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HomeMy WebLinkAboutPacket 4.14.25Planning Commission Regular Meeting Agenda April 14, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  Members of the public may attend this meeting in­person or join via Zoom. Join from your computer:  https://zoom.us/j/83974927692 Join from your mobile phone via Zoom App. Meeting ID: 83974927692 Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83974927692 *For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30 second delay when viewing the meeting via YouTube. If you plan to provide a public comment during the meeting, please join the meeting via Zoom. For detailed participation and commenting options, please review the instructions provided at the end of this agenda. To download or view each item, select either Download PDF or View Item Details to the right of the agenda title.  JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS Vice­Chair Ward 3 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative CARL BENNINGER Ward 4 Representative BAO PHAM Ward 1 Representative ALAN WOO Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting Planning Manager Nuvia Ocampo Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 24, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROM MARCH 10, 2025) Project Applicant:      David Oh (Applicant) with Top Food Makers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner) Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.  2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONING DISTRICT. Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project:     Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­ premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control and to allow for after­hours operations at an existing eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­18 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­ 03) RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. 3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Administrative Matters 1. Planning Commission Basics *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 14, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/83974927692Join from your mobile phone via Zoom App. Meeting ID: 83974927692Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83974927692*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda. To download or view each item, select either Download PDF or View Item Details to the right of the agenda title.  JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS Vice­Chair Ward 3 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative CARL BENNINGER Ward 4 Representative BAO PHAM Ward 1 Representative ALAN WOO Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting Planning Manager Nuvia Ocampo Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 24, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROM MARCH 10, 2025) Project Applicant:      David Oh (Applicant) with Top Food Makers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner) Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.  2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONING DISTRICT. Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project:     Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­ premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control and to allow for after­hours operations at an existing eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­18 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­ 03) RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. 3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Administrative Matters 1. Planning Commission Basics *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 14, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/83974927692Join from your mobile phone via Zoom App. Meeting ID: 83974927692Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83974927692*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­ChairWard 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 24, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROM MARCH 10, 2025) Project Applicant:      David Oh (Applicant) with Top Food Makers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner) Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.  2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONING DISTRICT. Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project:     Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­ premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control and to allow for after­hours operations at an existing eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­18 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­ 03) RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. 3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Administrative Matters 1. Planning Commission Basics *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 14, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/83974927692Join from your mobile phone via Zoom App. Meeting ID: 83974927692Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83974927692*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­ChairWard 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 24, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROM MARCH 10, 2025) Project Applicant:      David Oh (Applicant) with Top Food Makers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner) Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.  2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONING DISTRICT. Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project:     Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­ premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control and to allow for after­hours operations at an existing eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­18 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­ 03) RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. 3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Administrative Matters 1. Planning Commission Basics *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 14, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/83974927692Join from your mobile phone via Zoom App. Meeting ID: 83974927692Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83974927692*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­ChairWard 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 24, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on April 4, 2025, andnotices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROMMARCH 10, 2025)Project Applicant:      David Oh (Applicant) with Top Food Makers, Inc., on behalfof Bolsa­Bushard, LLC (Property Owner)Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­02, and a determination of Public Convenience or Necessity(PCN) to allow the sale of beer, wine, and distilled spirits, for off­premisesconsumption through the operation of a Type­21 Alcoholic Beverage Center (ABC)license at a new proposed neighborhood grocery store, called Ole City Market.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­03 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 ASCONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCEOR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLEDSPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKETLOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­02 asconditioned; and2. Authorize staff to issue a Letter of Public Convenience or Necessity tothe State Department of Alcoholic Beverage Control. 2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THEPROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202,LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONINGDISTRICT.Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan(Applicant) on behalf of KRB Investments Management, LLC (Property Owner)Proposed Project:     Applicant is seeking approval of Conditional Use Permit(CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­ premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control and to allow for after­hours operations at an existing eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­18 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­ 03) RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. 3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Administrative Matters 1. Planning Commission Basics *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 14, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/83974927692Join from your mobile phone via Zoom App. Meeting ID: 83974927692Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83974927692*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­ChairWard 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 24, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on April 4, 2025, andnotices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROMMARCH 10, 2025)Project Applicant:      David Oh (Applicant) with Top Food Makers, Inc., on behalfof Bolsa­Bushard, LLC (Property Owner)Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­02, and a determination of Public Convenience or Necessity(PCN) to allow the sale of beer, wine, and distilled spirits, for off­premisesconsumption through the operation of a Type­21 Alcoholic Beverage Center (ABC)license at a new proposed neighborhood grocery store, called Ole City Market.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­03 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 ASCONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCEOR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLEDSPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKETLOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­02 asconditioned; and2. Authorize staff to issue a Letter of Public Convenience or Necessity tothe State Department of Alcoholic Beverage Control. 2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THEPROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202,LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONINGDISTRICT.Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan(Applicant) on behalf of KRB Investments Management, LLC (Property Owner)Proposed Project:     Applicant is seeking approval of Conditional Use Permit(CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­premises consumption through a Type­41 license from the Department ofAlcoholic Beverage Control and to allow for after­hours operations at an existingeating establishment.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­18 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 ASCONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLEPLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03)RESOLUTION NO. 2025­XXXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 ASCONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M.FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTONCENTER DRIVE, UNIT 202 (APN: 411­093­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­05 foron­sale beer and wine license as conditioned; and2. Adopt a resolution approving Conditional Use Permit No. 2025­06 forafter­hours operation as conditioned.3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUELOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONINGDISTRICT.Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa AnaStater Shops, LLC. (Property Owner)Proposed Project:    Appeal Application No. 2025­01 appealing the decisionmade by the Executive Director of Planning and Building Agency (PBA Director) torevoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning andBuilding Agency. This certificate was granted for a small recycling facility calledMoney for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke aland use certificate to the Planning Commission. Also pursuant to SAMC Section41­677, the PBA Director’s decision is vacated and the Planning Commissionshall hear the appeal and act upon the LUC application.Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Administrative Matters 1. Planning Commission Basics *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 14, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/83974927692Join from your mobile phone via Zoom App. Meeting ID: 83974927692Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83974927692*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­ChairWard 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 24, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on April 4, 2025, andnotices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROMMARCH 10, 2025)Project Applicant:      David Oh (Applicant) with Top Food Makers, Inc., on behalfof Bolsa­Bushard, LLC (Property Owner)Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­02, and a determination of Public Convenience or Necessity(PCN) to allow the sale of beer, wine, and distilled spirits, for off­premisesconsumption through the operation of a Type­21 Alcoholic Beverage Center (ABC)license at a new proposed neighborhood grocery store, called Ole City Market.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­03 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 ASCONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCEOR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLEDSPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKETLOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­02 asconditioned; and2. Authorize staff to issue a Letter of Public Convenience or Necessity tothe State Department of Alcoholic Beverage Control. 2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THEPROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202,LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONINGDISTRICT.Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan(Applicant) on behalf of KRB Investments Management, LLC (Property Owner)Proposed Project:     Applicant is seeking approval of Conditional Use Permit(CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­premises consumption through a Type­41 license from the Department ofAlcoholic Beverage Control and to allow for after­hours operations at an existingeating establishment.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­18 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 ASCONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLEPLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03)RESOLUTION NO. 2025­XXXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 ASCONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M.FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTONCENTER DRIVE, UNIT 202 (APN: 411­093­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­05 foron­sale beer and wine license as conditioned; and2. Adopt a resolution approving Conditional Use Permit No. 2025­06 forafter­hours operation as conditioned.3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUELOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONINGDISTRICT.Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa AnaStater Shops, LLC. (Property Owner)Proposed Project:    Appeal Application No. 2025­01 appealing the decisionmade by the Executive Director of Planning and Building Agency (PBA Director) torevoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning andBuilding Agency. This certificate was granted for a small recycling facility calledMoney for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke aland use certificate to the Planning Commission. Also pursuant to SAMC Section41­677, the PBA Director’s decision is vacated and the Planning Commissionshall hear the appeal and act upon the LUC application.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15321(a) (Class 21 – Enforcement Actions by RegulatoryAgencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATIONNO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THATALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESSAS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04).Recommended Action:Adopt a resolution upholding the Director of Planning and Building’sdecision to revoke Land Use Certificate No. 2003­03.Administrative Matters1. Planning Commission Basics*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in theCouncil Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning Commission DRAFT Regular Meeting Agenda Minutes March 24, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS Vice­Chair, Ward 3 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative CARL BENNINGER Ward 4 Representative BAO PHAM Ward 3 Representative ALAN WOO Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting Planning Manager Nuvia Ocampo Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:35 p.m. with commissioner Escamilla arriving at 5:41 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: None. CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 10, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Manuel J. Escamilla Status: 5 – 0 – 0 – 2 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on March 14, 2025, and notices were mailed on said date. 1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO. 2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVE URBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAY ZONE (MEMU) Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes (Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner) Proposed Project:     Applicant is requesting approval of Site Plan Review No. 2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus Agreement No. 2025­01 to facilitate the construction of a for­sale, multi­family residential development including 80 three­story townhome units and six four­story duplex units (eighty­six total units), five of which would be designated for very low­income households. The project will utilize one concession through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2024­53, will be filed for the project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR A MULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025­01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025­01, as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff.  Staff from Community Development Agency answered questions from the Commission.  Commission had questions for the applicant. Applicant, Louisa Feletto, answered questions from the Commission.  Moved by Commissioner Woo, seconded by Commissioner Ramos to Approve with added conditions. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – Pass *End of Business Calendar* WORK STUDY SESSION COMPREHENSIVE ZONING CODE UPDATE Minutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission.  *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:24 p.m. FUTURE AGENDA ITEMS APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  1 Planning Commission 3/24/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:35 p.m. with commissioner Escamilla arriving at 5:41 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: None. CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 10, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Manuel J. Escamilla Status: 5 – 0 – 0 – 2 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on March 14, 2025, and notices were mailed on said date. 1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO. 2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVE URBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAY ZONE (MEMU) Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes (Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner) Proposed Project:     Applicant is requesting approval of Site Plan Review No. 2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus Agreement No. 2025­01 to facilitate the construction of a for­sale, multi­family residential development including 80 three­story townhome units and six four­story duplex units (eighty­six total units), five of which would be designated for very low­income households. The project will utilize one concession through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2024­53, will be filed for the project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR A MULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025­01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025­01, as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff.  Staff from Community Development Agency answered questions from the Commission.  Commission had questions for the applicant. Applicant, Louisa Feletto, answered questions from the Commission.  Moved by Commissioner Woo, seconded by Commissioner Ramos to Approve with added conditions. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – Pass *End of Business Calendar* WORK STUDY SESSION COMPREHENSIVE ZONING CODE UPDATE Minutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission.  *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:24 p.m. FUTURE AGENDA ITEMS APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  2 Planning Commission 3/24/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:35 p.m. with commissioner Escamilla arriving at 5:41p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: None.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 10, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Manuel J. Escamilla Status: 5 – 0 – 0 – 2 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on March 14, 2025, and notices were mailed on said date. 1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO. 2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVE URBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAY ZONE (MEMU) Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes (Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner) Proposed Project:     Applicant is requesting approval of Site Plan Review No. 2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus Agreement No. 2025­01 to facilitate the construction of a for­sale, multi­family residential development including 80 three­story townhome units and six four­story duplex units (eighty­six total units), five of which would be designated for very low­income households. The project will utilize one concession through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2024­53, will be filed for the project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR A MULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025­01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025­01, as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff.  Staff from Community Development Agency answered questions from the Commission.  Commission had questions for the applicant. Applicant, Louisa Feletto, answered questions from the Commission.  Moved by Commissioner Woo, seconded by Commissioner Ramos to Approve with added conditions. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – Pass *End of Business Calendar* WORK STUDY SESSION COMPREHENSIVE ZONING CODE UPDATE Minutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission.  *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:24 p.m. FUTURE AGENDA ITEMS APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  3 Planning Commission 3/24/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:35 p.m. with commissioner Escamilla arriving at 5:41p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: None.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 10, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Manuel J. EscamillaStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on March 14, 2025, andnotices were mailed on said date.1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO.2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THEPROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHINTHE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVEURBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAYZONE (MEMU)Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes(Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner)Proposed Project:     Applicant is requesting approval of Site Plan Review No.2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus AgreementNo. 2025­01 to facilitate the construction of a for­sale, multi­family residentialdevelopment including 80 three­story townhome units and six four­story duplexunits (eighty­six total units), five of which would be designated for very low­incomehouseholds. The project will utilize one concession through the density bonusagreement pursuant to California Government Code Sections 65915 through65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice ofExemption, Environmental Review No. 2024­53, will be filed for the project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR AMULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIALUNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025­01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025­01, as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff.  Staff from Community Development Agency answered questions from the Commission.  Commission had questions for the applicant. Applicant, Louisa Feletto, answered questions from the Commission.  Moved by Commissioner Woo, seconded by Commissioner Ramos to Approve with added conditions. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – Pass *End of Business Calendar* WORK STUDY SESSION COMPREHENSIVE ZONING CODE UPDATE Minutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission.  *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:24 p.m. FUTURE AGENDA ITEMS APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  4 Planning Commission 3/24/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:35 p.m. with commissioner Escamilla arriving at 5:41p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: None.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 10, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Manuel J. EscamillaStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on March 14, 2025, andnotices were mailed on said date.1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO.2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THEPROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHINTHE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVEURBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAYZONE (MEMU)Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes(Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner)Proposed Project:     Applicant is requesting approval of Site Plan Review No.2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus AgreementNo. 2025­01 to facilitate the construction of a for­sale, multi­family residentialdevelopment including 80 three­story townhome units and six four­story duplexunits (eighty­six total units), five of which would be designated for very low­incomehouseholds. The project will utilize one concession through the density bonusagreement pursuant to California Government Code Sections 65915 through65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice ofExemption, Environmental Review No. 2024­53, will be filed for the project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR AMULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIALUNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN:402­191­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTYMAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNITSUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTYLOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITYBONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO.2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FORTHE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03)Recommended Action:1. Adopt a resolution approving Site Plan Review No. 2025­01, asconditioned;2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01(County Map No. 19337), as conditioned; and3. Adopt a resolution approving a concession in development standards asmemorialized in Density Bonus Agreement No. 2025­01, as conditioned.Minutes: Staff provided a brief presentation.Commission had questions for staff. Staff from Community Development Agency answered questions from theCommission. Commission had questions for the applicant.Applicant, Louisa Feletto, answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Ramos toApprove with added conditions.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva,Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass*End of Business Calendar*WORK STUDY SESSIONCOMPREHENSIVE ZONING CODE UPDATEMinutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission.  *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:24 p.m. FUTURE AGENDA ITEMS APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  5 Planning Commission 3/24/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:35 p.m. with commissioner Escamilla arriving at 5:41p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: None.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 10, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Manuel J. EscamillaStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on March 14, 2025, andnotices were mailed on said date.1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO.2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THEPROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHINTHE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVEURBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAYZONE (MEMU)Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes(Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner)Proposed Project:     Applicant is requesting approval of Site Plan Review No.2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus AgreementNo. 2025­01 to facilitate the construction of a for­sale, multi­family residentialdevelopment including 80 three­story townhome units and six four­story duplexunits (eighty­six total units), five of which would be designated for very low­incomehouseholds. The project will utilize one concession through the density bonusagreement pursuant to California Government Code Sections 65915 through65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice ofExemption, Environmental Review No. 2024­53, will be filed for the project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR AMULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIALUNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN:402­191­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTYMAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNITSUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTYLOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITYBONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO.2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FORTHE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03)Recommended Action:1. Adopt a resolution approving Site Plan Review No. 2025­01, asconditioned;2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01(County Map No. 19337), as conditioned; and3. Adopt a resolution approving a concession in development standards asmemorialized in Density Bonus Agreement No. 2025­01, as conditioned.Minutes: Staff provided a brief presentation.Commission had questions for staff. Staff from Community Development Agency answered questions from theCommission. Commission had questions for the applicant.Applicant, Louisa Feletto, answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Ramos toApprove with added conditions.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva,Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass*End of Business Calendar*WORK STUDY SESSIONCOMPREHENSIVE ZONING CODE UPDATEMinutes: Staff provided a brief presentation to the Commission.Commission had questions for staff.Staff answered questions from the Commission. *End of Work Study Session Calendar*STAFF COMMENTSMinutes: Staff had comments for the Commission. COMMISSIONER COMMENTSMinutes: Commission had comments for staff. ADJOURNMENTThe next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in theCouncil Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 9:24 p.m.FUTURE AGENDA ITEMSAPPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATIONIf you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.1. Connecting directly from your computer:Click on the link on top of this agenda ORGo to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The MeetingID is listed at the top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  6 Planning Commission 3/24/2025     Planning and Building Agency Item # XX City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report April 14, 2025 Topic: Conditional Use Permit No. 2025-02 – Ole City Market (1623 W. Seventeenth Street) RECOMMENDED ACTIONS 1. Adopt a resolution approving Conditional Use Permit No. 2025-02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. EXECUTIVE SUMMARY David Oh with Top Food Makers, Inc. (applicant), on behalf of Bolsa-Bushard, LLC (Property Owner), is requesting approval of Conditional Use Permit (CUP) No. 2025-02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Control (ABC) license at a proposed neighborhood grocery store (Ole City Market) proposed to be located at 1623 W. Seventeenth Street. Pursuant to Section 41-196 of the Santa Ana Municipal Code (SAMC), establishments wishing to sell alcoholic beverages for off-premises consumption require approval of a CUP. In addition, Section 41-645.5 of the SAMC and Section 23958.4 of the Business and Professions Code require a determination of PCN in the event that a business requesting a CUP for an off-sale alcohol license is located within an area deemed to have an “undue concentration” of said licenses, as determined by the California Department of Alcoholic Beverage Control (ABC). Staff is recommending approval of the applicant’s request because the use will be consistent with the General Plan land use designation as well as several goals and policies. Moreover, the proposed use would help generate additional economic growth and stability in the City and would be an added amenity to the neighborhood. In addition, staff is recommending approval considering the site is located away from sensitive land uses and the property’s history of compliance with City codes and regulations. Lastly, the proposed market and ancillary alcohol sales is anticipated to serve the public by offering a convenient one-stop, full grocery store experience without resulting in detrimental impacts to the surrounding neighborhood. Planning Commission Action March 10, 2025 On March 10, 2025, the Planning Commission held a duly noticed public hearing for the proposed project. Prior to the public hearing, staff received two written comment letters regarding the project. The letters posed questions about the application process, Police Department review, the number of liquor licenses in the area (i.e., overconcentration), and General Plan consistency. At the public hearing, the Planning Commission engaged in dialogue and posed questions to staff regarding operating hours, the number of liquor licenses in the area (i.e., overconcentration), the alcohol display area proposed compared to the previous grocery store at the same location, loading and unloading requirements, build-out process, and overall community outreach.     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) April 14, 2025 Page 2 of 9 4 9 6 9 During the public comments section, two members of the public spoke in opposition of the project, citing concerns regarding community outreach, overconcentration and the impacts generated as of a result of having a grocery store with liquor sales. Moreover, the public speakers requested that the Planning Commission continue the public hearing until the applicant conducted additional community outreach, which is described in the “Public Notification and Community Outreach” section of this report. After additional discussion, the Planning Commission motioned to continue the public hearing to a date uncertain, which was approved unanimously. This action required re- noticing of the project for the April 14, 2025, Planning Commission public hearing. DISCUSSION Project Description The applicant is requesting approval of a CUP to allow the sale of beer, wine and distilled spirits, for off-premises consumption at a commercial tenant space addressed as 1623 W. Seventeenth Street. The tenant space is located on the northeast corner of Seventeenth Street and College Avenue, within an existing multi-tenant commercial center approximately 4.3-acres in size. The commercial center is comprised of two clusters of commercial buildings. One cluster of buildings is located along the southern portion of the property and comprised of three separate buildings and multiple tenants, including Orange Tech, Don Roberto Jewelers, and a 98-Cent Store. The second cluster of buildings is located towards the north (rear) of the property, and is occupied by The Hacienda Restaurant and Good Habits Dental Care, among other commercial tenants. As proposed, the applicant is seeking to establish a new neighborhood grocery store called Ole City Market. The space proposed to be occupied by the market is approximately 11,861 square feet in size and was formerly a Northgate Gonzales Market. To establish the new market, the applicant is proposing a complete interior renovation that includes demolition of existing interior walls, furnishing, fixtures, etc., and the construction of new partition walls, ADA restrooms, new paint and flooring, new electrical, plumbing, and mechanical. The improvements would include displays for fresh produce, meats, seafood, deli items, frozen foods, groceries, and beverages. As shown on Exhibit 4 of this staff report, the total alcohol storage area is limited to 184 square feet of the overall gross floor area, or approximately 1.55-percent. This includes a 154-square- foot beer and wine cooler area and a 30-square-foot liquor cabinet. The hours of operation are proposed to be Monday through Sunday from 7:00 a.m. to 10:00 p.m. After-hours operations are not being requested at this time. Separate from the interior work proposed by the applicant, the site property owner is also proposing an extensive exterior remodel and various site improvements, to include resurfacing of the parking lot, new parking lot striping, and improvements to lighting, landscaping, and signage. The exterior remodel would be limited to the cluster of buildings on the south end of the property, closest to Seventeenth Street. Preliminary plans shared with the Planning and Building Agency (PBA) highlight removal of a dated architectural design from the 1950s, including the round arches, awnings, and mismatched roof parapets, including a mission-style inspired roof parapet (remnant of the Northgate Market). Per the preliminary plans, the exterior remodel and site improvements are proposed to be of a cohesive design with modern features and color scheme comprised of various shades of grey and accent colors, reflecting the Ole City Market branding. Landscaping would also be planted in compatible, neutral above-ground planters, as well as in planter beds throughout the site, featuring a variety of colorful flowering shrubs, soft foliage,     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) April 14, 2025 Page 3 of 9 4 9 6 9 accent shrubs and evergreen shrubs. Overall, the improvements would include solid construction materials that will ensure that the project ages well for the duration of the building’s lifetime. At the time this report was printed, the applicant has not submitted the tenant improvement (TI) plans nor the exterior façade remodel plans to the PBA. However, issuance of the CUP approval would be subject to completion of all proposed construction work, subject to adherence with all City and California Building Code (CBC) requirements, and subject to issuance of a Certificate of Occupancy for Ole City Market. Staff is also recommending various conditions of approval to ensure that the site is improved accordingly, including parking improvements, new trash enclosure, refurbished landscaping and light standards, and improved signage. Table 1: Project and Location Information Table 2: Operational Standards Standards Permissible by SAMC Proposed Hours of Operation for Alcohol Sales Monday through Sunday from 7:00 a.m. to 12:00 a.m. (midnight), unless extended by a separate after-hours CUP Monday through Sunday from 7:00 a.m. to 10:00 p.m.; Complies Window Display 25% of Window Coverage Complies Project Background The project site was developed in the 1950s as an office building for State agencies. Since then several permits have been issued for interior and exterior tenant improvements. In the 1970s and 1980s, the subject building was occupied by child welfare offices. In 1994, Northgate Gonzales Market began occupying the site. The same year, Northgate Market received approval of a conditional use permit for a Type 20 ABC license to allow the off-premise sale of beer and wine. Item Information Project Address and Council Ward 1623 W. Seventeenth Street – Ward 3 Nearest Intersection Seventeenth Street and College Avenue General Plan Designation General Commercial (GC) Zoning Designation General Commercial (C2) North Professional and Medical Offices East Commercial Shopping Center South Santa Ana College Surrounding Land Uses West Professional Office (OC Health Agency) Item Information Property Size 4.275 acres (186,235 sq. ft.) Existing Site Development The subject site is developed with a two separate multi- tenant commercial buildings and a surface parking lot. Unit Size 11,861 sq. ft. Use Permissions Allowed with approval of a CUP Uses SAMC sections 41-196(a), 41-365(a), 41-377(a) & 41- 645.5Zoning Code Sections Affected Operational Standards SAMC Section 41-196(f) Census Tract No.753.02Census Tract and ABC License Information No. of Allowed and Existing Licenses (off-sale)2 Allowed & 4 Existing     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) April 14, 2025 Page 4 of 9 4 9 6 9 On March 9, 2015, Northgate Market received approval of CUP No. 2015-04 to upgrade from a Type 20 ABC license to a Type 21 ABC license in order to distilled spirits for off-premise consumption, in addition to its existing beer and wine sales. Northgate Market remained in operation at the location until the end of 2022 and the tenant space has remained vacant since. Northgate Market transferred their Type 21 ABC license in November 2022 to their new location at 2603 W. Westminster Avenue. Ole City Market is a supermarket chain with four locations in Los Angeles County. The company’s origins trace back to 1998 with the establishment of Villa Market in Long Beach. In 2003, the company expanded by acquiring Best Bargain in Inglewood, a 25,000-square-foot market that originally opened as an Alpha Beta in the late 1960s. The establishment is dedicated to providing competitively priced, high-quality goods in a convenient and welcoming shopping environment. Product offerings include fresh produce, meats, seafood, deli items, frozen foods, groceries, beverages, and a selection of beer and liquor. Project Analysis Conditional Use Permit Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. The purpose of regulating establishments that sell alcoholic beverages is to set forth operating practices and procedures and to minimize impacts to surrounding areas. Staff has reviewed the applicant’s request and has determined that the sale of alcoholic beverages for off-premises consumption at the subject location will not be detrimental to the health, safety, or welfare of the community. Pursuant to Section 41-196(c) and 41-196(d) of the SAMC, the subject site is exempt from separation requirements for off-sale establishments, as the subject tenant space exceeds 10,000 square feet in size. Given that the market is over 10,000 square feet in size, it is also not subject to the maximum alcohol storage and display area for off-sale establishments of five-percent (5%). Although not subject to this requirement, the applicant is proposing an alcohol storage and display area of less than two percent (2%). Furthermore, the site will be in compliance with all standards of SAMC Section 41-196(f) for the off-premise sale of alcoholic beverages, which can also be found as part of Exhibit 1. These operational standards will mitigate potential impacts on the adjacent uses and ensure the use does not become an attractive nuisance to the community. The proposed sale of alcoholic beverages for off-premises consumption will provide an ancillary service to Ole City Market customers by allowing them the ability to purchase a wider variety of alcoholic beverages in conjunction with groceries. This would allow the market to remain economically viable and compete with nearby stores offering the same type of services, and would allow the market to better serve the community by providing an added convenience and a “one- stop” shopping experience. Moreover, the use will not be detrimental to persons residing and working in the area as the operation standards will ensure that the use will not create any negative or adverse impacts. Ole City Market is an established grocery chain with established policies and procedures focused on security and alcohol responsibility, which will help ensure that alcohol sales are handled in a responsible manner and in a manner in compliance with all applicable laws.     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) April 14, 2025 Page 5 of 9 4 9 6 9 Lastly, the subject site is located in a commercial zone, which abuts a larger commercial shopping center to the east containing three businesses that also offer sale of alcoholic beverages for off- premises consumption. These business locations are further discussed in Table 3 of the staff report, below. Moreover, the market is not in close proximity to any parks, playgrounds, religious institutions, or schools primarily attended by minors. The establishment will comply with the operational standards set forth in Section 41-196(f) of the SAMC, thereby mitigating impacts to public health, safety, and welfare. Furthermore, the City has not received any complaints or issued any notice of violations to the property owner or previous tenants, including when the Northgate Market occupied the site and was also selling alcoholic beverages for off-premises consumption. General Plan Consistency The approval of the proposed project will be consistent with the General Plan land use designation of General Commercial (GC), which allows for the development of highly visible and accessible shopping opportunities along arterial corridors. The proposed use would provide an added amenity and would promote a land use that enhances the City’s economic fiscal viability and mitigates any potential impacts to the surrounding community. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2 and 3 of the Land Use (“LU”) Element and Goals 1 and 3 of the Economic Prosperity (“EP”) Element as discussed below. Goal LU-1 encourages land use plans that improve the quality of life and respects our existing community. Moreover, Policy 1.1 of the LU encourages compatibility between land uses to enhance livability and promote healthy lifestyles. As a full-service grocery store with ancillary alcohol sales, Ole City Market would provide a much-needed service to Santa Ana residents and visitors, thereby improving the quality of life. Specifically, Ole City Market is dedicated to providing competitively priced, high-quality goods in a convenient and welcoming shopping environment. Their product offerings include fresh produce, meats, seafood, deli items, frozen foods, groceries, beverages, and a selection of beer and liquor. As such, the market will be compatible with the surrounding businesses as it supports the residential environment by providing additional food options and ancillary alcohol selection. Goal LU-2 encourages a balance of land uses that meet Santa Ana’s diverse needs and Policy 2.7 supports land use decisions that encourage the creation, development, and retention of businesses in Santa Ana. The proposed use is consistent with Goal LU-2 and Policy 2.7 as it actively contributes to fostering land use decisions that promote the establishment, growth, and sustainability of business in Santa Ana. The establishment of a new grocery store along a major corridor will continue to encourage a wide range of commercial uses that benefit the existing neighborhood and the surrounding community. Moreover, the location of the proposed market will provide for an enhancement to the immediate surrounding area, as the tenant space is currently vacant and the commercial site underutilized. Goal LU-3 supports preservation and improvement of the character and integrity of existing neighborhoods and districts. Moreover, Policy 3.1 supports new development, which provides a net community benefit and contributes to neighborhood character and identity. The proposed project is consistent with Goal 3 and Policy 3.1 as it is designed to revitalize the currently underutilized site, presenting a tangible improvement that will greatly benefit the neighboring community. Moreover, the proposed interior and exterior improvements to the building, as well as the future site improvements, will assist the integrated commercial site by bringing in new     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) April 14, 2025 Page 6 of 9 4 9 6 9 customers. Additionally, the introduction of the new grocery market will also strengthen the commercial viability and enduring success of the establishment. Goal EP-1 promotes a dynamic local economy that provides and creates employment opportunities for all residents in the City. Policy 1.2 encourages new job-producing businesses and retention of existing job-producing businesses that provide living-wage employment opportunities. The project is consistent with Goal EP-1 and Policy 1.2, as the proposed use and proposed improvements would help generate additional economic growth and stability in the City by further activating an underutilized site and helping generate sales tax revenue. Furthermore, the proposed project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. Goal EP-3 promotes a business friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. Policy 3.7 promotes a solution-based customer focus in order to facilitate additional development and investment in the community. Moreover, Policy 3.8 encourages a balance of fiscal and qualitative community benefits when making land use decisions. The project would be consistent with Goal EP-3 and Policies 3.7 and 3.8, as it provides for a new grocery store tenant at an existing underutilized commercial center and promotes a use that would provide services to the community and visitors. Moreover, proposed use is anticipated to improve economic growth by generating additional sales tax revenue. This additional revenue would improve the financial health of the business itself and contribute to the broader economic sustainability of the City. Lastly, the sale of alcohol beverages for off-premises consumption at this site will provide an additional location in Santa Ana where residents can purchase alcohol, which will ensure local spending. Public Convenience or Necessity Analysis PCN requests are governed by Section 41-645.5 of the SAMC and Section 23958.4 of the Business and Professions Code. A PCN determination is required for this project because Ole City Market is located in a census tract where the ratio of existing retail off-premises alcohol licenses to population in the census tract exceeds the ratio of retail off-premises alcohol licenses to population in the county, resulting in an over concentration as determined by ABC. Ole City Market is located in Census Tract No. 753.02, which ABC allows a maximum of two off-premises alcohol licenses, while there are currently four active licenses per ABC. Per ABC, an “undue concentration” would occur if more than two off-premises licenses were within this census tract. Table 3 below and Exhibit 5 identify the location of the existing off-premises alcohol licenses. The licensed establishments are located intermittently throughout the census tract, with all four of the licensed premises located approximately less than 0.3 miles from the proposed Ole City Market. Table 3: Off-Premises ABC Licenses within Census Tract No. 753.02 Premises Location License Type Distance (1) Parks Dairy 1927 W. Seventeenth Street Type 20 0.3 miles (2) Target 1441 W. Seventeenth Street Type 21 0.2 miles (3) Smart & Final 1523 W. Seventeenth Street Type 21 0.1 miles (4) CVS 1545 W. Seventeenth Street Type 21 0.1 miles PCN requests are governed by Section 41-645.5 of the SAMC, and certain findings must be made in order to grant the PCN. Conversely, the inability to make these findings would result in a denial.     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) April 14, 2025 Page 7 of 9 4 9 6 9 Ole City Market will mitigate any potential detrimental effects, should any arise, by enforcing policies protocols, and alcohol-related training initiatives, to ensure that alcohol sales are handled in a responsible manner to deter crime, loitering, and any other activity that could be detrimental to the surrounding community. The ability to purchase alcoholic beverages with other grocery items will offer customers a more complete shopping experience and will provide a service to Ole City Market customers by eliminating the need for an additional shopping trip to other off-sale alcoholic beverage establishments nearby. The proposed sale of alcoholic beverages for off- premises consumption would improve the overall functions of the business by enhancing the complete grocery store experience. The addition of alcoholic beverages for off-premises consumption at this Ole City Market location ensures the store will remain economically viable and that it can offer a full selection of items that grocery customers expect. Because of this, staff recommends that the Planning Commission grant a determination of PCN and authorize staff to issue a Letter of PCN to ABC. Police Department Analysis The Police Department has reviewed this request and has no concerns, as the operational standards applicable to off-premises ABC licenses will mitigate any potential impacts to the surrounding community. The Police Department reviews such applications for the sale of alcoholic beverages in order to ensure that the potential crime and nuisance behaviors associated with alcohol consumption are mitigated to the greatest extent possible. For off-premises licenses, the Police Department analyzes the crime rate in the area using the standards and definitions contained in the Business and Professions Code Section 23948.4(c)(2), which are also utilized by ABC. This section defines “reported crimes” as criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny theft, and motor vehicle theft, combined with all arrests for other crimes, both felonies and misdemeanors, except traffic citations. The Police Department then compares the number of such crimes in the reporting district as compared to the number of crimes in other reporting districts. In keeping with the standard used by ABC and Business and Professions Code, should the Police Department determine that the reporting district has a 20 percent greater number of reported crimes than the average number found in all reporting districts, the Police Department will consider this information in making its recommendation. As part of the application process, the application was reviewed by the Police Department. Based on its review, the Police Department has no issues of concern regarding this application. Table 4: Police Department Analysis and Criteria for Recommendation Police Department Analysis and Criteria for Recommendation Police Grid No. and Rank Police Grid No. 124; ranked 69 out of 102 Police Reporting Grids (68th percentile). Threshold for High Crime This reporting district is below the 20 percent threshold established by the State for high crime. Police Department Recommendation As part of the review approval process, this application has been analyzed by the Santa Ana Police Department. Based on our most recent Citywide Incident Ranking Report, the Police Department has no concerns regarding activity in the area, as no significant events have occurred. The Police Department is satisfied with the operational standards applicable for a Type 21 ABC license and conclude that the conditions set forth will mitigate any potential negative impact to the surrounding community, and therefore does not oppose the granting of a CUP modification.     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) April 14, 2025 Page 8 of 9 4 9 6 9 Public Notification and Community Outreach Project notifications for the March 10, 2025, public hearing were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 6. The project site is located within the Riverview Neighborhood Association and adjacent to the Artesia-Pillar Neighborhood Association. Staff contacted the presidents of the neighborhood associations to identify any areas of concerns due to the proposed application request. As previously discussed, staff received two public comment letters from a member of the public representing the Riverview Neighborhood Association. The comments were received prior to the public hearing, posing questions and concerns regarding the project. Since the March 10, 2025, public hearing, the applicant has worked with Planning Division staff to address concerns regarding community outreach. The applicant organized and held a community meeting on Wednesday April 2, 2025, at 5:30 p.m. at the Newsong Church at 1010 W. Seventeenth Street. Notification for this meeting included flyers mailed out to property owners within 2,000-feet of the proposed project area (1623 W. Seventeenth Street). In addition, Planning Division staff assisted by emailing and notifying representatives of the Riverview Neighborhood Association and Artesia-Pillar Neighborhood Association. Lastly, Newsong Church advertised the meeting through their social media accounts. The community meeting was attended by a mix of participants who were at Newsong Church for unrelated activities, and by a group of community leaders who were in attendance specifically for the Ole City Market information. The applicant provided information to the community regarding their existing stores and the store offerings. In addition to a short presentation, the applicant met in a small group with select community leaders to discuss their concerns. Concerns brought up by the community leaders included ongoing crime and transient activities at the location and general area, as well as overconcentration of alcohol sales. Through additional information provided, the community leaders were made aware that the proposed project would be a bona fide grocery store and not a discount market. The continued public hearing required re-noticing, based on the Planning Commission’s actions at the March 10, 2025, public hearing. As such, project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice for the April 14, 2025, public hearing, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 7. Again, staff contacted the presidents of the Riverview Neighborhood Association and Artesia-Pillar Neighborhood Association. At the time this report was printed, no additional issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use as determined by the lead agency. The project proposes to allow the sale of beer, wine, and distilled spirits, at an existing commercial tenant space located at 1623 W. Seventeenth Street. Moreover, the commercial tenant space was previously occupied     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) April 14, 2025 Page 9 of 9 4 9 6 9 with a different grocery store, which also sold beer, wine, and distilled spirits, for off-premises consumption. As such, a Notice of Exemption, Environmental Review No. 2025-03, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution 2. Vicinity Zoning and Aerial View 3. Site Photos 4. Architectural Plans 5. Map of Off-Sale ABC Licenses within Census Tract No. 753.02 6. Copy of Public Notices – March 10, 2025 7. Copy of Public Notices – April 14, 2025 Submitted By: Pedro Gomez, AICP, Principal Planner Approved By: Ali Pezeshkpour, AICP, Acting Executive Director of Planning and Building Agency     Resolution No. 2025-XX Page 1 of 15 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF-PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399-121-03) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. David Oh with Top Food Makers, Inc. (“Applicant”), on behalf of Bolsa-Bushard, LLC (“Property Owner”), is requesting approval of Conditional Use Permit (“CUP”) No. 2025-02 and a determination of Public Convenience or Necessity (“PCN”) to allow the sale of beer, wine and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Control (ABC) license at a new grocery store (“Ole City Market”) proposed to be located at 1623 W. Seventeenth Street (“Project”). B. Santa Ana Municipal Code (“SAMC”) Section 41-196 requires approval of a CUP for establishments wishing to sell alcoholic beverages for off-premises consumption. C. On July 25, 1994, the City of Santa Ana Planning Commission approved CUP No. 1994-08 allowing the sale of beer and wine for off-premises consumption for a grocery store (Northgate Gonzales Market) at 1623 W. Seventeenth Street. D. On March 9, 2015, the Planning Commission approved CUP 2015-04 allowing an existing grocery store (Northgate Gonzales Market) to upgrade from a Type 20 ABC license to a Type 21 ABC license in order to sell beer, wine, and distilled spirits for off-premise consumption at 1623 W. Seventeenth Street. E. A CUP is a land use approval which runs with the land and may be continued perpetually, provided that the property is not vacated for a period of more than 12-months. The Northgate Gonzales Market business located at 1623 W. Seventeenth Street, which was in receipt of CUP No. 2015-04, vacated the subject property and the property remained vacant for more than 12 consecutive months. Therefore, CUP No. 2015-04 is considered expired and null and void. F. SAMC Section 41-645.5 and California Business and Professions Code     Resolution No. 2025-XX Page 2 of 15 Section 23958.4, requires a determination of PCN when a request for the sale of alcoholic beverages for off-premises consumption is located within an area deemed to have an undue concentration of off-premises alcohol licenses as determined by the Department of Alcoholic Beverage Control (“ABC”). G. On March 10, 2025, the Planning Commission held a duly noticed public hearing for CUP No. 2025-02. The Planning Commission voted unanimously to continue the public hearing to a date uncertain. H. On April 2, 2025, the Applicant held a voluntary community meeting at Newsong Church at 1010 W. Seventeenth Street. Notification for this meeting included flyers mailed out to property owners within 2,000 feet of the proposed project area and direct notification to representatives of the Riverview Neighborhood Association and Artesia-Pillar Neighborhood Association of the community meeting. I. On April 14, 2025, the Planning Commission held a duly noticed continued public hearing for CUP No. 2025-02. J. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a CUP pursuant to SAMC Section 41- 638, have been established for CUP No. 2025-02 to allow the sale of beer, wine, and distilled spirits, for off-premises consumption at a new grocery store (Ole City Market) located at 1623 W. Seventeenth Street: 1. That the proposed use will provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The sale of beer, wine, and distilled spirits for off-premises consumption at the subject location will contribute to the general wellbeing of the existing neighborhood. It will provide an ancillary service to Ole City Market customers by allowing them the ability to purchase a wider variety of alcoholic beverages in conjunction with groceries. This would allow the market to remain economically viable and compete with nearby stores offering the same type of services, and would allow the market to better serve the community by providing an added convenience and a “one-stop” shopping experience. Operational standards applicable to the ABC license, pursuant to SAMC Section 41- 196(f), and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The sale of beer, wine, and distilled spirits for off-premises     Resolution No. 2025-XX Page 3 of 15 consumption at the subject site will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The subject site is located in a commercial zone, which abuts a larger commercial shopping center to the east containing three businesses that also offer sale of alcoholic beverages for off-premises consumption. Moreover, the market is not in close proximity to any parks, playgrounds, religious institutions, or schools primarily attended by minors. The establishment will comply with the operational standards set forth in Section 41-196(f) of the SAMC, thereby mitigating impacts to public health, safety, and welfare. Furthermore, the City has not received any complaints or issued any notice of violations to the property owner or previous tenants, including when previous grocery stores occupied the site and sold alcoholic beverages for off-premises consumption. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The sale of beer, wine, and distilled spirits for off-premises consumption at the subject site will not adversely affect the economic stability of the area, but will instead allow Ole City Market to compete with other nearby stores that offer a full selection of alcoholic beverages for sale to their customers. The offering of alcoholic beverages for off-premises consumption will allow Ole City Market to remain economically viable and will contribute to the overall success of the City. Moreover, the proposed improvements would help generate additional economic growth and stability in the City by further activating an underutilized site and helping generate sales tax revenue. Lastly, the proposed Project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 (Zoning) of the SAMC for such use. The sale of beer, wine, and distilled spirits for off-premises consumption will be in compliance with all applicable regulations and operational standards imposed on an establishment selling alcoholic beverages for off-premises consumption pursuant to Chapter 41 of the SAMC. The establishment will be maintained as a commercial building with primary retail, having suitable storage facilities and supplying an assortment of essential goods. Moreover, operational standards, pursuant to Section 41-196(f) of the SAMC, and conditions of approval, will ensure the establishment remains in compliance with all applicable codes     Resolution No. 2025-XX Page 4 of 15 and regulations related to alcohol sales to ensure that the use does not impact neighboring properties or create an attractive nuisance. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The approval of the proposed Project will be consistent with the General Plan land use designation of General Commercial (GC), which allows for the development of highly visible and accessible shopping opportunities along arterial corridors. The proposed use would provide an added amenity and would promote a land use that enhances the City’s economic fiscal viability and mitigates any potential impacts to the surrounding community. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2 and 3 of the Land Use (“LU”) Element and Goals 1 and 3 of the Economic Prosperity (“EP”) Element as discussed below. Goal LU-1 encourages land use plans that improve the quality of life and respects our existing community. Moreover, Policy 1.1 of the LU encourages compatibility between land uses to enhance livability and promote healthy lifestyles. As a full-service grocery store with ancillary alcohol sales, Ole City Market would provide a much-needed service to Santa Ana residents and visitors, thereby improving the quality of life. Specifically, Ole City Market is dedicated to providing competitively priced, high-quality goods in a convenient and welcoming shopping environment. Their product offerings include fresh produce, meats, seafood, deli items, frozen foods, groceries, beverages, and a selection of beer and liquor. As such, the market will be compatible with the surrounding businesses as it supports the residential environment by providing additional food options and ancillary alcohol selection. Goal LU-2 encourages a balance of land uses that meet Santa Ana’s diverse needs and Policy 2.7 supports land use decisions that encourage the creation, development, and retention of businesses in Santa Ana. The proposed use is consistent with Goal LU-2 and Policy 2.7 as it actively contributes to fostering land use decisions that promote the establishment, growth, and sustainability of business in Santa Ana. The establishment of a new grocery store along a major corridor will continue to encourage a wide range of commercial uses that benefit the existing neighborhood and the surrounding community. Moreover, the location of the proposed market will provide for an enhancement to the immediate surrounding area, as the tenant     Resolution No. 2025-XX Page 5 of 15 space is currently vacant and the commercial site underutilized. Goal LU-3 supports preservation and improvement of the character and integrity of existing neighborhoods and districts. Moreover, Policy 3.1 supports new development, which provides a net community benefit and contributes to neighborhood character and identity. The proposed Project is consistent with Goal 3 and Policy 3.1 as it is designed to revitalize the currently underutilized site, presenting a tangible improvement that will greatly benefit the neighboring community. Moreover, the proposed interior and exterior improvements to the building, as well as the future site improvements, will assist the integrated commercial site by bringing in new customers. Additionally, the introduction of the new grocery market will also strengthen the commercial viability and enduring success of the establishment. Goal EP-1 promotes a dynamic local economy that provides and creates employment opportunities for all residents in the City. Policy 1.2 encourages new job-producing businesses and retention of existing job-producing businesses that provide living- wage employment opportunities. The Project is consistent with Goal EP-1 and Policy 1.2, as the proposed use and proposed improvements would help generate additional economic growth and stability in the City by further activating an underutilized site and helping generate sales tax revenue. Furthermore, the proposed Project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. Goal EP-3 promotes a business friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. Policy 3.7 promotes a solution-based customer focus in order to facilitate additional development and investment in the community. Moreover, Policy 3.8 encourages a balance of fiscal and qualitative community benefits when making land use decisions. The project would be consistent with Goal EP-3 and Policies 3.7 and 3.8, as it provides for a new grocery store tenant at an existing underutilized commercial center and promotes a use that would provide services to the community and visitors. Moreover, proposed use is anticipated to improve economic growth by generating additional sales tax revenue. This additional revenue would improve the financial health of the business itself and contribute to the broader economic sustainability of the City. Lastly, the sale of alcohol beverages for off-premises consumption at this site will provide an additional location in Santa Ana where residents can purchase alcohol, which will ensure local spending.     Resolution No. 2025-XX Page 6 of 15 K. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to determine a PCN pursuant to SAMC Section 41-645.5, have been established for CUP No. 2025-02 to allow the sale of beer, wine, and distilled spirits, for off-premises consumption at grocery store (Ole City Market) proposed to be located at 1623 W. Seventeenth Street: 1. The proposed use will not be detrimental to the character of development in the immediate neighborhood and will be in harmony with the overall objectives of the General Plan. The sale of beer, wine, and distilled spirits, for off-premises consumption will not be detrimental to the character of development in the immediate neighborhood. Ole City Market is a full-scale grocery store proposed to be located in an integrated shopping center that is designed to minimize intrusion into surrounding neighborhoods. The market is not in close proximity to any parks, playgrounds, religious institutions, or schools primarily attended by minors. Moreover, the primary entrance to the store is proposed to be located on the south side of the building and faces away from the nearest single-family residential development to the east. Operational standards applicable to the ABC license and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect any immediate residential neighborhood. The granting of CUP No. 2025-02 will be in harmony with the overall objective of the General Plan as stated in Section 1.H.5. above. 2. The economic benefit outweighs the negative impacts to the community as whole. The economic benefit associated with the sale of beer, wine, and distilled spirits for off-premises consumption at the subject site will outweigh any potential negative impacts to the community as a whole. The proposed use and proposed improvements would help generate additional economic growth and stability in the City by further activating an underutilized site and helping generate sales tax revenue. This additional revenue would improve the financial health of the business itself and contribute to the broader economic sustainability of the City. Furthermore, the proposed project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. 3. The issuance of the license will provide a needed service not currently being met in the community. The sale of beer, wine, and distilled spirits for off-premises consumption at the subject site will provide a needed service not currently being met     Resolution No. 2025-XX Page 7 of 15 at the subject site, as it would be ancillary to the primary grocery store and retail sales. The subject site was previously improved with grocery market (Northgate Gonzales Market), which vacated in late 2022. Ole City Market is proposing to establish in the City and fill that immediate needed service of providing a neighborhood grocery store option. Ole City Market is dedicated to providing competitively priced, high-quality goods in a convenient and welcoming shopping environment. Their product offerings include fresh produce, meats, seafood, deli items, frozen foods, groceries, beverages, and a selection of beer and liquor. They emphasize courtesy and care in every aspect of the customer experience, striving to be a market that customers can rely on for both value and service. 4. There exist special and unusual circumstances present here to justify a new retail alcohol outlet when there are already similar alcohol uses existing nearby. Ole City Market will provide its shoppers with a broad selection of goods and merchandise in a “one-stop” store service. The sale of beer, wine, and distilled spirits for off-premises consumption at the subject location will add an additional convenience to the broad selection of goods and merchandise available in the general area, which includes retailers that provide a mix of grocery items, apparel and accessories, health and beauty products, among other items. Moreover, Ole City Market will assist in creating an inclusive and economically diverse neighborhood and another shopping option. 5. The business cannot operate profitably without a liquor license. The proposed sale of alcoholic beverages for off-premises consumption will provide an ancillary service to Ole City Market customers by allowing them the ability to purchase a wider variety of alcoholic beverages in conjunction with groceries. This would allow the market to remain economically viable and compete with nearby stores offering the same type of services, and would allow the market to better serve the community by providing an added convenience and a “one-stop” shopping experience. 6. The applicant has demonstrated reasonable efforts to seek community input. As part of the application process, residents, business owners, and property owners within 1,000 feet of the Ole City Market were sent letters notifying them of the market’s application request for the sale of beer, wine, and distilled spirits. Moreover, the project site is located within the Riverview Neighborhood Association and adjacent to the     Resolution No. 2025-XX Page 8 of 15 Artesia-Pillar Neighborhood Association. The applicant has contacted the presidents of the neighborhood associations to identify any areas of concerns due to the proposed application request. In addition, the applicant organized and held a community meeting on Wednesday April 2, 2025, at 5:30 p.m. at the Newsong Church at 1010 W. Seventeenth Street. Notification for this meeting included flyers mailed out to property owners within 2,000 feet of the proposed project area (1623 W. Seventeenth Street). Representatives of the Riverview Neighborhood Association and Artesia-Pillar Neighborhood Association were notified directly. Lastly, Newsong Church advertised the meeting through their social media accounts. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use as determined by the lead agency. The project proposes to allow the sale of beer, wine, and distilled spirits, at an existing commercial tenant space located at 1623 W. Seventeenth Street. Moreover, the commercial tenant space was previously occupied with a different grocery store, which also sold beer, wine, and distilled spirits, for off-premises consumption. As such, a Notice of Exemption, Environmental Review No. 2025-03, will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action.     Resolution No. 2025-XX Page 9 of 15 Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025-02, as conditioned in Exhibit A, and in Exhibit B, Operational Standards for Off-Sale Establishments, attached hereto and incorporated herein, and grants the request for determination of Public Convenience or Necessity to allow the sale of beer, wine, and distilled spirits for off-premises consumption at an grocery store (Ole City Market) proposed to be located at 1623 W. Seventeenth Street. This decision is based upon the evidence submitted at the above- referenced hearing, including but not limited to: The Request for Planning Commission Action dated April 14, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 14th day of April 2025 by the following vote. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NUVIA OCAMPO, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on April 14, 2025. Date: Recording Secretary City of Santa Ana     EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-02 Conditional Use Permit No. 2025-02 to allow the sale of beer, wine, and distilled spirits for off- premises consumption is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. The Applicant/Licensee (hereinafter, “Applicant”) shall comply with each and every condition listed below in order to exercise the rights conferred by this conditional use permit. The Applicant shall remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. Any proposed amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 2. The sale of alcoholic beverages for off-premises consumption shall be permitted in accordance with the operational standards for off-premises establishments pursuant to Section 41-196(f) of the Santa Ana Municipal Code (“SAMC”), attached hereto as Exhibit B for reference, in accordance with the provisions of an off- premises alcohol license by the California Department of Alcoholic Beverage Control (“ABC”), and in accordance with the site and floor plans attached to the staff report documenting the approved scope of the project. 3. The sale of alcoholic beverages for off-premises consumption shall occur from 7:00 a.m. to 12:00 a.m. (midnight) seven days per week, unless modified through a subsequent and separate conditional use permit application for after-hours operations pursuant to SAMC Section 41-196(f)(14). 4. The Planning Division shall review Conditional Use Permit No. 2025-02 no later than twelve (12) months after full execution of this conditional use permit. Should any issues arise during such review, the Conditional Use Permit shall be scheduled for public hearing at the applicant’s full expense for condition modification(s). 5. Violations of the Conditional Use Permit, as contained in Section 41-647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41-651 of the SAMC. 6. Pursuant to Section 41-880 of the SAMC, the Property Owner shall submit a Sign Program application with the Planning Division for the existing multi-tenant development, to include sign criteria for freestanding, wall, and directional signage, as applicable. The Sign Program application shall be reviewed and adopted, prior to     any permit issued for any individual signs in the multi-tenant commercial development, including the proposed Ole City Market. 7. Within 90 days of the adoption of this resolution, the applicant shall conduct the following site improvements: a. Provide a new trash enclosure, pursuant to Section 16-34 of the SAMC and pursuant to all requirements per the City’s Public Works Agency (PWA). Moreover, the trash enclosure shall be fully roofed to prevent discharge of spilled contaminants into the storm drain system. b. All missing or dead landscape located around the subject building and throughout the entire site shall be rehabilitated, including, but not limited to, rehabilitation along the southern property line, Seventeenth Street. Applicant shall rehabilitate landscape and contact the Case Planner for a final walk- through inspection of the site. c. To the extent feasible, the applicant shall improve the site with new landscaping and landscaping planters, to further comply with the City’s Commercial Landscape Standards. Pursuant to Section 41-127 and 41-681.2 (Nonconforming Properties) of the SAMC, all on-site landscaping will be required be improved to bring the site closer into compliance with the landscaping requirements of SAMC. Requirement of a landscape application shall be as determined in the City’s Water Efficient Landscape Ordinance (WELO), Section 1.2 (Applicability). d. The existing parking lot shall be required to be repaired and/or resurfaced with a new layer of asphalt. All existing and/or proposed parking will be required to be striped with double-striping and shall be required to be designed to meet the City’s parking lot landscape planter detail designs. e. The property shall be improved with a loading space pursuant to Section 41- 1305 (Loading space requirements) of the SAMC. f. The applicant shall replace or modify the existing light standards throughout site. All existing and proposed light poles shall be required to be uniform and consistent in design. In addition, light fixtures and structural supports shall be required to be architecturally compatible with the theme of the proposed improvements. Lastly, all lighting shall be consistent with Chapter 9 of the City of Santa Ana Design Guidelines. g. Remove and replace the existing monument signage located adjacent to the southern driveway, along Seventeenth Street. Alternatively, the existing monument sign can be modified as feasible, pursuant to any required Sign Program adopted by the Planning Division. The new/modified monument sign shall be required to be compatible in design and consistent with the overall exterior improvements proposed for the existing commercial buildings.     8. The business owner shall maintain and adhere to a “Good Neighbor Policy,” implementing measures to ensure patrons comply with applicable noise, parking, and outdoor smoking regulations, and removing litter and preventing loitering in the areas in the immediate vicinity of the business. 9. The contact information for onsite management shall be posted in a prominent location at the primary entrance to the business to allow prompt reporting of any site issues. 10. Within 90 days of the adoption of this resolution, a Property Maintenance Agreement shall be executed and recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained. Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute the agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable);     e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms; f. The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement; and g. The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City.     EXHIBIT B Conditions of Approval for Conditional Use Permit No. 2025-02 Conditional Use Permit No. 2025-02 to allow the sale of beer, wine, and distilled spirits for off- premises consumption is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code (“SAMC”), the California Building Standards Code, and all other applicable regulations. The Applicant/ Licensee (hereinafter, “Applicant”) shall comply with each and every operational standard listed below, pursuant to SAMC Section 41-196(f), in order to exercise the rights conferred by this conditional use permit. Pursuant to SAMC Section 41- 196(f), these SAMC operational standards are reprinted to establish compliance with SAMC requirements for the granting of a Conditional Use Permit for on-premises alcoholic beverage sales. The Applicant must remain in compliance with all operational standards listed below throughout the life of this conditional use permit. Failure to comply with each and every operational standard may result in the revocation of the conditional use permit. 1. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 2. The applicant shall be responsible for maintaining free of litter the area adjacent to the premises over which he or she has control. 3. There shall be no exterior advertising of any kind or type, including window signs or other signs visible from outside, promoting or indicating the availability of alcoholic beverages on the premises. 4. There shall be no coin-operated games maintained on the premises at any time. 5. All public telephones shall be located on the interior of the premises. 6. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the applicant shall be removed or painted over within twenty-four (24) hours of being applied. 7. The applicant shall post a placard prohibiting loitering, pursuant to California Penal Code ("CPC") Section 602, on the exterior of the premises. 8. It shall be the Applicant's responsibility to ensure that CPC Section 602 is complied with at all times that the premises are in operation. 9. The applicant shall at all times utilize an age verification device for all purchases of alcoholic beverages.     10. The owner of the property or manager of the licensed premises shall maintain on the premises a written security policy and procedures manual, that has been approved by the Police Department, addressing at a minimum the following items; handling obviously intoxicated persons; establishing a reasonable ratio of employees to patrons, based upon activity level, in order to monitor beverage sales and patron behavior; handling patrons involved in fighting, arguing or loitering about the building and in the immediate adjacent area that is owned, leased, rented or used under agreement by the licensee(s); verifying age/checking identification of patrons; calling the police regarding observed or reported criminal activity. 11. If there is a marked or noticeable increase in the number of police-related incidents on or near the premises, as such increase may be determined by the chief of police, the Applicant may be required to provide state-licensed, uniformed security guards at a number determined by the chief of police. 12. All managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The California Department of Alcoholic Beverage Control must approve said training program. Records of each employee's successful completion of the certified training program required by this section shall be maintained on the premises of the alcoholic beverage outlet and shall be presented upon request by a representative of the City of Santa Ana. 13. Alcoholic beverages in containers of less than sixteen (16) ounces cannot be sold by single containers, but must be sold in pre-packaged multi-unit quantities. 14. The sales of alcoholic beverages shall be permitted only between the hours of 7:00 a.m. and 12:00/midnight each day of the week unless otherwise modified by the granting of an after-hours conditional use permit. 15. Existing building and required parking must conform to the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (building security ordinance). These code conditions will require that the existing project lighting, door/window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. 16. Cash register must be visible from the street at all times and shall not be obstructed at any time by temporary or permanent signage. 17. Window displays must be kept to a minimum for maximum visibility and shall not exceed twenty-five (25) per cent of window coverage. 18. Window displays and racks must be kept to a maximum height of three (3) feet including merchandise.     19. A timed-access cash controller or drop safe must be installed. 20. A silent armed robbery alarm must be installed and operable at all times. 21. Clearly distinguishable height markers shall be installed on the inside door jamb of all doors used by the public to access the store. Horizontal marks, one (1) inch wide by three (3) inch long, in different colors, and in a contrasting color to the background, shall be placed every six (6) inches beginning at five (5) feet and ending at six (6) feet six (6) inches. 22. No person under the age of twenty-one (21) shall sell or deliver alcoholic beverages. 23. A closed-circuit television system shall be provided and approved by the police department and shall be capable of viewing and recording events inside and outside the premises including the parking areas with a resolution which will clearly identify individuals for later identification as follows: a) A minimum of one (1) color camera at each cash register that views the front of a customer, from the waist to the top of the head. b) A minimum of one (1) color camera that views the full length side of a customer at the cash register area. c) A color camera recorder capable of recording events on all cameras simultaneously. d) A tape or disc storage library of recorded cameras kept for a minimum of sixty (60) days. e) If video tape is used, tapes cannot be taped over more than six (6) times. f) An audio recording component that will record sounds occurring at the customer counter. g) An internet protocol (IP)-based system is required. 24. It shall be the operator's responsibility to submit a shopping cart containment plan pursuant to SAMC Section 33.210. 25. The operator shall be responsible for obtaining all necessary permits for building tenant and freestanding signs. This shall include any window signs and temporary banners.     Ole City Market - CUP No. 2025-021623 W. Seventeenth Street Exhibit 2 - Vicinity Zoning and Aerial View ©2025 Digital Map Products.All rights reserved. Santa Ana Boundary Zoning Zoning 500 feet 2/24/25, 1:52 PM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html#1/1     EXHIBIT 3 - SITE PHOTOS CUP NO. 2025-02 1623 W. SEVENTEENTH STREET     EXHIBIT 3 - SITE PHOTOS CUP NO. 2025-02 1623 W. SEVENTEENTH STREET     OLÉ CITY MARKET 241007PROJECT NO.:CUP-112/30/2024 TITLE / SITE PLAN1623 W. 17TH ST., SANTA ANA, CA 92706 SOHN ARCHITECTS STEVEN J. SOHN, ARCHITECT 1501 E. ARTESIA BLVD., LONG BEACH, CA 90805 TEL:213-537-7188 N ENTRANCEENTRANCEENTRANCEENTRANCE ENTRANCE 11,891 sq ft PROPERTY LINE (E) DRIVEWAYNO PARKINGNO PARKINGNO PARKINGNO PARKINGNO PARKINGNO PARKINGNO PARKINGPROPERTY LINE PROPERTY LINEPROPERTY LINE (E) LANDSCAPE (E) DRIVEWAY (E) DRIVEWAY COLLEGE AVE. 19TH ST. SEVENTEENTH ST. ADJ. PROPERTY SINGLE STORY MARKET (1623 W. 17TH ST.) ADJ. PROPERTY ADJ. PROPERTY ADJ. TENANT SPACE (N.I.C.) ADJ. SPACE 1634A WAREHOUSE (N.I.C.) ADJ. SPACE 1634C COLLEGE HOSPITAL (N.I.C.) ADJ. SPACE 1725, 1801, & 1815 HACIENDA RESTAURANT (N.I.C.) EXISTING PAVED PARKING (N.I.C.) EXISTING PAVED PARKING (N.I.C.) EXISTING PAVED PARKING (N.I.C.) ADJ. SPACE 1815 (N.I.C.) ADJ. SPACE 1801 (N.I.C.) ADJ. SPACE 1801B (N.I.C.) ADJ. TENANT SPACE (N.I.C.) OLÉ CITY MARKET 1623 W. 17TH ST., SANTA ANA , CA 92706 EXISTING PARKING: 60 STALLS 1623 W. 17TH ST. (E) MARKET FLOOR AREA: 11,891 S.F. / (1,000/5) = 59.455 STALLS PARKING REQUIRED: 60 STALLS 1623 W. 17TH ST. (NO CHANGE OF USE) (E) MARKET FLOOR AREA: 11,891 S.F. / (1,000/5) = 59.455 STALLS **NO ADDITIONAL PARKING REQUIRED PROPERTY OWNER: 9200 WESTMINSTER BLVD., SPC 66 WESTMINSTER, CA 92683 PHONE: 949-412-1199 CONTACT: JOSEPH D. NGUYEN CLIENT: TOP FOOD MAKERS, INC. 5469 W. ADAMS BLVD., LOS ANGELES, CA 90016 PHONE: 949-769-0538 CONTACT: DAVID OH ARCHITECT: SOHN ARCHITECTS 1501 E. ARTESIA BLVD. LONG BEACH, CA 90805 PHONE: 213-537-7188 CONTACT: STEVEN J SOHN ADDRESS: 1623 W. 17TH ST., SANTA ANA, CA 92706 ASSESSOR PARCEL NUMBER: 399-121-03 MABURY TR LOT 3 POR OF LOT AND POR OF LOT 4 ZONE: C-2, GENERAL COMMERCIAL LOT AREA: 186,235 SQ. FT. / 4.275 AC. TYPE OF CONSTRUCTION: V-B (W/O FIRE SPRINKLER) AUTOMATIC SPRINKLER: NO OCCUPANCY GROUP: B & M BUILDING USE: COMMERCIAL FLOOR AREA: TOTAL EXISTING FLOOR AREA: 11,861 SF OLÉ CITY MARKET FLOOR AREA: 11,861 SF * NO FLOOR ADDITION PROJECT INFORMATION PARKING CALCULATION PROJECT TEAM VICINITY MAP     OLÉ CITY MARKET 241007PROJECT NO.:CUP-212/30/2024 PROPOSED FLOOR PLAN1623 W. 17TH ST., SANTA ANA, CA 92706 SOHN ARCHITECTS STEVEN J. SOHN, ARCHITECT 1501 E. ARTESIA BLVD., LONG BEACH, CA 90805 TEL:213-537-7188 18' BEVERAGE2 134 ICE MACH 5 6 BEER & WINE (154 S.F.)LIQUOR CABINET (30 S.F.)ROLL UP DOOR272'-6" by 5'-0"26 7'-0" by 5'-0" OPEN'G 5'-0" by 6'-8" 02 3'-0" by 6'-8" 02 3'-0" by 6'-8" A 1 2 B C D E F G H 3 4 5 6 7 8 10'-0"118'-5" 8,659 sq ft 30 sq ft 154 sq ft3'-6"44'-0"2'-0"15'-0"5'-10"100'-2"ADJ.TENANT SPACE(N.I.C.)PRODUCE PREP. MEAT & SEAFOOD OLE CITY MARKET RESTROOMS OFFICE SAFE / COUNT (E) PRODUCE COOLER DAIRY / DELI COOLER STORAGE BOH GROCERY FREEZER (E) MEAT COOLER MEAT & SEAFOOD PREP.(E) MEAT & SEAFOOD FREEZER CHORIZO & LONGANIZA COOLER BOH ALCOHOLIC STORAGE OLÉ CITY MARKET (1623 W. 17TH ST.) TOTAL MARKET FLOOR AREA: 11,891 S.F. TOTAL ALCOHOLIC BEVERAGE STORAGE FLOOR AREA: 184 S.F. Incl. BEAR & WINE COOLER: 154 S.F. LIQUOR CABINET: 30 S.F. PERCENTAGE CALC.: 1.55% OLÉ CITY MARKET (1623 W. 17TH ST.)     OLÉ CITY MARKET 241007PROJECT NO.:CUP-33/4/2025 ELEVATION & PERSPECTIVE1623 W. 17TH ST., SANTA ANA, CA 92706 SOHN ARCHITECTS STEVEN J. SOHN, ARCHITECT 1501 E. ARTESIA BLVD., LONG BEACH, CA 90805 TEL:213-537-7188 2 3 4 6 7 86'5'4'3'2'1'1 5 GROUND FLOOR 0"10'-0"14'-6"8'-6"15'-0"18'-0"10'-0"4'-6"4'-6"2'-6"33'-0"10'-0"3'-6"15'-6"4'-0"2PROPOSED SOUTH ELEVATION 1PERSPECTIVE: SOUTH-WEST VIEW     OLÉ CITY MARKET 241007PROJECT NO.:CUP-43/4/2025 ELEVATION & PERSPECTIVE1623 W. 17TH ST., SANTA ANA, CA 92706 SOHN ARCHITECTS STEVEN J. SOHN, ARCHITECT 1501 E. ARTESIA BLVD., LONG BEACH, CA 90805 TEL:213-537-7188 8 7 6 5 4 3 2 1 1'2'3'4'5'6' GROUND FLOOR 0" 2PROPOSED NORTH ELEVATION 1PERSPECTIVE: PROPOSED NORTH-WEST VIEW     Project Site CUP No. 2025-02 for Ole City Market 1623 W. Seventeenth Street Exhibit 5 – Map of Active Off-Sale ABC Licenses within Census Tract 753.02     O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 1623 W Seventeenth St 02/24/2025 Publication www.capublicnotices.com Total $130.90 $20.00 $150.90 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3899003 !A000007030684! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 1623 West Seventeenth Street located within the General Commercial (C2) zoning district. Project Applicant:David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa-Bushard, LLC (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-03 will be filed for this project. Meeting Details:This matter will be heard on Monday, March 10, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701.Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and- building-meeting-participation/. Written Comments:If you are unable to participate in the meeting, you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m.on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions, please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 2/24/25 OR-3899003#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 1623 West Seventeenth Street located within the General Commercial (C2) zoning district. Project Applicant: David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa-Bushard, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-03 will be filed for this project. Meeting Details: This matter will be heard on Monday, March 10, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal. Who To Contact For Questions: Should you have any project questions, please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org.     Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 1623 W 17th St 04/04/2025 Publication www.capublicnotices.com Total $141.10 $20.00 $161.10 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3911035 !A000007059820! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF CONTINUED PUBLIC HEARING BEFORE THE PLANNING COMMISSION SANTA ANA,CALIFORNIA The City of Santa Ana encourages the public to participate in the decision- making process.We encourage you to contact us prior to the Public Hearing if you have any questions. PURSUANT TO GovERNMENT Code § 54955.1,notice is hereby given that the Planning Commission of the City of Santa Ana continued the public hearing noticed for March 10,2025,to a date uncertain. The item is now re-noticed for a continued public hearing for April 14,2025. Planning Commission Action:The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below.Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location:1623 West Seventeenth Street located within the General Commercial (C2)zoning district. Project Applicant:David Oh (Applicant) with Top Food Markers,Inc.,on behalf of Bolsa-Bushard,LLC (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP)No.2025-02,and a determination of Public Convenience or Necessity (PCN)to allow the sale of beer, wine,and distilled spirits,for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Center (ABC)license at a new proposed neighborhood grocery store,called Ole City Market. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines,the project is exempt from further review pursuant to Class 1,Section 15301 (Class 1 -Existing Facilities)of the CEQA Guidelines.Categorical Exemption ER No.2025-03 will be filed for this project. Meeting Details:This matter will be heard on Monday,April 14,2025,at 5:30 p.m.in the City Council Chambers,22 Civic Center Plaza,Santa Ana,CA 92701. Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting,please visit https://www.santa-ana.org/planning- and-building-meeting-participation/. Written Comments:If you are unable to participate in the meeting,you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item #in the subject line)or by mail to Nuvia Ocampo, Recording Secretary,City of Santa Ana, 20 Civic Center Plaza –M20,Santa Ana, CA 92701.Deadline to submit written comments is 3:30 p.m.on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s),including the full text of the discretionary item,may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions,please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org. Note:If you challenge the decision on the above matter,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at,or prior to,the public hearing. Si tiene preguntas en español,favor de llamar a Nuvia Ocampo (714)667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 4/4/25 OR-3911035#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. PURSUANT TO GOVERNMENT CODE § 54955.1, notice is hereby given that the Planning Commission of the City of Santa Ana continued the public hearing noticed for March 10, 2025, to a date uncertain. The item is now re-noticed for a continued public hearing for April 14, 2025. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 1623 West Seventeenth Street located within the General Commercial (C2) zoning district. Project Applicant: David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa-Bushard, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-03 will be filed for this project. Meeting Details: This matter will be heard on Monday, April 14, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal. Who To Contact For Questions: Should you have any project questions, please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing.     Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             Planning and Building Agency Item # xx City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report April 14, 2025 Topic: Conditional Use Permit Nos. 2025-05 and 2025-06 – Little Pan On-Sale Beer and Wine License and After-Hours Operations (2 E. Hutton Center Drive, Unit 202) RECOMMENDED ACTIONS 1. Adopt a resolution approving Conditional Use Permit No. 2025-05 for on-sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025-06 for after-hours operation as conditioned EXECUTIVE SUMMARY Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant), on behalf of KRB Investments Management, LLC (Property Owner), is requesting approval of Conditional Use Permit (CUP) Nos. 2025-05 and 2025-06 to allow the sale of beer and wine for on- premises consumption, through a Type-41 license from the Department of Alcoholic Beverage Control (ABC), and to allow after-hours operation, respectively, at an existing eating establishment located at 2 E. Hutton Center Drive, Unit 202. Pursuant to Section 41-196 of the Santa Ana Municipal Code (SAMC) and Section 5 of Specific Development No. 76 (SD-76), establishments wishing to sell alcoholic beverages for on-premises consumption require approval of a CUP. Additionally, pursuant to Section 5 of SD-76, uses open between the hours of 12:00 a.m. midnight and 5:00 a.m. require approval of a CUP. Staff is recommending approval of the applicant’s request due to the site being located away from sensitive uses and because applicable operational standards will ensure that the sale of beer and wine for on-premises consumption will not negatively affect the surrounding community. DISCUSSION Project Description Little Pan occupies a 1,706-square-foot tenant space within a 13,508-square-foot multi- tenant commercial building, located at a commercial center known as the MacArthur Plaza, at the southeast intersection of MacArthur Place and MacArthur Boulevard. The eating establishment accommodates up to 45 patrons and currently operates from 9:30 a.m. to 8:30 p.m. daily.     CUP Nos. 2025-05 and 2025-06 – Little Pan On-Sale of Beer and Wine License and After- Hours Operations (2 E. Hutton Center Drive, Unit 202) April 14, 2025 Page 2 4 9 1 6 The applicant is requesting approval to sell beer and wine for on-premises consumption and to extended their business hours to 2:00 a.m. daily. The request also includes the sale of alcoholic beverages until 2:00 a.m. All alcoholic beverages would be stored in a dedicated storage area within the establishment’s kitchen, which will be approximately 25 square feet. The alcohol storage and display area will make up less than five percent of the total restaurant floor area as required by the SAMC. Live entertainment is not being requested at this time. Should the applicant seek live entertainment, an entertainment permit would be required for on-site entertainment pursuant to Section 11-6 of the SAMC. Table 1: Project and Location Information Table 2: Operational Standards Standards Permissible by SAMC Provided Eating Establishment Type Bona-Fide Bona-Fide Hours of Operation for ABC Sales 7:00 a.m. to 12:00 a.m. (midnight), unless extended by a separate after-hours CUP Monday through Sunday from 9:00 a.m. to 2:00 a.m. (after- hours CUP requested) Window Display 25% of Window Coverage Complies Alcohol Storage and Display 5% of G.F.A.1.5% of G.F.A. Item Information Project Address and Council Ward 2 E. Hutton Center Drive, Unit 202 – Ward 4 Nearest Intersection MacArthur Boulevard and MacArthur Place General Plan Designation District Center – Low (DC-1) Zoning Designation Specific Development No. 76 (SD-76) North Professional Office East Costa Mesa (SR-55) Freeway South Professional Office/Multi-family Residential Surrounding Land Uses West Hotel (Courtyard by Marriott) Property Size 1.5-acres (65,340 square feet) Existing Site Development The subject site contains a multi-tenant commercial building. The unit is an existing full-service restaurant, with a kitchen, dining area, and two restrooms. Tenant Size 1,706 square feet Use Permissions Allowed with a conditional use permit (CUP) Uses Section 5 of SD-76 and Section 41-196(a) of the SAMCZoning Code Sections Affected Operational Standards Section 41-196(g) of the SAMC Census Tract No.740.03 Census Tract and ABC License Information No. of Allowed and Existing Licenses (on- sale) 5 Allowed & 31 Existing (5 Type 41 and 12 Type 47)     CUP Nos. 2025-05 and 2025-06 – Little Pan On-Sale of Beer and Wine License and After- Hours Operations (2 E. Hutton Center Drive, Unit 202) April 14, 2025 Page 3 4 9 1 6 Project Background MacArthur Plaza was developed in 1984, with a multi-tenant commercial building (nine tenant spaces), 42 parking stalls, and onsite improvements (e.g., landscape planters, lighting, trash enclosure, etc.). The subject tenant space has been occupied by eating establishments since 2001. Togo’s Eateries, LLC occupied the tenant space from 2001 through 2019. From 2019 through 2022, Yang’s Braised Chicken Rice occupied the tenant space. On June 1, 2022, Little Pan received a Certificate of Occupancy to occupy the space and has been in operation since. The applicant submitted the requested CUPs on February 18, 2025. Project Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. The purpose of regulating establishments that sell alcoholic beverages, and establishments that operate between 12:00 a.m. (midnight) and 5:00 a.m., is to set forth operating practices and procedures and to minimize impacts to surrounding areas. Staff has reviewed the applicant’s request and has determined the proposed CUPs will not be detrimental to the health, safety, and welfare of the community. Additional analysis for each CUP request is provided below. Conditional Use Permit No. 2025-05 (Alcohol Sales) An evaluation of Little Pan’s calls for service indicates that since its opening in 2022, the City has not received any complaints or issued any notice of violations to the operator. Furthermore, the subject site is not located within immediate proximity to parks, playgrounds, schools, or religious institutions. In addition, the building is located approximately 200 feet away from the nearest multi-family residences to the south (Essex Skyline at MacArthur Place Apartments) and approximately 1,200 feet (0.20 miles) from the nearest single-family residences to the west. The close proximity of the eating establishment to the multi-family residential uses to the south is consistent with the objectives and policies of SD-76, to provide a mixture of office, residential, retail and restaurants within the Hutton Center Mixed Use Specific Development. Given that the site is master-planned, the orientation and close proximity of the commercial and residential buildings was designed to foster a dynamic, mixed-use village that promotes full services on a single “campus” while minimizing impacts onto surrounding, existing communities. As a result, the granting of the CUP will not negatively impact any sensitive land uses that may be nearby. Moreover, the operational standards applicable to an ABC license will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community.     CUP Nos. 2025-05 and 2025-06 – Little Pan On-Sale of Beer and Wine License and After- Hours Operations (2 E. Hutton Center Drive, Unit 202) April 14, 2025 Page 4 4 9 1 6 Little Pan provides a unique dining experience and the sale of alcoholic beverages for on- premise consumption will allow the eating establishment to be competitive with similar full-service establishments and will allow it to be economically viable. Similar full-service establishments include 949 Grill and Pot Lounge and Gokumi Ramen & Yakitori, within the same MacArthur Plaza and which all have an ABC Type 41 license for on-sale beer and wine. In addition, the sale of beer and wine for on-premises consumption is intended to provide a service ancillary to the primary eating establishment use. Conditional Use Permit No. 2025-06 (After-Hours Operation) A CUP is required for after-hours operations in order to ensure preservation of the surrounding community’s characteristics and minimize any potential negative impacts. The existing site design and conditions are such that the after-hours operations would not result in negative impacts to the surrounding areas during extended hours. Specifically, the proposed hours of operation are not anticipated to create any nuisances related to noise and/or lighting due to the site’s physical distance away from sensitive land uses. The subject site is adjacent to commercial office uses to the north and south, across MacArthur Boulevard and Hutton Centre Drive. In addition, the site is adjacent to a Courtyard by Marriott, located to the west of the site across MacArthur Place. The nearest multi-family residences are located approximately 200 feet south of the site in an existing high-rise building. Moreover, the nearest single-family residences are located 0.20 miles to the west. The proximity to the multi-family residences is consistent with the overall goals and objectives of the Hutton Center Mixed Use Specific Development, which encourages a mixture of land uses, including office, residential, retail and restaurants. In addition, the residential uses are not located on the ground floor of the high-rise structure, but rather above a ground floor parking structure. Therefore, the proposed after-hours operations would have minimal to no impacts to the residential units on the upper floors. The proposed after-hours operations will provide a convenient eating option to patrons who work late night shifts, or who are looking for additional late-night dining options. In addition, the after-hours promotes a balance of land uses that assist in enhancing the City’s economic and fiscal viability. The enhanced commercial offerings will allow Little Pan to compete in the local marketplace. Furthermore, the continued investment in the site will help activate and enhance the area and will generate property and sales tax revenue for the City. To minimize any potential nuisance impacts to the surrounding uses, staff is recommending conditions of approval that include recordation of a Property Maintenance Agreement, which will help improve the safety and quality of the overall site. General Plan Consistency The approval of the requested CUPs is consistent with the General Plan land use designation of District Center – Low (DC-1), as commercial uses are a supported land use. This general plan designation provides for distinctly urban retail, residential mixed- use, and employment centers that are well connected to public transportation.     CUP Nos. 2025-05 and 2025-06 – Little Pan On-Sale of Beer and Wine License and After- Hours Operations (2 E. Hutton Center Drive, Unit 202) April 14, 2025 Page 5 4 9 1 6 Additionally, the proposed project would also be consistent with several goals and policies of the General Plan. Specifically, the project aligns with Land Use Element (LU) Goal LU- 2 and Policies LU-2.2 and LU-2.6, which aim to provide a balance mix of land uses that meet the City’s diverse needs, capture local spending, offer a range of employment opportunities, and promote rehabilitation. The proposed project would provide for a continued dining opportunity in the local area that would include an additional service to Santa Ana residents and visitors, which would promote local spending and offer employment opportunities. The extended hours of operation would also assist with capturing local spending. Furthermore, the applicant’s investment to continue operating with additional services would further encourage business patronizing in the surrounding area, providing further economic benefits not just to the applicant. The project would also be consistent with the Economic Prosperity Element (EP) Goal EP-1 and Policy EP-1.2, which seek to foster a dynamic local economy that provides and creates employment opportunities and expand the City’s efforts in achieving its full employment potential. The proposed request would allow the applicant to continue operating the existing eating establishment and expand on the offerings, resulting in fostering a dynamic local economy with the potential for new employment opportunities. This would in turn promote the fiscal stability and growth of the sales tax of the City as a whole. This would also be consistent with Policy EP-1.8, which promotes fiscal stability and growth of sales tax. Lastly, the granting of the CUPs will provide an additional service to Santa Ana residents and visitors, thereby positively contributing to the economic viability of the area by promoting local spending, offering employment opportunities, and providing a safe workplace. In addition, the eating establishment is located within an existing mixed-use area and its operations will be compatible with the surrounding uses. Police Department Analysis The Police Department has reviewed this request and has no concerns, as the operational standards applicable to on-premises ABC license and the proposed conditions of approval for after-hours operations will mitigate any potential impacts to the surrounding community. The Police Department reviews such applications for the sale and service of alcoholic beverages in order to ensure that the potential crime and nuisance behaviors associated with alcohol consumption are mitigated to the greatest extent possible. For on-premises licenses, the Police Department analyzes the crime rate in the area using the standards and definitions contained in the Business and Professions Code Section 23948.4(c)(2), which are also utilized by ABC. This section defines “reported crimes” as criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny theft, and motor vehicle theft, combined with all arrests for other crimes, both felonies and misdemeanors, except traffic citations. The Police Department then compares the number of such crimes in the reporting district as compared to the number of crimes in other reporting districts. In keeping with the standard used by ABC and Business and Professions Code, should the Police     CUP Nos. 2025-05 and 2025-06 – Little Pan On-Sale of Beer and Wine License and After- Hours Operations (2 E. Hutton Center Drive, Unit 202) April 14, 2025 Page 6 4 9 1 6 Department determine that the reporting district has a 20 percent greater number of reported crimes than the average number found in all reporting districts, the Police Department will consider this information in making its recommendation. As part of the application process, the Police Department has reviewed the applicant’s request for sale of beer and wine for on-premises consumption and after-hours operations and has no prejudicial concerns, as the operational standards applicable to the ABC license and proposed conditions of approval will mitigate the potential impacts to the surrounding community. Based on its review, the Police Department is satisfied with applicable operational standards and proposed conditions and does not object to the granting of the CUP. Table 3: Police Department Analysis and Criteria for Recommendation Police Department Analysis and Criteria for Recommendation Police Grid No. and Rank Police Grid No. 191; ranked 48 out of 102 Police Reporting Grids (47th Percentile). Threshold for High Crime This reporting district is below the 20 percent threshold established by the State for high crime. Police Department Recommendation As part of the review approval process, this application has been analyzed by the Santa Ana Police Department. Based on our most recent Citywide Incident Ranking Report, the Police Department has no concerns regarding activity in the area, as no significant events have occurred. Therefore, the police department does not oppose the granting of a CUP. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 8. The site is not located within the boundaries of any neighborhood associations, but is adjacent to the Sandpointe neighborhood. As a courtesy, the Sandpointe neighborhood association and representatives were contacted to identify any areas of concern due to the proposed application request. At the time this report was printed, no issues of concern were raised regarding the proposed CUPs. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The project proposes to allow the sale of beer and wine for on-premises consumption and after-hours operations at an existing eating establishment. As such, a Notice of Exemption, Environmental Review No. 2025-18, will be filed for this project.     CUP Nos. 2025-05 and 2025-06 – Little Pan On-Sale of Beer and Wine License and After- Hours Operations (2 E. Hutton Center Drive, Unit 202) April 14, 2025 Page 7 4 9 1 6 FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution for CUP No. 2025-05 2. Resolution for CUP No. 2025-06 3. Vicinity Zoning and Aerial View 4. Site Photos 5. Architectural Plans 6. Map of ABC Licenses in Project Vicinity 7. List of ABC Licenses in Census Tract 740.03 8. Copy of Public Notices Prepared By: Pedro Gomez, AICP, Principal Planner Approved By: Ali Pezeshkpour, AICP, Acting Executive Director, Planning and Building Agency     Resolution No. 2025-XX Page 1 of 14 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON-PREMISES CONSUMPTION THROUGH A TYPE-41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411-093-03) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A.Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant), and on behalf of KRB Investments Management, LLC (Property Owner), is requesting approval of Conditional Use Permit (CUP) Nos. 2025-05 and 2025-06 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control (ABC) and to allow after-hours operation at an existing eating establishment located at 2 E. Hutton Center Drive, Unit 202 (Project). B.Section 41-196 of the Santa Ana Municipal Code (SAMC) and Section 5 of Specific Development No. 76 (SD-76) requires approval of a CUP for establishments wishing to sell alcoholic beverages for on-premises consumption. C.The eating establishment meets all required standards specified by Section 41-196 of the SAMC and the State Department of ABC for the sale of alcoholic beverages for on-premises consumption by containing a full kitchen and a menu of hot and cold food items for purchase. D.On April 14, 2025, the Planning Commission held a duly-noticed public hearing on CUP No. 2025-05. E.The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a CUP pursuant to Section 41-638 of the SAMC, have been established for CUP No. 2025-05 to allow the sale of beer and wine for on-premises consumption at an existing eating establishment located at 2 E. Hutton Center Drive, Unit 202. 1.That the proposed use will provide a service or facility which will     Resolution No. 2025-XX Page 2 of 14 contribute to the general wellbeing of the neighborhood or community. The sale of alcoholic beverages for on-premises consumption at this location will provide an ancillary service to the eating establishment’s customers by allowing them the ability to purchase alcoholic beverages with their meal. This will thereby benefit the community by providing an eating establishment with an additional and complementary food related amenity, in an area of the City designated by the General Plan for walkability and a mixture of supporting land uses. Operational standards applicable to the ABC license and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The sale of alcoholic beverages for on-premises consumption at this location will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity because the operational standards applicable to the ABC license and conditions of approval will address any potential negative or adverse impacts created by the use. The subject site is not located within immediate proximity to parks, playgrounds, schools, or religious institutions. In addition, the building is located approximately 200 feet away from the nearest multi-family residences to the south (Essex Skyline at MacArthur Place Apartments) and approximately 1,200 feet (0.2 0 miles) from the nearest single-family residences to the west . The close proximity of the eating establishment to the multi-family residential uses to the south is consistent with the objectives and policies of SD-76, to provide a mixture of office, residential, retail and restaurants within the Hutton Center Mixed Use Specific Development. Given that the site is master-planned, the orientation and close proximity of the commercial and residential buildings was designed to foster a dynamic, mixed-use village that promotes full services on a single “campus” while minimizing impacts onto surrounding, existing communities. As a result, the granting of the CUP will not negatively impact any sensitive land uses that may be nearby. Moreover, Little Pan is an existing bona-fide eating establishment and the addition of alcohol will be ancillary to the main use. Little Pan will comply with all of the operational standards identified in Section 41-196(g) of the SAMC. As a result, the granting of the CUP will not negatively impact any sensitive land uses that may be nearby     Resolution No. 2025-XX Page 3 of 14 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the economic stability of the area. The sale of alcoholic beverages for on -premises consumption will allow the eating establishment to compete with other nearby eating establishments that offer a full selection of alcoholic beverages for sale to their customers and will allow the eating establishment to remain economically viable, thereby contributing to the overall success of the City. The alcohol license for on-premises sale and consumption will benefit the surrounding area, as the reinvestment on the site will increase economic activity in the area. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The sale of alcoholic beverages for on-premises consumption will be in compliance with all applicable regulations and operational standards imposed on an eating establishment selling alcoholic beverages for on-premises consumption pursuant to Section 41- 196(g) of the SAMC. The facility will be maintained as a bona-fide eating establishment, having suitable kitchen facilities and supplying an assortment of foods. Additionally, the eating establishment will utilize no more than five percent (5%) of the gross floor area for display and storage of alcoholic beverages, which is the maximum threshold established by the SAMC. In addition, operational standards will ensure the Project remains in compliance with all applicable codes and regulations related to alcohol sales to ensure that the use does not impact neighboring properties or create an attractive nuisance. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The approval of the requested CUPs is consistent with the General Plan land use designation of District Center – Low (DC-1), as commercial uses are a supported land use. This general plan designation provides for distinctly urban retail, residential mixed-use, and employment centers that are well connected to public transportation. Additionally, the proposed Project would also be consistent with several goals and policies of the General Plan. Specifically, the project aligns with Land Use Element (LU) Goal LU-     Resolution No. 2025-XX Page 4 of 14 2 and Policies LU-2.2 and LU-2.6, which aim to provide a balance mix of land uses that meet the City’s diverse needs, capture local spending, offer a range of employment opportunities, and promote rehabilitation. The proposed Project would provide for a continued dining opportunity in the local area that would include an additional service to Santa Ana residents and visitors, which would promote local spending and offer employment opportunities. The extended hours of operation would also assist with capturing local spending. Furthermore, the Applicant’s investment to continue operating with additional services would further encourage business patronizing in the surrounding area, providing further economic benef its to the community and not just to the Applicant. The Project would also be consistent with the Economic Prosperity Element (EP) Goal EP-1 and Policy EP-1.2, which seek to foster a dynamic local economy that provides and creates employment opportunities and expand the City’s efforts in achieving its full employment potential. The proposed request would allow the Applicant to continue operating the existing eating establishment and expand on the offerings, resulting in fostering a dynamic local economy with the potential for new employment opportunities. This would in turn promote the fiscal stability and growth of the sales tax of the City as a whole. This would also be consistent with Policy EP- 1.8, which promotes fiscal stability and growth of sales tax. Lastly, the granting of the CUPs will provide an additional service to Santa Ana residents and visitors, thereby positively contributing to the economic viability of the area by promoting local spending, offering employment opportunities, and providing a safe workplace. In addition, the eating establishment is located within an existing mixed- use area and its operations will be compatible with the surrounding uses. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The Project proposes to allow the sale of beer and wine for on-premises consumption and after-hours operations at an existing eating establishment. As such, a Notice of Exemption, Environmental Review No. 2025-18, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal,     Resolution No. 2025-XX Page 5 of 14 equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting a public hearing, hereby approves Conditional Use Permit No. 2025-05, as conditioned in Exhibit A, and on Exhibit B, Operational Standards for On-Sale Establishments, attached hereto and incorporated herein, for the sale of beer and wine for on-premises consumption at Little Pan located at 2 E. Hutton Center Drive, Unit 202. This decision is based upon the evidence submitted at the above-referenced hearing, including, but not limited to: The Request for Planning Commission Action dated April 14, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 14th day of April 2025 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS : Commissioners: ____________________ Jennifer Oliva Chairperson APPROVED AS TO FORM:     Resolution No. 2025-XX Page 6 of 14 Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney     Resolution No. 2025-XX Page 7 of 14 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Nuvia Ocampo, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on April 14, 2025. Date: Nuvia Ocampo Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 8 of 14 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-05 Conditional Use Permit No. 2025-05 allowing the sale of alcoholic beverages for on- premises consumption is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Building Standards Code, and all other applicable regulations: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. Any proposed amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 2. The sale, service, and consumption of alcoholic beverages shall be permitted in accordance with the operational standards for on-premises establishments pursuant to Section 41-196(g) of the Santa Ana Municipal Code (“SAMC”), in accordance with the provisions of an on-premises alcohol license by the California Department of Alcoholic Beverage Control (“ABC”), and in accordance with the site and floor plans attached to the staff report documenting the approved scope of the Project. 3. The sale, service, and consumption of alcoholic beverages shall be limited from Monday through Sunday from 9:00 a.m. to 12:00 a.m. Operation beyond 12:00 a.m. (midnight) or before 5:00 a.m. shall only take place through Planning Commission approval of a separate conditional use permit application for after- hours operations beyond 12:00 a.m. (midnight) pursuant to Section 5 of Specific Development No. 76 (SD-76). 4. The business shall comply with all provisions of local, state or federal laws, regulations or orders, including, but not limited to, those of ABC, California Business and Profession Code Sections 24200, 24200.6, and 25612.5, as well as any condition imposed on any permits issued pursuant to applicable laws, regulations or orders. This includes compliance with the City’s business license annual renewal. 5. The Planning Division shall review CUP No. 2025-05 no later than twelve (12) months after full execution of this conditional use permit. Should any issues be identified during such review that are attributable to the site and/or its operations, CUP No. 2025-05 shall be scheduled for public hearing at the applicant’s full     Resolution No. 2025-XX Page 9 of 14 expense for condition modification(s). 6. Violations of the conditional use permit, as contained in Section 41-647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41-651 of the SAMC. 7. The Applicant, Property owner and/or operator shall maintain and adhere to a “Good Neighbor Policy,” implementing measures to ensure patrons comply with applicable noise, parking, and outdoor smoking regulations, and removing litter and preventing loitering in the areas in the immediate vicinity of the business. 8. The Applicant, Property owner and/or operator shall be responsible for monitoring both patron and employee conduct on the premises and within the parking areas under his/her control to assure such conduct does not adversely affect or detract from the quality of life for adjoining residents, property owners, and businesses. 9. At least one on-duty manager with authority over the activities within the facility shall be on the premises during business hours. The on-duty manager’s contact information shall be posted in a conspicuous location at the restaurant’s front entry. The on-duty manager’s responsibilities shall include the monitoring of the premises to ensure compliance with all applicable State laws, Municipal Code requirements and the conditions imposed by ABC and the conditional use permit herein. Every effort shall be undertaken in managing the subject premises and the facility to discourage illegal and criminal activities and any exterior area over which the building owner exercises control. 10. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance Agreement with the City of Santa Ana. The agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris,     Resolution No. 2025-XX Page 10 of 14 enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. f. The agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the agreement. g. The agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City.     Resolution No. 2025-XX Page 11 of 14 EXHIBIT B Operational Standards for Conditional Use Permit No. 2025-05 Conditional Use Permit No. 2025-05 to allow the on-sale consumption of alcoholic beverages is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code (“SAMC”), the California Building Standards Code, and all other applicable regulations. The Applicant/ Licensee (hereinafter, “Applicant”) shall comply with each and every operational standard listed below, pursuant to SAMC Section 41-196(g), in order to exercise the rights conferred by this conditional use permit. Pursuant to SAMC Section 41-196(g), these SAMC operational standards are reprinted to establish compliance with SAMC requirements for the granting of a Conditional Use Permit for on-premises alcoholic beverage consumption. The Applicant must remain in compliance with all operational standards listed below throughout the life of the conditional use permit. Failure to comply with each and every operational standard may result in the revocation of the conditional use permit. 1. The premises shall at all times be maintained as a bona-fide eating establishment as defined in Section 23038 of the California Business and Professions Code and shall provide a menu containing an assortment of foods. The premises must have suitable kitchen facilities and supply an assortment of foods commonly ordered at various hours of the day. Full and complete meals must be served whenever the privileges of the on-sale license are being exercised. 2. There shall be no fixed bar or lounge area upon the premises maintained for the sole purpose of sales, service or consumption of alcoholic beverages directly to patrons. A fixed bar or lounge may be permitted if patrons may order food being offered to the general patrons of the eating establishment at said fixed bar or lounge. 3. The sales, service, and consumption of alcoholic beverages shall be permitted only between the hours of 7:00 a.m. and 12:00 a.m. unless otherwise amended by the granting of a conditional use permit for after-hours operations pursuant to Santa Ana Municipal Code Chapter 41. 4. It shall be the applicant's responsibility to ensure that no alcoholic beverages are consumed on any property adjacent to the licensed premises under the control of the applicant, with the exception of any enclosed patio areas. 5. The applicant or an employee of the licensee must be present to monitor all areas of the establishment, including outdoor patios, during all times that alcoholic beverages are being served or consumed.     Resolution No. 2025-XX Page 12 of 14 6. All employees serving alcoholic beverages must complete responsible beverage service training, or an equivalent approved by the State Department of Alcoholic Beverage Control, prior to being able to serve alcoholic beverages to patrons. Evidence of the completion of such training must be maintained on the premises and available for inspection upon request by the city. 7. During those times when patrons are restricted to twenty-one (21) years of age or older, the applicant shall at all times utilize an age verification means or device for all purchases of alcoholic beverages. Such verification of age is not intended to discriminate against patrons based on race, ethnicity or legal status, but only to comply with state law restricting the sale of alcohol to those twenty-one (21) and older. 8. Queuing lines shall be managed in an orderly manner and all disruptive and/or intoxicated patrons shall be denied entry. The business owner, or his designee, shall be responsible for monitoring the queuing lines at all times. 9. The outdoor queuing line shall not block public walkways or obstruct the entry or exit doors of adjacent businesses. Stanchions or barriers must be used to maintain order at all times the queue exceeds twenty-five (25) patrons. All stanchions or barriers located on public property must be approved by the public works agency. 10. Employees and contract security personnel shall not consume any alcoholic beverages during their work shift, except for product sampling for purposes of employee education about new products. Under no circumstances may contract security personnel consume alcoholic beverages during their work shift. 11. There shall be no exterior advertising of any kind or type, including window signs or other signs visible from outside, that promote or indicate the availability of alcoholic beverages on the premises. Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior, shall constitute a violation of this condition. Permissible window displays must be kept to a minimum for maximum visibility and shall not exceed twenty-five (25) per cent of window coverage. Floor displays shall not exceed three (3) feet in height. 12. There shall be no promotions encouraging intoxication or drinking contests or advertisements indicating "buy one (1) drink, get one (1) free", "two (2) for the price of one (1)", or "all you can drink for..." or similar language. 13. Any pool tables, amusement machines or video games maintained on the premises at any time must be reviewed and approved in a security plan submitted to the chief of police. 14. Live entertainment, including, but not limited to, amplified music, karaoke, performers and dancing, shall be subject to the issuance of an entertainment permit pursuant to Santa Ana Municipal Code ("SAMC") Chapter 11 —     Resolution No. 2025-XX Page 13 of 14 Entertainment, and shall comply with all of the standards contained therein. Notwithstanding this requirement, music/noise shall not be audible beyond twenty (20) feet from the exterior of the premises in any direction. 15. Neither the applicant, nor any person or entity operating the premises with the permission of the applicant, shall violate the City's adult entertainment ordinance contained in SAMC Section 12-1 and 12-2. 16. The premises shall not be operated as an adult entertainment business as such term is defined in SAMC Section 41-1701.6. 17. The applicant(s) shall be responsible for maintaining free of litter the area adjacent to the premises under the control of the licensee. 18. There shall be no public telephones located on the exterior of the premises. All interior pay phones must be designed to allow outgoing calls only. 19. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the licensee(s) shall be removed or painted within twenty-four (24) hours of being applied. 20. Existing bona fide eating establishment and required parking must conform to the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project lighting, door/window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. Prior to issuance of letter of approval to the Alcohol Beverage Control Board, this condition must be complied with. 21. A timed-access cash controller or drop safe must be installed. 22. Install a silent armed robbery alarm. 23. The owner or manager of the licensed premises shall maintain on the premises a written security policy and procedures manual, that has been approved by the police department, addressing at a minimum the following items: a. Procedures for handling obviously intoxicated persons. b. The method for establishing a reasonable ratio of employees to patrons, based upon activity level, in order to ensure adequate staffing levels to monitor beverage sales and patron behavior. c. Procedures for handling patrons involved in fighting, arguing or loitering about the building, and/or in the immediate adjacent area that is owned, leased, rented or used under agreement by the licensee(s).     Resolution No. 2025-XX Page 14 of 14 d. Procedures for verifying the age of patrons for purposes of alcohol sales. e. Procedures for ensuring that servers monitor patrons to ensure that their drinking limit/potential intoxication is not exceeded. This procedure should include a description of the procedure the server would use to warn, or refuse to serve, the patron. f. Procedures for calling the police regarding observed or reported criminal activity. g. Procedures for management of queuing lines. h. The location and description of any video games proposed to be on the premises. 24. The operator shall be responsible for submitting a detailed outdoor fencing and dining plan where outdoor dining is proposed as part of the business operation. If the proposed dining area or fencing is in the public right-of-way, the applicant must obtain all required permits and approvals from the Public Works Agency. 25. Combined alcohol storage and display areas shall not exceed five (5) percent of the gross floor area of the licensed establishment.     Resolution No. 2025-XXX Page 1 of 8 RESOLUTION NO. 2025-XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-06 AS CONDITIONED TO ALLOW AFTER- HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411-093-03) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant), and on behalf of KRB Investments Management, LLC (Property Owner), is requesting approval of Conditional Use Permit (CUP) Nos. 2025 -05 and 2025-06 to allow the sale of beer and wine for on -premises consumption, through a Type-41 license from the Department of Alcoholic Beverage Control (ABC) and to allow after-hours operation at an existing eating establishment located at 2 E. Hutton Center Drive, Unit 202 (Project). A. Santa Ana Municipal Code (SAMC) Section 41-593 and Section 5 of Specific Development No. 76 (SD-76) requires approval of a CUP for establishments wishing to operate between the hours of 12:00 a.m. (midnight) and 5:00 a.m. The Applicant is proposing to operate the business on Monday through Sunday from 9:00 a.m. to 2:00 a.m. and sell alcohol during these hours, two hours later than the SAMC prescribed limits. B. On April 14, 2025, the Planning Commission held a duly noticed public hearing for CUP No. 2025-06. C. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a CUP pursuant to SAMC Section 41- 638, have been established for CUP No. 2025-06 to allow after-hours operations at an existing eating establishment (Little Pan) located at 2 E. Hutton Center Drive, Unit 202: 1. That the proposed use will provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The proposed after-hours operations will provide a convenient eating option to patrons who work late night shifts, or who are looking for additional late night dining options. In addition, the after-hours promotes a balance of land uses that assist in enhancing the City’s economic and fiscal viability. The enhanced commercial offerings will allow Little Pan to compete in the local     Resolution No. 2025-XXX Page 2 of 8 marketplace. Furthermore, the continued investment in the site will help activate and enhance the area and will generate property and sales tax revenue for the City. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed after-hours operations at the subject location will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The existing site design and conditions are such that the after- hours operations would not result in negative impacts to the surrounding areas during extended hours. Specifically, the proposed hours of operation are not anticipated to create any nuisances related to noise and/or lighting due to the site’s physical distance away from sensitive land uses. The subject site is adjacent to commercial office uses to the north and south, across MacArthur Boulevard and Hutton Centre Drive. In addition, the site is adjacent to a Courtyard by Marriott, located to the west of the site across MacArthur Place. The nearest multi- family residences are located approximately 200 feet south of the site (Essex Skyline at MacArthur Place Apartments). Moreover, the nearest single-family residences are located 0.20 miles to the west. The proximity to the multi-family residences is consistent with the overall goals and objectives of the Hutton Center Mixed Use Specific Development, which encourages a mixture of land uses, including office, residential, retail and restaurants. In addition, the residential uses are not located on the ground floor of the high-rise structure, but rather above a ground floor parking structure. Therefore, the proposed after-hours operations would have minimal to no impacts to the residential units on the upper floors. To further minimize any potential nuisance impacts to the surrounding uses, staff is recommending conditions of approval that include recordation of a Property Maintenance Agreement, which will help improve the safety and quality of the overall site. In addition, the Police Department does not object to granting the conditional use permit. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The Project site is situated along a commercial corridor that it is appropriate for the proposed commercial use and after-hours operations. The establishment will promote a balance of land uses that enhance the City’s economic and fiscal viability.     Resolution No. 2025-XXX Page 3 of 8 Providing a variety of land uses in the area strengthens the economic base of the City and improves the economic stability of the area in a positive manner. Lastly, the continued investment in the site will help activate and enhance the area and will generate property and sales tax revenue for the City. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 (Zoning) of the SAMC for such use. The proposed Project is in compliance with all applicable regulations and conditions imposed on a retail establishment operating after-hours pursuant to Chapter 41 of the Santa Ana Municipal Code. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The approval of the requested CUPs is consistent with the General Plan land use designation of District Center – Low (DC-1), as commercial uses are a supported land use. This general plan designation provides for distinctly urban retail, residential, mixed-use, and employment centers that are well connected to public transportation. Additionally, the proposed Project would also be consistent with several goals and policies of the General Plan. Specifically, the Project aligns with Land Use Element (LU) Goal LU-2 and Policies LU-2.2 and LU-2.6, which aim to provide a balance mix of land uses that meet the City’s diverse needs, capture local spending, offer a range of employment opportunities, and promote rehabilitat ion. The proposed Project would provide for a continued dining opportunity in the local area that would include an additional service to Santa Ana residents and visitors, which would promote local spending and offer employment opportunities. The extended hours of operation would also assist with capturing local spending. Furthermore, the Applicant’s investment to continue operating with additional services would further encourage business patronizing in the surrounding area, providing further economic benefits not just to the Applicant. The Project would also be consistent with the Economic Prosperity Element (EP) Goal EP-1 and Policy EP-1.2, which seek to foster a dynamic local economy that provides and creates employment opportunities and expand the City’s efforts in achieving its full employment potential. The proposed request would allow the Applicant to continue operating the existing eating establishment and expand on the offerings, resulting in fostering a dynamic local economy with the     Resolution No. 2025-XXX Page 4 of 8 potential for new employment opportunities. This would in turn promote the fiscal stability and growth of the sales tax of the City as a whole. This would also be consistent with Policy EP- 1.8, which promotes fiscal stability and growth of sales tax. Lastly, the granting of the CUPs will provide an additional service to Santa Ana residents and visitors, thereby positively contributing to the economic viability of the area by promoting local spending, offering employment opportunities, and providing a safe workplace. In addition, the eating establishment is located within an existing mixed-use area and its operations will be compatible with the surrounding uses. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The Project proposes to allow the sale of beer and wine for on-premises consumption and after-hours operations at an existing eating establishment. As such, a Notice of Exemption, Environmental Review No. 2025-18, will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025-06, as conditioned, for the after-hours operation of an existing eating establishment (Little Pan) located at 2 E. Hutton Center Drive, Unit 202, as conditioned in Exhibit A, attached hereto and incorporated herein. This decision is based upon the evidence submitted at the above -referenced hearing,     Resolution No. 2025-XXX Page 5 of 8 including, but not limited to: The Request for Planning Commission Action dated April 14, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 14th day of April 2025 by the following vote. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NUVIA OCAMPO, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XXX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on April 14, 2025. Date: Recording Secretary City of Santa Ana     Resolution No. 2025-XXX Page 6 of 8 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-06 Conditional Use Permit No. 2025-06 to allow the after-hours operation is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. The Applicant/Licensee (hereinafter, “Applicant”) shall comply with each and every condition listed below in order to exercise the rights conferred by this conditional use permit. The Applicant shall remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. Any proposed amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 2. The after-hours operation for Little Plan shall occur from 12:00 a.m. (midnight) to 2:00 a.m. Monday through Sunday, unless modified through a subsequent and separate conditional use permit application for after-hours operations. 3. The Planning Division shall review Conditional Use Permit No. 2025-06 no later than twelve (12) months after full execution of this conditional use permit. Should any issues arise during such review, the Conditional Use Permit shall be scheduled for public hearing at the applicant’s full expense for condition modification(s). 4. Violations of the Conditional Use Permit, as contained in Section 41-647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41-651 of the SAMC. 5. The Applicant, Property owner and/or operator shall maintain and adhere to a “Good Neighbor Policy,” implementing measures to ensure patrons comply with applicable noise, parking, and outdoor smoking regulations, and removing litter and preventing loitering in the areas in the immediate vicinity of the business. 6. The contact information for onsite management shall be posted in a prominent location at the primary entrance to the business to allow prompt reporting of any site issues. 7. Site illumination levels in the area immediately adjacent to the establishment must remain in compliance with Section 8-211 (Special Commercial Building Provisions) of the Santa Ana Municipal Code at all times.     Resolution No. 2025-XXX Page 7 of 8 8. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance Agreement with the City of Santa Ana. The agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. f. The agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the agreement. g. The agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The agreement shall further provide that any unreimbursed costs and/or     Resolution No. 2025-XXX Page 8 of 8 expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City.     CUP No. 2025-5 and CUP No. 2025-06 - Little Pan2 E. Hutton Center Drive, Unit 202 Exhibit 3 – Vicinity Zoning and Aerial View ©2025 Digital Map Products.All rights reserved. Santa Ana Boundary Zoning Zoning 500 feet 3/8/25, 1:22 PM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1/1     Exhibit 4 –Site Photo 2 E. Hutton Center Drive, Unit 202 CUP Nos. 2025-05 and 2025-06             Project Site Exhibit 6 – Map of ABC Licenses in Project Vicinity 2 E. Hutton Center Drive, Unit 202 CUP Nos. 2025-05 and 2025-06     No. License Type Premises Address Business Name 1 58 7 HUTTON CENTRE DR,SANTA ANA, CA 92707 DOUBLETREE CLUB HOTEL 2 47 7 HUTTON CENTRE DR,SANTA ANA, CA 92707 DOUBLETREE CLUB HOTEL 3 68 1325 E DYER RD,SANTA ANA, CA 92705-5615 EMBASSY SUITE ORANGE COUNTY AIRPORT NO 4 47 1325 E DYER RD,SANTA ANA, CA 92705-5615 EMBASSY SUITE ORANGE COUNTY AIRPORT NO 5 41 2 HUTTON CENTRE DR, STE 200,SANTA ANA, CA 92707 RUBIOS FRESH MEXICAN GRILL 118 6 77 201 E MACARTHUR BLVD,SANTA ANA, CA 92707 DOUBLE TREE 7 66 201 E MACARTHUR BLVD,SANTA ANA, CA 92707 DOUBLE TREE 8 68 201 E MACARTHUR BLVD,SANTA ANA, CA 92707 DOUBLE TREE 9 47 201 E MACARTHUR BLVD,SANTA ANA, CA 92707 DOUBLE TREE 10 48 2701 HOTEL TER,SANTA ANA, CA 92705 QUALITY SUITES JOHN WAYNE AIRPORT 11 47 2601 HOTEL TERRACE DR,SANTA ANA, CA 92705-5448 SPOONS GRILL & BAR 12 77 2601 HOTEL TERRACE DR,SANTA ANA, CA 92705-5448 SPOONS GRILL & BAR 13 58 2601 HOTEL TERRACE DR,SANTA ANA, CA 92705-5448 SPOONS GRILL & BAR 14 40 3121 S MAIN ST, STE A,SANTA ANA, CA 92707-4234 TAQUERIA ZAMORA 3 15 47 8 MACARTHUR PL,SANTA ANA, CA 92707 COURTYARD BY MARRIOTT 16 47 230 W WARNER AVE, STE 107,SANTA ANA, CA 92707-3261 RESTAURANT LAS GUERITAS 17 47 100 E MACARTHUR BLVD, ROOFTOP,SANTA ANA, CA 92707-5731 MARKE THE 18 47 2531 S MAIN ST,SANTA ANA, CA 92707-3429 EL NUEVO CORRAL 19 41 2620 HOTEL TER,SANTA ANA, CA 92705-5447 CLARION INN & SUITES JOHN WAYNE AIRPORT 20 47 2791 N MAIN ST,SANTA ANA, CA 92707-3434 OLIVE GARDEN ITALIAN RESTAURANT THE 21 68 2726 S GRAND AVE,SANTA ANA, CA 92705-5404 HOLIDAY INN 22 47 2726 S GRAND AVE,SANTA ANA, CA 92705-5404 HOLIDAY INN 23 42 1544 E WARNER AVE,SANTA ANA, CA 92705-5420 WINE EXCHANGE 24 58 1544 E WARNER AVE,SANTA ANA, CA 92705-5420 WINE EXCHANGE 25 86 1544 E WARNER AVE,SANTA ANA, CA 92705-5420 WINE EXCHANGE 26 47 604 E DYER RD,SANTA ANA, CA 92705-5612 STAGES BAR 27 41 2 E HUTTON CENTRE DR, STE 204,SANTA ANA, CA 92707-5704 949 GRILL AND POT LOUNGE 28 41 2 HUTTON CENTRE DR, STE 203,SANTA ANA, CA 92707-5704 GOKUMI RAMEN & YAKITORI 29 41 201 E SANDPOINTE AVE , STE 150,SANTA ANA, CA 92707-5768 RAFAEL'S CAFE & ITALIAN KITCHEN 30 47 230 W WARNER AVE, STE 101,SANTA ANA, CA 92707-3261 CASA DEL REY 31 70 2720 HOTEL TERRACE DR,SANTA ANA, CA 92705 HAMPTON INN & SUITES Exhibit 7 – List of ABC Licenses in Census Tract 740.03 2 E. Hutton Center Drive, Unit 202 CUP Nos. 2025-05 and 2025-06     O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 2 Hutton Center Dr 04/04/2025 Publication www.capublicnotices.com Total $139.40 $20.00 $159.40 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3911033 !A000007059817! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 2 Hutton Center Drive, Unit 202 located within the Specific Development No. 76 (SD-76) zoning district. Project Applicant:Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project:Applicant is seeking approval for Conditional Use Permit (CUP) Nos. 2025-05 and 2025-06 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control and to allow for after- hours operations at an existing eating establishment. Per Sec. 41-196 of the Santa Ana Municipal Code and Section 5 of SD-76, establishments wishing to sell alcoholic beverages for on-premises consumption require approval of a CUP. Additionally, Section 5 of SD-76 requires approval of a CUP for uses open between 12:00 a.m. midnight and 5:00 a.m. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-18 will be filed for this project. Meeting Details:This matter will be heard on Monday, April 14, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning- and-building-meeting-participation/. Written Comments:If you are unable to participate in the meeting, you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m.on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions, please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 4/4/25 OR-3911033#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 2 Hutton Center Drive, Unit 202 located within the Specific Development No. 76 (SD- 76) zoning district. Project Applicant: Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval for Conditional Use Permit (CUP) Nos. 2025-05 and 2025-06 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control and to allow for after-hours operations at an existing eating establishment. Per Sec. 41-196 of the Santa Ana Municipal Code and Section 5 of SD-76, establishments wishing to sell alcoholic beverages for on-premises consumption require approval of a CUP. Additionally, Section 5 of SD-76 requires approval of a CUP for uses open between 12:00 a.m. midnight and 5:00 a.m. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-18 will be filed for this project. Meeting Details: This matter will be heard on Monday, April 14, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal. Who To Contact For Questions: Should you have any project questions, please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing.     Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             4 9 0 6 Planning and Building Agency Meeting Date Display Item # xx City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report April 14, 2025 Topic: Appeal Application No. 2025-01 to Appeal Revocation of Land Use Certificate No. 2003-03 for Money for Cans at 2610 W. Edinger Avenue RECOMMENDED ACTION Adopt a resolution denying Appeal Application No. 2025-01, thereby revoking Land Use Certificate No. 2003-03 for a small collection facility, Money for Cans, located at 2610 W. Edinger Avenue. EXECUTIVE SUMMARY On December 23, 2024, the Executive Director of the Planning and Building Agency (PBA Director) revoked a Land Use Certificate (LUC) issued for a small recycling facility, termed small collection facility in the Santa Ana Municipal Code (SAMC), doing business as Money for Cans, pursuant to SAMC Section 41-676. On January 14, 2025, Bertilio Henriquez of Money for Cans (Appellant/Business Owner), filed a timely appeal of the PBA Director’s decision, pursuant to SAMC Section 41-677. Moreover, pursuant to SAMC Section 41-677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application, either approving or revoking the LUC. The decision of the Planning Commission shall be final with no further right of appeal. DISCUSSION Table 1: Project and Location Information Item Information Project Address and Council Ward 2610 W. Edinger Avenue – Ward 4 Neighborhood Centennial Park Accessor Parcel Number(s)408-041-04 Nearest Intersection Fairview Street & Edinger Avenue General Plan Designation General Commercial (GC-0.5) Zoning Designation Community Commercial (C1) North Commercial (Restaurant, Retail, Service, Office) East Single-Family Residential South Single-Family ResidentialSurrounding Land Uses West Commercial (Supermarket) Property Size 0.63 acre (approx. 27,300 square feet) in a 5.17 acre integrated commercial center Zoning Code Sections Affected LUC Revocation Sections 41-676 and 41-677     Appeal Application No. 2025-01 for Revocation of LUC No. 2003-03 – Money For Cans (2610 W. Edinger Avenue) April 14, 2025 Page 2 4 9 0 6 Property Description and Context The subject property is approximately 27,300 square feet in size, is located on the south side of Edinger Avenue near its intersection with Fairview Street, and is within the Community Commercial (C1) zoning district. The site is developed with a commercial building constructed circa 1968 with five retail spaces currently occupied by restaurant and retail uses. A standalone 20-foot shipping container utilized by a small collection facility, Money for Cans, is placed along the southerly property line near where W. Stanford and S. King streets meet. The site abuts a mix of commercial uses to its north and west and is adjacent to residential uses to the east and south. As part of a larger, integrated commercial center, the property houses a variety of businesses and services. While the main frontage is along Edinger Avenue, the site’s layout also has open frontage and direct pedestrian access to the residential neighborhood via King and Stanford streets. This configuration positions the commercial activities, including the small collection facility, in clear view and audible range of the nearby single-family residences. The layout highlights the close proximity to family homes and direct impacts of its commercial activities on the adjacent residential area. Permit and License Background The current owner of the property is Santa Ana Stater Shops, LLC. Bertilio Henriquez was issued Business License No. 1791 for the recycling business, Money for Cans, on November 1, 2002. The business license remains active today. An LUC for a small collection facility was issued by the Planning Division on April 10, 2003 (Exhibit 4). Code Enforcement Investigation The subject property has faced repeated Code Enforcement citations concerning the small collection facility since 2017 regarding its size and operations. According to recent Compliance Inspection reports from 2024 (Exhibit 5), the Code Enforcement Division identified numerous issues that include: 1. Noncompliant facility placement and dimensions; 2. Inadequate container management when unattended; 3. Operational hours violation; and 4. Deficient property maintenance. Director of Planning and Building Review and Action On November 7, 2024, following seven years of ongoing citations and community complaints, a Notice of Proposed Revocation (Exhibit 6) was issued, setting a hearing date with the PBA Director for December 12, 2024, to address alleged violations regarding the facility's failure to comply with standards for small collection facilities. On December 12, 2024, the PBA Director conducted the hearing pursuant to SAMC 41-676. As part of the review for the hearing and the determination to revoke, the PBA Director evaluated the Code     Appeal Application No. 2025-01 for Revocation of LUC No. 2003-03 – Money For Cans (2610 W. Edinger Avenue) April 14, 2025 Page 3 4 9 0 6 Enforcement Division's Compliance Inspection reports, concluding that the small collection facility was operating in violation of applicable SAMC regulations and was inconsistent with the terms under which the LUC was originally granted. Consequently, on December 23, 2024, the PBA Director issued a letter revoking the LUC (Exhibit 7), reflecting the conclusion that: •The facility's operations fail to meet the required standards; •The facility’s operations are in breach of the conditions set forth in the original LUC; •The facility poses significant risks to public safety and environmental health due to hazardous electrical installations, unsanitary conditions, and operational non- compliance. On January 14, 2025, the Business Owner filed a timely appeal of the PBA Director’s decision. This filing occurred within the required 10 business days for appeals, as stipulated by relevant procedures, excluding City closures due to holidays and off Fridays. APPELLANT ISSUES AND PLANNING DIVISION RESPONSES The concerns raised in the appeal application are cited below and are followed by the Planning Division’s response: Issue 1: The Appellant argues that “…the [PBA] Director erroneously applied current Santa Ana Municipal Code to Money for Cans, not Santa Ana Municipal Code as it existed as of the time of the relevant Land Use Certificate’s issuance. This is contrary to California law.” He supports this claim by citing Jones v. Los Angeles (1930), 211 Cal. 304 and Trans- Oceanic Oil Corp. v. City of Santa Barbara (1948), 85 Cal.App.2d 776, which protect existing lawful uses and vested rights by emphasizing that existing uses should be evaluated based on the regulations in place when the permit was granted, not current regulations. Response 1: The Appellant's argument lacks merit. The relevant municipal code sections governing recycling facilities were adopted under Ordinance No. NS-1946 on January 19, 1988, and Ordinance No. NS-2333 on October 6, 1997, which predate the LUC application and issuance in 2003. The City has not changed its zoning ordinance regarding small collection facilities since 1997. Additionally, Ordinance No. NS-2340, which outlines parking lot maintenance requirements and was adopted on December 15, 1997. Finally, the facility is subject to the International Property Maintenance Code (IPMC), which the City first incorporated by reference under Ordinance No. NS-2522 on February 3, 2003, amending SAMC Section 8-2000 to automatically adopt and incorporate each new official IPMC publication into the SAMC. These ordinances (Exhibit 8) were all in effect at the time of the LUC application and issuance in April 2003. •1988 Ordinance (NS-1946): Established Article XIV, Recycling Facilities, including definitions, permit requirements, and standards (SAMC Section 41-1250 through 41- 1253). Key provisions included defining "Collection Facility," distinguishing between Small and Large Collection Facilities, and setting standards for Small Collection Facilities.     Appeal Application No. 2025-01 for Revocation of LUC No. 2003-03 – Money For Cans (2610 W. Edinger Avenue) April 14, 2025 Page 4 4 9 0 6 •1997 Ordinance (NS-2333): Amended SAMC 41-1253, introducing several key changes for small collection facilities. The amendments required that these facilities be located within a Convenience Zone, limited to one facility per zone, increased the minimum setback from street lines from 10 to 50 feet, eliminated the reverse vending machine exception for power-driven equipment, removed the 24- hour donation container allowance, and prohibited recycling facilities within 100 feet of residentially zoned or occupied property. •1997 Ordinance (NS-2340): Modified and updated off-street parking regulations in the Santa Ana Municipal Code (SAMC) included amending Section 41-1304, which governs parking lot maintenance and operation standards. This amendment added subsections (g), (h), and (i), with subsection (i) requiring that all parking areas be maintained in a safe, clean, and well-repaired condition. A subsequent amendment in 2000 did not alter the provisions of subsection (i). •2003 Ordinance (NS-2522): Incorporated the IPMC into SAMC Section 8-2000, ensuring ongoing updates with each new official publication date. This ordinance mandates compliance with evolving property maintenance standards to address safety concerns and technological advancements, requiring businesses to adhere to current regulations. Issue 2: The Appellant expresses the opinion that the PBA Director erroneously determined that Money for Cans constituted a nuisance, arguing that "only a paramount and compelling public necessity" could justify declaring a useful, nonconforming business a nuisance, citing Jones v. Los Angeles (1930), 211 Cal. 304. The Appellant also cites New Way Recycling Ctr., Inc. v. City of Pasadena (2003), 2003 Cal.App.Unpub. LEXIS 10094 (Not Officially Published), arguing that “allegations of littering, loitering, and odor are simply not enough to render a small collection facility a nuisance.” Response 2: Please see City Attorney’s Memo, attached as Exhibit 9. Further, the PBA Director's determination of nuisance goes beyond mere allegations of littering, loitering, and odor. Money for Cans' operations pose significant and ongoing threats to public health and safety, as evidenced by repeated violations of the SAMC and the IPMC: 1.Electrical Hazards: As documented in the May 16, October 1, and October 9, 2024, Compliance Inspection reports, the facility violated IPMC Section 605.1 & 605.4 (adopted by reference in SAMC Section 8-2000) due to the use of an unapproved electrical wire draped from a neighboring residential property to power equipment within the facility. The improper use of extension cords for electrical power is a violation of these sections and presents a clear and present danger of electrical shock and fire on the site and to the adjacent single-family residences. 2.Property Maintenance Deficiencies: Repeated inspections confirmed that the facility fails to meet the requirements of IPMC Section 302.1 & 302.3 (adopted by reference in SAMC Section 8-2000) and SAMC Section 41-1304(i). The     Appeal Application No. 2025-01 for Revocation of LUC No. 2003-03 – Money For Cans (2610 W. Edinger Avenue) April 14, 2025 Page 5 4 9 0 6 asphalt/parking lot surface is unmaintained, covered with "sticky stains, markings, cracks, and splatter," creating an unsanitary and hazardous condition. These conditions can harbor bacteria and pathogens, contributing to unsanitary conditions and potential environmental contamination through soil and groundwater. These deficiencies demonstrate a disregard for public safety and community well-being, necessitating urgent action to protect public health and maintain community integrity. 3.Operational Non-Compliance: The facility repeatedly violated SAMC Section 41- 1253, exceeding the allowable 500 square feet of operation by using the east side yard for uncovered and unattended trash bins. The latter standard is to prevent breeding grounds for disease-carrying pests, foul odors, and increased risk of environmental contamination. The facility's close proximity to residential properties (within 5 feet) amplifies these issues, exposing residents to health risks and endangering their safety. These violations demonstrate the business's failure to adhere to basic operational standards for small collection facilities, significantly impacting the surrounding area. Addressing these issues is a public necessity to protect nearby residents' health and safety. The PBA Director's LUC revocation was based on substantial evidence of non- compliance with specific violations of the standards outlined in SAMC Section 41-1253, which are designed to prevent nuisances and protect the public health, safety, and welfare. The facility poses potential for noise disturbance, significant hazards, including improper waste storage and electrical risks, and fails to maintain a clean and safe environment. Its proximity to residential areas, within five feet, violates regulations designed to minimize impacts on nearby communities. Operational non-compliance, such as exceeding size limits and violating setback requirements, further supports the revocation. The cumulative effect of these violations creates a situation detrimental to the surrounding community, effectively constituting a nuisance as defined by the operational standards for small collection facilities. The Appellant has not provided sufficient evidence to refute these findings or demonstrate permanent correction of the violations. Therefore, revocation is necessary to protect the community. Issue 3: The Appellant expresses the opinion that “…even if Money for Cans is to be held by the current Santa Ana Municipal Code, such violations have been cured, as will be presented at the appeal hearing.” Response 3: The Appellant's claim that violations have been cured is not supported by the evidence. The facility's location violates SAMC with respect to operational non- compliance, property maintenance deficiencies, and potential electrical hazards. During the December 12, 2024, hearing, the Appellant failed to provide sufficient evidence to refute these findings or demonstrate permanent correction of the violations. During a recent site visit in late March 2025, staff did not see any exterior bins outside the facility at closing time, which suggests some improvement in how recycling material is handled. However, since the visit was at closing time, staff could not definitively confirm if uncovered and unattended trash bins might be present at other times. While the immediate     Appeal Application No. 2025-01 for Revocation of LUC No. 2003-03 – Money For Cans (2610 W. Edinger Avenue) April 14, 2025 Page 6 4 9 0 6 area showed signs of recent cleaning, with no visible garbage debris, the presence of noticeable stains suggested that cleaning efforts were superficial. Revocation Analysis The facility consistently failed to adhere to the standards for small collection facilities outlined in SAMC Section 41-1253. The violations contradict the terms under which the LUC was originally granted, demonstrating a disregard for applicable regulations. Following the December 12, 2024, hearing regarding the Notice of Revocation, the PBA Director made the following findings upon reviewing Code Enforcement Division’s Compliance Inspection reports: 1.SAMC Section 41-1253 (1) – Commercial Compliance: The facility was not "established in conjunction with an existing commercial use which is in compliance with all applicable zoning, building and fire code requirements." 2.SAMC Section 41-1253 (2) - Size Limitation: The facility exceeds the allowable 500 square feet by using the east side yard for trash bin storage and relying on an electrical wire crossing from a neighboring residence. 3.SAMC Section 41-1253 (3) - Setback: The facility is located within 50 feet of the terminus of Stanford and King Streets, violating setback standards. 4.SAMC Section 41-1253 (6) - Container Standards: Trash bins on the east side of the property are not covered when the attendant is absent, failing to meet container standards. 5.SAMC Section 41-1253 (7) - Storage of Recyclable Material: Trash bins used for recyclable material storage are left uncovered when unattended, violating storage standards. 6.SAMC Section 41-1253 (8) – Maintenance Standards: The exterior property, parking areas, and premises are not maintained in a clean, safe, and sanitary condition, requiring pressure washing and cleaning. 7.SAMC Section 41-1253 (11) – Proximity to Residential: The facility abuts residential property within five feet and is also located within 100 feet of residentially zoned or occupied property. The PBA Director dismissed the citation for operating beyond allowed hours, as the Business Owner provided evidence of updated, compliant business hours. 8.SAMC Section 41-1253 (12) - Signage: Signs are located inside container doors and are not visible when closed. The facility lacks signage stating that materials cannot be left outside the recycling enclosure or containers. The basis for revocation stems from the facility's documented violations of municipal codes and operational standards, including non-compliance with size limitations, setback requirements, and proximity to residential areas. Additionally, observed violations related to waste storage, property maintenance, and electrical hazards pose significant risks to public health and safety. The evidence clearly demonstrates that the business operation violates the terms outlined for small collection facilities, justifying revocation. These violations show a persistent failure to adhere to regulations essential for maintaining community well-being and orderly development. The facility's continued operation in its current state poses     Appeal Application No. 2025-01 for Revocation of LUC No. 2003-03 – Money For Cans (2610 W. Edinger Avenue) April 14, 2025 Page 7 4 9 0 6 ongoing risks to public health, welfare, and safety, and necessitates immediate action to protect the community's well-being. A review of the original application and the SAMC regulations in place at the time indicate likelihood that Planning staff issued the LUC for the facility in 2003 in error, failing to account for its close proximity to residential areas and its non-compliance with SAMC Section 41- 1253 subsections 3 and 11, which requires a minimum setback of 50 feet from the street and 100 feet from property zoned or occupied for residential use. As such, the permit is invalid. This error further underscores the need for revocation as a cure to the ongoing issues resulting from the issuance of this LUC, as the facility should not have been approved at this location in the first place. California courts have found that permits issued in violation of zoning laws are void from inception and cannot confer vested rights. (See City Attorney’s Memo, attached as Exhibit 9).The need to correct zoning mistakes, particularly in land use cases involving public health, safety, and welfare, outweighs any argument that the facility should be allowed to continue operating based on the permit being issued in error. Moreover, the lack of substantial investments by the Appellant, limited to a shipping container and commercial trash cans, further undermines a claim of a vested right to continue operations. As valid permits are essential for vested rights claims, and the minimal investments here do not demonstrate significant reliance on the invalid permit. These factors collectively reinforce the justification for revocation, aligning with California courts' consistent stance that protecting public welfare through proper zoning enforcement takes precedence over maintaining erroneously issued permits. Revocation of the LUC is more appropriate than suspension pursuant to SAMC Section 41- 650.5 due to the property's ongoing non-compliance with city regulations, operations functioning outside of and in violation of the permitted use and conditions, and the significant risks posed to public well-being. The persistence of these violations, combined with the need to protect public health and safety, necessitates a more definitive action than temporary suspension. Revocation will ensure a complete cessation of non- compliant activities and effectively address the ongoing issues. Where temporary measures may fall short, revocation will decisively uphold community standards and regulations and address persistent violations. Limitations on Establishing Small Collection Facility Use The business is not eligible for a small collection facility LUC because it exceeds the maximum size limit of 500 square feet. Even if the facility were reduced in size, obtaining a new LUC is not be possible, as SAMC Section 41-1253 permits only one small collection facility per convenience zone—a one-mile radius centered around a supermarket—and multiple facilities already exist within this zone. General Plan Consistency Revocation of LUC No. 2003-03 is consistent with and upholds multiple goals and policies outlined in the General Plan. These include:     Appeal Application No. 2025-01 for Revocation of LUC No. 2003-03 – Money For Cans (2610 W. Edinger Avenue) April 14, 2025 Page 8 4 9 0 6 •Goal LU-1: Growing Responsibly. Provide a land use plan that improves quality of life and respects our existing community o Policy LU-1.1 Compatible Uses. Foster compatibility between land uses to enhance livability and promote healthy lifestyles. •Goal LU-3: Compatibility of Uses. Preserve and improve the character and integrity of existing neighborhoods and districts. o Policy LU-3.3 Enforcement of Standards. Maintain a robust and proactive code enforcement program that partners with community stakeholders and is responsive to community needs. Revoking the LUC supports responsible growth and preserves neighborhood character by fostering compatible land uses. This action reinforces the City's expectation for responsible business operations and strengthens neighborhood livability. It also demonstrates Santa Ana's commitment to a responsive Code Enforcement Division that addresses community needs. •Goal CM-3: Active Living and Well-being. Promote the health and wellness of all Santa Ana residents. o Policy CM-3.2 Healthy Neighborhoods. Continue to support the creation of healthy neighborhoods by addressing public safety, land use conflicts, hazardous soil contamination, incompatible uses, and maintaining building code standards. The revocation is consistent with this General Plan Community Element goal and policy, as it addresses land use conflicts and public safety concerns that impact community well- being. This action will promote a healthy neighborhood by addressing Money for Cans’ noncompliant recycling facility operations, which has created nuisance conditions and numerous health and safety violations. •Goal N-2: Noise Generators. Reduce the impact of known sources of noise and vibration. o Policy N-2.2 Stationary Related Noise. Minimize noise impacts from commercial and industrial facilities adjacent to residential uses or zones where residential uses are permitted. The revocation is consistent with this General Plan Noise Element goal and policy as the property, currently used as an small collection facility, poses a noise risk to the nearest residential development, which is approximately five feet away. The continued operation of the collection facility, conflicts with the General Plan's goals and policies. The revocation will reduce noise impacts adjacent to the residential area, thereby ensuring that commercial operations respect the needs of existing neighborhoods and minimizes negative impacts on residents. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with SAMC Section 41-677 regulations. A ten-day notice was provided prior to the public hearing, exceeding the     Appeal Application No. 2025-01 for Revocation of LUC No. 2003-03 – Money For Cans (2610 W. Edinger Avenue) April 14, 2025 Page 9 4 9 0 6 five-day requirement under SAMC Section 41-677. This notice was sent via certified mail to ensure compliance with the requirement. Copies of the public notice, including a 1,000-foot notification radius map and the site posting, are included in the staff report packet (Exhibit 10). The site is located within the boundaries of the Centennial Park Neighborhood Association, near the shared border with New Horizons and Windsor Village neighborhoods. Copies of the public notice were mailed to the listed neighborhood association leaders, and they were also contacted to identify any areas of concern. At the time this report was printed, no issues of concern were raised regarding the proposed LUC revocation. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA), the project is categorically exempt from further review per Section 15321(a), (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. The Class 21 exemption applies to actions by regulatory agencies to enforce or revoke a lease, permit, license, certificate, or other entitlement for use issued, adopted, or prescribed by the regulatory agency or enforcement of a law, general rule, standard, or objective, administered or adopted by the regulatory agency. Such actions include, but are not limited to, the following: (1) The direct referral of a violation of lease, permit, license, certificate, or entitlement for use or of a general rule, standard, or objective to the Attorney General, District Attorney, or City Attorney as appropriate, for judicial enforcement; (2) The adoption of an administrative decision or order enforcing or revoking the lease, permit, license, certificate, or entitlement for use or enforcing the general rule, standard, or objective. Planning Commission revocation of the Land Use Certificate is consistent with Section 15321. As such, a Notice of Exemption, Environmental Review No. 2025-22, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action.     Appeal Application No. 2025-01 for Revocation of LUC No. 2003-03 – Money For Cans (2610 W. Edinger Avenue) April 14, 2025 Page 10 4 9 0 6 EXHIBITS 1. Resolution Upholding Revocation of LUC No. 2003-03 (APPL-2025-01) 2. Vicinity Zoning and Aerial View 3. Site Photo 4. Issued LUC-2003-3 5. Compliance Inspection Reports a. May 16, 2024 b. October 1, 2024 c. October 9, 2024 6. Notice of Proposed of Revocation of Land Use Certificate dated November 7, 2024 7. Notice of Revocation of Land Use Certificate dated December 23, 2024 8. Santa Ana Municipal Code Ordinances a. NS-1946 adopted January 19, 1988 b. NS-2333 adopted October 6, 1997 c. NS-2522 adopted February 3, 2003 d. NS-2446 adopted September 18, 2000 9. City Attorney Memorandum in Support of Revocation of Land Use Certificate No. 2003- 03-RCY dated April 9, 2025 10.Copy of Public Notices Prepared By: Nancy Tran, AICP, Senior Planner Approved By: Ali Pezeshkpour, AICP, Acting Executive Director, Planning and Building Agency     Resolution No. 2025-XX Page 1 of 6 4 9 0 7 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025-01, THEREBY REVOKING LAND USE CERTIFICATE NO. 2003-03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN 408-041-04). BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. Bertilio Henriquez (“Appellant/Business Owner”) of Money for Cans filed an appeal (Appeal Application No. 2025-01) pursuant to Santa Ana Municipal Code (“SAMC”) Section 41-677, contesting the Executive Director of the Planning and Building Agency (“PBA Director”) decision to revoke Land Use Certificate (LUC) No. 2003-03, for a small collection facility located at 2610 W. Edinger Avenue. Pursuant to SAMC Section 41-677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application, either approving or revoking the LUC. B. On January 19, 1988, the City Council adopted Ordinance No. NS-1946, adding Article XIV to Chapter 41 of the SAMC to regulate recycling facilities. This ordinance established definitions, zoning regulations, and operational standards for various recycling-related uses, including collection and processing facilities. It set permit requirements and standards for operation, addressing land use compatibility and zoning compliance for small collection facilities. C. On October 6, 1997, the City Council adopted Ordinance No. NS-2333, amending Section 41-1253 of the SAMC. This ordinance required small collection facilities to be in a Convenience Zone, limited them to one per zone, increased setbacks, and prohibited facilities near residential areas, enhancing land use compatibility and addressing community concerns. D. On December 15, 2000, the City Council adopted Ordinance No. NS-2340, modifying off-street parking regulations of the SAMC. This ordinance included amending Section 41-1304, which governs parking lot maintenance and operation standards and added subsections (g), (h), and (i), with subsection (i) requiring that all parking areas be maintained in a safe, clean, and well-repaired condition. E. On February 3, 2003, the City Council adopted Ordinance No. NS-2522, amending Chapter 8 of the SAMC to incorporate the International Property Maintenance Code (“IPMC”). This ordinance ensured ongoing updates with each new IPMC publication, mandating compliance with evolving property maintenance     Resolution No. 2025-XX Page 2 of 6 4 9 0 7 standards to address safety concerns and technological advancements. F. The Appellant/Business Owner was issued Business License No. 1791 for Money for Cans on November 1, 2002, which remains active to this day. G. On April 10, 2003, the Planning Division issued an LUC to the Appellant/Business Owner, authorizing the operation of a small collection facility at the property. H. On November 7, 2024, the City issued a Notice of Proposed Revocation to the Appellant/Business Owner following multiple Code Enforcement Compliance Inspections. The notice included a comprehensive list of outstanding code violations from May 16, October 1, and October 9, 2024, and scheduled a hearing for December 12, 2024. I. On December 12, 2024, the PBA Director conducted a hearing, pursuant to SAMC Section 41-676, to address alleged violations that the facility was not operating in compliance with the standards for small collection facilities. J. On December 23, 2024, the PBA Director issued a letter revoking LUC No. 2003- 03. The decision was based on the PBA Director's determination that the small collection facility was operating in a manner that violated the applicable SAMC regulations and was inconsistent with the terms under which the land use certificate was originally granted. K. On January 14, 2025, the Appellant/Business Owner, filed an appeal of the PBA Director’s revocation of LUC No. 2003-03. L. Therefore, pursuant to SAMC Section 41-677, the PBA Director’s decision to revoke LUC No. 2003-03 is vacated and the Planning Commission shall determine whether to issue or revoke the land use certificate in accordance with the applicable requirements of the Chapter 41. M. Pursuant to SAMC Section 41-677, the Appellant was given at least five (5) days prior written notice by the City of the time and place at which the planning commission would consider the application or revocation. N. On April 14, 2025, the Planning Commission held a duly-noticed public hearing on the appeal of revocation for LUC No. 2003-03: O. The Planning Commission of the City of Santa Ana has determined to revoke LUC No. 2003-03, finding that it was being used in violation of applicable zoning regulations. The facility consistently failed to adhere to the standards for small collection facilities outlined in SAMC Section 41-1253. The violations contradict the terms under which the LUC was originally granted, demonstrating a disregard for applicable regulations. Following the December 12, 2024, hearing regarding the Notice of Revocation, the PBA Director made the following findings upon reviewing Code Enforcement Division’s Compliance Inspection reports:     Resolution No. 2025-XX Page 3 of 6 4 9 0 7 i.SAMC Section 41-1253 (1) – Commercial Compliance: The facility was not "established in conjunction with an existing commercial use which is in compliance with all applicable zoning, building and fire code requirements." ii.SAMC Section 41-1253 (2) - Size Limitation: The facility exceeds the allowable 500 square feet by using the east side yard for trash bin storage and relying on an electrical wire crossing from a neighboring residence. iii.SAMC Section 41-1253 (3) - Setback: The facility is located within 50 feet of the terminus of Stanford and King Streets, violating setback standards. iv.SAMC Section 41-1253 (6) - Container Standards: Trash bins on the east side of the property are not covered when the attendant is absent, failing to meet container standards. v.SAMC Section 41-1253 (7) - Storage of Recyclable Material: Trash bins used for recyclable material storage are left uncovered when unattended, violating storage standards. vi.SAMC Section 41-1253 (8) – Maintenance Standards: The exterior property, parking areas, and premises are not maintained in a clean, safe, and sanitary condition, requiring pressure washing and cleaning. vii.SAMC Section 41-1253 (11) - Proximity to Residential: The facility abuts residential property within five feet and is also located within 100 feet of residentially zoned or occupied property. The PBA Director dismissed the citation for operating beyond allowed hours, as the Business Owner provided evidence of updated, compliant business hours. viii.SAMC Section 41-1253 (12) - Signage: Signs are located inside container doors and are not visible when closed. The facility lacks signage stating that materials cannot be left outside the recycling enclosure or containers. The basis for revocation stems from the facility's documented violations of municipal codes and operational standards, including non-compliance with size limitations, setback requirements, and proximity to residential areas. Additionally, observed violations related to waste storage, property maintenance, and electrical hazards pose significant risks to public health and safety. The evidence clearly demonstrates that the business operation violates the terms outlined for small collection facilities, justifying revocation. These violations show a persistent failure to adhere to regulations essential for maintaining community well-being and orderly development. The facility's continued operation in its current state poses ongoing risks to public health, welfare, and safety, and necessitates immediate action to protect the community's well-being. A review of the original application and the SAMC regulations in place at the time indicate likelihood that Planning staff issued the LUC for the facility in 2003 in error, failing to account for its close proximity to residential areas and its non- compliance with SAMC Section 41-1253 subsections 3 and 11, which requires a minimum setback of 50 feet from the street and 100 feet from property zoned or occupied for residential use. As such, the permit is invalid. This error further underscores the need for revocation as a cure to the ongoing issues resulting from the issuance of this LUC, as the facility should not have been approved at this location in the first place. California courts have found that permits issued in violation of zoning laws are void from inception and cannot confer vested rights. (See City Attorney’s Memo, attached as Exhibit 9).The need to correct zoning mistakes, particularly in land use cases involving public health, safety, and     Resolution No. 2025-XX Page 4 of 6 4 9 0 7 welfare, outweighs any argument that the facility should be allowed to continue operating based on the permit being issued in error. Moreover, the lack of substantial investments by the appellant, limited to a shipping container and commercial trash cans, further undermines a claim of a vested right to continue operations. As valid permits are essential for vested rights claims, and the minimal investments here do not demonstrate significant reliance on the invalid permit. These factors collectively reinforce the justification for revocation, aligning with California courts' consistent stance that protecting public welfare through proper zoning enforcement takes precedence over maintaining erroneously issued permits. Revocation of the LUC is more appropriate than suspension pursuant to SAMC Section 41-650.5 due to the property's ongoing non-compliance with city regulations, operations functioning outside of and in violation of the permitted use and conditions, and the significant risks posed to public well- being. The persistence of these violations, combined with the need to protect public health and safety, necessitates a more definitive action than temporary suspension. Revocation will ensure a complete cessation of non-compliant activities and effectively address the ongoing issues. Where temporary measures may fall short, revocation will decisively uphold community standards and regulations and address persistent violations. P. The Planning Commission of the City of Santa Ana determines that revocation aligns with the following goals and policies of the General Plan: •Goal LU-1: Growing Responsibly. Provide a land use plan that improves quality of life and respects our existing community o Policy LU-1.1 Compatible Uses. Foster compatibility between land uses to enhance livability and promote healthy lifestyles. •Goal LU-3: Compatibility of Uses. Preserve and improve the character and integrity of existing neighborhoods and districts. o Policy LU-3.3 Enforcement of Standards. Maintain a robust and proactive code enforcement program that partners with community stakeholders and is responsive to community needs. Revoking the LUC supports responsible growth and preserves neighborhood character by fostering compatible land uses. This action reinforces the City's expectation for responsible business operations and strengthens neighborhood livability. It also demonstrates Santa Ana's commitment to a responsive Code Enforcement Division that addresses community needs. •Goal CM-3: Active Living and Well-being. Promote the health and wellness of all Santa Ana residents. o Policy CM-3.2 Healthy Neighborhoods. Continue to support the creation of healthy neighborhoods by addressing public safety, land use conflicts, hazardous soil contamination, incompatible uses, and maintaining building code standards. The revocation is consistent with this General Plan Community Element goal and policy, as it addresses land use conflicts and public safety concerns that     Resolution No. 2025-XX Page 5 of 6 4 9 0 7 impact community well-being. This action will promote a healthy neighborhood by addressing Money for Cans’ noncompliant small collection facility operations, which has created nuisance conditions and numerous health and safety violations. •Goal N-2: Noise Generators. Reduce the impact of known sources of noise and vibration. o Policy N-2.2 Stationary Related Noise. Minimize noise impacts from commercial and industrial facilities adjacent to residential uses or zones where residential uses are permitted. The revocation is consistent with this General Plan Noise Element goal and policy as the property, currently used as an small collection facility, poses a noise risk to the nearest residential development, which is approximately five feet away. The continued operation of the small collection facility, conflicts with the General Plan's goals and policies. The revocation will reduce noise impacts adjacent to the residential area, thereby ensuring that commercial operations respect the needs of existing neighborhoods and minimizes negative impacts on residents. Section 2. In accordance with the California Environmental Quality Act (CEQA), the project is categorically exempt from further review per Section 15321(a), (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. The Class 21 exemption applies to actions by regulatory agencies to enforce or revoke a lease, permit, license, certificate, or other entitlement for use issued, adopted, or prescribed by the regulatory agency or enforcement of a law, general rule, standard, or objective, administered or adopted by the regulatory agency. Such actions include, but are not limited to, the following: (1) The direct referral of a violation of lease, permit, license, certificate, or entitlement for use or of a general rule, standard, or objective to the Attorney General, District Attorney, or City Attorney as appropriate, for judicial enforcement; (2) The adoption of an administrative decision or order enforcing or revoking the lease, permit, license, certificate, or entitlement for use or enforcing the general rule, standard, or objective. Planning Commission revocation of the Land Use Certificate is consistent with Section 15321. As such, a Notice of Exemption, Environmental Review No. 2025-22, will be filed for this project. Section 3. Upon the Planning Commission’s decision to uphold the revocation of the LUC, Appellant/Business Owner shall, at their sole cost and expense, completely remove all small collection facility operations on the subject property within 60 calendar days of the effective date of revocation, unless otherwise directed in writing by the City. The Appellant/Business Owner shall promptly notify the City in writing of any inability to comply with the conditions set forth in this LUC revocation within 48 hours of becoming aware of such non-compliance. Furthermore, the Appellant/Business Owner hereby agrees to fully cooperate with any and all City inspections and investigations related to compliance with this revocation. Such cooperation shall include, but not be limited to, providing access to the property, furnishing requested documentation, and making relevant personnel available for questioning, as deemed necessary     Resolution No. 2025-XX Page 6 of 6 4 9 0 7 by City officials. Failure to comply with these provisions may result in additional enforcement actions, including but not limited to fines, penalties, and legal proceedings as authorized by applicable local and state laws. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby revokes LUC No. 2003-03, which allowed the operation of a small collection facility at 2610 W. Edinger Avenue. This decision is based upon the evidence submitted at the above-referenced hearing, including but not limited to: The Request for Planning Commission Action dated April 14, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 14th day of April 2025 by the following vote. AYES:Commissioners: NOES:Commissioners: ABSENT:Commissioners: ABSTENTIONS:Commissioners: Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Nuvia Ocampo, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on April 14, 2025. Date: Nuvia Ocampo Recording Secretary City of Santa Ana     Appeal of Revocation for LUC No. 2003-3-RCY2610 W. Edinger Avenue Exhibit 2 - Vicinity Zoning and Aerial View ©2025 Digital Map Products.All rights reserved. Zoning Selection 350 feet 3/12/25, 10:40 AM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1/1     Exhibit 3 –Site Photo 2610 W. Edinger Avenue LUC-2003-03-RCY