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Planning Commission
<br />Regular Meeting Agenda Minutes
<br />December 9, 2024
<br />5:30 P.M.
<br />Council Chamber
<br />22 Civic Center Plaza
<br />Santa Ana, CA
<br />JENNIFER OLIVA
<br />Chair, Ward 6 Representative
<br />ISURI S. RAMOS
<br />ViceChair,
<br />Ward 3 Representative
<br />CHRISTOPHER LEO
<br />Citywide Representative
<br />MANUEL J. ESCAMILLA
<br />Ward 2 Representative
<br />CARL BENNINGER
<br />Ward 4 Representative
<br />BAO PHAM
<br />Ward 3 Representative
<br />ALAN WOO
<br />Ward 5 Representative
<br />Minh Thai
<br />Executive Director
<br />Melissa M. Crosthwaite
<br />Legal Counsel
<br />Ali Pezeshkpour, AICP
<br />Planning Manager
<br />Nuvia Ocampo
<br />Recording Secretary
<br />In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,
<br />contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable
<br />the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting
<br />documentation can be found on the City’s website – www.santaana.org/citymeetings.
<br />CALL TO ORDER
<br />Commissioners: Jennifer Oliva, Chair
<br />Manuel Escamilla
<br />Christopher Leo
<br />Bao Pham
<br />Carl Benninger
<br />Isuri S. Ramos
<br />Alan Woo
<br />Executive Director Minh Thai
<br />Chief Asst. City Attorney Melissa Crosthwaite
<br />Planning Manager Ali Pezeshkpour, AICP
<br />Recording Secretary Nuvia Ocampo
<br />ROLL CALL
<br />Minutes: Quorum was reached at 5:38 PM
<br />Commissioner Leo left the meeting at 6:33 PM
<br />PLEDGE OF ALLEGIANCE
<br />PUBLIC COMMENTS
<br />CONSENT CALENDAR ITEMS
<br />a.Minutes
<br />Recommended Action: Approve Minutes from October 28, 2024.
<br />b.Excused Absences
<br />Recommended Action: Excuse absent commissioners.
<br />Moved by Commissioner Woo, seconded by Commissioner Leo to Approve
<br />Consent Calendar items.
<br />YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl
<br />Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />*End of Consent Calendar*
<br />BUSINESS CALENDAR
<br />Public Hearing:The Planning Commission decision on Conditional Use Permits,
<br />Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and
<br />Public Convenience or Necessity Determinations are final unless appealed within 10
<br />days of the decision by any interested party or group (refer to the Basic Meeting
<br />Information page for more information). The Planning Commission recommendation
<br />on Zoning and General Plan amendments, Development Agreements, Specific
<br />Developments, and Specific Plans will be forwarded to the City Council for final
<br />determination. Legal notice was published in the OC Reporter and OC Register on
<br />November 29, 2024, and notices were mailed on said date.
<br />1.CONDITIONAL USE PERMIT NO. 202413, VARIANCE NO. 202403, AND
<br />MINOR EXCEPTION NO. 202403 FOR THE PROPERTY LOCATED AT 2235
<br />SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREET
<br />CORRIDOR SPECIFIC PLAN (SP1) DISTRICT.
<br />Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant &
<br />Property Owner)
<br />Proposed Project: Applicant is requesting approval of various entitlements to allow the
<br />construction and operation of a 1,205squarefoot Starbucks at a vacant property.
<br />Entitlements include Conditional Use Permit No. 202413 to allow drivethrough window
<br />service, Variance No. 202403 to allow a reduction in required landscaped setbacks,
<br />and Minor Exception No. 202403 to allow for continuance of overhead electrical feed
<br />and onsite power pole to service the site.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)
<br />and the CEQA Guidelines, the project is exempt from further review pursuant to Section
<br />15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption,
<br />Environmental Review No. 202319, will be filed for this project.
<br />Recommended Actions:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202413 for
<br />drivethrough window service, as conditioned;
<br />2. Adopt a resolution approving Variance No. 202403 for a reduction in
<br />required landscape setbacks, as conditioned; and
<br />3. Adopt a resolution approving Minor Exception No. 202403 for
<br />continuance of overhead electrical feed and onsite power pole, as
<br />conditioned.
<br />Minutes: Commission had questions for Staff.
<br />Public Works Staff, Monica Suter, answered questions from the Commission.
<br />Staff answered questions from the Commission.
<br />Resident, Angela Vera, spoke in opposition of this project.
<br />Moved by Commissioner Benninger, seconded by Commissioner Oliva to
<br />Approve.
<br />YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl
<br />Benninger
<br />NO: 1 – Christopher Leo
<br />ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
<br />Status: 5 – 1 – 0 – 1 – Pass
<br />2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 202402 AND DENSITY
<br />BONUS AGREEMENT (DBA) NO. 202402 FOR THE PROPERTY LOCATED
<br />AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE
<br />HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
<br />DISTRICT.
<br />Project Applicant: Kim Prijatel (Applicant) representing Clark Beyer of Alminlo
<br />Properties, LLC (Property Owner)
<br />Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map
<br />(VTTM) No. 202402 (County Map No. 19328) and Density Bonus Agreement (DBA) No.
<br />202402 to allow the construction of a 45 unit, two to threestory residential townhouse
<br />development for the abovementioned properties. The development will include five
<br />units affordable to moderateincome households earning 80120 percent of the area
<br />median income (AMI) and will utilize waivers and a concession from development
<br />standards through the density bonus agreement pursuant to California Government
<br />Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600
<br />through 411607.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)
<br />and the CEQA Guidelines, the project is exempt from further review pursuant to Section
<br />15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set
<br />forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of
<br />Exemption, Environmental Review No. 202432, will be filled for this project.
<br />Recommended Actions:
<br />1. Adopt a resolution approving Vesting Tentative Tract Map No. 202402
<br />(County Map No. 19328) as conditioned; and
<br />2. Adopt a resolution approving Density Bonus Agreement No. 202402 as
<br />conditioned.
<br />Minutes: Commission had questions for staff.
<br />Staff answered questions from Commission.
<br />Moved by Commissioner Pham, seconded by Commissioner Escamilla to
<br />Approve with additional conditions..
<br />YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl
<br />Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo
<br />Status: 5 – 0 – 0 – 2 – Pass
<br />3.ZONING ORDINANCE AMENDMENT NO. 202403 TO AMEND ARTICLE II
<br />(USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA
<br />MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE
<br />LAW PERTAINING TO ACCESSORY DWELLING UNITS.
<br />Project Location: Citywide
<br />Project Applicant: The City of Santa Ana
<br />Proposed Project: The City of Santa Ana proposes Zoning Ordinance Amendment
<br />No. 202403 to amend several sections of Article II (Use Districts General Provisions)
<br />of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory
<br />dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications
<br />to, state ADU law scheduled to take effect on January 1, 2025.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”)
<br />and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA
<br />review pursuant to Section 15282(h) which provides a statutory exemption for the
<br />adoption of an ordinance regarding ADUs in a singlefamily or multifamily residential
<br />zone by a city or county to implement the provisions of Sections 66310 et seq. of the
<br />Government Code as set forth in Section 21080.17 of the Public Resources Code. As a
<br />result, a Notice of Exemption, Environmental Review No. 202496, will be filed upon
<br />adoption of this ordinance.
<br />Recommended Actions:
<br />1. Recommend that the City Council adopt an ordinance approving
<br />Zoning Ordinance Amendment No. 202403.
<br />Minutes: Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Moved by Commissioner Benninger, seconded by Commissioner
<br />Escamilla to Approve.
<br />YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl
<br />Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo
<br />Status: 5 – 0 – 0 – 2 – Pass
<br />*End of Business Calendar*
<br />STAFF COMMENTS
<br />Minutes: Staff had comments for Commission.
<br />COMMISSIONER COMMENTS
<br />Minutes: Commission had comments for staff.
<br />ADJOURNMENT
<br />The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the
<br />Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
<br />Minutes: Meeting was adjourned at 7:27 PM
<br />APPEAL INFORMATION
<br />The formal action by the Planning Commission shall become effective after the tenday
<br />appeal period, unless the City Council in compliance with section 41643, 41644 or 41645
<br />holds a public hearing on the matter, then the formal action will become effective on the day
<br />following the hearing and decision by the City Council. An appeal from the decision or
<br />requirement of the Planning Commission may be made by any interested party, individual, or
<br />group. The appeal must be filed with the Clerk of the Council, accompanied by the required
<br />filing fee, and a copy sent to the Planning Department, within ten days of the date of the
<br />Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed
<br />holiday or a day when City hall is closed, the final day to appeal shall be extended to the next
<br />day City Hall is open for public business. Please note: Under California Government Code
<br />Sec. 65009, if you challenge in court any of the matters on this agenda for which a public
<br />hearing is to be conducted, you may be limited to raising only those issues which you (or
<br />someone else) raised orally at the public hearing or in written correspondence received by
<br />the Planning Commission or City Council at or before the hearing.
<br />MEETING INFORMATION
<br />If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
<br />1. Connecting directly from your computer:
<br />Click on the link on top of this agenda OR
<br />Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting
<br />ID is listed at the top of this agenda.
<br />To speak during the meeting: When you wish to comment on an item that is being is
<br />discussed, click on the button next to your name to virtually raise your hand and let us know
<br />you wish to speak. You will have 3 minutes.
<br />2. Connecting via the Zoom App:
<br />Download the free Zoom Cloud Meetings app from your favorite app store.
<br />Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your
<br />name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
<br />To speak during the meeting: When you wish to comment on an item that is being is
<br />discussed, click on the button next to your name to virtually raise your hand and let us know
<br />you wish to speak. You will have 3 minutes.
<br />3. Dialing in from a mobile phone or landline:
<br />Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at
<br />the top of this agenda.
<br />To speak during the meeting: When you wish to comment on an item that is being is
<br />discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
<br />Submit a written comment
<br />You are invited to submit a written comment in one of the following ways:
<br />Email PBAecomments@santaana.org and reference the topic in the subject line.
<br />Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza
<br />– M20, Santa Ana, CA 92701.
<br />Deadline to submit written comments, including any supplemental materials for
<br />consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.
<br />Comments received after the deadline may not be distributed to the Planning
<br />Commission but will be made part of the record. All attendees wishing to submit
<br />written comments or supplemental materials for distribution to Planning Commission
<br />members during the inperson meeting must provide 15 printed copies.
<br /> 1 Planning Commission
<br />12/9/2024
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