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
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 STAFF REPORT FOR PUBLIC HEARING PAGE 3 CASE NOS. GPA-002-2025 & SP-159-2025
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.
STAFF REPORT FOR PUBLIC HEARING PAGE 4 CASE NOS. GPA-002-2025 & SP-159-2025
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.
STAFF REPORT FOR PUBLIC HEARING PAGE 5 CASE NOS. GPA-002-2025 & SP-159-2025
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.
STAFF REPORT FOR PUBLIC HEARING PAGE 6 CASE NOS. GPA-002-2025 & SP-159-2025
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 STAFF REPORT FOR PUBLIC HEARING PAGE 7 CASE NOS. GPA-002-2025 & SP-159-2025
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.
STAFF REPORT FOR PUBLIC HEARING PAGE 8 CASE NOS. GPA-002-2025 & SP-159-2025
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)
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.
Resolution No. 6117-25 Page 2
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.
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.
Resolution No. 6118-25 Page 2
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 Resolution No. 6118-25 Page 3
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.
Resolution No. 6118-25 Page 4
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 Resolution No. 6118-25 Page 5
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.
Resolution No. 6118-25 Page 6
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 Resolution No. 6118-25 Page 7
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.
Resolution No. 6118-25 Page 8
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).
Resolution No. 6118-25 Page 9
A decision becomes final if it is not timely appealed to the City Council. Appeal deadline is August 7, 2025.
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
Resolution No. 6119-25 Page 2
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
Resolution No. 6119-25 Page 3
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
Resolution No. 6119-25 Page 4
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.
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.
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.
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.
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