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Planning CommissionRegular Meeting Agenda MinutesJune 23, 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 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Gema ZapienActing RecordingSecretary
<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 />Legal Counsel Melissa M. Crosthwaite
<br />Acting Planning Manager Ricardo Soto, AICP
<br />Acting Recording Secretary Gema Zapien
<br />ROLL CALL
<br />Minutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39
<br />PM.
<br />PLEDGE OF ALLEGIANCE
<br />PUBLIC COMMENTS
<br />Minutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Update
<br />workshops.
<br />CONSENT CALENDAR ITEMS
<br />a.Minutes
<br />Recommended Action: Approve Minutes from May 12, 2025.
<br />b.Excused Absences
<br />Recommended Action: Excuse absent commissioners.
<br />Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
<br />YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo
<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. Item 1 legal notice was published in the OC Reporter on May 30, 2025,
<br />and notices were mailed on said date. Item 2 legal notice was published in the OC
<br />Register on May 7, 2025.
<br />1.DENSITY BONUS AGREEMENT NO. 202503 FOR THE PROPERTY LOCATED
<br />AT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTER
<br />DISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUED
<br />FROM JUNE 9, 2025)
<br />Project Applicant:Donald Verleur (Applicant) representing Olive Crest (Property
<br />Owner).
<br />Proposed Project: Request for approval of Density Bonus Agreement No. 202503 to
<br />construct a fifteenunit multifamily residential development, including three units
<br />proposed as affordable to very lowincome households earning less than 3050 percent
<br />of the area median income (AMI). As proposed, the project will utilize concessions and
<br />a waiver or reduction to deviate from development standards through the density bonus
<br />agreement pursuant to California Government Code Sections 65915 through 65918
<br />and Santa Ana Municipal Code (SAMC) Sections 411600 through 411607.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act
<br />(“CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuant
<br />to Section 15168 (Program EIR) of the CEQA Guidelines. Categorical Exemption
<br />Environmental Review No. 202394 will be filed for this project.
<br />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA
<br />APPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OF
<br />DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO
<br />BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202503 TO ALLOW A
<br />FIFTEENUNIT MULTIFAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT
<br />2130 EAST FOURTH STREET (APN: 40009123)
<br />Recommended Action:
<br />Adopt a resolution approving concessions and a waiver or reduction in a
<br />development standard as memorialized in Density Bonus Agreement No. 2025
<br />03, as conditioned.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered question from the Commission.
<br />Commission had questions for the applicant.
<br />Kerri Dunkelberger on behalf of the applicant, answered questions from the
<br />Commission.
<br />Resident, James Lloyd, provided public comment via email in favor of the project.
<br />Resident, Gay Olivos, raised concerns about parking for this project.
<br />Moved by Commissioner Escamilla, seconded by Commissioner Benninger to
<br />Approve.
<br />YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo
<br />Status: 5 – 0 – 0 – 2 – Pass
<br />2.ZONING ORDINANCE AMENDMENT NO. 202501 AMENDING CHAPTER 41
<br />(ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO REGULATE THE
<br />ESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OF
<br />SANTA ANA. (CONTINUED FROM MAY 27, 2025)
<br />Project Location: Citywide
<br />Project Applicant: City of Santa Ana
<br />Proposed Project: Planning Commission recommendation that the City
<br />Council adopt Zoning Ordinance Amendment (ZOA) No. 202501 to amend Chapter 41
<br />(Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations for the
<br />location, licensing, permitting, and operational requirements related to group homes.
<br />The proposed amendment also includes modifications to definitions.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act
<br />(‘‘CEQA’’) and the CEQA Guidelines, the adoption of this Ordinance is exempt from
<br />CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA
<br />Guidelines because it will not result in a direct or reasonably foreseeable indirect
<br />physical change in the environment. The project is also exempt from CEQA pursuant to
<br />section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that
<br />there is no possibility that the activity in question may have a significant effect on the
<br />environment. Moreover, the project is categorically exempt from further review per
<br />Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1
<br />exemption applies to the operation, repair, maintenance, permitting, leasing, licensing,
<br />or minor alteration of existing public or private structures, facilities, mechanical
<br />equipment, or topographical features, involving negligible or no expansion of existing or
<br />former use. The project proposes to adopt regulations pertaining to location, licensing,
<br />permitting and operating standards at group homes, and will not expand the existing
<br />use. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply to
<br />the Class 1 exemption applicable here. As a result, a Notice of Exemption,
<br />Environmental Review No. 202543, will be filed upon adoption of this ordinance.
<br />ORDINANCE NO. NSXXXX
<br />ZONING ORDINANCE AMENDMENT NO. 202501 AND ORDINANCE AMENDMENT
<br />NO. 202501– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA
<br />ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8
<br />(BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE
<br />RELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATING
<br />SUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTION
<br />TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
<br />UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C)
<br />(3), AND/OR 15301(C)
<br />Recommended Action:
<br />Recommend that the City Council adopt an ordinance approving Zoning
<br />Ordinance Amendment No. 202501 to amend several sections of Chapter 41
<br />(Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes and
<br />land use definitions.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered question from the Commission.
<br />Resident, Jennifer Le, provided public comment via zoom in favor of the project.
<br />Moved by Commissioner Benninger, seconded by Commissioner Woo to
<br />Approve.
<br />YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl 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 />WORK STUDY SESSION
<br />3.THE VILLAGE SPECIFIC PLAN
<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 />Justin McCusker, on behalf of the applicant, answered questions from the
<br />Commission.
<br />Resident, John Tafoya, spoke in favor of the project.
<br />Resident, Alex Zamora, spoke in favor of the project.
<br />*End of Work Study Session 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 July 14, 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 8:48 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center
<br />Plaza – M20, Santa Ana, CA 92701.
<br />Deadline to submit written comments, including any supplement 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 />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 /> 2 Planning Commission
<br />6/23/2025
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