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
Garden Grove City Council
Resolution No. ____-25
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
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.
Garden Grove City Council
Resolution No. ____-25
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.
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 Garden Grove City Council
Resolution No. ____-25
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.
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.
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.
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.
Garden Grove City Council
Resolution No. ____-25
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