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:
Garden Grove City Council
Resolution No. ____-25
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
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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
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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.
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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
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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.
Garden Grove City Council
Resolution No. ____-25
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
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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”)
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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
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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
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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.