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Planning CommissionRegular Meeting Agenda MinutesApril 14, 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 5:37 p.m. with Commissioner Escamilla arriving at 5:40
<br />p.m.
<br />PLEDGE OF ALLEGIANCE
<br />PUBLIC COMMENTS
<br />CONSENT CALENDAR ITEMS
<br />a.Minutes
<br />Recommended Action: Approve Minutes from March 24, 2025.
<br />b.Excused Absences
<br />Recommended Action: Excuse absent commissioners.
<br />Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve
<br />Consent Calendar items.
<br />YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger
<br />Status: 5 – 0 – 0 – 2 – 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 April 4, 2025, and
<br />notices were mailed on said date.
<br />1.CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED
<br />AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
<br />GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM
<br />MARCH 10, 2025)
<br />Project Applicant: David Oh (Applicant) with Top Food Makers, 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 proposed neighborhood grocery store, called 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 />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202502 AS
<br />CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE
<br />OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED
<br />SPIRITS, FOR OFFPREMISES CONSUMPTION FOR OLE CITY MARKET
<br />LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 39912103)
<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.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Commission had questions for the applicant.
<br />David Oh, representing the applicant, answered questions from the
<br />Commission.
<br />Public comment received via Zoom in support of project.
<br />Moved by Commissioner Ramos, seconded by Commissioner Escamilla to
<br />Approve.
<br />YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer
<br />Oliva
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger
<br />Status: 5 – 0 – 0 – 2 – Pass
<br />2.CONDITIONAL USE PERMIT NOS. 202505 AND 202506 FOR THE
<br />PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202,
<br />LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD76) ZONING
<br />DISTRICT.
<br />Project Applicant: Jiayi Liu with Food Trace Management, LLC dba Little Pan
<br />(Applicant) on behalf of KRB Investments Management, LLC (Property Owner)
<br />Proposed Project: Applicant is seeking approval of Conditional Use Permit
<br />(CUP) Nos. 202505 and 202506 to allow the sale of beer and wine for on
<br />premises consumption through a Type41 license from the Department of
<br />Alcoholic Beverage Control and to allow for afterhours operations at an existing
<br />eating establishment.
<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. 202518 will be filed for this project.
<br />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202505 AS
<br />CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON
<br />PREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE
<br />DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE
<br />PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411093
<br />03)
<br />RESOLUTION NO. 2025XXX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
<br />CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
<br />FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON
<br />CENTER DRIVE, UNIT 202 (APN: 41109303)
<br />Recommended Actions:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202505 for
<br />onsale beer and wine license as conditioned; and
<br />2. Adopt a resolution approving Conditional Use Permit No. 202506 for
<br />afterhours operation as conditioned.
<br />Moved by Commissioner Escamilla, seconded by Commissioner Leo to
<br />Approve.
<br />YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer
<br />Oliva
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger
<br />Status: 5 – 0 – 0 – 2 – Pass
<br />Minutes: Staff provided a brief presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Commission had questions for the applicant.
<br />Applicant, Jiayi Liu, answered questions from the Commission.
<br />3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 202303
<br />FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE
<br />LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING
<br />DISTRICT.
<br />Project Applicant: Bertilio Henriquez (Applicant) on behalf of Santa Ana
<br />Stater Shops, LLC. (Property Owner)
<br />Proposed Project: Appeal Application No. 202501 appealing the decision
<br />made by the Executive Director of Planning and Building Agency (PBA Director) to
<br />revoke Land Use Certificate (LUC) No. 200303, issued by the Planning and
<br />Building Agency. This certificate was granted for a small recycling facility called
<br />Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code
<br />(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a
<br />land use certificate to the Planning Commission. Also pursuant to SAMC Section
<br />41677, the PBA Director’s decision is vacated and the Planning Commission
<br />shall hear the appeal and act upon the LUC application.
<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 15321(a) (Class 21 – Enforcement Actions by Regulatory
<br />Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will
<br />be filed for this project.
<br />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION
<br />NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT
<br />ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS
<br />AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
<br />Recommended Action:
<br />Adopt a resolution upholding the Director of Planning and Building’s
<br />decision to revoke Land Use Certificate No. 200303.
<br />Minutes: Staff requested item be continued to scheduled meeting on April 28,
<br />2025.
<br />Administrative Matters
<br />.1. Planning Commission Basics
<br />Minutes: Senior Assistant City Attorney provided a short presentation.
<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 April 28, 2025 at 5:30 PM in the
<br />Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
<br />Minutes: Meeting was adjourned at 8:18 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
<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
<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 />4/14/2025
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