the path toward achieving the State’s 2050 objective of reducing emissions to 80 percent below 1990 levels.
AB 197, the companion bill to SB 32, provides additional direction to CARB that is related to the adoption of strategies to reduce GHG emissions. Additional direction in AB 197 that is intended to provide easier public access to air emission data collected by CARB was posted in December 2016.
AB 1279 codifies the State goals of achieving net carbon neutrality by 2045 and maintaining net negative GHG emissions thereafter.
In addition, the 2022 Scoping Plan17 assesses progress toward the statutory 2030 target while laying out a path to achieving carbon neutrality no later than 2045. The 2022 Scoping Plan focuses on outcomes needed to achieve carbon neutrality by assessing paths for clean technology, energy deployment, natural and working lands, and others, and is designed to meet the State’s long-term climate objectives and support a range of economic, environmental, energy security, environmental justice, and public health priorities.
• Energy-efficient measures are intended to maximize energy-efficiency building and appliance standards, pursue additional efficiency efforts including new technologies and new policy and implementation mechanisms, and pursue comparable investment in energy efficiency from all retail providers of electricity in California. In addition, these measures are designed to expand the use of green building practices to reduce the carbon footprint of California’s new and existing inventory of buildings. The proposed project would comply with the latest Title 24 standards regarding energy conservation and green building standards. Therefore, the proposed project would comply with applicable energy measures.
• Water conservation and efficiency measures are intended to continue efficiency programs and use cleaner energy sources to move and treat water. Increasing the efficiency of water transport and reducing water use would reduce GHG emissions. As noted above, the project would be required to comply with the latest Title 24 standards, which include a variety of different measures, including reduction of wastewater and water use. Therefore, the proposed project would not conflict with any of the water conservation and efficiency measures.
16 CARB. 2017. California’s 2017 Climate Change Scoping Plan. November. Website: www.arb.ca.gov/our- work/programs/ab-32-climate-change-scoping-plan/2017-scoping-plan-documents (accessed January 2025).
17 CARB. 2022. California’s 2022 Scoping Plan for Achieving Carbon Neutrality. December. arb.ca.gov/our- work/programs/ab-32-climate-change-scoping-plan/2022-scoping-plan-documents (accessed January 2025)
234
3/19/25 (P:\2024\20241951 Garden Grove 12821 Knott ISMND\Technical Studies\AQ\Product\City Comments 20250214\LSA_GG 12821 Knott St_AQ-GHG Memo.docx) 27 • Transportation and motor vehicle measures are intended to develop regional GHG emission reduction targets for passenger vehicles. Specific regional emission targets for transportation emissions would not directly apply to the proposed project. However, vehicles traveling to the project site would comply with the Pavley II (LEV III) Advanced Clean Cars Program. The second phase of Pavley standards will reduce GHG emissions from new cars by 34 percent from 2016 levels by 2025. Therefore, the proposed project would not conflict with the identified transportation and motor vehicle measures.
The proposed project would comply with existing State regulations adopted to achieve the overall GHG emission reduction goals identified in the 2022 Scoping Plan, EO B-30-15, SB 32, AB 197, and AB 1279.
SCAG’s Regional Transportation Plan/Sustainable Communities Strategy. SCAG’s Connect SoCal 2024
18 (RTP/SCS) identifies land use strategies that focus on new housing and job growth in areas served by high-quality transit and other opportunity areas that would be consistent with a land use development pattern that supports and complements the proposed transportation network. The core vision in the Connect SoCal 2024 is to better manage the existing transportation system through design management strategies, integrate land use decisions and technological advancements, create complete streets that are safe for all roadway users, preserve the transportation system, and expand transit and foster development in transit-oriented communities.
The Connect SoCal 2024 contains transportation projects to help more efficiently distribute population, housing, and employment growth, as well as providing a forecast development pattern that is generally consistent with regional-level General Plan data. The forecast development pattern, when integrated with the financially constrained transportation investments identified in Connect SoCal 2024, would reach the regional target of reducing GHG emissions from automobiles and light- duty trucks by 8 percent by 2020 and 19 percent by 2035 (compared to 2005 per capita emission levels). Connect SoCal 2024 does not require that local General Plans, Specific Plans, or zoning be consistent with Connect SoCal 2024, but it provides incentives for consistency for governments and developers.
Implementing SCAG’s Connect SoCal 2024 would greatly reduce the regional GHG emissions from transportation, helping to achieve statewide emissions reduction targets. As demonstrated in the Consistency with Applicable Air Quality Plans section, above, the proposed project does not meet the criteria identified in State CEQA Guidelines Section 15205.b.2 (Projects of Statewide, Regional, or Areawide Significance) for projects of statewide, regional, or area-wide significance. In addition, the proposed project would not require a change to the General Plan land use designation or the current zoning, and would be consistent with the City’s General Plan and Zoning Ordinance. As such, the proposed project would not interfere with SCAG’s ability to achieve the region’s GHG reduction target of 19 percent below 2005 per capita emissions levels by 2035. Furthermore, the proposed project is not regionally significant per State CEQA Guidelines Section 15206 and, as such, it would not conflict with the SCAG Connect SoCal 2024 targets, since those targets were are applicable on a regional level.
18 Southern California Association of Governments (SCAG). 2024. Connect SoCal 2024. April. Website:
scag.ca.gov/connect-socal (accessed January 2025).
235
3/19/25 (P:\2024\20241951 Garden Grove 12821 Knott ISMND\Technical Studies\AQ\Product\City Comments 20250214\LSA_GG 12821 Knott St_AQ-GHG Memo.docx) 28 The proposed project would include a General Plan Amendment to allow a maximum industrial FAR of 0.55, and a maximum commercial FAR of 0.5 to allow for the planned construction of a 10,338 sf mezzanine for additional office space. As the changes to the operations would be minimal, the project would remain consistent with existing local and regional planning assumptions for the project site. Furthermore, as discussed above, the potential growth associated with the increase in employees at the proposed project site would be within the growth projections included in Connect SoCal 2024. Therefore, it is anticipated that implementation of the proposed project would not interfere with SCAG’s ability to implement the regional strategies outlined in the Connect SoCal 2024.
CONCLUSION
Based on the analysis presented above, construction and operation of the proposed project would not result in the generation of criteria air pollutants that would exceed SCAQMD thresholds of significance. Compliance with SCAQMD Rule 403: Fugitive Dust would further reduce construction dust impacts. The proposed project is not expected to produce significant emissions that would affect nearby sensitive receptors. The project would also be consistent with the 2022 AQMP. The project would not result in objectionable odors affecting a substantial number of people. GHG emissions released during construction and operation of the project are estimated to be minimal and would not be cumulatively considerable. The proposed project would generally be consistent with both the 2022 Scoping Plan and SCAG Connect SoCal 2024.
Attachments: A: References
B: Figure 1: Project Location
Figure 2: Site Plan
C: CalEEMod Output Files
236
A-1
A IR QUALITY AND GREENHOUSE G AS T ECHNICAL MEMORANDUM
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ATTACHMENT A
REFERENCES
California Air Resources Board (CARB). 2017. California’s 2017 Climate Change Scoping Plan.
November. Website: www.arb.ca.gov/our-work/programs/ab-32-climate-change-scoping- plan/2017-scoping-plan-documents (accessed January 2025). _____. 2022. California’s 2022 Scoping Plan for Achieving Carbon Neutrality. December. arb.ca.gov/our-work/programs/ab-32-climate-change-scoping-plan/2022-scoping-plan- documents (accessed January 2025).
2023. iADAM: Air Quality Data Statistics. Website: www.arb.ca.gov/adam/index.html (accessed January 2025).
City of Garden Grove. 2008. 2021 General Plan, Air Quality Element. May. Website: ggcity.org/ planning/general-plan (accessed January 2025).
LSA Associates, Inc. 2025. Transportation Memorandum for the 12821 Knott Street Project, January.
South Coast Air Quality Management District (SCAQMD). 1993. CEQA Air Quality Handbook.
Website: www.aqmd.gov/home/rules-compliance/ceqa/air-quality-analysis- handbook/ceqa-air-
_____. 2008. Final Localized Significance Threshold Methodology. July. Website:
www.aqmd.gov/home/rules-compliance/ceqa/air-quality-analysis-handbook/localized- significance-thresholds (accessed January 2025).
_____. 2019. Air Quality Significance Thresholds. Website: www.aqmd.gov/docs/default- source/ceqa/handbook/south-coast-aqmd-air-quality-significance-thresholds.pdf (accessed January 2025).
_____. 2024. Greenhouse Gases (GHG) CEQA Significance Thresholds. Website:
www.aqmd.gov/home/rules-compliance/ceqa/air-quality-analysis-handbook/ghg- significance-thresholds (accessed January 2025).
_____. n.d. Fact Sheet for Applying CalEEMod to Localized Significance Thresholds. Website:
www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance- thresholds/caleemod-guidance.pdf (accessed January 2025).
Southern California Association of Governments (SCAG). 2024. Connect SoCal 2024. Website:
scag.ca.gov/sites/main/files/file-attachments/23-2987-connect-socal-2024-final-complete- 040424.pdf (accessed January 2025).
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ATTACHMENT B
FIGURES
Figure 1: Project Location
Figure 2: Site Plan
238
Stanton Storm Channel Stanton Park
Anaheim-Barber Channel
22 W
estern
Ave
B
lackm
er
St
Belgrave Ave
Edw
ards
St
O
nyx
St
Springdale
St
Holder
St
Lampson Ave
M
onarch
St
Stanford Ave
Wyoming St
Meinhardt Rd
Siskiyou
St
Humboldt Ave
Natal Dr
Cerulean A ve
Em
erald
St
Hoover
St
Industry
St
O
live
St
Santa
Rosalia
St
Bailey
St
ChestnutSt
Acacia Ave
Topaz
St
M
arkon
Dr
Ir oquois Rd
Navajo Rd
Apache Rd
M
ilan
St
Sioux
Rd
Vallecito Dr
Chapman AveChapman Ave
Valley
View
St
KnottSt
Garden Grove Blvd
G
oldenw
estSt
Garden Grove Fwy
Navy Golf
Course Seal
Beach
405
ChestnutSt
Rancho Rd
LocustSt
Olive
St
Homer St
Main St
Maple St
Spa Dr
Hoover
St
Springdale
St
Westminster
Center
Westminster
High School
39 39
39 39
Acacia Ave
Trask Ave
Stanford Ave
Central Ave
23rd St
Larson Ave
19th St
21st St
CourtSt
Nearing
Dr
Beach
Blvd
Pacific
St
13th St
Westminster Blvd
Westminster
SOURCE: Esri Street Map 2024
I:\2024\20241951\GIS\Pro\12821 Knott Street Project\12821 Knott Street Project.aprx (10/17/2024) FIGURE 1
12821 Knott Street Project
L O S
A N G E L E S
C O U N T Y
O R A N G E
C O U N T Y
42 73
19 55
90 1
5791
22 39
605
5 405
Project Vicinity
0 1000 2000
FEET
Project Site
Project Location
239
LEGEN D
Project Site
RENEW
11-30-21
REGISTERED A RCHITECT
FEET
120600
FIGURE 2
I:\2024\20241951\G\Site_Plan.ai (12/26/2024)
SOURCE: JGC Architecture
12821 Knott Street Project
Site Plan
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ATTACHMENT C
CALEEMOD OUTPUT FILES
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ATTACHMENT C
CALEEMOD OUTPUT FILES
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12821 Knott St (20241951) Custom Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
2.2. Construction Emissions by Y ear, Unmitigated
2.4. Operations Emissions Compared Against Thresholds
2.5. Operations Emissions by Sector, Unmitigated
3. Construction Emissions Details
3.1. Building Construction (2025) - Unmitigated
3.3. Architectural Coating (2025) - Unmitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
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4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
4.3. Area Emissions by Source
4.3.1. Unmitigated
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off-Road Equipment
5.2.1. Unmitigated
5.3. Construction Vehicles
5.3.1. Unmitigated
5.4. Vehicles
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5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.9. Operational Mobile Sources
5.9.1. Unmitigated
5.10. Operational Area Sources
5.10.2. Architectural Coatings
5.10.3. Landscape Equipment
5.11. Operational Energy Consumption
5.11.1. Unmitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
5.13. Operational Waste Generation
5.13.1. Unmitigated
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5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name 12821 Knott St (20241951)
Construction Start Date 3/3/2025
Operational Y ear 2025
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 1.80
Precipitation (days) 6.20
Location 33.775745710026854, -118.00955269191351
County Orange
City Garden Grove
Air District South Coast AQMD
Air Basin South Coast
TAZ 5870
EDFZ 7
Electric Utility Southern California Edison
Gas Utility Southern California Gas
App Version 2022.1.1.29
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description
General Office
Building
10.3 1000sqft 0.24 10,338 0.00 0.00 — —
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1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
Unmit. 2.83 9.53 13.2 0.02 0.49 0.07 0.55 0.45 0.02 0.46 — 2,012 2,012 0.08 0.02 0.35 2,021 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
Unmit. 2.83 9.53 13.1 0.02 0.49 0.07 0.55 0.45 0.02 0.46 — 2,009 2,009 0.08 0.02 0.01 2,018 Average
Daily
(Max)
— — — — — — — — — — — — — — — — —
Unmit. 0.68 3.99 5.52 0.01 0.21 0.03 0.24 0.19 0.01 0.20 — 855 855 0.03 0.01 0.06 859 Annual
(Max)
— — — — — — — — — — — — — — — — —
Unmit. 0.12 0.73 1.01 < 0.005 0.04 < 0.005 0.04 0.03 < 0.005 0.04 — 142 142 0.01 < 0.005 0.01 142 Exceeds
(Daily
Max)
— — — — — — — — — — — — — — — — —
Threshol
d
75.0 100 550 150 — — 150 — — 55.0 — — — — — — —
Unmit. No No No No — — No — — No — — — — — — —
Exceeds
(Average
Daily)
— — — — — — — — — — — — — — — — —
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———————55.0——150——15055010075.0Threshol
d
Unmit. No No No No — — No — — No — — — — — — —
2.2. Construction Emissions by Y ear, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Y ear ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily -
Summer
(Max)
— — — — — — — — — — — — — — — — —
2025 2.83 9.53 13.2 0.02 0.49 0.07 0.55 0.45 0.02 0.46 — 2,012 2,012 0.08 0.02 0.35 2,021 Daily -
Winter
(Max)
— — — — — — — — — — — — — — — — —
2025 2.83 9.53 13.1 0.02 0.49 0.07 0.55 0.45 0.02 0.46 — 2,009 2,009 0.08 0.02 0.01 2,018 Average
Daily
— — — — — — — — — — — — — — — — —
2025 0.68 3.99 5.52 0.01 0.21 0.03 0.24 0.19 0.01 0.20 — 855 855 0.03 0.01 0.06 859 Annual — — — — — — — — — — — — — — — — —
2025 0.12 0.73 1.01 < 0.005 0.04 < 0.005 0.04 0.03 < 0.005 0.04 — 142 142 0.01 < 0.005 0.01 142
2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
Unmit. 0.70 0.36 3.76 0.01 0.01 0.77 0.78 0.01 0.20 0.21 8.70 1,216 1,225 0.94 0.04 3.25 1,264 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
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Unmit. 0.62 0.38 3.08 0.01 0.01 0.77 0.78 0.01 0.20 0.21 8.70 1,181 1,190 0.94 0.04 0.11 1,227 Average
Daily
(Max)
— — — — — — — — — — — — — — — — —
Unmit. 0.58 0.31 2.69 0.01 0.01 0.58 0.59 0.01 0.15 0.16 8.70 989 998 0.93 0.04 1.07 1,033 Annual
(Max)
— — — — — — — — — — — — — — — — —
Unmit. 0.11 0.06 0.49 < 0.005 < 0.005 0.11 0.11 < 0.005 0.03 0.03 1.44 164 165 0.15 0.01 0.18 171 Exceeds
(Daily
Max)
— — — — — — — — — — — — — — — — —
Threshol
d
55.0 55.0 550 150 — — 150 — — 55.0 — — — — — — —
Unmit. No No No No — — No — — No — — — — — — —
Exceeds
(Average
Daily)
— — — — — — — — — — — — — — — — —
Threshol
d
55.0 55.0 550 150 — — 150 — — 55.0 — — — — — — —
Unmit. No No No No — — No — — No — — — — — — —
Exceeds
(Annual)
— — — — — — — — — — — — — — — — —
Threshol
d
— — — — — — — — — — — — — — — — 3,000
Unmit. — — — — — — — — — — — — — — — — No
2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
Mobile 0.37 0.29 3.25 0.01 0.01 0.77 0.77 < 0.005 0.20 0.20 — 843 843 0.04 0.03 3.22 857 250
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Area 0.32 < 0.005 0.45 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.85 1.85 < 0.005 < 0.005 — 1.86 Energy < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 352 352 0.02 < 0.005 — 354 Water — — — — — — — — — — 3.52 18.2 21.8 0.36 0.01 — 33.4 Waste — — — — — — — — — — 5.18 0.00 5.18 0.52 0.00 — 18.1 Refrig. — — — — — — — — — — — — — — — 0.03 0.03
Total 0.70 0.36 3.76 0.01 0.01 0.77 0.78 0.01 0.20 0.21 8.70 1,216 1,225 0.94 0.04 3.25 1,264 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
Mobile 0.37 0.31 3.02 0.01 0.01 0.77 0.77 < 0.005 0.20 0.20 — 811 811 0.04 0.03 0.08 822 Area 0.25 — — — — — — — — — — — — — — — —
Energy < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 352 352 0.02 < 0.005 — 354 Water — — — — — — — — — — 3.52 18.2 21.8 0.36 0.01 — 33.4 Waste — — — — — — — — — — 5.18 0.00 5.18 0.52 0.00 — 18.1 Refrig. — — — — — — — — — — — — — — — 0.03 0.03
Total 0.62 0.38 3.08 0.01 0.01 0.77 0.78 0.01 0.20 0.21 8.70 1,181 1,190 0.94 0.04 0.11 1,227 Average
Daily
— — — — — — — — — — — — — — — — —
Mobile 0.27 0.24 2.33 0.01 < 0.005 0.58 0.58 < 0.005 0.15 0.15 — 617 617 0.03 0.03 1.05 626 Area 0.30 < 0.005 0.31 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.27 1.27 < 0.005 < 0.005 — 1.27 Energy < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 352 352 0.02 < 0.005 — 354 Water — — — — — — — — — — 3.52 18.2 21.8 0.36 0.01 — 33.4 Waste — — — — — — — — — — 5.18 0.00 5.18 0.52 0.00 — 18.1 Refrig. — — — — — — — — — — — — — — — 0.03 0.03
Total 0.58 0.31 2.69 0.01 0.01 0.58 0.59 0.01 0.15 0.16 8.70 989 998 0.93 0.04 1.07 1,033 Annual — — — — — — — — — — — — — — — — —
Mobile 0.05 0.04 0.42 < 0.005 < 0.005 0.11 0.11 < 0.005 0.03 0.03 — 102 102 < 0.005 < 0.005 0.17 104 Area 0.05 < 0.005 0.06 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.21 0.21 < 0.005 < 0.005 — 0.21 Energy < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 58.4 58.4 < 0.005 < 0.005 — 58.6 251
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Water — — — — — — — — — — 0.58 3.02 3.60 0.06 < 0.005 — 5.53 Waste — — — — — — — — — — 0.86 0.00 0.86 0.09 0.00 — 3.00 Refrig. — — — — — — — — — — — — — — — < 0.005 < 0.005
Total 0.11 0.06 0.49 < 0.005 < 0.005 0.11 0.11 < 0.005 0.03 0.03 1.44 164 165 0.15 0.01 0.18 171
3. Construction Emissions Details
3.1. Building Construction (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.87 8.58 11.8 0.02 0.46 — 0.46 0.42 — 0.42 — 1,771 1,771 0.07 0.01 — 1,777 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.87 8.58 11.8 0.02 0.46 — 0.46 0.42 — 0.42 — 1,771 1,771 0.07 0.01 — 1,777 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.39 3.83 5.26 0.01 0.20 — 0.20 0.19 — 0.19 — 791 791 0.03 0.01 — 794 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — —
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Off-Road
Equipment
0.07 0.70 0.96 < 0.005 0.04 — 0.04 0.03 — 0.03 — 131 131 0.01 < 0.005 — 131 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.19 0.00 0.00 0.04 0.04 0.00 0.01 0.01 — 43.9 43.9 < 0.005 < 0.005 0.17 44.6 Vendor < 0.005 0.06 0.03 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 54.0 54.0 < 0.005 0.01 0.15 56.5 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.16 0.00 0.00 0.04 0.04 0.00 0.01 0.01 — 41.8 41.8 < 0.005 < 0.005 < 0.005 42.3 Vendor < 0.005 0.06 0.03 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 54.0 54.0 < 0.005 0.01 < 0.005 56.4 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.07 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 — 18.9 18.9 < 0.005 < 0.005 0.03 19.2 Vendor < 0.005 0.03 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 24.1 24.1 < 0.005 < 0.005 0.03 25.2 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 3.13 3.13 < 0.005 < 0.005 0.01 3.17 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 3.99 3.99 < 0.005 < 0.005 < 0.005 4.17 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.3. Architectural Coating (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — —
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Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.13 0.88 1.14 < 0.005 0.03 — 0.03 0.03 — 0.03 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coatings
1.81 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.13 0.88 1.14 < 0.005 0.03 — 0.03 0.03 — 0.03 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coatings
1.81 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.02 0.13 0.17 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 19.4 19.4 < 0.005 < 0.005 — 19.5 Architect
ural
Coatings
0.26 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — —
Off-Road
Equipment
< 0.005 0.02 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.21 3.21 < 0.005 < 0.005 — 3.22 Architect
ural
Coatings
0.05 — — — — — — — — — — — — — — — —
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.00Onsite truck
Offsite — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 8.78 8.78 < 0.005 < 0.005 0.03 8.91 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 0.03 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 8.36 8.36 < 0.005 < 0.005 < 0.005 8.46 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 1.23 1.23 < 0.005 < 0.005 < 0.005 1.25 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.20 0.20 < 0.005 < 0.005 < 0.005 0.21 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 255
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Land
Use
ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
0.37 0.29 3.25 0.01 0.01 0.77 0.77 < 0.005 0.20 0.20 — 843 843 0.04 0.03 3.22 857 Total 0.37 0.29 3.25 0.01 0.01 0.77 0.77 < 0.005 0.20 0.20 — 843 843 0.04 0.03 3.22 857 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
0.37 0.31 3.02 0.01 0.01 0.77 0.77 < 0.005 0.20 0.20 — 811 811 0.04 0.03 0.08 822 Total 0.37 0.31 3.02 0.01 0.01 0.77 0.77 < 0.005 0.20 0.20 — 811 811 0.04 0.03 0.08 822 Annual — — — — — — — — — — — — — — — — —
General
Office
Building
0.05 0.04 0.42 < 0.005 < 0.005 0.11 0.11 < 0.005 0.03 0.03 — 102 102 < 0.005 < 0.005 0.17 104 Total 0.05 0.04 0.42 < 0.005 < 0.005 0.11 0.11 < 0.005 0.03 0.03 — 102 102 < 0.005 < 0.005 0.17 104
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — 269 269 0.02 < 0.005 — 270
256
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Total — — — — — — — — — — — 269 269 0.02 < 0.005 — 270
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — 269 269 0.02 < 0.005 — 270
Total — — — — — — — — — — — 269 269 0.02 < 0.005 — 270
Annual — — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — 44.5 44.5 < 0.005 < 0.005 — 44.6
Total — — — — — — — — — — — 44.5 44.5 < 0.005 < 0.005 — 44.6
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
< 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 84.0 84.0 0.01 < 0.005 — 84.2 Total < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 84.0 84.0 0.01 < 0.005 — 84.2 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
< 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 84.0 84.0 0.01 < 0.005 — 84.2 Total < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 84.0 84.0 0.01 < 0.005 — 84.2 Annual — — — — — — — — — — — — — — — — —
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13.9—< 0.005< 0.00513.913.9—< 0.005—< 0.005< 0.005—< 0.005< 0.0050.010.01< 0.005General Office
Building
Total < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 13.9 13.9 < 0.005 < 0.005 — 13.9
4.3. Area Emissions by Source
4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
Consum
er
Products
0.22 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
0.03 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt
0.07 < 0.005 0.45 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.85 1.85 < 0.005 < 0.005 — 1.86 Total 0.32 < 0.005 0.45 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.85 1.85 < 0.005 < 0.005 — 1.86 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
Consum
er
Products
0.22 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
0.03 — — — — — — — — — — — — — — — —
Total 0.25 — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — —
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Consum
Products
0.04 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
< 0.005 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt
0.01 < 0.005 0.06 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.21 0.21 < 0.005 < 0.005 — 0.21 Total 0.05 < 0.005 0.06 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.21 0.21 < 0.005 < 0.005 — 0.21
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — 3.52 18.2 21.8 0.36 0.01 — 33.4
Total — — — — — — — — — — 3.52 18.2 21.8 0.36 0.01 — 33.4 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — 3.52 18.2 21.8 0.36 0.01 — 33.4
Total — — — — — — — — — — 3.52 18.2 21.8 0.36 0.01 — 33.4 Annual — — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — 0.58 3.02 3.60 0.06 < 0.005 — 5.53
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Total — — — — — — — — — — 0.58 3.02 3.60 0.06 < 0.005 — 5.53
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — 5.18 0.00 5.18 0.52 0.00 — 18.1
Total — — — — — — — — — — 5.18 0.00 5.18 0.52 0.00 — 18.1 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — 5.18 0.00 5.18 0.52 0.00 — 18.1
Total — — — — — — — — — — 5.18 0.00 5.18 0.52 0.00 — 18.1 Annual — — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — 0.86 0.00 0.86 0.09 0.00 — 3.00
Total — — — — — — — — — — 0.86 0.00 0.86 0.09 0.00 — 3.00
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 260
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CO2eRN2OCH4CO2TNBCO2BCO2PM2.5TPM2.5DPM2.5EPM10TPM10DPM10ESO2CONOxROGLand Use
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — — — — — 0.03 0.03
Total — — — — — — — — — — — — — — — 0.03 0.03
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — — — — — 0.03 0.03
Total — — — — — — — — — — — — — — — 0.03 0.03
Annual — — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — — — — — < 0.005 < 0.005
Total — — — — — — — — — — — — — — — < 0.005 < 0.005
5. Activity Data
5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Building Construction Building Construction 3/3/2025 10/15/2025 5.00 163 — Architectural Coating Architectural Coating 8/4/2025 10/15/2025 5.00 53.0 —
5.2. Off-Road Equipment
5.2.1. Unmitigated
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Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Building Construction Forklifts Diesel Average 2.00 6.00 82.0 0.20 Building Construction Tractors/Loaders/Back
hoes
Diesel Average 2.00 8.00 84.0 0.37
Building Construction Other Construction
Equipment
Diesel Average 3.00 8.00 82.0 0.42
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48
5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Building Construction — — — —
Building Construction Worker 3.31 18.5 LDA,LDT1,LDT2
Building Construction Vendor 1.69 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 0.66 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor — 10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
Non-applicable. No control strategies activated by user.
5.5. Architectural Coatings
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Phase Name Residential Interior Area
Coated (sq ft)
Residential Exterior Area
Coated (sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 0.00 0.00 15,507 5,169 —
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy) Material Exported (cy) Acres Graded (acres) Material Demolished (sq. ft.) Acres Paved (acres)
5.6.2. Construction Earthmoving Control Strategies
Non-applicable. No control strategies activated by user.
5.7. Construction Paving
Land Use Area Paved (acres) % Asphalt
General Office Building 0.00 0%
5.8. Construction Electricity Consumption and Emissions Factors kWh per Y ear and Emission Factor (lb/MWh)
Y ear kWh per Y ear CO2 CH4 N2O
2025 0.00 532 0.03 < 0.005
5.9. Operational Mobile Sources
5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Y ear VMT/Weekday VMT/Saturday VMT/Sunday VMT/Y ear General Office
Building
112 22.8 7.24 30,769 1,087 222 70.2 298,505
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5.10. Operational Area Sources
5.10.2. Architectural Coatings
Residential Interior Area Coated (sq
ft)
Residential Exterior Area Coated (sq
ft)
Non-Residential Interior Area Coated
(sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
0 0.00 15,507 5,169 —
5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 250
5.11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) General Office Building 184,226 532 0.0330 0.0040 262,032
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) General Office Building 1,837,411 0.00
5.13. Operational Waste Generation
5.13.1. Unmitigated
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Land Use Waste (ton/year) Cogeneration (kWh/year)
General Office Building 9.61 —
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced General Office
Building
Household
refrigerators and/or
freezers
R-134a 1,430 0.02 0.60 0.00 1.00
General Office
Building
Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
8. User Changes to Default Data
Screen Justification
Construction: Construction Phases No demolition planned, only internal renovations. Assume architectural coatings applied during the building construction phase.
Construction: Off-Road Equipment Adjusted equipment for internal renovation work only.
Operations: Vehicle Data Set weekday trip rate to match the project's traffic study of 112 trips per day. Left the weekend trip rates at CalEEMod defaults.
265
I NITIAL S TUDY /N EGATIVE D ECLARATION
J UNE 2025
H ARBINGER M OTORS /12821 K NOTT S TREET P ROJECT
G ARDEN G ROVE , C ALIFORNIA
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APPENDIX B
NOISE AND VIBRATION IMPACT ANALYSIS MEMORANDUM
266
H ARBINGER M OTORS /12821 K NOTT S TREET P ROJECT
G ARDEN G ROVE , C ALIFORNIA
I NITIAL S TUDY /N EGATIVE D ECLARATION
J UNE 2025
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267
CARLSBAD
CLOVIS
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net
MEMORANDUM
DATE: March 19, 2025
TO: Priit Kaskla, Associate Planner
FROM: Jason Lui, Associate/Senior Noise Specialist
SUBJECT: Noise and Vibration Impact Analysis for the Warehouse Project at 12821 Knott Street, Garden Grove, California
INTRODUCTION
This Noise and Vibration Impact Analysis has been prepared to evaluate the potential noise and vibration impacts associated with the proposed 12821 Knott Street Warehouse Project (project) in Garden Grove, California. This memorandum has been prepared in compliance with the requirements of the City of Garden Grove (City) and the California Environmental Quality Act (CEQA). All references cited in this memorandum are included in Attachment A.
PROJECT LOCATION
The proposed project is located within a highly urbanized area at 12821 Knott Street (Assessor’s Parcel Number [APN] 215-014-01) in Garden Grove, California. Regional access to the project site is provided by State Route 22 (SR-22), located immediately south of the project site, and Knott Street, located immediately east of the project site. Figure 1 (all figures are provided in Attachment B) shows the project location.
PROJECT DESCRIPTION
The proposed project includes the construction of an additional approximately 10,338 square feet (sf) of mezzanine office space within the existing 173,000 sf building. Construction is anticipated to begin in 2025 and last for approximately 7 months. No exterior construction or revisions to the existing parking lot are proposed. All construction staging would be contained within the existing building, and all construction equipment would access the site from Knott Street on the east side of the project site. The project site’s zoning (PUD 104-70 (REV. 2019)) allows for the current use, and the current use would not change with implementation of the proposed project. Figure 2 shows the proposed site plan.
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CHARACTERISTICS OF SOUND
Noise is usually defined as unwanted sound. Noise consists of any sound that may produce physiological or psychological damage and/or interfere with communication, work, rest, recreation, and sleep.
To the human ear, sound has two significant characteristics: pitch and loudness. Pitch is generally an annoyance, while loudness can affect the ability to hear. Pitch is the number of complete vibrations, or cycles per second, of a wave resulting in the tone’s range from high to low. Loudness is the strength of a sound that describes a noisy or quiet environment and is measured by the amplitude of the sound wave. Loudness is determined by the intensity of the sound waves combined with the reception characteristics of the human ear. Sound intensity refers to how hard the sound wave strikes an object, which in turn produces the sound’s effect. This characteristic of sound can be precisely measured with instruments. The analysis of a project defines the noise environment of the project area in terms of sound intensity and its effect on adjacent sensitive land uses.
Measurement of Sound
Sound intensity is measured through the A-weighted scale to correct for the relative frequency response of the human ear. That is, an A-weighted noise level de-emphasizes low and very high frequencies of sound similar to the human ear’s de-emphasis of these frequencies. Decibels (dB), unlike the linear scale (e.g., inches or pounds), are measured on a logarithmic scale, which is a scale based on powers of 10.
For example, 10 dB is 10 times more intense than 0 dB, 20 dB is 100 times more intense than 0 dB, and 30 dB is 1,000 times more intense than 0 dB. Thirty decibels (30 dB) represents 1,000 times as much acoustic energy as 0 dB. The decibel scale increases as the square of the change, representing the sound pressure energy. A sound as soft as human breathing is about 10 times greater than 0 dB.
The decibel system of measuring sound gives a rough connection between the physical intensity of sound and its perceived loudness to the human ear. A 10 dB increase in sound level is perceived by the human ear as only a doubling of the loudness of the sound. Ambient sounds generally range from 30 dB (very quiet) to 100 dB (very loud).
Sound levels are generated from a source, and their decibel level decreases as the distance from that source increases. Sound dissipates exponentially with distance from the noise source. For a single point source, sound levels decrease approximately 6 dB for each doubling of distance from the source. This drop-off rate is appropriate for noise generated by stationary equipment. If noise is produced by a line source (e.g., highway traffic or railroad operations), the sound decreases 3 dB for each doubling of distance in a hard site environment; however, line source noise in a relatively flat environment with absorptive vegetation decreases 4.5 dB for each doubling of distance.
There are many ways to rate noise for various time periods, but an appropriate rating of ambient noise affecting humans also accounts for the annoying effects of sound. The equivalent continuous sound level (L
eq) is the total sound energy of time-varying noise over a sample period. However, the predominant rating scales for human communities in the State of California are the Leq and community noise equivalent level (CNEL) or the day-night average noise level (Ldn) based on A-weighted decibels (dBA). CNEL is the time-varying noise over a 24-hour period, with a 5 dBA weighting factor applied to 269
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the hourly Leq for noises occurring from 7:00 p.m. to 10:00 p.m. (defined as relaxation hours) and a 10 dBA weighting factor applied to noises occurring from 10:00 p.m. to 7:00 a.m. (defined as sleeping hours). Ldn is similar to the CNEL scale but without the adjustment for events occurring during the evening hours. CNEL and Ldn are within 1 dBA of each other and are normally interchangeable. The City uses the CNEL noise scale for long-term noise impact assessment.
Other noise rating scales of importance when assessing the annoyance factor include the maximum noise level (Lmax), which is the highest exponential time-averaged sound level that occurs during a stated time period. The noise environments discussed in this analysis for short-term noise impacts are specified in terms of maximum levels denoted by Lmax, which reflects peak operating conditions and addresses the annoying aspects of intermittent noise. Lmax is often used together with another noise scale, or noise standards in terms of percentile noise levels, in noise ordinances for enforcement purposes. For example, the L10 noise level represents the noise level exceeded 10 percent of the time during a stated period. The L50 noise level represents the median noise level.
Half the time the noise level exceeds this level, and half the time it is less than this level. The L90 noise level represents the noise level exceeded 90 percent of the time and is considered the background noise level during a monitoring period. For a relatively constant noise source, the Leq and L50 are approximately the same.
Noise impacts can be described in three categories. The first category includes audible impacts that refer to increases in noise levels noticeable to humans. Audible increases in noise levels generally refer to a change of 3 dB or greater because this level has been found to be barely perceptible in exterior environments. The second category, potentially audible, refers to a change in the noise level between 1 dB and 3 dB. This range of noise levels has been found to be noticeable only in laboratory environments. The last category includes changes in noise levels of less than 1 dB, which are inaudible to the human ear. Only audible changes in existing ambient or background noise levels are considered potentially significant.
Physiological Effects of Noise
Physical damage to human hearing begins at prolonged exposure to noise levels higher than 85 dBA.
Exposure to high noise levels affects the entire system, with prolonged noise exposure in excess of 75 dBA increasing body tensions, thereby affecting blood pressure and functions of the heart and the nervous system. In comparison, extended periods of noise exposure above 90 dBA would result in permanent cell damage. When the noise level reaches 120 dBA, a tickling sensation occurs in the human ear, even with short-term exposure. This level of noise is called the threshold of feeling. As the sound reaches 140 dBA, the tickling sensation is replaced by the feeling of pain in the ear (the threshold of pain). A sound level of 160–165 dBA will result in dizziness or loss of equilibrium. The ambient or background noise problem is widespread and generally more concentrated in urban areas than in outlying, less developed areas. Table A lists definitions of acoustical terms, and Table B shows common sound levels and their sources.
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Table A: Definitions of Acoustical Terms
Term Definitions
Decibel, dB A unit of measurement that denotes the ratio between two quantities that are proportional to power; the number of decibels is 10 times the logarithm (to the base 10) of this ratio.
Frequency, Hz Of a function periodic in time, the number of times that the quantity repeats itself in 1 second (i.e., number of cycles per second).
A-Weighted Sound
Level, dBA
The sound level obtained by use of A-weighting. The A-weighting filter deemphasizes the very low- and very high-frequency components of the sound in a manner similar to the frequency response of the human ear and correlates well with subjective reactions to noise. (All sound levels in this report are A-weighted unless reported otherwise.)
L01, L10, L50, L90 The fast A-weighted noise levels that are equaled or exceeded by a fluctuating sound level 1%, 10%, 50%, and 90% of a stated time period.
Equivalent
Continuous Noise
Level, Leq
The level of a steady sound that, in a stated time period and at a stated location, has the same A-weighted sound energy as the time-varying sound.
Community Noise
Equivalent Level,
CNEL
The 24-hour A-weighted average sound level from midnight to midnight, obtained after the addition of 5 dBA to sound levels occurring in the evening from 7:00 PM to 10:00 PM and after the addition of 10 dBA to sound levels occurring in the night between 10:00 PM and 7:00 AM.
Day/Night Noise
Level, Ldn
The 24-hour A-weighted average sound level from midnight to midnight, obtained after the addition of 10 dBA to sound levels occurring in the night between 10:00 PM and 7:00 AM.
Lmax, Lmin The maximum and minimum A-weighted sound levels measured on a sound level meter, during a designated time interval, using fast time averaging.
Ambient Noise Level The all-encompassing noise associated with a given environment at a specified time; usually a composite of sound from many sources at many directions, near and far; no particular sound is dominant.
Intrusive The noise that intrudes over and above the existing ambient noise at a given location. The relative intrusiveness of a sound depends upon its amplitude, duration, frequency, and time of occurrence and tonal or informational content, as well as the prevailing ambient noise level.
Source: Handbook of Acoustical Measurements and Noise Control (Harris 1991).
Table B: Common Sound Levels and Their Noise Sources
Noise Source A-Weighted Sound
Level in Decibels Noise Environments Subjective Evaluations Near Jet Engine 140 Deafening 128 times as loud
Civil Defense Siren 130 Threshold of Pain 64 times as loud Hard Rock Band 120 Threshold of Feeling 32 times as loud Accelerating Motorcycle at a Few Feet Away 110 Very Loud 16 times as loud Pile Driver; Noisy Urban Street/Heavy City Traffic 100 Very Loud 8 times as loud Ambulance Siren; Food Blender 95 Very Loud —
Garbage Disposal 90 Very Loud 4 times as loud
Freight Cars; Living Room Music 85 Loud —
Pneumatic Drill; Vacuum Cleaner 80 Loud 2 times as loud Busy Restaurant 75 Moderately Loud —
Near Freeway Auto Traffic 70 Moderately Loud —
Average Office 60 Quiet One-half as loud
Suburban Street 55 Quiet —
Light Traffic; Soft Radio Music in Apartment 50 Quiet One-quarter as loud Large Transformer 45 Quiet —
Average Residence without Stereo Playing 40 Faint One-eighth as loud Soft Whisper 30 Faint —
Rustling Leaves 20 Very Faint —
Human Breathing 10 Very Faint Threshold of Hearing
— 0 Very Faint —
Source: Compiled by LSA (2015).
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FUNDAMENTALS OF VIBRATION
Vibration refers to ground-borne noise and perceptible motion. Ground-borne vibration is almost exclusively a concern inside buildings and is rarely perceived as a problem outdoors, where the motion may be discernible, but without the effects associated with the shaking of a building there is less adverse reaction. Vibration energy propagates from a source through intervening soil and rock layers to the foundations of nearby buildings. The vibration then propagates from the foundation throughout the remainder of the structure. Building vibration may be perceived by occupants as the motion of building surfaces, the rattling of items on shelves or hanging on walls, or a low-frequency rumbling noise. The rumbling noise is caused by the vibration of walls, floors, and ceilings that radiate sound waves. Annoyance from vibration often occurs when the vibration exceeds the threshold of perception by 10 vibration velocity decibels (VdB) or less. This is an order of magnitude below the damage threshold for normal buildings. Typical sources of ground-borne vibration are construction activities (e.g., blasting, pile driving, and operating heavy-duty earthmoving equipment), steel-wheeled trains, and occasional traffic on rough roads. Ground-borne vibration and noise from these sources are usually localized to areas within approximately 100 feet (ft) from the vibration source, although there are examples of ground-borne vibration causing interference out to distances greater than 200 ft (see the Federal Transit Administration’s [FTA] 2018 Transit Noise and Vibration Impact Assessment Manual). When roadways are smooth, vibration from traffic, even heavy trucks, is rarely perceptible. It is assumed for most projects that the roadway surface will be smooth enough that ground-borne vibration from street traffic will not exceed the impact criteria; however, both construction of a project and freight train operations on railroad tracks could result in ground-borne vibration that may be perceptible and annoying.
Ground-borne noise is not likely to be a problem because noise arriving via the normal airborne path will usually be greater than ground-borne noise. Ground-borne vibration has the potential to disturb people and damage buildings. Although it is very rare for train-induced ground-borne vibration to cause cosmetic building damage, it is not uncommon for heavy duty construction processes (e.g., blasting and pile driving) to cause vibration of sufficient amplitudes to damage nearby buildings (FTA 2018). Ground-borne vibration is usually measured in terms of vibration velocity, either the root-mean-square (RMS) velocity or peak particle velocity (PPV). The RMS is best for characterizing human response to building vibration, and PPV is used to characterize potential for damage. Decibel notation acts to compress the range of numbers required to describe vibration.
Vibration velocity level in decibels is defined as:
L
v = 20 log10 [V/Vref]
where “Lv” is the VdB, “V” is the RMS velocity amplitude, and “Vref” is the reference velocity amplitude, or 1 × 10-6 inches/second (in/sec) used in the United States.
REGULATORY SETTING
Federal Guidelines
Federal Transit Administration
Noise. The construction noise criteria included in the Federal Transit Administration (FTA) Transit Noise and Vibration Impact Assessment Manual (2018) were used to evaluate potential construction 272
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noise impacts because the City does not have construction noise level limits. Table C shows the FTA’s Detailed Assessment Daytime Construction Noise Criteria based on the composite noise levels for each construction phase.
Table C: Detailed Assessment Daytime
Construction Noise Criteria
Land Use Daytime 1-hour Leq (dBA)
Residential 80
Commercial 85
Industrial 90
Source: Transit Noise and Vibration Impact Assessment Manual (FTA 2018). dBA = A-weighted decibels
Leq = equivalent continuous sound level
Vibration. Vibration standards included in the Transit Noise and Vibration Impact Assessment Manual (FTA 2018) were used to evaluate vibration impacts because the City does not have vibration standards. Table D provides the criteria for assessing the potential for interference or annoyance from vibration levels in a building, while Table E lists the potential vibration building damage criteria associated with construction activities.
Table D: Interpretation of Vibration Criteria for Detailed Analysis Land Use Maximum
Lv (VdB)1 Description of Use
Workshop 90 Vibration that is distinctly felt. Appropriate for workshops and similar areas not as sensitive to vibration.
Office 84 Vibration that can be felt. Appropriate for offices and similar areas not as sensitive to vibration.
Residential Day 78 Vibration that is barely felt. Adequate for computer equipment and low-power optical microscopes (up to 20×).
Residential Night and
Operating Rooms
72 Vibration is not felt, but ground-borne noise may be audible inside quiet rooms. Suitable for medium-power microscopes (100×) and other equipment of low sensitivity.
Source: Transit Noise and Vibration Impact Assessment Manual (FTA 2018). 1 As measured in ⅓-octave bands of frequency over the frequency range 8 to 80 Hertz.
FTA = Federal Transit Administration
LV = velocity in decibels
VdB = vibration velocity decibels
Table E: Construction Vibration Damage Criteria
Building Category PPV (in/sec)
Reinforced concrete, steel, or timber (no plaster) 0.50 Engineered concrete and masonry (no plaster) 0.30
Nonengineered-timber and masonry buildings 0.20
Buildings extremely susceptible to vibration damage 0.12 Source: Transit Noise and Vibration Impact Assessment Manual (FTA 2018).
FTA = Federal Transit Administration
in/sec = inches per second
PPV = peak particle velocity
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Local Regulations
City of Garden Grove
General Plan. The City’s General Plan Noise Element (City of Garden Grove 2008) has established noise and land use compatibility guidelines for various land uses (shown in Table F), as well as policies and implementation programs to meet the City’s noise-related goals. As shown in Table F, a noise level of up to 70 dBA CNEL is the upper limit of what is considered a “normally acceptable” noise environment, and a noise level of up to 77.5 dBA CNEL is the upper limit of what is considered a “conditionally acceptable” noise environment for office, business, and commercial uses. Also, a noise level of up to 75 dBA CNEL is the upper limit of what is considered a “normally acceptable” noise environment, and a noise level of up to 80 dBA CNEL is the upper limit of what is considered a “conditionally acceptable” noise environment for industrial uses. The applicable General Plan Noise Element goals, policies, and implementation programs for the proposed project are listed below.
Table F: Noise and Land Use Compatibility Matrix
Land Use Category
Community Noise Exposure (dBA Ldn or CNEL)
Normally
Acceptable
Conditionally
Acceptable
Normally
Unacceptable
Clearly
Unacceptable
Residential—Low-Density, Single-Family, Duplex,
Mobile Homes
50–60 55–70 70–75 75–85
Residential—Multiple-Family 50–65 60–70 70–75 70–85
Transient Lodging—Motels, Hotels 50–65 60–70 70–80 80–85 Schools, Libraries, Churches, Hospitals, Nursing
Homes
50–70 60–70 70–80 80–85
Auditoriums, Concert Halls, Amphitheaters N/A 50–70 N/A 65–85 Sports Arenas, Outdoor Spectator Sports N/A 50–75 N/A 70–85 Playgrounds, Neighborhood Parks 50–70 N/A 67.5–75 72.5–85 Golf Courses, Riding Stables, Water Recreation,
Cemeteries
50–70 N/A 70–80 80–85
Office Buildings, Business Commercial and
Professional
50–70 67.5–77.5 75–85 N/A
Industrial, Manufacturing, Utilities, Agriculture 50–75 70–80 75–85 N/A Source: City of Garden Grove General Plan Noise Element (City of Garden Grove 2008).
Normally Acceptable—Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements.
Conditionally Acceptable—New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning, will normally suffice.
Normally Unacceptable—New construction or development should be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design.
Clearly Unacceptable—New construction or development should generally not be undertaken.
N/A = Not Applicable
Goal N-1: Noise consideration must be incorporated into land use planning decisions.
Policy N-1.2: Incorporate a noise assessment study into the environmental review process, when needed for a specific project for the purposed of identifying potential noise impacts and noise abatement procedures
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Policy N-1.3: Require noise reduction techniques in site planning, architectural design, and construction, where noise reduction is necessary consistent with the standards in Tables 7-1 (Table F) and 7-2 (Table G), Title 24 of the California Code of Regulations, and Section 8.47 of the Municipal Code.
N-IMP-1B Require that new commercial, industrial, any redevelopment project, or any proposed development near existing residential land use demonstrate compliance with the City’s Noise
Ordinance prior to approval of the project.
N-IMP-1D Require construction activity to comply with the limits established in the City’s Noise Ordinance.
N-IMP-1E Require buffers or appropriate mitigation of potential noise sources on noise sensitive areas.
N-IMP-1F Require that vehicle access to commercial properties that are located adjacent to residential parcels or other noise sensitive uses be located at the maximum practical distance from these uses.
N-IMP-1G Encourage truck deliveries to commercial or industrial properties abutting residential or noise sensitive uses after 7:00 a.m. and before 10:00 p.m.
Goal N-2: Maximized efficiency in noise abatement efforts through clear and effective policies and ordinances.
Policy N-2.3 Incorporate noise reduction features for items such as but not limited to parking and loading areas, ingress/egress point, and refuse collection areas, during site planning to mitigate anticipated noise impacts on affected noise sensitive land uses.
N-IMP-2A Require a noise impact evaluation for projects, if determined necessary through the environmental review process. Should noise abatement be necessary, the City shall require the implementation of mitigation measures based on a technical study prepared by a qualified acoustical professional.
Municipal Code. Section 8.47.050 of the City’s Municipal Code limits excessive exterior noise levels from stationary noise sources at the property line of various land uses shown in Table G. 275
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Table G: Noise Ordinance Standards
Use Categories Use Designations Time of Day Ambient Base Noise Levels (dBA)
Noise Level (dBA)
L50 L25 L8 L2 Lmax
Sensitive Residential Use 7:00 a.m. to 10:00 p.m. 55 55 60 65 70 75 10:00 p.m. to 7:00 a.m. 50 50 55 60 65 70
Conditionally Sensitive
Institutional Use Anytime 65 65 70 75 80 85
Office-Professional Use Anytime 65 65 70 75 80 85
Hotels and Motels Anytime 65 65 70 75 80 85
Non-Sensitive
Commercial Uses Anytime 70 70 75 80 85 90
Commercial/Industrial Uses
within 150 feet of Residential
7:00 a.m. to 10:00 p.m. 65 65 70 75 80 85
10:00 p.m. to 7:00 a.m. 50 50 55 60 65 70
Industrial Use Anytime 70 70 75 80 85 90
Source: City of Garden Grove Municipal Code (City of Garden Grove 2024).
Note: When the actual measured ambient noise level exceeds the ambient base noise level, the actual measured ambient noise level shall be utilized. In situations where two adjoining properties exist within two different use designations, the most restrictive ambient base noise level will apply. This section permits any noise level that does not exceed either the ambient base noise level or the actual measured ambient noise level by 5 dBA, as measured at the property line of the noise generation property. In the event the ambient noise level exceeds any of the first four noise limit categories above, the cumulative period applicable to said category shall be increased to reflect said ambient noise level. In the event the ambient noise level exceeds the 5th noise limit category, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. The following criteria shall be used whenever the noise level exceeds:
L50 = The noise standard for a cumulative period of more than 30 minutes in any hour.
L25 = The noise standard plus 5 dBA for a cumulative period of more than 15 minutes in any hour.
L8 = The noise standard plus 10 dBA for a cumulative period of more than 5 minutes in any hour.
L2 = The noise standard plus 15 dBA for a cumulative period of more than 1 minute in any hour.
Lmax = The noise standard plus 20 dBA for any period of time. dBA = A-weighted decibel(s)
Section 8.47.060(C) of the City’s Municipal Code limits noise generated from machinery, equipment, pump, fan, air conditioning, or similar mechanical equipment from creating noise that would cause the noise level at the property line of any property to exceed either the ambient base noise level or the actual measured ambient noise level by more than 5 dBA.
Section 8.47.060(D) of the City’s Municipal Code prohibits construction activities that cause discomfort or annoyance to a person of normal sensitivity within a residential area or within a radius of 500 ft between the hours of 10:00 p.m. and 7:00 a.m.
THRESHOLDS OF SIGNIFICANCE
Based on the Guidelines for the Implementation of the California Environmental Quality Act (State CEQA Guidelines), Appendix G, , a project will normally have a significant effect on the environment related to noise if it will substantially increase the ambient noise levels for adjoining areas or conflict with adopted environmental plans and the goals of the community in which it is located.
The State CEQA Guidelines indicate that a project would have a significant impact on noise if it would result in:
• Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies;
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• Generation of excessive ground-borne vibration or ground-borne noise levels; or • For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, expose people residing or working in the project area to excessive noise levels.
EXISTING SETTING
Overview of the Existing Noise Environment
The primary existing noise sources in the project area are transportation facilities. Traffic on SR-22, Knott Street, and other roadways in the project area contributes to the ambient noise levels in the project vicinity. Also, office, commercial, and industrial activities contribute to the noise environment in the project area.
Land Uses in the Project Vicinity
Existing land uses within the project area include the Garden Room Banquet Facility and Wedding Chapel to the north, industrial uses and Calvary Chapel Westgrove across Knott Street to the east, office uses to the southeast, the Garden Grove Freeway (SR-22) and the city of Westminster to the south, and a residential community to the west.
Existing Aircraft Noise
The closest airport to the project site is the Joint Forces Training Base in Los Alamitos, which is 2 miles northwest of the project site. Based on the Airport Environs Land Use Plan for Joint Forces Training Base Los Alamitos (ALUC 2017), the project site is well beyond the 60 dBA CNEL noise contour. Also, there are no private airstrips within 2 miles of the project site. Therefore, the project would not expose people working in the project vicinity to aviation-related excessive noise levels, and this topic is not further discussed.
IMPACTS
Short-Term Construction Noise Impacts
Two types of short-term noise impacts would occur during project construction. The first type would be from construction crew commutes and the transport of construction equipment and materials to the project site, and would incrementally raise noise levels on roadways leading to the site. The pieces of construction equipment for construction activities would move on site, would remain for the duration of each construction phase, and would not add to the daily traffic volume in the project vicinity. Although there would be a relatively high single-event noise exposure potential causing intermittent noise nuisance (passing trucks at 50 ft would generate up to a maximum of 84 dBA), the effect on longer-term ambient noise levels would be small because the number of daily construction- related vehicle trips is small compared to existing daily traffic volume on Knott Street. The building construction phase and architectural coating phase are the only phases of construction for this project and would overlap, which would have an acoustical equivalent traffic volume of 90 passenger car equivalent based on the California Emissions Estimator Model (CalEEMod) (Version 2022.1) results contained in Attachment B of the Air Quality and Greenhouse Gas Technical Memorandum for 277
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the 12821 Knott Street Project (LSA 2025a). Knott Street and Garden Grove Boulevard would be used to access the project site, and the existing average daily traffic (ADT) volumes are 33,000 and 17,000, respectively, based on the 2024 Traffic Flow Map (OCTA 2024). Based on the information above, construction-related traffic would increase noise by up to 0.02 dBA. A noise level increase of less than 1 dBA would not be perceptible to the human ear. Therefore, short-term construction-related noise impacts associated with worker commutes and equipment transport to the project site would be less than significant. No mitigation measures are required.
The second type of short-term noise impact is related noise generated from construction activities.
Construction is performed in discrete steps, each of which has its own mix of equipment and, consequently, its own noise characteristics. The proposed project anticipates only building construction and architectural coating phases of construction. These various sequential phases change the character of the noise generated on a project site. Therefore, the noise levels vary as construction progresses. Despite the variety in the type and size of construction equipment, similarities in the dominant noise sources and patterns of operation allow construction-related noise ranges to be categorized by work phase. Table H lists the L max recommended for noise impact
assessments for typical construction equipment included in the Federal Highway Administration (FHWA) Highway Construction Noise Handbook (2006), based on a distance of 50 ft between the equipment and a noise receptor.
Table I lists the anticipated construction equipment for each construction phase based on the CalEEMod (Version 2022.1) results contained in Attachment B of the Air Quality and Greenhouse Gas Technical Memorandum for the 12821 Knott Street Project (LSA 2025a). Table I shows the combined noise level at 50 ft from all of the equipment in each phase and the L eq noise level for each
equipment type at 50 ft based on the quantity, reference instantaneous maximum (Lmax) noise level at 50 ft, and acoustical usage factor. Although the construction of the proposed project is primarily inside the existing warehouse building, the anticipated construction equipment would operate at the exterior of existing warehouse building at the west side of the project site near the truck loading dock. As shown in Table I, construction noise levels would reach up to 85.1 Leq at a distance of 50 ft.
The closest residential property line is approximately 100 ft from where construction equipment would operate near the existing warehouse building and may be subject to short-term construction noise reaching 79.1 dBA Leq generated by construction activities in the project area. Construction noise is temporary and would stop once project construction is completed. Project construction activities shall be limited to between the hours of 7:00 a.m. and 10:00 p.m. as specified in Section
8.47.060(D) of the City’s Municipal Code and would ensure construction-related noise would not be generated during the more sensitive nighttime hours. Furthermore, construction-related noise levels would be below the FTA noise level standard of 80 dBA Leq for residential uses. Therefore, noise levels generated from project construction would be less than significant. No mitigation measures are required. 278
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Table H: Typical Construction Equipment Noise Levels
Equipment Description Acoustical Usage Factor (%)1 Maximum Noise Level (Lmax) at 50 ft2 Backhoes 40 80
Compactor (ground) 20 80
Compressor (air) 40 80
Concrete Mixer Truck 40 85
Cranes 16 85
Dozers 40 85
Dump Trucks 40 84
Excavators 40 85
Flat Bed Trucks 40 84
Manlift (Forklift) 20 85
Front-end Loaders 40 80
Generator 50 82
Graders 40 85
Jackhammers 20 85
Pavement Scarifier 20 85
Paver 50 77
Pickup Truck 40 55
Pneumatic Tools 50 85
Pumps 50 77
Rock Drills 20 85
Rollers 20 85
Scrapers 40 85
Tractors 40 84
Welder/Torch 40 73
Source: Table 1, FHWA Roadway Construction Noise Model User’s Guide (FHWA 2006).
Note: Noise levels reported in this table are rounded to the nearest whole number. 1 Usage factor is the percentage of time during a construction noise operation that a piece of construction equipment is operating at full power.
2 Maximum noise levels were developed based on Specification 721.560 from the Central Artery/Tunnel program to be consistent with the City of Boston’s Noise Code for the “Big Dig” project.
FHWA = Federal Highway Administration
ft = foot/feet
Lmax = maximum instantaneous sound level
Table I: Summary of Construction Phase, Equipment, and Noise Levels Construction Phase Construction Equipment Quantity
Reference
Noise Level
at 50 ft
(dBA Lmax)
Acoustical
Usage
Factor1
(%)
Noise Level
at 50 ft
(dBA Leq)
Combined
Noise Level
at 50 ft
(dBA Leq)
Building Construction
Forklifts 2 85 20 81.0
85.1 Backhoe 2 80 40 79.0
Front-End Loaders 3 80 40 80.8
Architectural Coating Air Compressors 1 80 40 76.0 76.0 Source: Compiled by LSA (2025).
1 The acoustical usage factor is the percentage of time during a construction noise operation that a piece of construction equipment operates at full power.
dBA = A-weighted decibel(s)
ft = foot/feet
Leq = equivalent continuous sound level
Lmax = maximum instantaneous noise level
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Short-Term Construction Vibration Impacts
This construction vibration impact analysis discusses the level of human annoyance using vibration levels in RMS (VdB) and assesses the potential for building damage using vibration levels in PPV (in/sec). Vibration levels calculated in RMS velocity are best for characterizing human response to building vibration, whereas vibration levels in PPV are best for characterizing damage potential.
Table J shows the reference vibration levels at a distance of 25 ft for each type of standard construction equipment from the Transit Noise and Vibration Impact Assessment Manual (FTA 2018). Project construction is expected to require the use of loaded trucks, which would generate ground-borne vibration levels of up to 0.076 PPV (in/sec) when measured at 25 ft. Jackhammers, bulldozers, and other vibration-generating construction equipment would not be used because the proposed project primarily consists of tenant improvements as described above.
Table J: Vibration Source Amplitudes for Construction Equipment Equipment Reference PPV (in/sec) at 25 ft
Pile Driver (Impact), Typical 0.644
Pile Driver (Sonic), Typical 0.170
Vibratory Roller 0.210
Hoe Ram 0.089
Large Bulldozer 0.089
Caisson Drilling 0.089
Loaded Trucks1 0.076
Jackhammer 0.035
Small Bulldozer 0.003
Source: Transit Noise and Vibration Impact Assessment Manual (FTA 2018). 1 The equipment shown in bold is expected to be used on site. ft = foot/feet
FTA = Federal Transit Administration
in/sec = inches per second
PPV = peak particle velocity
The distance to the nearest buildings for vibration impact analysis is measured between the nearest off-site buildings and the project boundary (assuming the construction equipment would be used at or near the project boundary) because vibration impacts normally occur within the buildings.
The formula for vibration transmission is provided below:
L
vdB (D) = LvdB (25 ft) - 30 Log (D/25)
PPVequip = PPVref x (25/D)1.5
Table K lists the projected vibration levels from loaded trucks on the project site to the nearest buildings in the project vicinity. Areas where loaded trucks would operate on the project site include the truck loading dock area west of the warehouse building and on-site access routes north and south of the warehouse building leading to the loading dock area. As shown in Table K, the closest buildings from where loaded trucks would operate on the project site are residential buildings approximately 80 ft away and would experience a vibration level of up to 71 VdB. This vibration level would not have the potential to result in community annoyance because vibration levels would not exceed the FTA community annoyance threshold of 78 VdB for daytime residences. Other building 280
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structures that surround the project site would experience lower vibration levels because they are farther away.
Table K: Potential Construction Vibration Annoyance
Land Use Direction Equipment/
Activity
Reference
Vibration Level
(VdB) at 25 ft
Distance to
Structure (ft)1
Vibration Level
(VdB)
Commercial North Loaded trucks 86 125 65
Industrial East Loaded trucks 86 170 61
Office Southeast Loaded trucks 86 145 63
Residential West Loaded trucks 86 80 71
Source: Compiled by LSA (2025).
Note: The FTA threshold perception is 65 VdB.
1 Distance from where loaded trucks operate on the project site to the building structure. ft = foot/feet
FTA = Federal Transit Administration
VdB = vibration velocity decibel(s)
Table L lists the projected vibration levels from loaded trucks on the project site at the project construction boundary to the nearest buildings in the project vicinity. As shown in Table L, the closest buildings from the property line are residential buildings approximately 15 ft away and would experience a vibration level of up to 0.164 PPV (in/sec). This vibration level would not have the potential to result in building damage because these residential buildings are conservatively assumed to have been built using nonengineered timber and/or masonry construction, and the anticipated project-related vibration levels would not exceed the FTA vibration damage threshold of
0.20 PPV (in/sec). Other building structures that surround the project site would experience lower vibration levels because they are farther away and are also conservatively assumed to have been built using nonengineered timber and/or masonry construction. Therefore, construction vibration impacts during project construction would be less than significant. No mitigation measures are required.
Table L: Potential Construction Vibration Damage
Land Use Direction Equipment/Activity
Reference Vibration
Level at 25 ft Distance to
Structure (ft)1
Vibration Level
PPV (in/sec) PPV (in/sec)
Commercial North Loaded trucks 0.076 100 0.010
Industrial East Loaded trucks 0.076 130 0.006
Office Southeast Loaded trucks 0.076 100 0.010
Residential West Loaded trucks 0.076 15 0.164
Source: Compiled by LSA (2025).
Note: The FTA-recommended building damage threshold is 0.20 PPV (in/sec) at the receiving nonengineered timber and masonry building. 1 Distance from the project construction boundary to the building structure. ft = foot/feet
FTA = Federal Transit Administration
in/sec = inches per second
PPV = peak particle velocity
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Long-Term Traffic Noise Impacts
The project is estimated to generate a net new ADT volume of 112, which would consist of automobiles from the additional office space based on the Transportation Memorandum for the 12821 Knott Street Project (LSA 2025b). The existing ADT volumes of 33,000 and 17,000 along Knott Street and Garden Grove Boulevard in the project area, respectively, were obtained from the 2024 Traffic Flow Map (OCTA 2024). It takes a doubling of traffic to increase traffic noise levels by 3 dBA.
Based on the information above, project-related traffic on Knott Street and Garden Grove Boulevard would increase traffic noise levels by up to 0.03 dBA. A noise level increase of less than 3 dBA would not be perceptible to the human ear in an outdoor environment. Therefore, traffic noise impacts from project-related traffic on off-site sensitive receptors would be less than significant. No mitigation measures are required.
Long-Term Stationary Source Noise Impacts
Operations of the proposed project would include truck delivery and truck loading and unloading activities, parking lot activities; and heating, ventilation, and air conditioning (HVAC) equipment. The following provides a detailed noise analysis, discussion of each stationary noise source, and the potential operational noise increase.
Truck Delivery and Truck Loading and Unloading Activities Truck delivery and truck unloading activities would occur at the west side of the existing warehouse building during the hours of operation from 8:00 a.m. to 6:00 p.m., which is same as the existing condition. Also, the number of trucks and the intensity of truck unloading activities would remain the same because the existing warehouse capacity would remain the same as the existing warehouse under the proposed project. Given this, noise generated from truck delivery and truck unloading activities would be similar to the existing condition, and a project-related noise increase is not anticipated. Therefore, noise generated from truck delivery and truck unloading activities would be less than significant. No mitigation measures are required.
Parking Activities
The proposed project would not modify the existing parking lot because the existing 198 parking spaces is more than the required parking spaces under the existing and proposed warehouse project. The required number of parking spaces under the existing and proposed project is 173 and 183 parking spaces, respectively. Based on the increase of required parking spaces, the increase in parking activities and associated noise would be minimal because the increase in parking activities would not double. It takes a doubling of sound energy to increase noise levels by 3 dBA. A noise level increase of less than 3 dBA would not be perceptible to the human ear in an outdoor environment. Therefore, noise generated from parking activities on the project site would be less than significant. No mitigation measures are required.
Heating, Ventilation, and Air Conditioning Noise
The existing warehouse building has approximately 12 rooftop HVAC units based on an aerial photo survey. The proposed project may include additional rooftop HVAC equipment for the proposed mezzanine office space. The additional HVAC equipment would operate during the hours of 282
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operation from 8:00 a.m. to 6:00 p.m. along with the existing rooftop HVAC equipment. Also, it is assumed that the number of additional rooftop HVAC units, if any, would be minimal. It takes a doubling of sound energy to increase noise levels by 3 dBA. A noise level increase of less than 3 dBA would not be perceptible to the human ear in an outdoor environment. Therefore, noise generated from the additional HVAC equipment would be less than significant. No mitigation measures are required.
Long-Term Vibration Impacts
The proposed project would not generate vibration. In addition, vibration levels generated from project-related traffic on the roadways (Knott Street and Garden Grove Boulevard) leading to the project site are unusual for on-road vehicles because the rubber tires and suspension systems of on- road vehicles provide vibration isolation. Vibration generated from operations of the project would be minimal to negligible. Therefore, vibration impacts from project-related operations would be less than significant. No mitigation measures are required.
REGULATORY COMPLIANCE MEASURES
Compliance with the following measure would ensure that construction noise would be generated only during allowable times:
• The construction contractor shall limit construction activities to between the hours of 7:00 a.m. and 10:00 p.m. to avoid the City’s prohibited hours of construction specified in Section
8.47.060(D) of the City’s Municipal Code (City of Garden Grove 2024).
Attachments: A: References
B: Figures
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A-1
N OISE AND V IBRATION I MPACT A NALYSIS
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ATTACHMENT A
REFERENCES
Airport Land Use Commission (ALUC). 2017. Airport Environs Land Use Plan for Joint Forces Training Base Los Alamitos. August 17. Website: https://files.ocair.com/media/2021-02/JFTB,Los Alamitos-AELUP2017.pdf (accessed January 2025).
City of Garden Grove. 2008. General Plan Noise Element. May. Website: https://ggcity.org/internet/ pdf/planning/chapter07_noiseelement.pdf (accessed January 2025). _____. 2024. Municipal Code. September 10.
Federal Highway Administration (FHWA). 2006. Highway Construction Noise Handbook. Roadway Construction Noise Model, FHWA-HEP-06-015. DOT-VNTSC-FHWA-06-02. NTIS No. PB2006- 109012. August.
Federal Transit Administration (FTA). 2018. Transit Noise and Vibration Impact Assessment Manual.
FTA Report No. 0123. September. Website: https://www.transit.dot.gov/sites/fta.dot.gov/ files/docs/research-innovation/118131/transit-noise-and-vibration-impact-assessment- manual-fta-report-no-0123_0.pdf (accessed January 2025).
Harris, Cyril M., Editor. 1991. Handbook of Acoustical Measurements and Noise Control. Third Edition.
LSA Associates, Inc. (LSA). 2025a. Air Quality and Greenhouse Gas Technical Memorandum for the 12821 Knott Street Project. January 31.
_____. 2025b. Transportation Memorandum for the 12821 Knott Street Project. January 20.
Orange County Transportation Authority (OCTA). 2024. 2024 Traffic Flow Map. September. Website:
https://www.octa.net/pdf/TrafficFlow-ADT-2024.pdf (accessed January 2025).
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ATTACHMENT B
FIGURES
Figure 1: Project Location
Figure 2: Site Plan
285
Stanton Storm Channel Stanton Park
Anaheim-Barber Channel
22 W
estern
Ave
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lackm
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Belgrave Ave
Edw
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St
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nyx
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Springdale
St
Holder
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Lampson Ave
M
onarch
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Stanford Ave
Wyoming St
Meinhardt Rd
Siskiyou
St
Humboldt Ave
Natal Dr
Cerulean A ve
Em
erald
St
Hoover
St
Industry
St
O
live
St
Santa
Rosalia
St
Bailey
St
ChestnutSt
Acacia Ave
Topaz
St
M
arkon
Dr
Ir oquois Rd
Navajo Rd
Apache Rd
M
ilan
St
Sioux
Rd
Vallecito Dr
Chapman AveChapman Ave
Valley
View
St
KnottSt
Garden Grove Blvd
G
oldenw
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Garden Grove Fwy
Navy Golf
Course Seal
Beach
405
ChestnutSt
Rancho Rd
LocustSt
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Homer St
Main St
Maple St
Spa Dr
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High School
39 39
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Acacia Ave
Trask Ave
Stanford Ave
Central Ave
23rd St
Larson Ave
19th St
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Blvd
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Westminster Blvd
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SOURCE: Esri Street Map 2024
I:\2024\20241951\GIS\Pro\12821 Knott Street Project\12821 Knott Street Project.aprx (10/17/2024) FIGURE 1
12821 Knott Street Project
L O S
A N G E L E S
C O U N T Y
O R A N G E
C O U N T Y
42 73
19 55
90 1
5791
22 39
605
5 405
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0 1000 2000
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Project Site
Project Location
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LEGEN D
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REGISTERED A RCHITECT
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FIGURE 2
I:\2024\20241951\G\Site_Plan.ai (12/26/2024)
SOURCE: JGC Architecture
12821 Knott Street Project
Site Plan
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I NITIAL S TUDY /N EGATIVE D ECLARATION
J UNE 2025
H ARBINGER M OTORS /12821 K NOTT S TREET P ROJECT
G ARDEN G ROVE , C ALIFORNIA
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APPENDIX C
TRANSPORTATION MEMORANDUM
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G ARDEN G ROVE , C ALIFORNIA
I NITIAL S TUDY /N EGATIVE D ECLARATION
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289
CARLSBAD
CLOVIS
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net
MEMORANDUM
DATE: March 19, 2025
TO: Priit Kaskla, Associate Planner, City of Garden Grove FROM: Dean Arizabal, Principal, LSA
SUBJECT: Transportation Memorandum for the 12821 Knott Street Project (LSA Project No. 20241951)
This Transportation Memorandum evaluates the potential transportation impacts associated with the implementation of the proposed 12821 Knott Street project (project). This technical information is provided pursuant to the California Environmental Quality Act (CEQA).
PROJECT DESCRIPTION
The 7.97-acre (ac) project site (Assessor’s Parcel Number [APN] 215-014-01) is at 12821 Knott Street in Garden Grove (as shown on Figure 1: Project Location; all figures provided in Attachment A). The project site is designated as a Planned Unit Development (PUD-104-70 (REV. 2019)) and is approved for Industrial/Commercial Mixed Use (IC) in the City of Garden Grove (City) General Plan. The project site is currently developed with a 173,080-square-foot (sf) warehouse building. The site is bordered by the Garden Room banquet facility and wedding venue to the north, State Route (SR-22) and the city of Westminster to the south, Knott Street to the east, and Brady Way along with single-family residences to the west. The proposed project site plan is illustrated on Figure 2.
The proposed project would add 10,338 sf of mezzanine (office) space to the existing 173,080 sf warehouse building for a total building area of 183,418 sf. The existing warehouse building has 27,909 sf split between the first and second floors. The proposed project would increase office space on the second floor, bringing the second-floor office space total to 28,247 sf, for a total of 38,247 sf at project completion. No new office space square footage is planned on the first floor. At project completion, the project site would have 183,418 total sf and would exceed the maximum floor area ratio (FAR) of 0.50 allowed under the IC land use designation, requiring a General Plan Amendment.
No exterior construction is proposed as part of the project. In compliance with Section 9.18.140.040 of the City Municipal Code, the project would not expand parking. The site currently provides 198 parking spaces, which is 14 more than the 184 parking spaces required per the City Municipal Code.
Regional access to and from the proposed project is provided via SR-22, directly south of the project site, and Beach Boulevard (SR-39), approximately 0.75 mile east of the project site. Vehicular access to the proposed project will be provided via a full-access driveway on Knott Street, along with a right-in/right-out driveway directly south of the full-access driveway. 290
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TRANSPORTATION ANALYSIS
This section analyzes the proposed project’s potential impacts to the transportation system based on the significance thresholds in Appendix G of the State CEQA Guidelines.
Regulatory Setting
The following is a summary of State, regional, and local regulations that apply to transportation and circulation within the project study area.
State
Senate Bill 743. On September 27, 2013, Governor Jerry Brown signed Senate Bill (SB) 743 into law and codified a process that revises the approach to determining transportation impacts and mitigation measures under CEQA. SB 743 directed the Governor’s Office of Planning and Research (OPR), now known as the Governor’s Office of Land Use and Climate Innovation (LCI), , to administer new CEQA guidance for jurisdictions by replacing the focus on automobile vehicle delay and level of service (LOS) or other similar measures of vehicular capacity or traffic congestion in the transportation impact analysis with vehicle miles traveled (VMT). This change shifts the focus of the transportation impact analysis from measuring impacts to drivers, such as the amount of delay and LOS at an intersection, to measuring the impact of driving on the local, regional, and statewide circulation system and the environment. This shift in focus is expected to better align transportation impact analysis with the statewide goals related to reducing greenhouse gas emissions, encouraging infill development, and promoting public health through active transportation. As a result of SB 743, the California Office of Administrative Law cleared the revised State CEQA Guidelines for use on December 28, 2018, and the statewide implementation data on July 1, 2020. The OPR Technical Advisory on Evaluating Transportation Impacts under CEQA (OPR Technical Advisory) (2018) provides a resource for agencies to use at their discretion.
Region
Southern California Association of Governments. The Southern California Association of Governments (SCAG) is an association of county and city governments to address regional transportation issues. Its members include six counties (Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura) and 191 cities in an area covering more than 38,000 square miles.
As the federally designated Metropolitan Planning Organization and the State-designated Regional Transportation Planning Agency, SCAG is responsible for developing long-range regional transportation plans, including sustainable communities strategy and growth forecast components, regional transportation improvement programs, regional housing needs allocations, and a portion of the South Coast Air Quality Management District plans.
Local
City of Garden Grove. The project site is in Garden Grove. As such, the Circulation Element of the City of Garden Grove General Plan (May 2008) and the City of Garden Grove Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment (City Guidelines), adopted in May 2020, are applicable to the proposed project. These guidelines are intended to ensure that the traffic impacts of a development proposal on the existing and/or planned major street system are 291
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adequately addressed. The City’s guidelines include screening criteria, significance thresholds, recommended methodologies, and procedures for VMT analysis for projects within Garden Grove.
Environmental Setting
Existing Circulation System
Key roadways in the project vicinity are as follows:
• Knott Street is a three-lane north-south Primary Arterial adjacent to and runs along the east boundary of the project site. Knott Street provides direct access to the project site, with sidewalks on both sides of the street. On-street parking is not permitted on either side of the street. The posted speed limit is 40 miles per hour (mph). • The Garden Grove Freeway (SR-22) is the main regional access route to Garden Grove. It is a eight-lane, east-west State highway that runs between Pacific Coast Highway in Long Beach and the Costa Mesa Freeway (SR-55) in Orange.
Transportation Analysis Methodology
The City Guidelines state that preparation and submission of a Traffic Impact Analysis (TIA) shall be required if a development project is estimated to generate a net increase of 50 or more peak-hour trips and if it does not satisfy the screening criteria for a VMT assessment (e.g., transit priority area, low-VMT-generating area, and project-type screening [project generating fewer than 110 daily vehicle trips]). A TIA considers operational deficiencies or LOS impacts to the circulation system for non-CEQA purposes, as well as VMT impacts for CEQA purposes, potentially generated by a proposed development project. A TIA should identify feasible measures or corrective conditions to offset any deficiencies or impacts (if any). Based on the low peak-hour trip generation of the proposed project, a formal TIA per the City Guidelines is not required.
Impact Analysis
a. Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? Less Than Significant Impact. To assess the impact of the proposed project on the surrounding circulation system, LSA calculated the existing and proposed project potential trip generation.
Trip generation for the existing and proposed uses were developed using rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition) for Land Use 150 – “Warehousing, Setting/Location: General Urban/Suburban” and Land Use 710 – “General Office Building, Setting/Location: General Urban/Suburban.” Truck percentages for the warehousing use were obtained from the South Coast Air Quality Management District (SCAQMD) as recommended for warehousing uses. Based on the Warehouse Truck Trip Study Data Results and Usage (SCAQMD, July 2014), 31 percent of the trips are trucks. The 31 percent truck mix was 6.8 percent 2-axle, 5.5 percent 3-axle, and 18.7 percent 4-axle or more. The truck trips were converted to passenger car equivalents (PCEs) as a conservative analysis using the following factors: 1.0 for cars, 1.5 for 2-axle trucks, 2.0 for 3-axle trucks, and 3.0 for 4-axle or more trucks. PCE trips are typically examined for 292
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LOS purposes and trucks’ influence on level of delay. Table A, below, summarizes the total existing net PCE trip generation, the total automobile trip generation, and the net truck trip PCE generation for the existing use.
Table A: Project Trip Generation
Land Use Size Unit PCE3 Daily AM Peak Hour PM Peak Hour In Out Total In Out Total
Trip Rates1,2
Warehousing (cars) tsf 1.180 0.089 0.028 0.117 0.035 0.089 0.124 Warehousing (2-axle trucks) tsf 0.116 0.009 0.003 0.012 0.003 0.009 0.012 Warehousing (3-axle trucks) tsf 0.094 0.007 0.002 0.009 0.003 0.007 0.010 Warehousing (4-axle trucks) tsf 0.320 0.025 0.007 0.032 0.009 0.025 0.034 Warehousing (total) tsf 1.710 0.130 0.040 0.170 0.050 0.130 0.180 Office tsf 10.840 1.340 0.180 1.520 0.240 1.200 1.440 Existing Trip Generation (in PCEs)
Warehousing (cars) tsf 1.0 171 13 4 17 5 13 18
Warehousing (2-axle trucks) tsf 1.5 25 2 1 3 1 2 3
Warehousing (3-axle trucks) tsf 2.0 27 2 1 3 1 2 3
Warehousing (trucks) tsf 3.0 139 11 3 14 4 11 15
Warehousing (Truck Sum) tsf - 191 15 5 20 6 15 21
Warehousing Total (Cars+Trucks) 145.171 tsf - 362 28 9 37 11 28 39 Office 27.909 tsf 1.0 303 37 5 42 7 33 40
Total 173.080 tsf - 665 65 14 79 18 61 79
Project Trip Generation (in PCEs)
Warehousing (cars) tsf 1.0 171 13 4 17 5 13 18
Warehousing (2-axle trucks) tsf 1.5 25 2 1 3 1 2 3
Warehousing (3-axle trucks) tsf 2.0 27 2 1 3 1 2 3
Warehousing (4-axle trucks) tsf 3.0 139 11 3 14 4 11 15 Warehousing (Truck Sum) tsf - 191 15 5 20 6 15 21
Warehousing Total (Cars+Trucks) 145.171 tsf - 362 28 9 37 11 28 39 Office4 38.247 tsf 1.0 415 51 7 58 9 45 54
Total 183.418 tsf - 777 79 16 95 20 73 93
Net Trip Generation (Project - Existing) 112 14 2 16 2 12 14 1 Trip rates referenced from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition (2021).
Land Use Code 150 - Warehousing, Setting/Location: General Urban/Suburban Land Use Code 710 - General Office Building, Setting/Location: General Urban/Suburban 2 Trips were converted to passenger vehicles and trucks based on the South Coast Air Quality Management District (SCAQMD) requirements for warehouse projects. Based on the Warehouse Truck Trip Study Data Results and Usage (SCAQMD, July 2014), 31% of the trips are trucks. The 31% truck mix was 6.8% 2-axle, 5.5% 3-axle, and 18.7% 4-axle or more. 3 Trips were converted to PCEs using the following factors: 1.0 for cars, 1.5 for 2-axle trucks, 2.0 for 3-axle trucks, and 3.0 for 4-axle or more trucks.
4 The addition of 10,338 sf office use (mezzanine space), increasing the total office area to 38,247 sf.
PCE = passenger car equivalent
tsf = thousand square feet (or thousand-square-foot)
As shown on Table A, the existing warehouse use is estimated to generate 37 PCE trips in the a.m. peak hour, 39 PCE trips in the p.m. peak hour, and 362 daily PCE trips. This includes 17 automobile trips in the a.m. peak hour, 18 automobile trips in the p.m. peak hour, and 171 daily automobile trips. Truck PCE trips are estimated to represent 20 trips in the a.m. peak hour, 21 trips in the p.m. peak hour, and 191 daily trips.
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The existing office use is estimated to generate 42 automobile trips in the a.m. peak hour, 40 automobile trips in the p.m. peak hour, and 303 daily automobile trips. The summed total of the existing uses is estimated to generate 79 PCE trips in the a.m. peak hour, 79 PCE trips in the p.m. peak hour, and 665 daily PCE trips. This includes 59 automobile trips in the a.m. peak hour, 58 automobile trips in the p.m. peak hour, and 474 daily automobile trips. Truck PCE trips are estimated to represent 20 trips in the a.m. peak hour, 21 trips in the p.m. peak hour, and 191 daily trips.
The proposed project would add 10,338 sf of mezzanine (office) space to the existing warehouse building, increasing the total office area to 38,247 sf and the total building area would be 183,418 sf.
Table A also presents the project’s potential trip generation. The increased office use component would generate 58 trips during the a.m. peak hour, 54 trips during the p.m. peak hour and 415 daily trips. With the warehousing use unchanged (362 daily PCE trips, 37 a.m. peak-hour trips, and 39 p.m. peak-hour trips of which Truck PCE trips represent 20 trips in the a.m. peak hour, 21 trips in the p.m. peak hour, and 191 daily trips), the entire site (183,418 sf) is estimated to generate 95 PCE trips in the a.m. peak hour, 93 PCE trips in the p.m. peak hour and 777 daily PCE trips. As shown in Table A, after accounting for the existing use (Project-Existing) the proposed project (the addition of 10,338 sf of office use) is expected to generate 112 daily auto trips, including 16 auto trips (14 inbound and 2 outbound) during the a.m. peak hour and 14 auto trips (2 inbound and 12 outbound) during the p.m. peak hour.
The City’s General Plan Circulation Element provides policy direction for the transportation system and links circulation strategies with those of population growth, environmental quality, and economic well-being. The Circulation Element establishes key goals, policies, programs, and requirements for achieving a transportation system that balances the needs of all road users. The proposed project would not remove any sidewalks, bus shelters, obstruct any bicycle lanes or make any modifications to any transportation facilities (e.g., vehicular, transit, bicycle, or pedestrian).Therefore, the proposed project would not conflict with the Circulation Element. No mitigation is required.
b. Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, Subdivision (b)?
Less Than Significant Impact. State CEQA Guidelines Section 15064.3, Subdivision (b), states that for land use projects, transportation impacts are to be measured by evaluating the project’s VMT, as outlined in the following:
Vehicle miles traveled exceeding an applicable threshold of significance may indicate a significant impact. Generally, projects within one-half mile of either an existing major transit stop or a stop along an existing high quality transit corridor should be presumed to cause a less than significant transportation impact.
Projects that decrease vehicle miles traveled in the project area compared to existing conditions should be presumed to have a less than significant transportation impact.
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VMT is the amount and distance of automobile travel attributable to a project. According to the 2018 OPR Technical Advisory, “automobile” refers to “on-road passenger vehicles, specifically cars and light trucks.”
Project VMT Screening Determination
The City Guidelines outline three screening criteria for land use projects:
• Transit Priority Area (TPA) Screening: Projects within a TPA that meet criteria such as minimum FARs may be presumed to have a less than significant VMT impact. The proposed project is not within a TPA; therefore, this criterion does not apply. • Low-VMT-Area Screening: Projects in low-VMT-generating areas may be presumed to have a less than significant VMT impact. The proposed project is not in such an area; therefore, this criterion does not apply.
• Project Type Screening: Certain land use types (e.g., local-serving retail uses, schools, and gas stations), projects generating fewer than 110 daily vehicle trips and warehousing uses up to 63,000 square feet are presumed to have a less than significant VMT impact. The existing use generates 665 daily trips; with the addition of the proposed project, the site would generate 777 daily trips resulting in a net increase of 112 daily trips, slightly exceeding the daily trip threshold.
Therefore, this criterion does not apply.
Based on the VMT screening criteria of the City Guidelines, the proposed project is not screened out of a detailed VMT analysis. Therefore, a VMT analysis has been prepared for the proposed project.
The VMT analysis methodology and results are presented in the following sections.
VMT Analysis
Detailed VMT Analysis Methodology. As recommended in the City Guidelines, the most recent version of the Orange County Transportation Analysis Model (OCTAM), OCTAM 5.1, was used to conduct the detailed project VMT analysis. Additionally, the City Guidelines recommend use of two types of VMT for land use project evaluation: project-generated VMT and the project’s effect on VMT.
The City Guidelines established VMT per service population (population plus employment) as the metric to evaluate project-generated VMT. The threshold was established as 85 percent of the County of Orange’s (County) baseline average VMT per service population. Therefore, the proposed project would result in a significant VMT impact if the project-generated VMT per service population is greater than the average County VMT per service population under baseline conditions. The average County VMT per service population was obtained from LSA’s “no project” OCTAM run under baseline conditions.
The project’s potential effect on VMT is determined by comparing the citywide VMT per service population for baseline and cumulative “with project” scenarios with the corresponding “no project” scenarios. The proposed project would result in a significant impact if the citywide roadway VMT per 295
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service population increases in the “with project” conditions compared to “no project” conditions.
The following is a detailed description of the VMT analysis:
Project Traffic Analysis Zone Update. The first step in preparation of this analysis was to update the traffic analysis zone (TAZ) in the OCTAM that includes the project area. Typically, project VMT is estimated by isolating the project in a new TAZ or multiple TAZs depending on the diversity of project land uses and project size. Since the OCTAM does not allow addition of new TAZs, one TAZ was borrowed for this project. Land use from the borrowed TAZ was moved to an adjacent TAZ and the project land use was added to the borrowed TAZ. Moving land use from the borrowed TAZ to an adjacent TAZ does not affect model’s performance while it helps with isolating the project in the model and to determine project VMT and its impact. The project TAZ was used to calculate project- specific VMT per service population.
OCTAM is a socioeconomic model and therefore project land uses should be converted into model employment types. Project land use was converted to socioeconomic data using appropriate regional factors. The land use to employee conversion factors were developed using Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th edition. The ITE trip generation manual includes trip generation rates for different land use categories by different units such as square footage, number of units, and/or number of employees. Employee/square footage rate was determined for project use by dividing the daily trip rate per 1,000 sf by daily trip rate per employee.
This ratio was used to estimate number of employees per square feet for the project use, which, in turn, was used to estimate total project employees.
A similar approach was used for the cumulative year. It should be noted that, for these purposes, the project land use was included in OCTAM as an additional land use and no shifting of land use/socioeconomic data from the parent TAZ was applied. Therefore, the cumulative VMT analysis can be considered as a conservative estimate.
Model Runs and Project VMT Estimation. Model runs were conducted for the updated “with project” OCTAM scenarios after incorporating the project land use as described above. Project- generated VMT was estimated from the OCTAM outputs using origin-destination trip matrices and multiplying them with the final assignment skim matrices. The Origin/Destination (OD) method for calculating VMT sums all weekday VMT generated by trips with at least one trip-end in the study area and tracks those trips to their origins or destinations. Origins are all vehicle trips that start in a specific TAZ, whereas destinations are all vehicle trips that end in a specific TAZ. The OD method accounts for all trip purposes and therefore provides a more complete estimate of VMT. Origin- destination matrix outputs were used as trips and the trip lengths were derived from the skimming step to estimate OD VMT as recommended in the guidelines. OD matrix outputs include all vehicle trips (all trip purposes) and, hence, no conversion for automobile occupancy was applied. The trip length or distance was obtained using the model outputs from the “skimming” step. The extracted project VMT was divided by the estimated project service population (project employment) to develop the project-generated VMT per service population for both the base and cumulative scenarios.
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Similarly, the OCTAM output roadway volumes were used to estimate citywide roadway VMT per service population for the “no project” and “with project” conditions for both the base and cumulative scenarios.
Project’s Potential VMT Impact. Table B summarizes the City’s significance threshold and project VMT per service population for the base year. As shown in Table B, the project’s potential VMT per service population is 24.2 percent lower than the City’s threshold. Therefore, based on the City Guidelines, the proposed project would not have a significant VMT impact for the base year.
Detailed VMT calculations for the project are provided in Attachment B.
Table B: Threshold and Base Year Project VMT per Service Population City of Garden Grove Threshold
(2019 Baseline Orange County)1
Knott Street
Expansion (project) Difference % Difference Significant Impact
21.6 16.3 (5.2) -24.2% No
1 Estimated using “no project” OCTAM base year (2019) model runs OCTAM = Orange County Transportation Analysis Model
VMT = vehicle miles traveled
Table C summarizes the significant threshold and the project VMT per service population for the cumulative year. As shown in Table C, the project’s cumulative year VMT per service population is
28.4 percent lower than the City’s threshold. Therefore, as stated in the guidelines, the project will not have a significant VMT impact for the cumulative year.
Detailed VMT calculations for the proposed project are provided in Attachment B.
Table C: Threshold and Cumulative Year Project VMT per Service Population
City of Garden Grove Threshold
(2019 Baseline Orange County)
Knott Street
Expansion (project) Difference %
Difference
Significant
Impact
21.6 15.4 (6.1) -28.4% No
Source: Compiled by LSA using OCTAM (2025).
OCTAM = Orange County Transportation Analysis Model
VMT = vehicle miles traveled
Project’s Potential Effect on VMT. Table D summarizes the base year “no project” and “with project” citywide roadway VMT per service population. As shown in Table D, the “with project” citywide roadway VMT per service population remains unchanged compared to the “no project” metric. As such, the project’s effect on VMT for the base year is less than significant.
Detailed VMT calculations for the proposed project are provided in Attachment B. 297
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Table D: Base Year (2019) Townwide Roadway VMT per
Service Population
2019 No Project With Project Difference Percentage
Difference
City of Garden Grove1 11.0 11.0 0.0 0.0%
Source: Compiled by LSA using OCTAM (2025).
OCTAM = Orange County Transportation Analysis Model
VMT = vehicle miles traveled
Table E summarizes the corresponding values for cumulative year. As shown in Table E, the “with project” citywide roadway VMT per service population remains unchanged compared to the “no project” metric. As such, the project’s effect on VMT for the cumulative year is less than significant.
Table E: Cumulative Year (2050) Townwide Roadway VMT per Service Population
2050 No Project With Project Difference Percentage
Difference
City of Garden Grove1 11.2 11.2 0.0 0.0%
1 Estimates from OCTAM (2025)
OCTAM = Orange County Transportation Analysis Model
VMT = vehicle miles traveled
As such, the proposed project would not conflict or be inconsistent with State CEQA Guidelines Section 15064.3(b). Potential impacts are determined to be less than significant, and no mitigation is required.
c. Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less Than Significant Impact. Knott Street would provide direct access to the project site.
Improvements are not required to accommodate traffic along this roadway. Adequate visibility (without any sight obstructions) is currently provided along Knott Street for all vehicles to safely access the project site. The proposed project would not create any new sight obstructions, would not modify any existing intersections or create any new intersections and would not call for any incompatible uses such as farm equipment. The proposed project would not substantially increase hazards for vehicles due to a geometric design feature or incompatible uses. Therefore, no mitigation is required.
d. Would the project result in inadequate emergency access? Less Than Significant Impact. The proposed project would utilize the existing regional and local roadway network serving the project area and would not introduce any new roadways or land uses that conflict with existing development. The existing emergency access conditions comply with Orange County Fire Authority (OCFA) access requirements as well as Chapter 5 of the California Fire 298
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Code (CFC) and the proposed project would not alter or otherwise affect these existing conditions.
Because no modifications would be necessary and no improvements to Knott Street are required, no roadway or lane closures are anticipated, and project-related vehicles would not impede traffic flow on the surrounding circulation system. Design features such as internal access, ingress, and egress would be subject to review by the City’s Department of Public Works to ensure adequate fire engine access and turning radii. All emergency access routes to the project site and adjacent areas would be kept clear and unobstructed at all times. The proposed project would not require improvements to Knott Street, as described above. No roadway closures or lane closures are anticipated, and project vehicles would not impede traffic flow on the surrounding circulation system. Therefore, the proposed project would not result in inadequate emergency access, and no mitigation is required.
Attachments: A: Figures 1 and 2
B: VMT Calculations
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ATTACHMENT A
FIGURES 1 AND 2
300
KNOTT STREET LAMPSON AVENUE
22 WESTERN AVENUE
SPRINGDALE STREET
SOURCE: ESRI Streetmap 2021; Google Earth, 2023
P:\20241951 Garden Grove 12821 Knott ISMND\Technical Studies\Traffic\g\12821 Knott Street, Garden Grove.aprx (10/4/2024) FIGURE 1
Long Beach
Cerritos
Anaheim
Fullerton
Garden Grove
Fountain Valley
Huntington Beach
L O S
A N G E L E S
C O U N T Y
O R A N G E
C O U N T Y
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Project Vicinity
0 1000500
FEET
Project Location
Regional and Project Location
12821 Knott Street Garden Grove
301
SOURCE: Cataldo Architects, September 2024
N
FEET
P:\20241951 Garden Grove 12821 Kno� ISMND\Technical Studies\Traffic\g\Fig2_Conceptual_Site_Plan 1200 60
FIGURE 2
Conceptual Site Plan
12821 Knott St, Garden Grove
Transportation Memorandum
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GISTER D
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T RANSPORTATION MEMORANDUM
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12821 K NOTT S TREET PROJECT
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ATTACHMENT B
VMT CALCULATIONS
303
2019
Knott St Expansion
(project)
2019 Baseline Orange County
(Threshold) *
Population (a) 0 3,196,231
Employment (b) 34 1,805,476
Enrollment('c) 0 783,227
Total Service Population (d=a+b+c) 34 5,784,934
Total OD VMT ('e) 555 146,706,295 OD VMT per service population (f = e/d) 16.3 25.4
2050
Knott St Expansion
(project)
2019 Baseline Orange County
(Threshold) *
Population (a) 0 3,196,231
Employment (b) 34 1,805,476
Enrollment('c) 0 783,227
Total Service Population (d=a+b+c) 34 5,784,934
Total OD VMT ('e) 525 146,706,295 OD VMT per service population (f = e/d) 15.4 25.4
* Threshold value obtained from OCTAM "No Project" model runs Appendix A1
VMT Calculation Worksheet - Knott St Expansion
Project Generated VMT
P:\2024\20241951 Garden Grove 12821 Knott ISMND\Technical Studies\Traffic\knottst_vmt3.xlsx\Appendix A1 (1/16/2025) 304
2019 With Project Without Project
Roadway VMT 2,913,748 2,914,184
Service Population 266,006 265,972
VMT per service population 11.0 11.0
2050 With Project Without Project
Roadway VMT 3,110,997 3,111,392
Service Population 277,529 277,495
VMT per service population 11.2 11.2
Appendix A2
VMT Calculation Worksheet - Knott St Expansion
Project's Effect on VMT - Roadway VMT Within City of Garden Grove P:\2024\20241951 Garden Grove 12821 Knott ISMND\Technical Studies\Traffic\knottst_vmt3.xlsx\Appendix A2 (1/16/2025) 305
GARDEN GROVE CITY COUNCIL
RESOLUTION NO. ____-25
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE APPROVING GENERAL PLAN AMENDMENT NO. GPA-002-2025.
WHEREAS, Harbinger Motors, Inc. , the applicant, submitted a request to (i) to amend the tex t of the General Plan Land Use Element to establish subareas A and B within the Industrial Commercial Mixed Use (IC) land use designation , and increase the maximum floor area ratio (FAR) for industrial uses only on proper ty within Subarea B from 0.50 to 0. 55, and (ii ) to amend the General Plan Land Use Map to designate five (5) parcels located at 12777, 12821, 12832, and 12881 Knott Street as Subarea B and the remaining parcels within the Industrial Commercial Mixed Use (IC) land use designation as Subarea A, with no changes to the allowed building intensity for Subarea A, in order to develop an approximately 10,368 square-foot mezzanine office space with the existing industrial building located at 12821 Knott Street (the “Property”); and
WHEREAS, the appli cant has requested the following approvals to facilitate the proposed development: (i) General Plan Amendment No. GPA -002-2025 to establish subareas A and B within the Industrial Commercial Mixed Use (IC) land use designation and increase the maximum allow able floor area ratio (FAR) from
0.50 to 0.55 FAR for industrial uses only on five (5) parcels located within Subarea B at 12777, 12821, 12832, and 12881 Knott Street (Assessor’s Parcel Nos. 215-014-01, 215-014-02, 215-012-07, 215-012-08, 215-013-01); and (ii) Site Plan approval to allow for an approximately 10,368 square -foot interior mezzanine addition for an existing industrial building located on the northwest corner of Knott Street and Acacia Avenue, at 12821 Knott Street, Assessor's Parcel No. 215-014-01 (collectively, the “Project”); and
WHEREAS, the General Plan Amendment would affect all parcels in the IC (Industrial / Commercial Mixed Use) General Plan Land Use Designation; and
WHEREAS, the General Plan Amendment would a ffect all parcels in the IC (Industrial /Commercial Mixed Use) General Plan Land Use Designation, which are currently zoned Planned Unit Development Nos. PUD -105-76, PUD -105-96, PUD-134-99, PUD -104-70 (Rev. 2019), PUD -107-72, PUD -104-81, PUD-104-81/84/86 (Rev. 92), PUD -104-81/86/90 (Rev. 2019), PUD -108-72, or Office Professional (O-P); and
WHEREAS, following a public hearing held on July 17 , 2025, the Garden Grove Planning Commission adopted: (i) Resolution No. 6117-25 recommending the Garden Grove City Council adopt a Negative Declaration for the Project; (ii) Resolution No. 6118-25 recommending the Garden Grove City Council approve General Plan Amendment No. GPA -002-2025; and (iii) Resolution No. 6119-25 recommending the Garden Grov e City Council a pprove Site Plan No. SP -159-2025, subject to specified Conditions of Approval; and
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WHEREAS, pursuant to a legal notice, a Public Hearing regarding the Project and the Negative Declaration was held by the City Council on August 26, 2025, and all interested persons were given an opportunity to be heard; and
WHEREAS, concurrently with the adoption of this Resolution, the City Council adopted a Resolution adopting a Negative Declaration for the Project, and adopted a Resolution contingently approving Site Plan No. SP-159-2025; and
WHEREAS, the City Council gave due and careful consideration to the matter during its meeting of August 26 , 2025, and considered all oral and written testimony presented; and
WHEREAS, the City Council of the City of Garden Grove hereby makes the following findings regarding General Plan Amendment No. GPA-002-2025:
NOW, THEREFORE, the City Council of the City of Garden Grove does hereby resolve as follows:
1. The City Council finds that the above recitals are true and correct.
2. City Council Resolution No. ____ -25 adopting a Negative Declaration for the Project is incorporated herein by reference with the same force and effect as if set forth in full herein.
3. The City Council of the City of Garden Grove hereby makes th e following findings regarding General Plan Amendment No. GPA-002-2025:
1. Proposed General Plan Amendment No. GPA-002-2025 is internally consistent with the goals, policies, and elements of the General Plan.
Proposed General Plan Amendment No. GPA -002-2025 would result in a small increase in allowable building intensity for industrial uses only on five (5) parcels within the City, and is not anticipated to have a significant impact on the environment, traffic volume, population, or use of public facilitie s.
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 and establishment of IC Subarea B would allow a maximum 0.55 FAR for industrial uses on five (5) parcels, and would facilitat e the addition of an approximately 10,368 square feet of mezzanine office space to an existing industrial building. By expanding an existing industrial building, the project could help meet the anticipated needs of the City’s foreseeable future.
The 0.55 industrial FAR would also apply to four (4) other parcels along Knott Street within Subarea B. No additional development is currently anticipated 307
on any of these other parcels, and these neighboring properties would require separate entitlements to expand or redevelop any industrial facilities.
Any future development within Subarea B would be consistent with the City’s anticipated growth. There would be no changes to the maximum allowed FAR within Subarea A, and the existing allowed maximum FAR of 0.50 for both industrial and commercial uses on these forty -two (42) parcels would continue to meet the existing vision and needs of the community.
Policy LU-2.4: Assure that the type and intensity of land use are consistent with those of the immediate neighborhood.
The only foreseeable development that would occur as a result of the proposed General Plan Amendment is a proposed approximately 10,368 square-foot mezzanine addition to an existing approximately 173,263 gross square-foot industrial building located at 12821 Knott Street. This site abuts Planned Unit Development No. PUD-105-96, in operation as a wedding chapel facility, to the north. The site is adjacent to office uses in Planned Unit Development No. PUD-107-72, and the State Route 22 Freeway on-ramp to the south. To the west, the site abuts R -1 (Single-Family Residential) zoned properties. Lastly, to the east, across Knott Street, the site abuts M -P (Industrial Park) zoned properties, and Planned Unit Development No. PUD - 134-99, improved wit h the Calvary Chapel Westgrove religious facility. The General Plan Amendment would increase the maximum industrial FAR to
0.55 for properties within the IC Subarea B land use designation. The increase in FAR would facilitate the development of the propo sed mezzanine office space within the subject building. The proposed mezzanine space facilitated through the increased FAR would be wholly within the existing building, and would be consistent with other industrial developments in the immediate neighborhood.
Goal LU -4: The City seeks to develop uses that are compatible with one another.
The General Plan Amendment would increase the maximum industrial FAR to
0.55 for the five (5) parcels within the IC Subarea B land use designation.
The increase in FAR would facilitate the development of the proposed mezzanine office space within the subject building. The proposed mezzanine space facilitated through the increased FAR would be wholly within the existing building, and would be compatible with surrounding uses.
The proposed General Plan Amendment would establish subareas within the IC Land Use Designation. The proposed subareas would maintain the intent of the existing IC Land Use Designation. Subarea B would establish a maximum 0.55 industrial FAR. The increased FAR would be similar to other industrial uses in the area, including along Knott Street. The increased FAR in Subarea B would be compatible with other industrial uses in the surrounding area, including along Knott Street. There would be no cha nges to the maximum FAR within Subarea A.
Goal LU-7: Industrial areas that contribute in terms of jobs and the economic impacts they provide.
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The proposed General Plan Amendment would allow for a 0.55 industrial FAR within Subarea B. This would facil itate an expanded mezzanine office space within the subject existing industrial building. The added office area would expand the headquarter facility for a manufacturer of electric vehicles. This could help contribute jobs and economic impacts.
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 allow for a 0.55 industrial FAR within Subarea B. This would facilitate an expanded mezzanine office space within the subject existing industrial building. By allowing for the increased FAR, the General Plan Amendment would be allowing for a more innovative design that does not alter the visual appeal of the existing building.
Goal ED -2: The City must attract new businesses, while supporting and assisting those already located within Garden Grove.
The General Plan Amendment would increase the maximum industrial FAR to
0.55 for the five (5 ) parcels within the IC Subarea B land use designation.
The increase in FAR would facilitate the development of the proposed mezzanine office space within the subject building. The office space is intended to expand the engineering and research and devel opment capabilities of the building tenant, Harbinger Motors. The General Plan Amendment would be supporting a business that has been located in Garden Grove since 2023.
Policy ED-2.1: Support a business friendly environment for new businesses to locate and existing businesses to flourish.
The proposed General Plan Amendment and establishment of IC Subarea B would allow a maximum 0.55 FAR for industrial uses on five (5) parcels, and would facilitate the addition of an approximately 10,368 square feet o f mezzanine office space to an existing industrial building. By adding the office space, the project could help an existing business expand and grow. The added office space is intended to increase the engineering and research and developments of the Harbinger Motors campus.
Goal ED-4: A stable existing industrial base and enhanced opportunities are important for the future industrial base.
The proposed General Plan Amendment and establishment of IC Subarea B would allow a maximum 0.55 FAR for industrial uses on five (5) parcels, and would facilitate the addition of an approximately 10,368 square feet of mezzanine office space to an existing industrial building. The proposed office expansion could create an enhanced opportunities for an existing industri al manufacturing business.
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Goal ED-5: The development of office and research and development space to meet the needs of the community and to provide jobs for local residents is encouraged.
The General Plan Amendment would increase the maximum industrial FAR to
0.55 for the five (5) parcels within the IC Subarea B land use designation.
The increase in FAR would facilitate the development of the proposed mezzanine office space within the subject building. The proposed office space would be used to enhance the existing business, Harbinger Motors, and their engineering and research and development capabilities. The added space is intended to meet the needs of a growing business.
2. The proposed General Plan Amendment No. GPA -002-2025 is deemed to promote the public interest, health, safety and welfare.
Proposed General Plan Amendment No. GPA -002-2025 would result in a small increase in allowable building intensity for industrial uses only on five (5) parcels within the City and is not anticipated to have a si gnificant impact on the environment, traffic volume, population, or use of public facilities.
The only foreseeable development that would occur as a result of the proposed General Plan Amendment is a proposed approximately 10,368 square-foot mezzanine add ition to an existing approximately 173,263 gross square-foot industrial building located at 12821 Knott Street.
This property is currently improved with an industrial building. As facilitated through the proposed General Plan Amendment, the building woul d add an approximately 10,368 square -foot mezzanine office area. The increase in office area could help the City with its economic development goals. It also will allow the redevelopment of a property, helping ensure proper maintenance. Furthermore, the project has been reviewed by the Community Development 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 sui table for the requested land use designation(s), compatible with the surrounding land uses, and consistent with the General Plan.
Proposed General Plan Amendment No. GPA -002-2025 would establish subareas A and B within the Industrial Commercial Mixed Use (IC) land use designation and increase the maximum allowable floor area ratio (FAR) from
0.5 to 0.55 FAR for industrial uses only on five (5) parcels located within Subarea B at 12777, 12821, 12832, and 12881 Knott Street (Assessor’s Parcel Nos. 215-014-01, 215 -014-02, 215 -012-07, 215 -012-08, 215 -013- 01).
The increase in FAR would facilitate the development of the proposed approximately 10,368 square -foot interior mezzanine addition within an existing industrial building at 12821 Knott Street (Assessor's Parcel No . 215-014-01). The proposed mezzanine would be wholly within the existing building, with no alterations to the exterior of the building, parking lot, or 310
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other site improvements. The proposed office mezzanine would be compatible with the s urrounding area, which consists of industrial and office uses. In addition, the site has access to all necessary public infrastructure to adequately serve the proposed development.
12777 Knott Street is the parcel immediately north of the project site. This parcel is currently occupied by a banquet facility/event hall (Garden Room Banquet Facility and Wedding Chapel) and is zoned Planned Unit Development No. PUD -105-96. At this time, there are no proposed projects or plans for expansion of the existing u se on this parcel. The current development standards that apply to the PUD zone do not allow for industrial uses. If an expansion or land use change is proposed for this parcel in the future, a zone change or PUD amendment would be required at that time.
Because the proposed increased FAR is only associated with industrial uses, the current commercial use of this parcel would have to change to industrial in order to take advantage of this increased FAR.
12832 Knott Street is located across Knott Stree t from the project site. The property is currently owned and occupied by a religious use (Calvary Chapel Westgrove), under Planned Unit Development No. PUD 134 -99. Similar to 12777 Knott Street, there are no proposed projects or plans for expansion of the existing use on these two parcels. Unlike PUD -105-96 discussed above, PUD-134-99 does allow for industrial uses. However, if an expansion or land use change is proposed for these parcels in the future, subsequent land use entitlements would be required a t that time. Calvary Chapel Westgrove is a long-running and well -established businesses. As such, a change in use at these parcels is not reasonably foreseeable at this time.
12881 Knott Street is the parcel south of the project site, across the State Route 22 on-ramp. This parcel is currently occupied by an office building and is zoned Planned Unit Development No. PUD -107-72. At this time, there are no proposed projects or plans for expansion of the existing use on this parcel. The current development standards that apply to the PUD zone do not allow for industrial uses. If an expansion or land use change is proposed for this parcel in the future, a zone change or PUD amendment would be required at that time. Because the proposed increased FAR is only associated with industrial uses, the current office use of this parcel would have to change to industrial in order to take advantage of this increased FAR.
In the previous General Plan Land Use Element (1995), the properties at 12777 Knott Street, 1282 1 Knott Street, and 12881 Knott Street were all within the Mixed Use (MU) land use designation. This designation allowed for a maximum FAR of 0.60. When the IC designation was established in the current General Plan Land Use Element (2008), the maximum F AR was established at 0.50. The proposed maximum FAR of 0.55 for industrial uses is less than the 0.60 maximum FAR that was previously allowed in the 1995 General Plan.
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Under the proposed General Plan Amendment, all of the other parcels would be included within IC Subarea A. The maximum allowable FAR within this Subarea for both commercial and industrial uses would remain the same, so these parcels are not substantively affected by the proposed General Plan Amendment.
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Garden Grove City Council
Resolution No. ____-25
EXHIBIT “A”
Proposed General Plan Land Use Element Text Amendment
Amend Section 2.4.2 (Land Use Designations) of the Garden Grove General Plan Land Use Element to establish the proposed “Industrial Commercial Mixed Use Subarea A” and “Subarea B” Land Use Designations as follows (additions shown in bold/underline/italic text, deletions shown in strikethrough text:
…
▪ Mixed Use
– International West Mixed Use (IW)
– Civic Center Mixed Use (CC)
– Residential/Commercial Mixed Use 1 (RC1)
– Residential/Commercial Mixed Use 2 (RC2)
– Residential/Commercial Mixed Use 3 (RC3)
– Industrial/ Commercial Mixed Use (IC)
–Subarea A (IC-A)
–Subarea B (IC-B)
– Industrial/Residential Mixed Use 1 (IR1)
– Industrial/Residential Mixed Use 2 (IR2)
…
Table 2-2
General Plan Land Use – 2030 (Buildout)
Existing Land
Use Categories
Net
Acres
Maximum Density /
Intensity
Growth Projection (2030)
Dwelling
Units /
Acre
Floor-
Area
Ratio
Dwelling
Units
Population Non-
Residential
Building Sq.
Ft.
Employees
…
Industrial /
Commercial
Mixed Use
Subareas A &
B
73.2 -- 0.50,
0.55*
-- -- 1,264,400 2,253
…
* Subarea A – 0.50 FAR for Industrial and Commercial Uses Subarea B – 0.55 FAR for Industrial Uses, and 0.50 FAR for Commercial Uses
…
Industrial / Commercial Mixed Use
Intent: The Industrial/Commercial Mixe d Use designation (IC) is a new land use designation in the General Plan 2030.
Desired Character and Uses: The Industrial/Commercial Mixed Use (IC) is intended to provide for a mix of industrial and commercial uses.
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Density/Intensity: The Industrial/ Co mmercial Mixed Use Subarea A (IC-A) designation allows a FAR of up to 0.50 for both industrial and commercial uses.
The Industrial/ Commercial Mixed Use Subarea B (IC-B) designation allows a FAR of up to 0.55 for industrial uses and 0.50 for commercial uses.
Zoning: A new zoning district that implements the Industrial/Commercial Mixed Use designation (IC) will need to be created.
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EXHIBIT “A”
Proposed General Plan Land Use Element Map Amendment
Exhibit LU-3: Land Use Diagram
LEGEND
Subarea A (IC-A)
Subarea B (IC-B)
NOTES
1. CURRENT GENERAL PLAN LAND USE DESIGNATION : IC (INDUSTRIAL / COMMERCIAL
MIXED USE)
2. PROPOSED IC SUBAREA A APNS:
09918162, 09918167, 09918168, 09918169, 09918170 09918171, 09918172, 09918173, 09918174, 09918175, 09918176, 09918177, 09918178, 09918179, 09918180, 09918181, 09918182, 09918183, 09918184, 09918185, 09918186, 09918187, 09918188, 09918189, 09918214, 09918215, 09918216, 09918217, 09918222, 09918223, 09918224, 09918225, 09918226, 09918227, 09918228, 09918229, 09918303, 21705201, 21705202, 23111101, 23111102, 23111103
3. PROPOSED IC SUBAREA B APNS:
21501401, 21501402, 21501207, 21501208, 21501301
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GARDEN GROVE CITY COUNCIL
RESOLUTION NO. ____-25
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE CONTINGENTLY APPROVING SITE PLAN NO. SP -159-2025 FOR A PROPERTY
LOCATED ON THE NORTHWEST CORNER OF KNOTT STREET AND ACACIA AVENUE, AT 12821 KNOTT STREET (ASSESSOR'S PARCEL NO. 215-014-01).
WHEREAS, Harbinger Motors, Inc., the applicant, submitted a request to (i) to amend the text of the General Plan Land Use Element to establish subareas A and B within the Industrial Commercial Mixed Use (IC) land use designation, and increase the maximum floor area ratio (FAR) for industrial uses only on property within Subarea B from 0.50 to 0.55, and (ii) to amend the General Plan Land Use Map to designate five (5) parcels located at 12777, 12821, 12832, and 12881 Knott Street as Subarea B and the remaining parcels within the Industrial Commercial Mixed Use (IC) land use designation as Subarea A, with no changes to the allowed build ing intensity for Subarea A, in order to develop an approximately 10,368 square -foot mezzanine office space with the existing industrial building located at 12821 Knott Street (the “Property”); and
WHEREAS, the applicant has requested the following approvals to facilitate the proposed development: (i) General Plan Amendment No. GPA-002-2025 to establish subareas A and B within the Industrial Commercial Mixed Use (IC) land use designation and increase the maximum allowable floor area ratio (FAR) from 0.50 to
0.55 FAR for industrial uses only on five (5) parcels located within Subarea B at 12777, 12821, 12832, and 12881 Knott Street (Assessor’s Parcel Nos. 215-014-01, 215-014-02, 215-012-07, 215-012-08, 215-013-01); and (ii) Site Plan approval to allow for an approximately 10,368 square -foot interior mezzanine addition for an existing industrial building located on the northwest corner of Knott Street and Acacia Avenue, at 12821 Knott Street, Assessor's Parcel No. 215-014-01 (collectively, the “Project”); and
WHEREAS, the Site Plan would affect an approximately 7.97-acre parcel located on the northwest corner of Knott Street and Acacia Avenue, at 12821 Knott Street; and
WHEREAS, the Property current has a General Plan Land Use Designation of IC (Industrial / Commercial Mixed Use ), and is currently zoned Planned Unit Development No. PUD-104-70 (Rev. 2019); and
WHEREAS, the Property abuts Planned Unit Development No. PUD-105-96 to the north, Planned Unit Development No. PUD -107-72 and State Route 22 to the south, R -1 (Single -Family Residential) zoned properties to the west, and M -P (Industrial Park) zoned properties and Planned Unit Development No. PUD-134-99 to the east, across Knott Street; and
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WHEREAS, the Project would feature the construction of an approximately 10,368 square feet of mezzanine office space within an existing 173,263 square-foot industrial building, with no alterations of any other site improvements; and
WHEREAS, the Project has been designed to comply with the Development Standards of Planned Unit Development No. PUD-104-70 (Rev. 2019); and
WHEREAS, following a public hearing held on July 17, 2025, the Garden Grove Planning Commission adopted: (i) Resolution No. 6117-25 recommending the Garden Grove City Council adopt a Negative Declaration for the Project; (ii) Resolution No. 6118-25 recommending the Garden Grove City Council approve General Plan Amendment No. GPA-002-2025; and (iii) Resolution No. 6119-25 recommending the Garden Grove City Council approve Site Plan No. SP -159-2025, subject to specified Conditions of Approval; and
WHEREAS, pursuant to a legal notice, a Public Hearing regarding the Project and the Negative Declaration was held by the City Council on August 26, 2025, and all interested persons were given an opportunity to be heard; and
WHEREAS, concurrently with the adoption of this Resolution, the City Council adopted a Resolution adopting a Negative Declaration for the Project, and adopted a Resolution approving General Plan Amendment No. GPA-002-2025; and
WHEREAS, the City Council gave due and careful consideration to the matter during its meeting of August 26, 2025, and considered all oral and written testimony presented; and
WHEREAS, the City Council of the City of Garden Grove hereby makes the following findings regarding Site Plan No. SP-159-2025:
NOW, THEREFORE, the City Council of the City of Garden Grove does hereby resolve as follows:
1. The City Council finds that the above recitals are true and correct.
2. City Council Resolution No. ____-25 adopting a Negative Declaration for the Project is incorporated herein by reference with the same force and effect as if set forth in full herein.
3. The City Council of the City of Garden Grove hereby makes the following findings regarding Site Plan No. SP-159-2025:
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1. The Site Plan complies with the spirit and intent of the provisions, conditions and requirements of Title 9 and is consistent with the General Plan.
Site Plan No. SP-159-2025 to allow construction of an approximately 10,368 square-foot interior mezzanine addition in an existing 173,263 square-foot industrial building, increasing the total floor area ratio (FAR) on the site to
0.53. The General Plan Land Use Designation of the subject site is Industrial/Commercial Mixed Use (IC), which is intended to provide for a mix of industrial and commercial uses. Planned Unit Development No. PUD-104-70 (Rev. 2019 ) implements the General Plan, and i s intended, via the M -P (Industrial Park) base zone, to provide for modern industrial, research and administrative facilities by requiring comprehensive planning of large parcels of land and the co-ordination of building design and locations. If General Plan Amendment No. GPA-002-2025 is approved, the maximum allowable floor area ratio (FAR) on the subject site would be increased from 0.5 0 to 0.55 for industrial uses , which is consistent with the FAR of the site following construction of the proposed mezzanine addition. The proposed project is also consistent with the goals, policies, and implementation programs of the General Plan, including the following:
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 project site has been developed with an industrial building.
Since 2023, the site has been operating as the headquarters of Harbinger Motors, the project Applicant, a manufacturer of electric vehicle components.
The proposed Site Plan would add approximately 10,368 square feet of mezzanine office space to the existing industrial building. By expanding an existing industrial building, the project could help meet the anticipated needs of the City’s foreseeable future.
Policy LU-2.4: Assure that the type and intensity of land use are consistent with those of the immediate neighborhood.
The subject site abuts Planned Unit Development No. PUD-105-96, in operation as a wedding chapel facility, to the north. The site is adjacent to office uses in Planned Unit Development No. PUD -107-72, and the State Route 22 Freeway on-ramp to the south. To the west, the site abuts R-1 (Single-Family Residential) zoned properties. Lastly, to the east, across Knott Street, the site abuts M-P (Industrial Park) zoned properties, and Planned Unit Development No. PUD -134-99, improved with the Calvary Chapel Westgrove religious facility. The building would continue to be used as an industrial manufacturing facility for an electric vehicle manufacturing company. This use would be 318
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compatible in both intensity and use with the surrounding uses, and other industrial uses along Knott Street.
Goal LU-4: The City seeks to develop uses that are compatible with one another.
The proposed industrial building would be located in an area with existing industrial uses. Various industrial uses, including manufacturing, distribution, and storage/warehousing facilities are found in the immediate vicinity of the subject site. The siting of the proposed industrial use would continue the development patterns of the immediate surroundings.
Policy LU -4.5: Require that the commercial and industrial developments adjoining residential u ses be adequately screened and buffered from residential areas.
The subject property is adjacent to single-family residential uses to the west.
The proposed mezzanine office space, however, is wholly within an existing industrial building. All constru ction activity, and future operation of the mezzanine would occur fully inside the existing building, therefore limiting any impacts to the adjacent single-family residential uses.
Goal LU-7: Industrial areas that contribute in terms of jobs and the economic impacts they provide.
The proposed project would add a mezzanine office space within an existing industrial building. The added office area would expand the headquarter facility for a manufacturer of electric vehicles. This could help contribute jobs and economic impacts.
Policy LU-7.3: Monitor the appearance of industrial properties to prevent areas of decline by requiring improved maintenance or rehabilitation, as necessary.
The proposed mezzanine office area would be located wholly within the interior of an existing industrial building. There would be no changes to the exterior of the building, to the overall site design, or to other site improvements. The Conditions of Approval associated with the proj ect would require the proper maintenance of the development, including, but not limited to, maintenance of landscaping, trash disposal, and graffiti abatement.
Policy CD-7.1: Encourage future development and redevelopment projects to reinforce district scale, identity, and urban form.
The proposed project would maintain consistent development patterns with its surroundings. The immediate vicinity includes a variety of industrial buildings 319
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and uses. The proposed mezzanine area would be located wholly w ithin the interior of the existing industrial building. There would be no changes to the exterior of the building. The proposed addition would continue the scale, identity, and form of the adjacent buildings.
2. The project will not adversely affect essential on-site facilities such as off-street parking, loading and unloading areas, traffic circulation, and points of vehicular and pedestrian access.
The proposed mezzanine office space would be wholly within the existing building. There would be no alterations to any of the essential on-site facilities, including, but not limited to, off-street parking, loading and unloading areas, traffic circulation, and points of vehicular and pedestrian access.
There would be no changes to the existing parking lot. In total, 184 parking spaces would be required for the use , after the addition of the proposed mezzanine area . The subject site currently provides 1 98 striped parking spaces, which would be a surplus of fourteen (14) spaces.
The Community Development Department, and the Public Works Department, Engineering Division, have reviewed the plans and all appropriate conditions of approval have been incorporated to minimize any adverse impacts on surrounding streets. Accordingly, the design of the project would not adversely affect essential on-site facilities such as off -street parking, loading and unloading areas, traffic circulation, and vehicular and pedestrian access.
3. The project will not adversely affect essential public facilities such as streets and alleys, utilities and drainage channels.
The proposed mezzanine office area would be provided wholly within an existing industrial building. T here would be no adverse impacts to essential public facilities such as streets and alleys, utilities and drainage channels. The Public Works Department has reviewed the project, and has incorporated all of the appropriate conditions of approval to minimize any adverse impacts.
4. The project will not adversely impact the Public Works Department's ability to perform its required function.
The Public Works Department has reviewed the project, and has incorporated all of the appropriate conditions of approval to minimize any adverse impacts to ensure the project will not adversely impact the Public Works Department's ability to perform its required function(s).
5. The project is compatible with the physical, functional, and visual quality of the neighboring uses and desirable neighborhood characteristics. 320
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The subject site is nearby other industrial building s and uses. The proposed mezzanine office space would be located wholly within the interior of the existing building. There would be no alterations to the existing site design, parking, landscaping, or other site improvements. The building would continue to be compatible with the adjacent industrial properties.
Inclusive of the proposed mezzanine, the building would continue to provide adequate parking, vehicular and pedestrian circulation for access to and from the site, and landscaping. The architecture and design of the project would be of sufficiently high quality, consistent with developments elsewhere in the surrounding industrial area.
The City’s Co mmunity Development Department has reviewed the proposed project, and all appropriate conditions of approval have been incorporated to ensure physical, functional, and visual compatibility with the project’s surroundings.
6. Through the planning and desi gn of buildings and building placement, the provision of open space landscaping and other site amenities will attain an attractive environment for the occupants of the property.
The existing building currently provides adequate parking, vehicular and pedestrian circulation for access to and from the site, and landscaping. The architecture and design of the building will be of sufficiently high quality, consistent with the industrial buildings nearby. The proposed mezzanine office space would be located wholly within the interior of the existing building. There would be no alterations to the existing site design, parking, landscaping, or other site improvements.
The City’s Community Development Department has reviewed the proposed project, and all appropriate conditions of approval have been operation construction of the mezzanine office would attain an attractive environment for the occupants of the property.
4. In addition to the foregoing, the City Council incorporates herein by this reference, the facts and findings set forth in the Planning Commission and City Council staff reports for the Project, and in Planning Commission Resolution No. 6119-25.
5. The Site Pl an possesses characteristics that justify the req uest in accordance with Section 9.32.030 (Site Plans) of the Garden Grove Municipal Code.
6. Site Plan No. SP -159-2025 is hereby approved, subject to and contingent upon the adoption and effectiveness of a resolution approving 321
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General Plan Amendment No. GPA-002-2025 by the Garden Grove City Council.
7. In order to fulfill the purpose and intent of the Municipal Code and thereby promote the health, safety, and general welfare, the attached Conditions of Approval (Exhibit “A”) shall apply to Site Plan No.
SP-159-2025.
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EXHIBIT “A”
Site Plan No. SP-159-2025
12821 Knott Street
CONDITIONS OF APPROVAL
General Conditions
1. The applicant and each owner of the property shall execute, and the applicant shall record a “Notice of Agreement with Conditions of Approval and Discretionary Permit of Approval,” as prepared by the City Attorney’s Office, on the property. Proof of such recordation is required within thirty (30) days of the approval.
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, Harbinger Motors, Inc., the developer of the project, the current owner of the Property, Rexford Industrial Realty, LP , the future owner(s) and tenants(s) of the Property, and each of their respective successors and assigns. All Conditions of Approval are required to be adhered to 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 -159-2025 authorizes the construction of an approximately 10,368 square -foot interior mezzanine addition for an existing industrial building, as depicted on the plans submitted by the applicant and made a part of the record of the August 26, 2025, City Council proceedings, subject to these Conditions of Approval. Approval of this Plan shall be contingent upon approval of General Plan Amendment No. GPA-002-2025, and shall not 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 site plan and floor plan are an integral part of the decision approving this Site Plan. Minor modifications to the approved Site 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 project and/or these Conditions of Approval that would result in the intensification of the project, or create impacts that have not been previously addressed and which are determined by the Community Development 323
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Department 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 expense, except where specified in the individual condition.
Engineering Division
6. The applicant shall be subje ct to Traffic Mitigation Fees, Drainage Facilities Fees, Water Assessment Fees, and other applicable mitigation fees identified in Chapter 9.44 of the Garden Grove Municipal Code, along with all other applicable fees duly adopted by the City. The amount o f said fees shall be calculated based on the City’s current fee schedule at the time of permit issuance.
Public Works Environmental
7. The applicant shall comply with all applicable Garden Grove Sanitary District and California State recycling requirements for commercial developments.
Orange County Fire Authority
8. The applicant shall comply with all applicable Orange County Fire Authority requirements, including, but not limited to the Fire Master Plan.
Building and Safety Division
9. All work shall comply w ith the current California Building Standards Code at the time of permit application.
10. The mezzanine office area will be subject to CBC Section 505.
11. If using unlimited area building provisions, the A -2 occupancy must comply with CBC Sections 507.5 and 508.2.3 for accessory area limitations. A -2 occupancies are not allowed for unlimited area building occupancies. Per CBC Table 506.2, the maximum A-2 occupancy would be 9,500 square feet.
Water Services Division
12. If applicable, new water service install ations two inches (0’ -2”) and smaller, shall be installed by the City of Garden Grove at owner’s/developer’s expense.
Installation shall be scheduled upon payment of applicable fees, unless otherwise noted. Fire services and larger water services three in ches (0’-3”) 324
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and larger, shall be installed by developer/owner’s contractor per City Standards.
13. 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.
14. A Reduced Pressure Principle Device (RPPD) backflow prevention device shall be installed for meter protection. 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 installa tion. The cross -connection inspector shall be notified for inspection after the installation is completed.
The owner shall have the RPPD device tested once a year thereafter by a certified backflow device tester, and the test results submitted to the Pub lic Works Department, Water Services Division. The property owner must open a water account upon installation of a RPPD device.
15. A composite utility site plan shall be part of the water plan approval.
16. If any new fire service connections or additions / modifications to the existing fire sprinkler system are being proposed, the fire service shall have an above- ground backflow device with a double-check valve assembly. The 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. The device shall be on private property, and is the responsibility of the property owner. The above -ground assembly shall be screened from public view as required by the Planning Services Division.
Planning Services Division
17. Litter shall be removed daily from the premises, including adjacent public sidewalks, and from all parking areas under the control of the applicant. These areas shall be swept or cleaned, either mechanically or manually, on a weekly basis, to control debris.
18. The applicant/property owner shall abate all graffiti vandalism within the premises. The applicant/property owner shall implement best management practices 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, as necessary. Graffiti shall be 325
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removed/eliminated by the applicant/property owner as soon as reasonably possible after it is discovered, but not later than 72 hours after discovery.
19. The applicant is advised that the establishment is subject to the provisions of State Labor Code Section 6404.5 (ref: State Law AB 13), which prohibits smoking inside the establishment as of January 1, 1995.
20. Permits from the City of Garden Grove shall be obtained prior to displaying any temporary advertising (i.e., banners).
21. Signs shall comply with the City of Garden Grove sign requirements. No more than 15% of the total window area and clear doors shall bear advertising or signs of any sort. No signs advertising alcoholic beverages shall be placed on the windows. Any opaque material applied to the store front, such as window tint, shall count toward the maximum window coverage area.
22. Exterior advertisements displays or exterior wall advertisements shall not be allowed.
23. Any modifications to existing signs or the installation of new signs shall require approval by the Community Development Department, Planning Services Division prior to issuance of a building permit.
24. Hours and days of construction and grading shall be as follows as set forth in the City of Garden Grove's Municipal Code Chapter 8.47 as adopted, except that:
a. Monday through Friday - not before 7:00 a.m. and not after 7:00 p.m. (of the same day).
b. Saturday - not before 9:00 a.m. and not after 6:00 p.m. (of the same day).
c. No construction work shall be permitted on Sundays or Federal Holidays.
25. Construction activities shall adhere to SCAQMD Rule 403 (Fugitive Dust) that includes 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. Where feasible, the project shall use solar or low-emission water heaters, and low-sodium parking lot lights, to ensure compliance with Title 24.
26. No exterior piping, plumbing, roof top access ladders, or mechanical ductwork shall be permitted on any exterior facade and/or be visible from any public right-of-way or adjoining property.
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27. Any and all correction notice(s) generated through the plan check and/o r inspection process is/are hereby incorporated by reference as conditions of approval and shall be fully complied with by the owner, applicant, and all agents thereof.
28. No roof-mounted mechanical equipment shall be permitted unless a method of screening complementary to the architecture of the building is approved by the Community Development Department, Planning Services Division. Said screening shall block visibility of any roof-mounted mechanical equipment from view of public streets and surrounding properties.
29. 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 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.
30. The site improvements and subsequent operation of the site/business(es) shall adhere to the following:
a. There shall be no business activities, or storage permitted outside of the building. All business -related equipment and material shall be kept inside the building, except for loading or unloading purposes.
b. Property owners, employees, and business operators shall not permanently store vehicles anywhere on the site.
c. All drive aisles on the site are considered to be fire lanes, and shall remain clear and free of any materials, and/or vehicles.
d. The property owner shall comply with the adopted City Noise Ordinance.
31. In the event the development cannot accommodate the parking demand due to impacts generated by the development, at any given time, which causes a nuisance, hindrance, and/or problem with either on-site and off-site parking and circulation, as determined by the City’s Community Development Director in his/her reasonable discretion, the applicant shall devise and implement a plan approved by the City to relieve the situation. Upon written request by the City, the applicant shall submit a plan to manage parking issues for review and approval by the Community Development Department. The plan may include, but is not be limited to: reducing the hours of operation, instituting an off-site parking arrangement; having on-site parking control personnel; and/or others actions that may be deemed applicable to the situation. If the City’s Community Development Director deems such action is necessary to address 327
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parking and circulation problems, such action shall be implemented within 30 days of written notice. Failure to take appropriate action shall be deemed a violation of these Conditions of Approval and may result in the City restricting the overall use of the facility.
32. A copy of the resolution , including the conditions approving Site Plan No. SP-159-2025 shall be kept on the premises at all times.
33. The applicant/property owner shall submit signed letters acknowledging receipt of the decision approving Site Plan No. SP-159-2025, and their agreement with all conditions of approval.
34. 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 proceeding agains t 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 -002-2025 or Site Plan No.
SP-159-2025. The applicant shall pay the City’s defense costs, including 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 sha ll retain the right to select its counsel of choice in any action referred to herein.
35. In accordance with Garden Grove Municipal Code Sections 9.32.160, the rights granted pursuant to Site Plan No. SP-159-2025 shall be valid for a period of two (2) years from the effective date of this approval. 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-159-2025 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-159-2025 shall expire if the building permits for the project expire.
328
AGENDA ITEM NO.: C.1. SITE LOCATION:
General Plan Amendment : 12777, 12821,
12832, and 12881 Knott Street
Site Plan: Northwest corner of Knott Street
and Acacia Avenue, at 12821 Knott Street
HEARING DATE: July 17, 2025 GENERAL PLAN: Industrial/Commercial Mixed Use (IC)
CASE NOS.: General Plan Amendment
No. GPA -002-2025 & Site Plan No.
SP-159-2025
ZONE:
General Plan Amendment : Planned Unit
Development Nos. PUD-104-70 (Rev. 2019),
PUD-105-96, PUD-134-99, & PUD-107-72
Site Plan : Planned Unit Development No.
PUD-104-70 (Rev. 2019)
PROPERTY OWNER (12821 KNOTT
STREET): Rexford Industrial Realty,
L.P.
CEQA DETERMINATION: Negative
Declaration
APPLICANT: Harbinger Motors, Inc. APN NOS.:
General Plan Amendment : 215-014-01,
215-014-02, 215 -012-07, 215 -012-08,
215-013-01
Site Plan: 215-014-01
REQUEST:
A request that the Planning Commission recommend City Council approve General Plan Amendment No. GPA-002-2025 and Site Plan No. SP-159-2025. The proposed General Plan Amendment would increase the maximum allowable floor area ratio from 0.50 to 0.55 for in dustrial uses only on five (5) parcels located within the existing IC ( Industrial / Commercial Mixed Use) land use designation at 12777, 12821, 12832, and 12881 Knott Street. These five parcels would be designated as “Subarea B” of the IC land use designation, and the rest of the properties within the IC land use designation would be designated as “Subarea A and would not be affected by the General Plan Amendment. The maximum floor area ratio for commercial uses on the five (5) parcels within Subarea B wo uld remain at 0.50, and residential uses would continue to be prohibited on all properties within the IC designation. The proposed Site Plan approval would permit the development of a n approximately 10,368 square -foot interior mezzanine addition to an exi sting industrial building located at 12821 Knott Street, and would increase the floor area ratio on this site to
0.53 BACKGROUND:
The applicant’s site is an existing 7 .97-acre i ndustrial Planned Unit Development (PUD) located on the northwest corner of Knott Street and Acacia Avenue. This site has a General Plan Land Use Designation of Industrial/Commercial Mixed Use (IC)
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING STAFF REPORT
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STAFF REPORT FOR PUBLIC HEARING PAGE 2 CASE NOS. GPA-002-2025 & SP-159-2025
and is zoned Planned Unit Development No. PUD-104-70 (Rev. 2019). Currently, the site is improved with an existing approximately 173,263 gross square-foot industrial building. The building is currently operating as the headquarters for Harbinger Motors, Inc. Harbinger Motors is an electric vehicle chassis manufacturer for trucks and cargo vehicles. The subject facility serves as the ir primary manufacturing, research and development, and office facility.
The site abuts Planned Unit Development No. PUD-105-96, in operation as a wedding chapel facility, to the north. The site is adjacent to office uses in Planned Unit Development No. PUD-107-72, and the State Rout e 22 Freeway on -ramp to the south. To the west, the site abuts R-1 (Single-Family Residential) zoned properties.
Lastly, to the east, across Knott Street, the site abuts M-P (Industrial Park) zoned properties, and Planned U nit Development No. PUD -134-99, improved with the Calvary Chapel Westgrove religious facility.
In 1970, the City approved Planned Unit Development No. PUD-104-70 to allow the construction of professional office, general commercial, and industrial uses on the subject property, including the abutting property to the north, 12777 Knott Street.
The approved project included two (2) phases: Phase I, which included the industrial building on the subject site, 12821 Knott Street; and Phase II, which included th e commercial and office buildings. Only the industrial building (Phase I) of the approved PUD was constructed. In 1996, the City of Garden Grove approved Planned Unit Development No. PUD-105-96, to allow a banquet/reception hall with ancillary chapel use, on the property to the north, 12777 Knott Street.
In 2011, the City approved Amendment No. A-164-11 to allow “indoor sports facility” as a permitted use in the PUD -104-70 zone, subject to Conditional Use Permit approval. The City also concurrently appr oved Conditional Use Permit No.
CUP-340-11 to allow the operation of a new indoor sports facility, Next Level Sports Complex. According to Business License records, the indoor sports facility use ceased in 2018.
In 2019, the City of Garden Grove approved a General Plan Consistency Determination for Street Vacation No. SV -001-2019, determining that the contemplated vacation of the southern portion of Brady Way, south of Stanford Avenue, and disposition of the vacated street is consistent with the General Plan.
Subsequently, the City approved Street Vacation No. SV-001-2019 ordering vacation and abandonment of the southern portion of Brady Way, south of Stanford Avenue, and reserving thereon a public service easement for existing public utility facilities.
The intent of the street vacation was to expand the usable area of the site to facilitate the expansion of the existing industrial building, to accommodate new landscaping, on-site vehicular maneuvering, and parking. The City Council approved a purchase and sale agreement for the disposition of the vacated portion of Brady Way to the current property owner.
In 2019, the City approved Planned Unit Development No. PUD-104-70 (Rev. 2019) and Site Plan No. SP -079-2019 to facilitate an approximately 45,335 square -foot 330
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expansion of the existing industrial building, along with associated site improvements.
Since 2023, the site has been operating as the headquarters of Harbinger Motors, a manufacturer of electric vehicle chassis. Now, the applicant is requesting to construct an approximately 10,368 square-foot mezzanine office area to expand the company’s office and research and development activities. Construction of the proposed mezzanine addition would increase the floor area ratio (FAR) on the site to 0.53.
However, the Industrial/Commercial Mixed Use (IC) land use designation currently only permits a maximum FAR of 0.50. Therefore, the applicant is also requesting to amend the General Plan to increase the allowab le maximum industrial FAR to 0.55 on its property and three (3) other nearby properties located in the Industrial/Commercial Mixed Use (IC) land use designation
The subject item was originally scheduled for public hearing on June 5th, 2025. Staff uncovered some errors in the noticing, and re -noticed the item for the June 19 th Planning Commission meeting. Staff uncovered additional noticing errors prior to the June 5th meeting. It was at the June 5 th meeting that Staff recommended that the item be continued to a date uncertain. Public notices were revised, and the CEQA document was recirculated in anticipation of the July 17 th Planning Commission meeting.
DISCUSSION:
GENERAL PLAN AMENDMENT:
Currently, the maximum allowable floor area ratio ( FAR) under for the Industrial/Commercial Mixed Use ( IC) land use designation is 0.50. "Floor area ratio" means the ratio between the area of gross building floor space (including mezzanine or loft spaces) of all buildings on a lot , and the area of the building site they occupy. The proposed mezzanine office space addition would increase the FAR of the 12821 Knott Street property to 0.53. To facilitate the project, a General Plan Amendment is proposed to increase the maximum FAR for industrial uses only from
0.50 to 0.55 on this site, as well as three others near this site and also within the IC land use designation. The General Plan Amendment would establish two (2) subareas (Subareas A and B ) within the existing IC land use des ignation. Five (5) parcels, including the property on which the mezzanine addition is proposed, would be included within the new Subarea B, which would allow a maximum industrial FAR of
0.55. The maximum commercial FAR for these sites would remain at 0.50. Subarea A would be comprised of all other parcels within the IC land use designation, and the maximum FAR for both commercial and industrial uses would remain unchanged at
0.50. The General Plan Amendment would not authorize residential uses on any of the properties within the IC land use designation. A map of the proposed subareas, and a list of the properties assigned to each is provided below.
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PROPOSED FAR BY PARCEL AND SUBAREA
Subarea Assessor’s Parcel Number (APN) Industrial
FAR
Commercial
FAR
Subarea A
09918162, 09918167, 09918168, 09918169, 09918170,
09918171, 09918172, 09918173, 09918174, 09918175,
09918176, 09918177, 09918178, 09918179, 09918180,
09918181, 09918182, 09918183, 09918184, 09918185,
09918186, 09918187, 09918188, 09918189, 09918214,
09918215, 09918216, 09918217, 09918222, 09918223,
09918224, 09918225, 09918226, 09918227, 09918228,
09918229, 09918303, 23111101, 23111102, 23111103
0.50 0.50
Subarea B 21501401 (project site), 21501402, 21501207, 21501208, 21501301 0.55 0.50
In addition to the Harbinger Motors site at 12821 Knott Street, Subarea B would consist of the following sites.
12777 Knott Street (APN: 215-014-02) is the parcel immediately north of the project site. This parcel is currently occupied by a banquet facility/event hall (Garden Room Banquet Facility and Wedding Chapel), and is zoned Planned Unit Development No.
PUD-105-96. At this time, there are no pro posed projects or plans for expansion of the existing use on this parcel. The current development standards that apply to the PUD zone do not allow for industrial uses. If an expansion or land use change is proposed for this parcel in the future, a zone change or PUD amendment would be required at that time. Because the proposed increased FAR is only associated with industrial uses, the current commercial use of this parcel would have to change to industrial in order to take advantage of this increased FAR. 332
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12832 Knott Street (APNs: 215-012-07 & 215-012-08) is located across Knott Street from the project site. The property is currently owned and oc cupied by a religious use (Calvary Chapel Westgrove), under Planned Unit Development No. PUD 134-99.
Similar to 12777 Knott Street, there are no proposed projects or plans for expansion of the existing use on these two (2) parcels. Unlike PUD -105-96 discussed above, PUD-134-99 does allow for industrial uses. However, if an expansion or land use change is proposed for these parcels in the future, subsequent land use entitlements would be required at that time. Calvary Chapel Westgrove is a long-running and well-established businesses. As such, a change in use at these parcels is not reasonably foreseeable at this time.
12881 Knott Street (APN: 215-013-01) is the parcel south of the project site, across the State Route 22 on-ramp. This parcel is currently occupied by an office building and is zoned Planned Unit Development No. PUD-107-72. At this time, there are no proposed projects or plans for expansion of the existing use on this parcel. The current development standards that apply to the PUD zone do not allow for industrial uses. If an expansion or land use change is proposed for this parcel in the future, a zone change or PUD amendment would be required at that time. Because the proposed increased FAR is only associated with industrial uses, the current office use of this parcel would have to change to industrial in order to take advantage of this increased FAR.
In the previous General Plan Land Use Element (1995), the properties at 12777 Knott Street, 12821 Knott Street, and 12881 Knott Street were all within the Mixed Use (MU) land use designation. This designation allowed for a maximum FAR of 0.60 .
When the IC designation was established in the current General Plan Land Use Element (2008), the maximum FAR was established at 0.50. The proposed maximum FAR of 0.55 for industrial uses is less than the 0.60 maximum FAR that was previously allowed in the 1995 General Plan.
Under the proposed General Plan Amendment, all of the other parcels would be included within IC Subarea A. The maximum allowable FAR within this Subarea for both commercial and industrial uses would remain the same, so these parcels are not substantively affected by the proposed General Plan Amendment.
SITE PLAN:
Site Design and Circulation
The proposed project would include the construction of an approximately 10,368 square feet of mezzanine office space within an existing 173, 263 square-foot industrial building. Alterations are not proposed to the exterior of the building, or to the existing parking lot. The existing building is located approximately in the center of the site, with parking and landscaping surrounding, and fronting toward both Knott Street and Brady Way. The subject Planned Unit Development No. PUD 104-70 zone allows for industrial uses, and the current use would not change as part of the subject request.
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Approximately 23,963 square feet of offi ce space is currently provided throughout the subject building, at first, second, and mezzanine levels. The proposed mezzanine would expand an existing, approximately 8,092 square-foot mezzanine office space above the industrial floor area. The construction of the mezzanine would occur wholly within the existing building, and would not require any alterations to the exterior of the building. The area beneath the mezzanine would be configured into a variety of rooms used for the industrial manufacturing aspects of the subject business.
BUILDING FLOOR AREA
Use 1st Floor Mezzanine 2nd Floor Total
Existing Office 25,876 sq. ft. 8,092 sq. ft. 10,000 sq. ft. 43,968 sq. ft.
Proposed Office - 10,368 sq. ft. - 10,368 sq. ft.
Industrial Floor 129,295 sq. ft. - - 129,295 sq. ft.
183,631 sq. ft.
No additional changes are proposed to the layout of the building, or to the site as a whole. Vehicular access would continue to be provided via two (2) driveways along Knott Street. An emergency access gate would continue to be provided from Brady Way. The parking lot would remain unchanged, with parking along the perimeter of the site. Truck bays would remain along the western side of the building. Pedestrian access, landscaping, bicycle parking, and all other aspects of the site design would remain as is currently onsite.
Parking and Traffic
Parking requirements from Municip al Code Section 9.16.040.150.D. for “Industrial Uses” stipulate one (1) parking space is required per 1,000 square feet of gross floor area for buildings in excess of 100,000 square feet. Incidental offices associated with the industrial use that do not exceed 30 % of the gross floor area do not require additional parking.
The proposed building would be approximately 183,631 square feet in size. Of that floor area, the office space totals approximately 54,336 square feet, or approximately
29.6% of the gross floor area. This does not exceed 30% of the gross floor area, and therefore does not require additional parking. In total, 184 parking spaces would be required for the use (183,418 sq. ft. / 1,000). The subject site currently provides 198 striped parking spaces, which would be a surplus of fourteen (14) spaces after the mezzanine addition.
Landscaping
The proposed project would not involve any alterations to the overall site design, including the landscaping provided onsite. The site would continue to feature approximately 32,008 square feet of landscaping, which is 9.2% of the site. This exceeds the minimum 5% required by the PUD zone. Additionally, a ten-foot (10’-0”) wide landscape planter would remain along the westerly perimeter of the site, along the existing single -family properties to the west. Therefore, the Project would 334
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continue to comply with the landscape requirements of the Planned Unit Development.
Building Architecture
The proposed project would not involve any alterations to the overall building architecture. The proposed mezzanine would not require an increase to the building height. Windows would be provided along the west elevation, allowing light into the mezzanine space. New windows would match those that are existing. The existing building façade would continue to feature contemporary architecture. The building elevations woul d continue to consist of varying finishes , colors, and materials including spandrel glass, metal panels and siding, and smooth concrete walls.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
The proposed project was reviewed and an Initial Study and Negati ve Declaration (IS/ND) 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 are less than significant. On this basis, a Negative Declaration has been prepared. 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 Negative Declaration occurred from June 26th, 2025 to July 16th, 2025.
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RECOMMENDATION:
Staff recommends that the Planning Commission take the following action:
1. Adopt the attached Resolution No. 6117- 25 recommending that the Garden Grove City Council adopt a Negative Declaration for the project;
2. Adopt the attached Resolution No. 6118- 25 recommending that the Garden Grove City Council approve General Plan Amendment No. GPA-002-2025; and
3. Adopt the attached Resolution No. 6119- 25 recommending that the Garden Grove City Council approve Site Plan No. SP- 159-2025, subject to the recommended Conditions of Approval, and contingent upon City Council adoption and effectiveness of a Resolution approving General Plan Amendment No. GPA-002-2025 and a Negative Declaration for the project.
Maria Parra
Planning Services Manager
By: Priit Kaskla, AICP
Senior Planner
Attachment 1: Vicinity Map
Attachment 2: Plans
Attachment 3: Initial Study/Negative Declaration
Attachment 4: Resolution No. 6117-25 (Negative Declaration) Attachment 5: Resolution No. 6118- 25 with Exhibit “A” - Proposed General Plan Land Use Element Text Amendment & Exhibit “B” – Amended Land Use Map (General Plan Amendment No. GPA-002-2025)
Attachment 6: Resolution No. 6119- 25 with Exhibit “A” – Conditions of Approval (Site Plan No. SP-159-25)
336
RESOLUTION NO. 6117-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE
RECOMMENDING THAT THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION FOR THE HARBINGER MOTORS / 12821 KNOTT STREET PROJECT.
WHEREAS, Harbinger Motors Inc ., the applicant, submitted a request for approval of (i) General Plan Amendment No. GPA-002-2025 to establish subareas A and B within the Industrial Commercial Mixed Use (IC) land use designation and to increase the maximum allowable floor area ratio from 0.50 to 0.55 for industrial uses only on five (5) parcels located within Subarea B at 12777, 12821, 12832, and 12881 Knott Street , and (ii) Site Plan No. SP -159-2025 to allow construction of an approximately 10,368 square -foot interior mezzanine addition to an existing industrial building, on a property located on the northwest corner of Knott Street and Acacia Avenue, at 12821 Knott Street (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 Negative Declaration as the proposed Project cannot, or will not, have a significant effect on the environment; and
WHEREAS, the Negative Declaration was prepared and circulated in accordance with CEQA and CEQA's implementing guidelines; and
WHEREAS, c oncurrent with its adoption of this Resolution, the Planning Commission also adopted Resolution No. 6118-25 recommending that the City Council approve General Plan Amendment No. GPA-002-2025, and Resolution No. 6119-25 recommending that the City Council ap prove Site Plan No. SP -159-2025, subject to specified Conditions of Approval; and
WHEREAS, at its regular meeting held July 17, 2025, 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 Study, and the proposed Negative Declaration.
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 Negative Declar ation because the Project cannot, or will not, have a significant effect on the environment. The Negative Declaration was prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.
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2. The Planning Commission has considered the pro posed Negative Declaration together with comments received during the public review process.
3. The Planning Commission finds that the 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 will have a significant effect on the environment.
5. The Planning Commission hereby recommends the City Council adopt the Negative Declaration for the Project.
Adopted this 17th day of July 2025
ATTEST: /s/ JOHN RAMIREZ _______
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 July 17, 2025, by the following vote:
AYES: COMMISSIONERS: (4) BEARD, FLANDERS, LARICCHIA, RAMIREZ NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (3) ASHLAND, CUEVA, LINDSAY
/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 August 7, 2025.
338
RESOLUTION NO. 6118-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE
RECOMMENDING THAT THE CITY COUNCIL APPROVE GENERAL PLAN AMENDMENT NO. GPA-002-2025.
BE IT RESOLVED that the Planning Commission of the City of Garden Grove, in a regular session assembled on July 17 , 2025, hereby recommends that the City Council approve General Plan Amendment No. GPA-002-2025 2025 (1) to amend the text of the General Plan Land Use Element to establish subareas A and B within the Industrial Commercial Mixed Use (IC) land use designation and increase the maximum floor area ratio (FAR) for industrial uses only on property within Subarea B from 0.5 5o 0.55, as shown in Exhibit “A” to this Resolution, and (2) to amend the General Plan Land Use Map to designate five parcels located at 12777, 12821, 12832, and 12881 Knott Street (Assessor’s Parcel Nos. 215-014-01, 215 -014-02, 215-012-07, 215-012-08, 215-013-01 ) as Subarea B and the remaining parcels within the Industrial Commercial Mixed Use (IC) land use designation as Subarea A, with no changes to the allowed building intensity for Subarea A, as shown in Exhibit “B” to this Resolution.
BE IT FURTHER RESOLVE D in the matter of General Plan Amendment No.
GPA-002-2025, the Planning Commission of the City of Garden Grove does hereby report as follows:
1. The subject case was initiated by Harbinger Motors, Inc., with authorization of property owner, the Rexford Industrial Realty, LP.
2. The applicant has requested the following approvals: (i) General Plan Amendment No. GPA-002-2025 to establish sub areas A and B within the Industrial Commercial Mixed Use (IC) land use designation and increase the maximum a llowable floor area ratio (FAR) from 0.50 to 0.55 FAR for industrial uses only on five (5) parcels located within Subarea B at 12777, 12821, 12832, and 12881 Knott Street (Assessor’s Parcel Nos. 215-014-01, 215-014-02, 215-012-07, 215-012-08, 215-013-01); and (ii) Site Plan approval to allow for an approximately 10,368 square-foot interior mezzanine addition for an existing industrial building located on the northwest corner of Knott Street and Acacia Avenue, at 12821 Knott Street, Assessor's Parcel No. 215-014-01 (collectively, 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 Regulations Sec. 15000 et. seq., an in itial study was prepared, and it has been determined that the proposed Project qualifies for a Negative Declaration because the proposed Project cannot, or will not, have a significant effect on the environment . The Negative Declaration were prepared and circulated in accordance with CEQA and CEQA's implementing guidelines.
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4. Concurrently with its adoption of this Resolution, the Planning Commission also adopted Resolution No. 6117-25 recommending that the City Council adopt a Negative Declaration for the P roject and Resolution No. 6119 -25 recommending that the City Council approve Site Plan No. SP-159-2025 for the Project.
5. The site has a General Plan Land Use Designation of Industrial/Commercial Mixed Use (IC) and is zoned Planned Unit Development No. PUD-104-70 (Rev. 2019).
6. Existing land use, zoning, and General Plan designation of property in the vicinity of the subject property have been reviewed.
7. Report submitted by the City staff was reviewed.
8. Pursuant to a legal notice, a public hearing was held on July 17, 2025, 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 on July 17, 2025.
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:
FACTS:
Currently, the maximum allowable FAR under for the Industrial/Commercial Mixed Use (IC) land use designation is 0. 50. A General Plan Amendment is requested to establish subareas (Subareas A and B) within the existing IC land use designation.
Under the proposed amendment, five (5) parcels, including the subject property , would be included within the new Subarea B, which would allow a maximum industrial FAR of 0.55, and a maximum commercial FAR of 0.50. Subarea A would include forty-two (42) parcels, and the maximum FAR of 0.50 FAR for both commercial and industrial uses would be maintained for these parcels . The proposed text amendments to the General Plan Land Use Element and amendments to the General Plan Land Use Map are set forth in Exhibits “A” and “B” to this Resolution.
In the previous General Plan Land Use Element (1995), the properties at 12777 Knott Street, 12821 Knott Street, and 12881 Knott Street were all within the Mixed Use (MU) land use designation. This designation allowed for a maximum FAR of 0.60.
When the IC designation was established in the current General Plan Land Use Element (2008), the maximum FAR was established at 0.50. The proposed maximum FAR of 0.55 for industrial uses is less than the 0.60 maximum FAR that was previously allowed in the 1995 General Plan.
The proposed General Plan Amendment would facilitate the development of an approximately 10,368 square-foot mezzanine addition to an existing approximately 340
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173,263 gross square -foot industrial building located at 12821 Knott Street, Assessor's Parcel No . 215-014-01. With the proposed addition, the resulting FAR would be approximately 0.53.
FINDINGS AND REASONS:
General Plan Amendment
1. Proposed General Plan Amendment No. GPA-002-2025 is internally consistent with the goals, policies, and elements of the General Plan.
Proposed General Plan Amendment No. GPA-002-2025 would result in a small increase in allowable building intensity for industrial uses only on five (5) parcels within the City, and is not anticipated to have a significant impact on the environment, traffic volume, population, or use of public facilities. 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 and establishment of IC Subarea B would allow a maximum 0.55 FAR for industrial uses on five (5) parcels, and would facilitat e the addition of an approximately 10,368 square feet of mezzanine office space to an existing industrial building. By expanding an existing industrial building, the project could help meet the anticipated needs of the City’s foreseeable future.
The 0.55 industrial FAR would also apply to four (4) other parcels along Knott Street within Subarea B. No additional development is currently anticipated on any of these other parcels, and these neighboring properties would require separate entitlements t o expand or redevelop any industrial facilities. Any future development within Subarea B would be consistent with the City’s anticipated growth. There would be no changes to the maximum allowed FAR within Subarea A, and the existing allowed maximum FAR o f 0.50 for both industrial and commercial uses on these forty-two (42) parcels would continue to meet the existing vision and needs of the community.
Policy LU-2.4: Assure that the type and intensity of land use are consistent with those of the immediate neighborhood.
The only foreseeable development that would occur as a result of the proposed General Plan Amendment is a proposed approximately 10,368 square -foot mezzanine addition to an existing approximately 173,263 gross square -foot industrial building located at 12821 Knott Street. This site abuts Planned Unit Development No. PUD-105-96, in operation as a wedding chapel facility, to the north. The site is adjacent to office uses in Planned Unit Development No. 341
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PUD-107-72, and the State Route 22 Fr eeway on-ramp to the south. To the west, the site abuts R-1 (Single-Family Residential) zoned properties. Lastly, to the east, across Knott Street, the site abuts M -P (Industrial Park) zoned properties, and Planned Unit Development No. PUD-134-99, improved with the Calvary Chapel Westgrove religious facility. The General Plan Amendment would increase the maximum industrial FAR to 0.55 for properties within the IC Subarea B land use designation. The increase in FAR would facilitate the development of the proposed mezzanine office space within the subject building. The proposed mezzanine space facilitated through the increased FAR would be wholly within the existing building, and would be consistent with other industrial developments in the immediate neighborhood.
Goal LU -4: The City seeks to develop uses that are compatible with one another.
The General Plan Amendment would increase the maximum industrial FAR to
0.55 for the five (5) parcels within the IC Subarea B land use designation. The increase in FAR would facilitate the development of the proposed mezzanine office space within the subject building. The proposed mezzanine space facilitated through the increased FAR would be wholly within the existing building, and would be compatible with surrounding uses.
The proposed General Plan Amendment would establish subareas within the IC Land Use Designation. The proposed subareas would maintain the intent of the existing IC Land Use Designation. Subarea B would establish a maximum
0.55 industrial FAR. The increased FAR would be similar to other industrial uses in the area, including along Knott Street. The increased FAR in Subarea B would be compatible with other industrial uses in the surrounding area, including along Knott Street. There would be no changes to the maximum FAR within Subarea A.
Goal LU-7: Industrial areas that contribute in terms of jobs and the economic impacts they provide.
The proposed General Plan Amendment would allow for a 0.55 industrial FAR within Subarea B. This would facilitate an expanded mezzanine office space within the subject existing industrial building. The added office area would expand the headquarter facility for a manufacturer of electric vehicles. This could help contribute jobs and economic impacts.
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 allow for a 0.55 industrial FAR within Subarea B. This would facilitate an expanded mezzanine office space within the subject existing industrial building. By allowing for the increased 342
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FAR, the General Plan Amendment would be allowing for a more innovative design that does not alter the visual appeal of the existing building.
Goal ED -2: The City must attract new businesses, while supporting and assisting those already located within Garden Grove.
The General Plan Amendment would increase the maximum industrial FAR to
0.55 for the five (5) parcels within the IC Subarea B land use designation. The increase in FAR would facilitate the development of the proposed mezzanine office space within the subject building. The office space is intended to expand the engineering and research and development capabilities of the building tenant, Harbinger Motors. The General Plan Amendment would be supporting a business that has been located in Garden Grove since 2023.
Policy ED-2.1: Support a business friendly environment for new businesses to locate and existing businesses to flourish.
The proposed General Plan Amendment and establishment of IC Subarea B would allow a maximum 0.55 FAR for industrial uses on five (5) parcels, and would facilitate the addition o f an approximately 10,368 square feet of mezzanine office space to an existing industrial building. By adding the office space, the project could help an existing business expand and grow . The added office space is intended to increase the engineering an d research and developments of the Harbinger Motors campus.
Goal ED-4: A stable existing industrial base and enhanced opportunities are important for the future industrial base.
The proposed General Plan Amendment and establishment of IC Subarea B would allow a maximum 0.55 FAR for industrial uses on five (5) parcels, and would facilitate the addition of an approximately 10,368 square feet of mezzanine office space to an existing industrial building. The proposed office expansion could create an enhanced opportunities for an existing industrial manufacturing business.
Goal ED-5: The development of office and research and development space to meet the needs of the community and to provide jobs for local residents is encouraged.
The General Plan Amendment would increase the maximum industrial FAR to
0.55 for the five (5) parcels within the IC Subarea B land use designation. The increase in FAR would facilitate the development of the proposed mezzanine office space within the subject building. The propos ed office space would be used to enhance the existing business, Harbinger Motors, and their engineering and research and development capabilities. The added space is intended to meet the needs of a growing business.
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2. Proposed General Plan Amendment No. GPA-002-2025 is deemed to promote the public interest, health, safety and welfare.
Proposed General Plan Amendment No. GPA-002-2025 would result in a small increase in allowable building intensity for industrial uses only on five (5) parcels within the City and is not anticipated to have a significant impact on the environment, traffic volume, population, or use of public facilities. The only foreseeable development that would occur as a result of the proposed General Plan Amendment is a proposed approximately 10,368 square -foot mezzanine addition to an existing approximately 173,263 gross square -foot industrial building located at 12821 Knott Street.
This property is currently improved with an industrial building. As facilitated through the proposed General Plan Amendment, the building would add an approximately 10,368 square -foot mezzanine office area . The increase in office area could help the City with its economic development goals. It also will allow the redevelopment of a property, helping ensure proper maintenance. Furthermore, the project has been reviewed by the Community Development 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.
Proposed General Plan Amendment No. GPA-002-2025 would establish subareas A and B within the Industrial Commercial Mixed Use (IC) land use designation and increase the maximum allowable floor area ratio (FAR) from
0.5 to 0.55 FAR for industrial uses only on five (5) parcels located within Subarea B at 12777, 12821, 12832, and 12881 Knott Street (Assessor’s Parcel Nos. 215-014-01, 215-014-02, 215-012-07, 215-012-08, 215-013-01).
The increase in FAR would facilitate the development of the proposed approximately 10,368 square -foot interior mezzanine addition within an existing industrial building at 12821 Knott Street (Assessor's Parcel No . 215-014-01). The proposed mezzanine would be wholly within the ex isting building, with no alterations to the exterior of the building, parking lot, or other site improvements. The proposed office mezzanine would be compatible with the surrounding area, which consists of industrial and office uses. In addition, the site has access to all necessary public infrastructure to adequately serve the proposed development.
12777 Knott Street is the parcel immediately north of the project site. This parcel is currently occupied by a banquet facility/event hall (Garden Room Banquet Facility and Wedding Chapel) and is zoned Planned Unit Development No. PUD-105-96. At this time, there are no proposed projects or plans for expansion of the existing use on this parcel. The current development 344
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standards that apply to the PUD zone do not allow for industrial uses. If an expansion or land use change is proposed for this parcel in the future, a zone change or PUD amendment would be required at that time. Because the proposed increased FAR is only associated with industrial uses, the cu rrent commercial use of this parcel would have to change to industrial in order to take advantage of this increased FAR.
12832 Knott Street is located across Knott Street from the project site. The property is currently owned and occupied by a religiou s use (Calvary Chapel Westgrove), under Planned Unit Development No. PUD 134 -99. Similar to 12777 Knott Street, there are no proposed projects or plans for expansion of the existing use on these two parcels. Unlike PUD -105-96 discussed above, PUD-134-99 does allow for industrial uses. However, if an expansion or land use change is proposed for these parcels in the future, subsequent land use entitlements would be required at that time. Calvary Chapel Westgrove is a long-running and well -established businesses. As such, a change in use at these parcels is not reasonably foreseeable at this time.
12881 Knott Street is the parcel south of the project site, across the State Route 22 on-ramp. This parcel is currently occupied by an office building and is zoned Planned Unit Development No. PUD -107-72. At this time, there are no proposed projects or plans for expansion of the existing use on this parcel.
The current development standards tha t apply to the PUD zone do not allow for industrial uses. If an expansion or land use change is proposed for this parcel in the future, a zone change or PUD amendment would be required at that time. Because the proposed increased FAR is only associated w ith industrial uses, the current office use of this parcel would have to change to industrial in order to take advantage of this increased FAR.
In the previous General Plan Land Use Element (1995), the properties at 12777 Knott Street, 12821 Knott Street, and 12881 Knott Street were all within the Mixed Use (MU) land use designation. This designation allowed for a maximum FAR of 0.60. When the IC designation was established in the current General Plan Land Use Element (2008), the maximum FAR was establ ished at 0.50.
The proposed maximum FAR of 0.55 for industrial uses is less than the 0.60 maximum FAR that was previously allowed in the 1995 General Plan.
Under the proposed General Plan Amendment, all of the other parcels would be included within IC Su barea A. The maximum allowable FAR within this Subarea for both commercial and industrial uses would remain the same, so these parcels are not substantively affected by the proposed General Plan Amendment.
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INCORPORATION OF FACTS AND FINDINGS SET FORTH IN STAFF REPORT AND RESOLUTION NO. 6118-25
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. 6117-25 and 6119-25.
BE IT FURTHER RESOLVED that the Planning Commission does conclude:
1. The General Plan Amendment No. GPA-002-2025 possesses characteristics that would indicate justification of the request in accordance with Mun icipal Code Section 9.32.030.D.1 (General Plan Amendment).
2. Upon City Council approval of General Plan Amendment No. GPA-002-2025, the text of the City of Garden Grove General Plan Land Use Element would be amended as shown in Exhibit “A” and the City of Garden Grove General Plan Land Use Map would be amended as shown in Exhibit “B”.
Adopted this 17th day of July 2025
ATTEST: /s/ JOHN RAMIREZ _______
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 July 17, 2025, by the following vote:
AYES: COMMISSIONERS: (4) BEARD, FLANDERS, LARICCHIA, RAMIREZ NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (3) ASHLAND, CUEVA, LINDSAY
/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).
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A decision becomes final if it is not timely appealed to the City Council. Appeal deadline is August 7, 2025.
347
RESOLUTION NO. 6119-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GARDEN GROVE RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE PLAN NO. SP -159-2025,
FOR A PROPERTY LOCATED NORTHWEST CORNER OF KNOTT STREET AND ACACIA AVENUE, AT 12821 KNOTT STREET, ASSESSOR’S PARCEL NO. 215-014-01.
BE IT RESOLVED that the Planning Commission of the City of Garden Grove, in regular session assembled on July 17, 2025, does hereby recommend that the City Council approve Site Plan No. SP-159-2025 for the property located on the northwest corner of Knott Street and Acacia Avenue , at 12821 Knott Street, Assessor's Parcel No . 215-014-01, subject to the Conditions of Approval attached here to as “Exhibit A ,” and contingent upon City Council adoption and effectiveness of Resolutions approving General Plan Amendment No. GPA-002-2025 and a negative declaration for the project.
BE IT FURTHER RESOLVED in the matter of Site Plan No. SP-159-2025, the Planning Commission of the City of Garden Grove does hereby report as follows:
1. The subject case was initiated by Harbinger Motors, Inc., with authorization of property owner, the Rexford Industrial Realty, LP.
2. The applicant has requested the following approvals: (i) General Plan Amendment No. GPA -002-2025 to establish subareas A and B within the Industrial Commercial Mixed Use (IC) land use designation and increase the maximum allowable floor area ratio (FAR) from 0.50 to 0.55 for industrial uses only on five (5) parcels located within Subarea B at 12777, 12821, 12832, and 12881 Knott Street (Assessor’s Parcel Nos. 215-014-01, 215 -014-02, 215-012-07, 215-012-08, 215-013-01); and (ii) Site Plan No. SP-159-2025 to allow construction of an approximately 10,368 square-foot interior mezzanine addition in an existing industrial building located on the northwest corner of Knott Street and Acacia Avenue, at 12821 Knott Street, Assessor's Parcel No. 215-014-01 (collectively, 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 Regulations Sec. 15000 et. seq., an initial study was prepared, and it has been determined that the pro posed Project qualifies for a Negative Declaration because the proposed Project cannot, or will not, have a significant effect on the environment. The Negative Declaration was 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 (i) Resolution No. 6117-25 recommending that the City Council adopt a Negative Declaration for the Project , and (ii) Resolution No. 6118 -25 recommending that the City Council approve General Plan Amendment No.
GPA-002-2025. The facts and findings set forth in Resolution No. 6117-25 and 348
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Resolution No. 6118-25 are hereby incorporated into this Resolution by reference.
5. The property has a General Plan Land Use designation of Industrial/Commercial Mixed Use (IC), and is currently zoned Planned Unit Development No. PUD -104-70 (Rev. 2019) . The subject 7.97-acre lot is currently improved with an industrial building.
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 July 17, 2025, 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 July 17 , 2025 , and considered all oral and 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 9.32.030 are as follows:
FACTS:
The subject site is an existing 7.97-acre industrial Planned Unit Development (PUD) located on the northwest corner of Knott Street and Acacia Avenue. The site has a General Plan Land Use Designation of Industrial/Commercial Mixed Use (IC) and is zoned Planned Unit Development No. PUD-104-70 (Rev. 2019). Currently, the site is improved with an existing approximately 173,263 gross square -foot industrial building. The subject site abuts Planned Unit Development No. PUD -105-96 to the north, Planned Unit Development No. PUD-107-72 and the State Route 22 Freeway to the south, R-1 (Single-Family Residential) zoned properties to the west, and M-P (Industrial Park) zoned properties and Planned Unit Development No. PUD -134-99, to the east, across Knott Street.
The maximum allowable floor area ratio (FAR) for the IC land use designation is currently 0.50. The proposed mezzanine office space would increase the FAR of the subject property to 0.53. Pursuant to proposed General Plan Amendment No.
GPA-002-2025, the maximum allowable FAR on the subject site would be increased from 0.50 to 0.55 for industrial uses.
The proposed project would include the construction of an approximately 10,338 sf of mezzanine office space within an existing 173,263 square-foot industrial building.
Alterations are not proposed to the exterior of the building, or to the existing parking lot. The existing building is located approximately in the center of the site, with 349
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parking and landscaping surrounding, and fronting toward both Knott Street and Brady Way. The subject Planned Unit Development No. PUD 104-70 zone allows for industrial uses, and the current use would not change as part of the subject request.
FINDINGS AND REASONS:
SITE PLAN
1. The Site Plan complies with the spirit and intent of the provisions, conditions and requirements of Title 9 and is consistent with the General Plan.
Site Plan No. SP-159-2025 to allow construction of an approximately 10,368 square-foot interior mezzanine addition in an existing 173,263 square-foot industrial building, increasing the total floor area ratio (FAR) on the site to
0.53. The General Plan Land Use Designation of the subject site is Industrial/Commercial Mixed Use (IC), which is intended to provide for a mix of industrial and commercial uses. Planned Unit Development No. PUD-104-70 (Rev. 2019 ) implements the General Plan, and is intended , via the M -P (Industrial Park) base zone, to provide for modern industrial, research and administrative facilities by requiring comprehensive planning of large parcels of land and the co-ordination of building design and locations. If General Plan Amendment No. GPA-002-2025 is approved, the maximum allowable floor area ratio (FAR) on the subject site would be increased from 0.5 0 to 0.55 for industrial uses , which is consistent with the FAR of the site following construction of the proposed mezzanine addition. The proposed project is also consistent with the goals, policies, and implementation programs of the General Plan, including the following:
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 project site has been developed with an industrial building .
Since 2023, the site has been operating as the hea dquarters of Harbinger Motors, the project Applicant, a manufacturer of electric vehicle components .
The proposed Site Plan would add approximately 10,368 square feet of mezzanine office space to the existing industrial building . By expanding an existing industrial building, the project could help meet the anticipated needs of the City’s foreseeable future.
Policy LU-2.4: Assure that the type and intensity of land use are consistent with those of the immediate neighborhood.
The subject site abuts Planned Unit Development No. PUD-105-96, in operation as a wedding chapel facility, to the north. The site is adjacent to office uses in Planned Unit Development No. PUD -107-72, and the State Route 22 Freeway on-ramp to the south. To the west, the site abuts R-1 (Single-Family Residential) zoned properties. Lastly, to the east, across Knott Street, the site 350
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abuts M-P (Industrial Park) zoned properties, and Planned Unit Development No. PUD -134-99, improved with the Calvary Chapel Westgrove religious facility. The building would continue to be used as an industrial manufacturing facility for an electric vehicle manufacturing company . This use would be compatible in both intensity and use with the surrounding uses, and other industrial uses along Knott Street.
Goal LU -4: The City seeks to develop uses that are compatible with one another.
The proposed industrial building would be located in an area with existing industrial uses. Various industrial uses, including manufacturing, distribution, and storage/warehousing facilities are found in the immediate vicinity of the subject site. The siting of the proposed industrial use would continue the development patterns of the immediate surroundings.
Policy LU -4.5: Require that the commercial and indust rial developments adjoining residential uses be adequately screened and buffered from residential areas.
The subject property is adjacent to single-family residential uses to the west.
The proposed mezzanine office space , however, is wholly within an existing industrial building . All construction activity, and future operation of the mezzanine would occur fully inside the existing building, therefore limiting any impacts to the adjacent single-family residential uses.
Goal LU-7: Industrial areas that contribute in terms of jobs and the economic impacts they provide.
The proposed project would add a mezzanine office space within an existing industrial building . The added office area would expand the headquarter facility for a manufacturer of electric vehicles. This could help contribute jobs and economic impacts.
Policy LU-7.3: Monitor the appearance of industrial properties to prevent areas of decline by requiring improved maintenance or rehabilitation, as necessary.
The proposed mezzanine office area would be located wholly within the interior of an existing industrial building. There would be no changes to the exterior of the building, to the overall site design, or to other site improvements. The Conditions of Approval associated with the project would require the proper maintenance of the development, including, but not limited to, maintenance of landscaping, trash disposal, and graffiti abatement.
Policy CD-7.1: Encourage future development and redevelopment projects to reinforce district scale, identity, and urban form.
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Resolution No. 6119-25 Page 5
The proposed project would maintain consistent development patterns with its surroundings. The immediate vicinity includes a variety of industrial buildings and uses. The proposed mezzanine area would be located whol ly within the interior of the existing industrial building. There would be no changes to the exterior of the building. The proposed addition would continue the scale, identity, and form of the adjacent buildings.
2. The project will not adversely affect essential on-site facilities such as off-street parking, loading and unloading areas, traffic circulation, and points of vehicular and pedestrian access.
The proposed mezzanine office space would be wholly within the existing building. There would be no alterations to any of the essential on-site facilities, including, but not limited to, off-street parking, loading and unloading areas, traffic circulation, and points of vehicular and pedestrian access.
There would be no changes to the existing parking lot. In total, 184 parking spaces would be required for the use , after the addition of the proposed mezzanine area . The subject site currently provides 1 98 striped parking spaces, which would be a surplus of fourteen (14) spaces.
The Community Development Department, and the Public Works Department, Engineering Division, have reviewed the plans and all appropriate conditions of approval have been incorporated to minimize any adverse impacts on surrounding streets. Accordingly, the design of the project would not adversely affect essential on-site facilities such as off -street parking, loading and unloading areas, traffic circulation, and vehicular and pedestrian access.
3. The project will not adversely affect essential public facilities such as streets and alleys, utilities and drainage channels.
The proposed mezzanine office area would be provided wholly within an existing industrial building. T here would be no adverse impacts to essential public facilities such as streets and alleys, utilities and drainage channels. The Public Works Department has reviewed the project, and has incorporated all of the appropriate conditions of approval to minimize any adverse impacts.
4. The project will not adversely impact the Public Works Department's ability to perform its required function.
The Public Works Department has reviewed the project, and has incorporated all of the appropriate conditions of approval to minimize any adverse impacts to ensure the project will not adversely impact the Public Works Department's ability to perform its required function(s).
5. The project is compatible with the physical, functional, and visual quality of the neighboring uses and desirable neighborhood characteristics.
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Resolution No. 6119-25 Page 6
The subject site is nearby other industrial building s and uses. The proposed mezzanine office space would be located wholly within the interior of the existing building. There would be no alterations to the existing site design, parking, landscaping, or other site improvements. The building would continue to be compatible with the adjacent industrial properties.
Inclusive of the proposed mezzanine, the building would continue to provide adequate parking, vehicular and pedestrian circulation for access to and from the site, and landscaping. The architecture and design of the project would be of sufficiently high quality, consistent with developments elsewhere in the surrounding industrial area.
The City’s C ommunity Development Department has reviewed the proposed project, and all appropriate conditions of approval have been incorporated to ensure physical, functional, and visual compatibility with the project’s surroundings.
6. Through the planning and des ign of buildings and building placement, the provision of open space landscaping and other site amenities will attain an attractive environment for the occupants of the property.
The existing building currently provides adequate parking, vehicular and pedestrian circulation for access to and from the site, and landscaping. The architecture and design of the building will be of sufficiently high quality, consistent with the industrial buildings nearby. The proposed mezzanine office space would be located wholly within the interior of the existing building. There would be no alterations to the existing site design, parking, landscaping, or other site improvements.
The City’s Community Development Department has reviewed the proposed project, and all appro priate conditions of approval have been operation construction of the mezzanine office would attain an attractive environment for the occupants of the property.
INCORPORATION OF FACTS AND FINDINGS SET FORTH IN THE STAFF REPORT
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. 6117-25 and 6118-25.
BE IT FURTHER RESOLVED that the Planning Commission does conclude:
1. The Site Plan possesses characteristics that would justify the request in accordance with Municipal Code Section 9.32.030.D.3.
2. In order to fulfill the purpose and intent of the Municipal Code and thereby promote the health, safety, and general welfare, the a ttached Conditions of Approval, attached as Exhibit “A,” shall apply to Site Plan No. SP-159-2025.
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Resolution No. 6119-25 Page 7
Adopted this 17th day of July 2025
ATTEST: /s/ JOHN RAMIREZ _______
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 July 17, 2025, by the following vote:
AYES: COMMISSIONERS: (4) BEARD, FLANDERS, LARICCHIA, RAMIREZ NOES: COMMISSIONERS: (0) NONE
ABSENT: COMMISSIONERS: (3) ASHLAND, CUEVA, LINDSAY
/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 August 7, 2025.
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MINUTE EXCERPT
GARDEN GROVE PLANNING COMMISSION
CONTINUED PUBLIC HEARING NEGATIVE DECLARATION, GENERAL PLAN AMENDMENT NO. GPA-002-2025 AND SITE PLAN NO. SP-159-2025 FOR PROPERTY
LOCATED ON THE NORTHWEST CORNER OF KNOTT STREET AND ACACIA AVENUE, AT 12821 KNOTT STREET.
Applicant: HARBINGER MOTORS, INC.
Date: July 17, 2025
Request: A request that the Planning Commission recommend City Council approval of a General Plan Amendment, and Site Plan for the construction of a mezzanine office space for an existing industrial building on an approximately 7.97-acre site. The specific land use entitlement approvals requested include the following: (i) General Plan Amendment to establish subareas A and B within the IC (Industrial Commercial Mixed Use) land use designation, and establish a 0.55 FAR for industrial uses within Subarea B; and (ii) Site Plan approval to allow for an approximately 10,368 square-foot interior mezzanine addition for an existing industrial building.
The Planning Commission will also consider a recommendation that the City Council adopt a Negative Declaration for the project.
Action: Resolution No. 6117-25 (ISND), 6118-25 (GPA), 6119-25 (SP) was approved.
Motion: Beard Second: Ramirez
Ayes: (4) Beard, Flanders, Laricchia, Ramirez
Noes: (0)
Absent: (3) Ashland, Cueva, Lindsay
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Item 278/2025
Final
City of Garden Grove
INTER-DEPARTMENT MEMORANDUM
To:
Lisa L. Kim From: William E. Murray
Dept:
City Manager Dept: Public Works
Date: 8/26/2025
Subject: Award a contract to General Pump Company for on-call services for water well and pump station repairs, maintenance and rehabilitation. (Cost: Not-to-Exceed: $500,000/per year)(Action Item)
OBJECTIVE
To request City Council to award a contract to General Pump Company for on-call services for water well and pump station repairs, maintenance and rehabilitation.
BACKGROUND
The City has 13 wells and five (5) booster pump stations that are essential for supplying daily emergency and fire flow demands within the City’s water service area. Each of these aging wells, pumps and motors need to be maintained to ensure reliable operation and to extend the useful life of the pump equipment. In addition, over the last five (5) years, the wells and pumps have been undergoing more frequent periods of heavy use since the discovery of PFAS groundwater contamination. During these periods, where wells have been shut down for contamination, the City had other wells increase operational intervals to help compensate for meeting water supply demands. Thus, leading to more wear on the water system’s equipment. Currently, there is no existing blanket purchase order with a vendor to enable staff to quickly mobilize a contractor and begin the required repair, rehabilitation or emergency services. Should one pump fail, it could lead to costs upwards of $250,000.
DISCUSSION
Request For Proposals (RFP) No. S-1371 was advertised on May 13, 2025. The proposal document was posted on the City’s website on May 13, 2025, via the Planet Bids on -line bidding system. Two (2) proposals were received and opened on June 25, 2025. The Source Selection Committee (SSC) review scores were completed on July 9, 2025. The analysis below indicates the Proposal Pricing and the SSC scores:
COMPANY NAME SCORE
General Pump Company, Inc. 285
Layne Christensen Company 174
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Item 278/2025
General Pump Company, Inc. was selected based on the qualifications, capabilities, response time and most competitive pricing that best fit the needs of the City.
FINANCIAL IMPACT
The agreement establishes a not-to-exceed $500,000 for an initial one-year term, with the option to extend for up to four additional years, subject to the availability of budgeted funds.
The initial year’s funding has been incorporated into the City’s adopted Fiscal Year 2025-26 Water Enterprise operating budget.
RECOMMENDATION
It is recommended that the City Council:
Award a contract to General Pump Company for on-call services for water well and pump station repairs, maintenance and rehabilitation in the amount not-to-exceed $500,000 annually for up to five fiscal years; and Authorize the City Manager, or designee, to execute the contract on behalf of the City, and make minor modifications thereto as necessary.
By: Samuel Kim, P.E
Deputy Public Works Director/
Water Services Manager
Attachment: Agreement
ATTACHMENT(S)
1. Agreement
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CITY OF GARDEN GROVE
PROFESSIONAL SERVICES AGREEMENT
THIS AGREEMENT is made this day of , 2025, by the CITY OF GARDEN GROVE, a municipal corporation, ("CITY") and General Pump Company, Inc., herein after referred to as “CONTRACTOR”.
RECITALS
The following recitals are a substantive part of this Agreement:
1. This Agreement is entered into pursuant to Garden Grove COUNCIL AUTHORIZATION, DATED _____________________.
2. CITY desires to utilize the services of CONTRACTOR Provide On-Call Services for Water Well and Pump Station Repairs, Maintenance and Rehabilitation per the Scope of Work, Attachment A and RFP S-1371.
3. CONTRACTOR is qualified by virtue of experience, training, education and expertise to accomplish services.
AGREEMENT
THE PARTIES MUTUALLY AGREE AS FOLLOWS:
1. Term of Agreement: The initial term of the agreement shall be from full execution of the agreement through June 30, 2026, with an option to extend said agreement four (4) additional fiscal years. Option years shall be exercised one (1) fiscal year at a time, at the sole option of the CITY. This agreement may be terminated by the CITY without cause. In such event, the CITY will compensate CONSULTANT for work performed to date in accordance with the Scope of Work which is attached as Attachment “A” and is hereby incorporated by reference. Consultant is required to present evidence to support performed work.
2. Services to be Provided. The services to be performed by CONTRACTOR shall consist of tasks as set forth in the Scope of Work. The Scope of Work is attached as Attachment “A”, and is incorporated herein by reference. The Scope of Work and this Agreement do not guarantee any specific amount of work.
3. Compensation. CONTRACTOR shall be compensated as follows:
3.1 AMOUNT. Total Compensation for this agreement shall not exceed an amount of Five Hundred Thousand dollars ($ 500,000.00), per fiscal year, for a total contract amount of $2,500 ,000.00, in arrears and in accordance with RFP No. S -1371 and the Proposal Pricing, which is attached as Attachment “B,” and is hereby incorporated by reference. 366
CONTRACTOR warrants that all services will be performed in a competent, professional and satisfactory manner in accordance with the standards prevalent in the industry for such services. CONTRACTOR shall not be compensated for any services rendered in connection with its performance of this Agreement, which are in addition to those set forth herein, unless such additional services are authorized in advance and in writing by the City Manager. The Proposal and this Agreement do not guarantee any specific amount of work.
3.2 Payment For work under this Agreement, payment shall be made per invoice for work completed. Within 45 day of delivery of goods or completion of performance of services, CONTRACTOR must promptly render an invoice to CITY or payment may be significantly delayed. For extra work not a part of this Agreement, a written authorization by CITY will be required, and payment shall be based on schedule included in PROPOSAL PRICING FORM, Attachment “B”. For extra work not a part of this Agreement, a written authorization by CITY will be required, and payment shall be based on schedule in cluded in PROPOSAL PRICING FORM, Attachment “B. All work shall be in accordance with RFP. No. S- 1371.
3.3 Records of Expenses. CONTRACTOR shall keep complete and accurate records of all costs and expenses incidental to services covered by this Agreement. These records will be made available at reasonable times to CITY.
3.4 Termination. CITY shall have the right to terminate this agreement, without cause, by giving thirty (30) days written notice of termination. If the Agreement is terminated by CITY, then the provisions of paragraph 3 would apply to that portion of the work completed.
4.Insurance Requirements
4.1 Commencement of Work. CONTRACTOR shall not commence work under this Agreement until all certificates and endorsements have been received and approved by the CITY. All insurance required by this Agreement shall contain a Statemen t of Obligation on the part of the carrier to notify the CITY of any material change, cancellation, or termination at least thirty (30) days in advance.
4.2 Workers Compensation Insurance. For the duration of this Agreement, CONTRACTOR and all subcontrac tors shall maintain Workers Compensation Insurance in the amount and type required by law, if applicable. The insurer shall waive its rights of subrogation against the CITY, its officers, officials, agents, employees, and volunteers.
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4.3 INSURANCE AMOUNTS. CONTRACTOR shall maintain the following insurance for the duration of this Agreement:
(a) Commercial general liability in an amount of $5,000,000.00 per occurrence (claims made and modified occurrence
policies are not acceptable); Insurance companies must
be acceptable to CITY and have a Best’s Guide Rating of A- , Class VII or better, as approved by the CITY.
(b) Automobile liability in an amount of $1,000,000.00
combined single limit (claims made and modified
occurrence policies are not acceptable); Insurance
companies must be acceptable to CITY and have a Best’s Guide Rating of A-, Class VII or better, as approved by the CITY.
An On-Going and Completed Operations Additional Insured Endorsement for the policy under section 4.3 (a) shall designate CITY, it’s officers, officials, employees, agents, and volunteers as additional insureds for liability arising out of work or operations performed by or on behalf of the CONTRACTOR. CONTRACTOR shall provide to CITY proof of insurance and endorsement forms that conform to CITY’s requirements, as approved by the CITY.
An Additional Insured Endorsement for the policy under section 4.3 (b) shall designate CITY, it’s officers, officials, employees, agents, and volunteers as additional insureds for automobiles, owned, leased, hired, or borrowed by the CONTRACTOR. CONTRACTOR shall provide to CITY proof of insurance and endorsement forms that conform to CITY’s requirements, as approved by the CITY.
For any claims related to this Agreement, CONTRACTOR s insurance coverage shall be primary insurance as respects CITY, it’s officers, officials, employees, agents, and volunteers. Any insurance or self - insurance maintained by the CITY, its officers, officials, employees, agents, and volunteers shall be excess of the CONTRACTOR’s insurance and shall not contribute with it.
If CONTRACTOR maintains higher insurance limits than the minimums shown above, CONTRACTOR shall provide coverage f or the higher insurance limits otherwise maintained by the CONTRACTOR.
5. Non-Liability of Officials and Employees of the CITY. No official or employee of CITY shall be personally liable to CONTRACTOR in the event of any default or breach by CITY, or for any amount which may become due to CONTRACTOR.
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6. Non-Discrimination. CONTRACTOR covenants there shall be no discrimination against any person or group due to race, color, creed, religion, sex, marital status, age, handicap, national origin, or ancestry, in any activity pursuant to this Agreement.
7. Independent Contractor. It is agreed to that CONTRACTOR shall act and be an independent contractor and not an agent or employee of the CITY, and shall obtain no rights to any benefits which accrue to CITY'S employees.
8. Compliance with Law. CONTRACTOR shall comply with all applicable laws, ordinances, codes, and regulations of the federal, state, and local government.
CONTRACTOR shall comply with, and shall be responsible for causing all contractors and subcontractors performing any of the work pursuant to this Agreement to comply with, all applicable federal and state labor standards, including, to the extent applicable, the prevailing wage requirements promulgated by the Director of Industrial Relations of the State of California Department of Labor. The City makes no warranty or representation concerning whether any of the work performed pursuant to this Agreement constitutes public works subject to the prevailing wage requirements.
9. Notices. All notices shall be personally delivered or mailed to the below listed address, or to such other addresses as may be designated by written notice.
These addresses shall be used for delivery of service of process.
a. (CONTRACTOR)
General Pump Company, Inc.
Attention: Michael Garcia, Vice President of Project Management 159 N. Acacia Street
San Dimas, CA 91773
b. (Address of CITY) (with a copy to):
City of Garden Grove Garden Grove City Attorney
11222 Acacia Parkway 11222 Acacia Parkway
Garden Grove, CA 92840 Garden Grove, CA 92840
10. CONTRACTOR'S PROPOSAL. This Agreement shall include CONTRACTOR'S proposal or bid which shall be incorporated herein by reference. In the event of any inconsistency between the terms of the proposal and this Agreement, this Agreement shall govern.
11. Licenses, Permits, and Fees. At its sole expense, CONTRACTOR shall obtain a Garden Grove Business License, all permits, and licenses as may be required by this Agreement.
12. Familiarity with Work. By executing this Agreement, CONTRACTOR warrants that: (1) it has investigated the work to be performed; (2) it has investigated the site of the work and is aware of all conditions there; and (3) it understands the facilities, difficulties, and restrictions of the work under this Agreement.
Should Contractor discover any latent or unknown conditions materially differing 369
from those inherent in the work or as represented by CITY, it shall immediately inform CITY of this and shall not proceed, except at CONTRACTOR’s risk, until written instructions are received from CITY.
13. Time of Essence. Time is of the essence in the performance of this Agreement.
14. Limitations Upon Subcontracting and Assignment . The experience, knowledge, capability, and reputation of CON TRACTOR, its principals and employees were a substantial inducement for CITY to enter into this Agreement.
CONTRACTOR shall not contract with any other entity to perform the services required without written approval of the CITY. This Agreement may not be assigned voluntarily or by operation of law, without the prior written approval of CITY. If CON TRACTOR is permitted to subcontract any part of this Agreement, CON TRACTOR shall be responsible to CITY for the acts and omissions of its subcontractor as it is for persons directly employed. Nothing contained in this Agreement shall create any contractual relationship between any subcontractor and CITY. All persons engaged in the work will be considered employees of CON TRACTOR. CITY will deal directly with and will make all payments to CONTRACTOR.
15. Authority to Execute. The persons executing this Agreement on behalf of the parties warrant that they are duly authorized to execute this Agreement and that by executing this Agreement, the parties are formally bound.
16. Prevailing Wages. The CITY has been advised that the Prevailing Wages Law applies to the work. CONTRACTOR and its subcontractors must be registered with the California Department of Industrial Relations pursuant to Labor Code Section 1725.5. This Agreement shall not be effective until CONTRACTOR provides proof of registration to the CITY. CONTRACTOR shall be responsible for CONTRACTOR's compliance in all respects with the Prevailing Wage Law, including the payment of the prevailing wage rates to all the laborers involved, and with California Labor Code Section 1770 et seq., including the keeping of all records required by the provisions of Labor Code Section 1776 and the implementing administrative regulations. CONTRACTOR shall submit payroll records to the Labor Commissioner pursuant to Labor Code section 1771.4(a)(3) and shall comply with the job site notices posting requirements established by the Labor Commissioner pursuant to Title 8, California Code of Regulations Section 16461(e) or other regulation promulgated pursuant to Labor Code Section 1771.4(a)(2). Pursuant to Labor Code Section 1771.4, this Project is subject to compliance monitoring and enforcement by the California Department of Industrial Relations. The CITY shall be a third party beneficiary of the forgoing covenant with rights to enforce the same as against the CONTRACTOR.
17. Indemnification. To the fullest extent permitted by law, CONTRACTOR shall defend, and hold harmless CITY and its elective or appointive boards, officers, agents, and employees from any and all claims, liabilities, expenses, or damages of any nature, including attorneys' fees, for injury or death of any person, or damages of any nature, including interference with use of property, 370
arising out of, or in any way connected with the negligence, recklessness and/or intentional wrongful conduct of CONTRACTOR, CONTRACTOR’s agents, officers, employees, subcontractors, or independen t contractors hired by CONTRACTOR in the performance of the Agreement. The only exception to CONTRACTOR’s responsibility to protect, defend, and hold harmless CITY, is due to the sole negligence, recklessness and/or wrongful conduct of CITY, or any of its elective or appointive boards, officers, agents, or employees.
This hold harmless agreement shall apply to all liability regardless of whether any insurance policies are applicable. The policy limits do not act as a limitation upon the amount of indemnification to be provided by CONTRACTOR.
18. Appropriations. This Agreement is subject to and contingent upon funds being appropriated therefor by the Garden Grove City Council for each fiscal year covered by the term of this Agreement. If such appropriations are not made, this Agreement shall automatically termin ate without penalty to the CITY.
(Agreement Signature Block on Next Page)
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IN WITNESS THEREOF, these parties have executed this Agreement on the day and year shown below.
Date: _____________ "CITY"
CITY OF GARDEN GROVE
By:___________________________
City Manager
ATTESTED:
____________________________
City Clerk
Date: _______________________
"CONTRACTOR"
General Pump Company, Inc.
By: ___________________________
Name:__________________________
Title:___________________________
Date: __________________________
Tax ID No. ______________________
If CON TRACTOR is a corporation, a
Corporate Resolution and/or Corporate
Seal is required. If a partnership,
Statement of Partnership must be
submitted to CITY.
APPROVED AS TO FORM:
____________________________
Garden Grove City Attorney
________________________
Date
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RFP No. S-1371
ATTACHMENT “A”
SCOPE OF SERVICES
ON-CALL SERVICES FOR WATER WELL AND PUMP STATION REPAIRS,
MAINTENANCE, AND REHABILITATION
The City of Garden Grove, Water Division is requesting proposals from qualified contractors to provide annual maintenance and repair services for the City of Garden Grove’s wells, booster pumps and electric motor assemblies, on an on -call, as - needed, time and materials basis for a period of one (1) fiscal year with the option for four (4) additional fiscal year extensions.
PROJECT DESCRIPTION
The City of Garden Grove, Water Division includes 13 wells and 17 booster pumps and electric motor assemblies which may occasionally require evaluation and repairs.
This project is to provide ann ual maintenance and repair services for the City of Garden Grove’s wells, booster pumps and electric motor assemblies, on an on -call, as-needed, time and materials basis for a period of one (1) year with the option for four (4) additional year extension.
The City’s intent is to enter an agreement with a single contractor for the provisions of these services on an as-needed basis. All performance pursuant to this agreement shall be on an “on-call” or “as-needed” basis. Any tasking shall be initiated solely by the City. Further, execution of an agreement by the City does not in any way guarantee that any tasking or request for on-call services will be issued to any party.
Moreover, execution of an agreement from the City without first having issued tasking or request for services from the contractor.
Some services may include, but not limited to, repair, removal, installation, rehabilitation, replacement of pumps, motors, well columns, base plates, lube assembly, etc., and the furnishing of parts and labor in conjunction with such work.
All work and general conditions shall be performed in accordance with the State Water Control Board (SWRCB), the American Works Association (AWWA) Standards and the National Electrical Manufacturers Association (NEMA) Standards.
CONTRACTORS REQUIREMENTS
All responsive proposals will be considered, and each will be evaluated to ascertain which one bests meets the needs of the City. Additional requests for information may be necessary to clarify parts of the proposal. Contractor req uirements include the following:
1. Contractors’ headquarters and machine shop must be located within 50 miles of the City of Garden Grove.
2. Contractor must possess a Class A- Engineering and a C-57 Water Well Drilling contractor license to perform work.
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3. Contractor must be specialized in well rehab and equipment services: Airburst, Water Flush pump design and Water Flush installations.
4. Contractor must have an in -house Vertical Turret Lathe and CNC Machine Shop.
5. Provide in-house services in Control and Instrumentation and Fabrication.
6. Project Management Staff must be NGWA certified pump installers.
SCOPE OF SERVICES/WORK
1. Contractor must be able to respond to the City’s request for repair and rehabilitation work in a timely manner. The Contractor shall designate a primary contact person to respond to the City’s service requests.
2. When the City has determined an equipment e valuation and/or repair or rehabilitation is necessary, City staff will contact the on-call contractor, at its sole discretion, to check Contractor availability to respond and to request an equipment evaluation and/or repair estimate from Contractor. Upon the City’s receipt of the estimate, the City will contact the Contractor as to when work may begin.
3. The Contractor shall furnish all material, labor, equipment, and supervision to perform the evaluation, and/or repair or rehabilitation as requested by th e City.
The Contractor shall perform such work in a thorough and professional manner.
The Contractor shall secure the well site and its equipment at all-times throughout the duration of work. The Contractor is also responsible for discharging treated water after repair or rehabilitation of the well into an appropriate drainage system in a manner that complies with NDPES regulations and permits.
4. Potential Task Order scope may consist of, but not be limited to:
a. Preliminary Assessment of the Well. This service may include but not be limited to:
i. Conduct a thorough inspection of the well using Dynamic Video Monitoring (DVM), spinner logging, and other diagnostic tools to assess the current condition including the casing, screen, and well components. ii. Assess well yields.
iii. Provide a Preliminary Assessment Report to include contractor recommendations and a detailed Cost Proposal for repair or rehabilitation based on the approved Hourly Cost plus Rates. b. Well cleaning. If needed, the Contractor shall perform well cleaning. The method of cleaning, such as mechanical, chemical, or airlift cleaning, will be determined by the City based upon the Preliminary Assessment Report and 374
recommendations submitted by the Contractor. The Cost Proposal for these services shall be based on the approved Hourly Cost plus Rates. c. Well Rehabilitation. Well rehabilitation scope may include but is not limited to:
i. Casing and screen repairs and swedging. Repair or replace sections of the well casing or screen to maintain the structural integrity and improve the water flow.
ii. Reconditioning of the well. This may involve over-pumping, airlifting, or other techniques to remove residual debris and restore well capacity. iii. Grouting and sealing. If needed, re -grout or seal the well to prevent contamination and improve water quality.
d. Repair of well pumps, motors and appurtenances. The City will contact the contractor when a problem with a pump, motor or appurtenances occurs.
If onsite repairs are not possible, the Contractor and the City will decide if the pump, motor or other appurtenances need to be pulled and sent to the Contractor’s shop for assessment. Contractor shall prepare an Assessment Report and a detailed Cost Proposal, based on the approved Hourly Cost plus Rates for labor and parts, to make repairs. Any replacement parts or materials must be noted for approval by the City. Contractor shall submit this Assessment Report and Cost Proposal in writing to the City. e. Vibration testing. Conduct baseline vibration measurements on the existing pump and motor prior to any rehabilitation work. This helps establish a reference point for evaluating the effectiveness of repairs and identifying any pre-existing issues. Analyze the vibration data to identify potential issues such as misalignment, imbalance, bearing wear, or other mechanical problems that could affect pump performance. Once the pump is reinstalled (whether it's the rehabilitated original pump or a new one), vibration testing shall be performed to ensure that it is operating within acceptable vibration limits. Contractor shall compare the post -installation vibration data with the pre -rehabilitation baseline to confirm that any issues have been resolved or to detect any new issues that may have arisen during the installation process. f. Efficiency testing. Conduct efficiency tests on the existing pump and well system before any repair or rehabilitation work, including flow rate, total dynamic head, and electrical consum ption to establish a baseline for comparison. Analyze the initial efficiency data to identify inefficiencies or issues, such as excessive energy consumption, low flow rates, or decreased well yield. Based on the initial efficiency testing, recommend specific measures to improve the system's efficiency. This could include pump resizing, impeller trimming, motor upgrades, or other system modifications. Contractor shall compare post-rehabilitation efficiency data with the pre-rehabilitation baseline to quantify the improvements in efficiency and performance. The Contractor 375
shall have the ability to analyze the data from these tests to make recommendations to the City on well maintenance, repairs or rehabilitation needed to meet performance requirements. The rec ommendations shall be submitted to the City in an official report detailing the findings. The recommendations from the Contractor for repairs to wells do not guarantee that the work will be performed or said Contractor will be chosen to perform the work recommended.
5. If the City agrees with the recommendations of the Preliminary Assessment Report or Assessment Report, and the terms of the Cost Proposal, the City will issue a Notice to Proceed (NTP) to the Contractor in writing for repairs or rehabilitation services. No work shall commence until the City has issued an NTP.
6. All work and general conditions shall be performed in accordance with the current City Standard Specifications, Cal-OSHA, Public Works Construction (Green Book), the State Water Re sources Control Board Health Guidelines, and the American Water Works Association (AWWA) Standards and other applicable regulatory requirements.
7. Contractor is required to pay California prevailing wages and applicable fringe benefits. Wages shall be paid and reported directly to the California Department of Industrial Relations (DIR) according to the DIR’s requirements.
8. For each on -call Task Order, provide a final report in PDF format and detailed accounting statement with back-up summarizing the repair, inspection, and any other work performed. The report shall include photographs of the initial site condition, repair progress, failed components, new components, and final site condition. Additionally, the report shall include technical information from the manufacturer identifying the new components installed and recommended maintenance. The report shall be submitted within 10 business days of completion of the work. Interim reports may be required by the City depending on the duration and complication of the task. Interim reports shall be submitted within a week of the request by the City.
Submittal Information
Proposals must be submitted electronically only via the City’s Planet Bids portal. Instructions on how to submit an electronic proposal vi a the City’s Planet Bids portal can be found under the “Documents” tab. All proposals must be received no later than 9:00 a.m., local time, on June 12, 2025, electronically via the Planet Bids portal ONLY. Late proposals or proposals submitted via paper copy, fax or email will not be accepted for any reason.
Proposers must attach one single PDF file copy of their “Attachment “B” Proposal Pricing Form”, Pages 2 8-29, included in this RFP document, as a “General Attachment”.
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120.00205.00195.00120.00560.00550.001,300.001,250.00170.002,000.00340.00400.00135.00475.00330.00215.003,700.0070.00840.0068.00360.0060.00205.00135.00160.00250.00200.003.002.00 740.00410.00310.00
377
29 RFP NO. S-1371(On-Call Water Well and Pump Station Work) PROPOSAL PRICING FORM (Page 2 of 2) It is understood and agreed that: a) No verbal agreement or conversation with any officer, agent or employee of CITY,either before or after the execution of the Agreement shall affect or modify any ofthe terms or obligations of this Proposal.b) CITY will not be responsible for any errors or omissions on the part of theundersigned in formulating the proposed prices, nor will Proposer be given relief onaccount of error.c) The undersigned hereby certifies that this Proposal is genuine and is not sham orcollusive, or made in the interest or on behalf of any person not herein named, andthat the undersigned has not directly or indirectly induced or solicited any otherproposer to put in a sham proposal, or any other person, firm or corporation torefrain from proposing, and that the undersigned has not in any manner sought, bycollusion, to secure for himself an advantage over any other proposer.d) The undersigned is licensed in accordance with the Laws of the State of California.e) All proposals shall be signed in ink by the president, chief executive officer, orindividual authorized to act on behalf of the company, with current Power ofAttorney if applicable. The name and mailing address of the individual making theproposal must be provided.Check below where appropriate: Partnership: That are partners, doing business under the firm name of and that the co-partnership makes the accompanying proposal. Individual: That is the bidder and makes the accompanying proposal. COMPANY NAME: _______________________________ BIDDERS NAME: ________________________________EMAIL ADDRESS: _______________________________PHONE NUMBER: __________________________________ AUTHORIZED SIGNATURE DATE 378
Item 299/2025
Final
City of Garden Grove
INTER-DEPARTMENT MEMORANDUM
To:
Lisa L. Kim From: Lizabeth Vasquez
Dept:
City Manager Dept: City Clerk
Date: 8/26/2025
Subject: Second Reading and Adoption of Ordinance No. 2969, entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE AMENDING CHAPTER 8.02 OF TITLE 8, OF THE GARDEN GROVE MUNICIPAL CODE, REVISING ITS TITLE AND ADDING SECTION 8.020.020 FOR THE
PURPOSE OF RESTRICTING OUTDOOR ADVERTISING OF ALCOHOLIC
BEVERAGES NEAR SCHOOLS, PARKS, AND OTHER AREAS FREQUENTED BY CHILDREN. (Action Item)
Attached for second reading is Ordinance No. 2969 recommended for adoption.
ATTACHMENT(S)
1. Ordinance No. 2969
379
ORDINANCE NO. 2969
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE AMENDING CHAPTER 8.02 OF TITLE 8, OF THE GARDEN GROVE MUNICIPAL CODE, REVISING ITS TITLE AND ADDING SECTION 8.020.020 FOR THE PURPOSE OF
RESTRICTING OUTDOOR ADVERTISING OF ALCOHOLIC BEVERAGES NEAR
SCHOOLS, PARKS, AND OTHER AREAS FREQUENTED BY CHILDREN
City Attorney Summary
This Ordinance revises the title of Chapter 8.02 of the Garden Grove Municipal Code and adds a new section 8.020.020 to protect children by restricting signage advertising alcoholic beverages visible from schools, playgrounds, libraries, and other areas designated for use by children.
WHEREAS, California Constitution Article XX, section 22 and California Business and Professions Code section 25658 prohibit the “sale, furnishing, or giving” of alcoholic beverages to any person under the age of 21; WHEREAS, it is well-established under the law that commercial speech that proposes an unlawful transaction, or is misleading or related to unlawful activity is excluded from First Amendment protection and may be freely regulated by the government (See e.g., Central Hudson Gas & Electric Corp. v. Public Service Commission (1980) 447 U.S. 557, 566);
WHEREAS, numerous studies including those conducted and reported by the National Institute on Alcohol Abuse and Alcoholism and the U.S. Center for Disease Control and Prevention have shown that greater exposure of children to signage promoting the consumption of alcohol leads to greater incidence of underage drinking and accelerates the onset and frequency of alcohol use among adolescents;
WHEREAS, underage drinking is not only illegal, but also negatively impacts youth and the community overall by contributing to higher levels of accidents and injuries, impaired judgment, interference with brain development, increased risk of interpersonal violence, academic and behavioral problems in school, and higher rates of future illicit drug use and alcoholism;
WHEREAS, the Garden Grove City Council has a substantial government interest in protecting minors from illegal activity; and WHEREAS, the Garden Grove City Council desires to adopt narrowly tailored laws intended to reduce underage drinking by mitigating risk factors.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDEN GROVE DOES HEREBY ORDAIN AS FOLLOWS:
380
Garden Grove City Council
Ordinance No. 2969