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Planning CommissionRegular Meeting Agenda MinutesAugust 11, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERViceChair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Gema ZapienActing Recording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact MichaelOrtiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonablearrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’swebsite – www.santaana.org/citymeetings.CALL TO ORDER Commissioners: Isuri S. Ramos, ChairCarl Benninger, ViceChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPActing Recording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:43 PM with Commissioner Escamilla arriving at 5:45 PM.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from July 28, 2025. b.Excused AbsencesRecommended Action: Excuse absent commissioners.c.Related Bristol Development Agreement 2025 Annual Monitoring ReportRecommended Action: Receive and file the 2025 Annual Monitoring Report forDevelopment Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC,for the property located at 3600 S. Bristol Street.Moved by Commissioner Woo, seconded by Commissioner Leo to Approve Item A and B.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva,Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – PassMoved by Commissioner Woo, seconded by Commissioner Benninger to Approve Item C.
<br />YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva,
<br />Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – 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 Register on July 22, 2025 and
<br />notices were mailed on said date.
<br />1.AMENDMENT APPLICATION (AA) NO. 202501, VESTING TENTATIVE TRACT MAP
<br />(VTTM) NO. 202506, AND DEVELOPMENT AGREEMENT (DA) NO. 202501 FOR
<br />THE VILLAGE SPECIFIC PLAN PROJECT GENERALLY LOCATED AT 1561 WEST
<br />SUNFLOWER AVENUE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 48
<br />(SD48) ZONING DISTRICT.
<br />Project Applicant: Justin McCusker with South Coast Plaza, on behalf of South Coast
<br />Plaza (Applicant and Property Owner)
<br />Proposed Project: Applicant is requesting approval of various entitlements to
<br />facilitate the establishment of a new Specific Plan (SP) that would allow the
<br />redevelopment of a 17.2acre site into a mixeduse urban village containing up to 1,583
<br />residential units, 80,000 square feet of commercial/retail space, 300,000 square feet of
<br />office space, and 13.8 acres of public and private outdoor and recreation space
<br />(“Project”). The Project entitlements include Amendment Application No. 202501 to
<br />establish The Village Santa Ana Specific Plan (“SP6”) and to change the zoning district
<br />designation of the subject property from Specific Development No. 48 to SP6, Vesting
<br />Tentative Tract Map No. 202506 (County Map No. 2023159) to subdivide the Project site
<br />into six buildable lots, and Development Agreement No. 202501 outlining terms and
<br />conditions for the Project. The Project also requires overruling the Orange County Airport
<br />Land Use Commission’s determination of inconsistency for the Project with the Airport
<br />Environs Land Use Plan for John Wayne Airport. The Planning Commission will serve as
<br />an advisory body to the City Council on this Project and their recommendation on the
<br />Project will be forward to the City Council for consideration at a later date.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”),
<br />the Project requires: (1) certification of a Final Supplemental Environmental Impact Report
<br />(SEIR No. 202501 and SCH No. 2020029087); (2) adoption of Environmental Findings
<br />of Fact and a Statement of Overriding Consideration; and (3) adoption of a Mitigation
<br />Monitoring and Reporting Program (“MMRP”). The SEIR concludes that the proposed
<br />Project would require mitigation related to Air Quality, Cultural Resources, Geology and
<br />Soils, Noise, and Tribal Cultural Resources. Impacts related to Recreation would remain
<br />significant and unavoidable after mitigation.
<br />Recommended Action:
<br />Recommend that the City Council:
<br />1. Adopt a resolution: (1) certifying the Final Supplemental Environmental Impact
<br />Report No. 202501 (SCH No. 2020029087) for the Project; (2) adopting
<br />Environmental Findings of Fact and a Statement of Overriding Considerations
<br />for the Project; (3) adopting a Mitigation Monitoring and Reporting Program
<br />for the Project; and (4) approving the Project;
<br />2. Adopt an ordinance approving Amendment Application No. 202501
<br />establishing The Village Santa Ana Specific Plan (Specific Plan No. 6) and
<br />approving a zone change for the Project Site at 1561 W. Sunflower Avenue
<br />from Specific Development No. 48 to Specific Plan No. 6;
<br />3. Adopt an ordinance approving Development Agreement No. 202501;
<br />4. Adopt a resolution approving Vesting Tentative Tract Map No. 202506
<br />(County Map No. 2023159), as conditioned; and
<br />5. Adopt a resolution Overruling the Orange County Airport Land Use
<br />Commission’s determination that The Village Santa Ana Specific Plan is
<br />inconsistent with the Airport Environs Land Use Plan of John Wayne Airport,
<br />including supportive findings.
<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 />Justin McCusker, on behalf of the applicant, answered questions from the Commission.
<br />Resident, Gary Sparks, spoke in opposition of the project.
<br />Antonio Velazquez, representing the Carpenters Union spoke in favor of the project.
<br />Union Worker, Ralph Velador, spoke in favor of the project.
<br />Political representative of Local 11 Union, Juan Munoz, spoke in opposition of the
<br />project.
<br />Resident, Richard Nai, spoke in opposition to the project via zoom.
<br />Resident, Doug, raised concerns about including other union workers via zoom.
<br />Moved by Commissioner Woo, seconded by Commissioner Benninger to
<br />Approve.
<br />YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla,
<br />Jennifer Oliva, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
<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 August 25, 2025, at 5:30 PM in the Council
<br />Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
<br />Minutes: Meeting was adjourned at 9:20 p.m.
<br />APPEAL INFORMATION
<br />The formal action by the Planning Commission shall become effective after the tenday appeal
<br />period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public
<br />hearing on the matter, then the formal action will become effective on the day following the hearing
<br />and decision by the City Council. An appeal from the decision or requirement of the Planning
<br />Commission may be made by any interested party, individual, or group. The appeal must be filed
<br />with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning
<br />Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to
<br />appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal
<br />shall be extended to the next day City Hall is open for public business. Please note: Under California
<br />Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which
<br />a public 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 the
<br />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 ID is
<br />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 discussed,
<br />click on the button next to your name to virtually raise your hand and let us know you wish to
<br />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 name,
<br />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 discussed,
<br />click on the button next to your name to virtually raise your hand and let us know you wish to
<br />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 the top
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<br />To speak during the meeting: When you wish to comment on an item that is being is discussed,
<br />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 Plaza –
<br />M20, Santa Ana, CA 92701.
<br />Deadline to submit written comments, including any supplement materials for consideration
<br />by the Planning Commission, is 3:30 p.m. on the day of the meeting.Comments received
<br />after the deadline may not be distributed to the Commission but will be made part of the
<br />record. All attendees wishing to submit written comments or supplemental materials for
<br />distribution to Planning Commission members during the inperson meeting must provide
<br />15 printed copies.
<br /> 3 Planning Commission
<br />8/11/2025
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