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Planning CommissionRegular Meeting Agenda MinutesMarch 10, 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
<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 />Isuri S. Ramos, ViceChair
<br />Christopher Leo
<br />Carl Benninger
<br />Bao Pham
<br />Manuel J. Escamilla
<br />Alan Woo
<br />Acting Executive Director Ali Pezeshkpour, AICP
<br />Senior Asst. City Attorney Melissa M. Crosthwaite
<br />Acting Planning Manager Ricardo Soto, AICP
<br />Recording Secretary Nuvia Ocampo
<br />ROLL CALL
<br />Minutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m.
<br />and Commissioner Escamilla arriving at 5:41 p.m.
<br />PLEDGE OF ALLEGIANCE
<br />PUBLIC COMMENTS
<br />CONSENT CALENDAR ITEMS
<br />a.Minutes
<br />Recommended Action: Approve Minutes from February 24, 2025 and March 6,
<br />2025.
<br />b.Excused Absences
<br />Recommended Action: Excuse absent commissioners.
<br />Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve
<br />Consent Calendar items.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl
<br />Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Manuel J. Escamilla
<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 on February 28, 2025
<br />and notices were mailed on said date.
<br />1.CONDITIONAL USE PERMIT NO. 202415 FOR THE PROPERTY LOCATED
<br />AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4
<br />(SP4).
<br />Project Applicant: George Manyak with GM Outdoor Inc. (Applicant), on behalf
<br />of Centennial Real Estate, Inc. (Property Owner).
<br />Proposed Project: Applicant is requesting approval of Conditional Use Permit
<br />(CUP) No. 202415 to allow for the conversion of two existing freeway oriented,
<br />onpremise digital signs to offpremise advertising digital signs (digital billboards)
<br />and to allow the digital billboards to exceed the maximum height of 60 feet at
<br />MainPlace Mall, an existing indoor shopping mall.
<br />Environmental Impact:Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA Guidelines, the project is exempt from further review
<br />pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA
<br />Guidelines. Categorical Exemption ER No. 2023111 will be filed for this project.
<br />Recommended Action:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202415, as
<br />conditioned, to allow for conversion of two existing freewayoriented
<br />onpremise digital signs to digital billboards and to allow the digital
<br />billboards to continue to exceed 60 feet in height.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Commission had questions for the applicant.
<br />Applicant, Corey Sams, answered questions from the Commission.
<br />Resident, Kyle Kingston, spoke in opposition of this project.
<br />Moved by Commissioner Ramos, seconded by Commissioner Benninger
<br />to Approved with added conditions.
<br />YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Jennifer Oliva, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
<br />2.CONDITIONAL USE PERMIT NO. 202504 FOR THE PROPERTY LOCATED
<br />AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE
<br />PROFESSIONAL (P) ZONING DISTRICT.
<br />Project Applicant: Child Guidance Center, Inc. (Applicant) on behalf of Civic
<br />Center, LLC (Property Owner).
<br />Proposed Project: Applicant is requesting approval of Conditional Use Permit
<br />(CUP) No. 202504 to allow a medical office use operated by a government
<br />subsidized, notforprofit entity on the sixth floor of an existing office building.
<br />Pursuant to Section 41313.5 of the Santa Ana Municipal Code, medical offices
<br />operated by government, governmentsubsidized, notforprofit, or philanthropic
<br />entities require approval of a CUP.
<br />Environmental Impact:Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA Guidelines, the project is exempt from further review
<br />pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA
<br />Guidelines. Categorical Exemption ER No. 2024108 will be filed for this project.
<br />Recommended Action:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202504 as
<br />conditioned.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Commission had questions for the applicant.
<br />Applicant, Lori Pack, answered questions from the Commission.
<br />Moved by Commissioner Woo, seconded by Commissioner Escamilla to
<br />Approve.
<br />YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Jennifer Oliva, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
<br />3.CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED
<br />AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
<br />GENERAL COMMERCIAL (C2) ZONING DISTRICT.
<br />Project Applicant: David Oh (Applicant) with Top Food Markers, Inc., on behalf
<br />of BolsaBushard, LLC (Property Owner).
<br />Proposed Project: Applicant is requesting approval of Conditional Use Permit
<br />(CUP) No. 202502 and a determination of Public Convenience or Necessity
<br />(PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises
<br />consumption through the operation of a Type21 Alcoholic Beverage Center (ABC)
<br />license at a new neighborhood grocery store, Ole City Market.
<br />Environmental Impact:Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA Guidelines, the project is exempt from further review
<br />pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA
<br />Guidelines. Categorical Exemption ER No. 202503 will be filed for this project.
<br />Recommended Actions:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202502 as
<br />conditioned; and
<br />2. Authorize staff to issue a Letter of Public Convenience or Necessity to
<br />the State Department of Alcoholic Beverage Control.
<br />Minutes: Staff provided a brief presentation to the Commission.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Resident, Ana, spoke in opposition to the project.
<br />Resident, Martha, spoke in opposition to the project.
<br />Applicant, Yvonne, answered questions from the Commission.
<br />Commission requested that the item be continued to date uncertain.
<br />Moved by Commissioner Benninger, seconded by Commissioner
<br />Escamilla to Continue the item.
<br />YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl
<br />Benninger
<br />NO: 2 – Bao Pham, Alan Woo
<br />ABSTAIN: 0 – ABSENT: 0 – Status: 5 – 2 – 0 – 0 – Pass
<br />4.CONDITIONAL USE PERMIT NO. 202503 AND VARIANCE NO. 202501
<br />FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND
<br />1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED
<br />SHOPPING CENTER (C4) ZONING DISTRICT.
<br />Project Applicant: IIan Golcheh (Applicant) on behalf of Sej Asset
<br />Management & Investment Company and Mapocos, LLC. (Property Owners).
<br />Proposed Project: Applicant is requesting approval of Conditional Use Permit
<br />(CUP) No. 202503 to allow the construction of a new 3,602 squarefoot 7Eleven,
<br />3,096 squarefoot service station and canopy, and a 3,200 squarefoot
<br />commercial building, at an existing commercial shopping center. The applicant is
<br />also requesting approval of Variance No. 202501 to allow a reduction in the
<br />required frontyard landscaped setback to seven, eight, and twelve feet and a
<br />reduction in the required landscaped area of an existing setback abutting
<br />residential uses to zero feet to facilitate the proposed development. The applicant
<br />is requesting a CUP pursuant to Section 41199.4 (Noxious Uses) of the Santa
<br />Ana Municipal Code (SAMC). The SAMC requires Planning Commission review
<br />and approval of a CUP to allow the operation of a land use that requires a permit
<br />from a regional, state, or federal agency to handle, store, emit, or discharge
<br />regulated compounds, materials, chemicals, or substances located within one
<br />thousand (1,000) linear feet of a public park, school (K12) as defined by Section
<br />11362.768 of the Health and Safety Code, or property used or zoned for
<br />residential purposes. The proposed service station is a land use that requires a
<br />permit from a state agency to distribute and store fuel and is proposed to be
<br />located within 1,000 linear feet of a property zoned for residential purposes.
<br />Therefore, the service station is subject to the requirements of Section 41199.4 of
<br />the SAMC and requires review and approval of a CUP.
<br />Environmental Impact:Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA Guidelines, the project is exempt from further review
<br />pursuant to Section 15303 (Class 3 New Construction or Conversion of Small
<br />Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022111 will
<br />be filed for this project.
<br />Recommended Actions:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202503 as
<br />conditioned; and
<br />2. Adopt a resolution approving Variance No. 202501 as conditioned.
<br />Moved by Commissioner Leo, seconded by Commissioner Benninger to
<br />Continue the item.
<br />YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Jennifer Oliva, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
<br />Minutes: Staff informed the Commission that the applicant requested a 30day
<br />extension.
<br />*End of Business Calendar*
<br />STAFF COMMENTS
<br />Minutes: Staff had comments for the Commission.
<br />COMMISSIONER COMMENTS
<br />Minutes: Commission had comments for staff.
<br />ADJOURNMENT
<br />The next meeting of the Planning Commission will be on March 24, 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 8:01 p.m.
<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
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<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
<br />meeting. Comments received after the deadline may not be distributed to the
<br />Planning Commission but will be made part of the record. All attendees wishing to
<br />submit written comments or supplemental materials for distribution to Planning
<br />Commission members during the inperson meeting must provide 15 printed copies.
<br /> 2 Planning Commission
<br />3/10/2025
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