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Planning CommissionRegular Meeting Agenda MinutesFebruary 9, 20265:30 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, AICPPlanning Manager Gema ZapienRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – 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. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:37PM and Commissioner Oliva absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Gay Olivos raised concerns regarding One Broadway Plaza. CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from the meeting of December 8, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl
<br />Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
<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
<br />Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan
<br />Review, and Public Convenience or Necessity Determinations are final unless
<br />appealed within 10 days of the decision by any interested party or group (refer to
<br />the Basic Meeting Information page for more information). The Planning
<br />Commission recommendation on Zoning and General Plan amendments,
<br />Development Agreements, Specific Developments, and Specific Plans will be
<br />forwarded to the City Council for final determination. Legal notice for Item 1 was
<br />published in the OC Register on January 19, 2026. Legal notice for Item 2 was
<br />published in the OC Register on January 20, 2026. The notices for Items 1 and 2
<br />were mailed on January 20, 2026.
<br />1.GENERAL PLAN AMENDMENT NO. 202501 AND AMENDMENT
<br />APPLICATION NO. 202502 FOR THE PROPERTY LOCATED AT 1801 EAST
<br />CHESTNUT AVENUE LOCATED WITHIN THE GENERAL AGRICULTURE
<br />(A1) ZONING DISTRICT.
<br />Project Applicant: City of Santa Ana
<br />Proposed Project: The City is requesting approval of General Plan Amendment
<br />(GPA) No. 202501 to amend the existing General Plan land use designation from
<br />Open Space (OS) to General Commercial (GC) for the property addressed as
<br />1801 East Chestnut Avenue. Additionally, the City is requesting approval of
<br />Amendment Application (AA) No. 202502 to rezone the property from General
<br />Agriculture (A1) to General Commercial (C2).
<br />Environmental Impact: Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA Guidelines, an Initial Study and Mitigated Negative
<br />Declaration (IS/MND) has been prepared for the project. The IS/MND’s Notice of
<br />Intent (NOI) was posted to the County Clerk on December 16, 2025, for a 25day
<br />public comment period, exceeding the required 20day public comment period.
<br />The 25day public comment period commenced on Friday, December 19, 2025,
<br />and concluded on January 13, 2026. The City of Santa Ana has determined,
<br />based on the IS/MND, that the project will not have a significant effect on the
<br />environment with implementation of recommended mitigation measures. The
<br />IS/MND is available to the public for review at City Hall at 20 Civic Center Plaza,
<br />Santa Ana, California 92701 and on the City’s website at https://www.santa
<br />ana.org/noticeofintenttoadoptamitigatednegativedeclarationforarezone
<br />projectinthecityofsantaana/
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA
<br />APPROVING GENERAL PLAN AMENDMENT NO. 202501 TO CHANGE THE
<br />GENERAL PLAN LAND USE DESIGNATION FOR THE PROPERTY AT 1801
<br />EAST CHESTNUT AVENUE, RECOGNIZED AS ASSESSOR PARCEL
<br />NUMBER 40221201
<br />ORDINANCE NO. NSXXXX
<br />AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA
<br />APPROVING AMENDMENT APPLICATION NO. 202502 REZONING THE
<br />PROPERTY LOCATED AT 1801 EAST CHESTNUT AVENUE AND
<br />RECOGNIZED AS ASSESSOR PARCEL NUMBER 40221201
<br />Recommended Actions:
<br />It is recommended that the Planning Commission recommend that the City
<br />Council:
<br />1. Adopt a resolution approving General Plan Amendment (GPA) No. 202501
<br />to redesignate the project site from Open Space (OS) to General
<br />Commercial (GC);
<br />2. Adopt an ordinance approving Amendment Application (AA) No. 202502 to
<br />rezone the project site from General Agriculture (A1) to General Commercial
<br />(C2); and
<br />3. Approve and adopt the Mitigated Negative Declaration and Mitigation
<br />Monitoring and Reporting Program (SCH No. 2025121015), Environmental
<br />Review No. 2025119, prepared for the project.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Moved by Commissioner Escamilla, seconded by Commissioner
<br />Benninger to Approve with considerations.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />2.ZONING ORDINANCE AMENDMENT NO. 202601 TO AMEND PORTIONS
<br />OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE
<br />RELATING TO SMOKE SHOPS IN THE CITY OF SANTA ANA.
<br />Project Applicant: City of Santa Ana
<br />Proposed Project: The City of Santa Ana is proposing to adopt an ordinance
<br />to amend Chapter 41 (Zoning) of the City of Santa Ana Municipal Code (SAMC) to
<br />establish land use and zoning regulations for smoke shop establishments in order
<br />to protect public health and safety. The proposed amendments would incorporate
<br />permit requirements, as well as location, development, and operating standards
<br />applicable to smoke shop establishments.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA guidelines, this project is exempt from further review
<br />pursuant to Section 15060(c)(2), because the activity will not result in a direct or
<br />reasonably foreseeable indirect physical change in the environment; Section
<br />15060(c)(3), because the activity is not a “project” as defined in Section 15378;
<br />and Section 15061(b)(3), because it can be seen with certainty that there is no
<br />possibility that the adoption of this ordinance may have a significant effect on the
<br />environment.
<br />ORDINANCE NO. NSXXXX
<br />ZONING ORDINANCE AMENDMENT NO. 202601 AN ORDINANCE OF THE
<br />CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF
<br />CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO
<br />SMOKE SHOP ESTABLISHMENTS AND FINDING THE ACTION TO BE
<br />EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
<br />UNDER STATE CEQA GUIDELINES SECTION 15060(c)(2), SECTION 15060(c)
<br />(3), AND 15061(b)(3)
<br />Recommended Action:
<br />Recommend that the City Council adopt an ordinance approving Zoning
<br />Ordinance Amendment No. 202601, amending portions of Chapter 41
<br />(Zoning) of the Santa Ana Municipal Code (SAMC) relating to smoke shop
<br />establishments.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Moved by Commissioner Ramos, seconded by Commissioner Woo to
<br />Approve with considerations.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
<br />Status: 6 – 0 – 0 – 1 – 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 February 23, 2026, at 5:30 PM in
<br />the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
<br />Minutes: Meeting was adjourned at 7:03 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) 9006833. 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, 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
<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 />TRANSLATION SERVICES Members of the public may request an interpreter 48
<br />hours in advance to assist a nonenglish speaker during the public comments
<br />sections of the meeting. Notification of 48 hours prior to the Meeting will enable the
<br />City to make reasonable arrangements to assure accessibility to this meeting.
<br />Simultaneous Spanish interpretation is provided through the use of headsets and
<br />consecutive interpretation (SpanishtoEnglish) in addition to those wishing to
<br />address the Commission at the podium.
<br />Los miembros del público pueden solicitar un intérprete con 48 horas de
<br />anticipación para asistir a una persona que no habla inglés durante la sección de
<br />comentarios públicos de la reunión. La notificación con 48 horas de anticipación
<br />permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el
<br />acceso a esta reunión. La interpretación simultánea al español se ofrece por medio
<br />del uso de audífonos y la interpretación consecutiva (español a inglés) también está
<br />disponible para cualquiera que desee dirigirse a la Comisión en el podio.
<br /> 3 Planning Commission
<br />2/9/2026
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