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Planning CommissionRegular Meeting Agenda MinutesMarch 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 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: Isuri S. Ramos, Chair
<br />Carl Benninger, ViceChair
<br />Christopher Leo
<br />Manuel J. Escamilla
<br />Jennifer Oliva
<br />Bao Pham
<br />Alan Woo
<br />Executive Director Ali Pezeshkpour, AICP
<br />Legal Counsel Melissa M. Crosthwaite
<br />Planning Manager Ricardo Soto, AICP
<br />Recording Secretary Gema Zapien
<br />ROLL CALL
<br />Minutes: Quorum was reached at 5:36 PM with Commissioner Escamilla arriving at 5:38
<br />PM and Commissioner Oliva leaving at 7:16 PM.
<br />PLEDGE OF ALLEGIANCE
<br />PUBLIC COMMENTS
<br />CONSENT CALENDAR ITEMS
<br />a.Minutes
<br />Recommended Action: Approve Minutes from the meeting of February 23, 2026.
<br />b.Excused Absences
<br />Recommended Action: Excuse absent commissioners.
<br />Moved by Commissioner Woo, seconded by Commissioner Leo to Approve.
<br />YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer
<br />Oliva, 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
<br />Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site
<br />Plan Review, and Public Convenience or Necessity Determinations are final
<br />unless appealed within 10 days of the decision by any interested party or group
<br />(refer to the Basic Meeting Information page for more information). The
<br />Planning Commission recommendation on Zoning and General Plan
<br />amendments, Development Agreements, Specific Developments, and Specific
<br />Plans will be forwarded to the City Council for final determination. Legal notice
<br />for Items 1, 2, and 4 was published in the OC Reporter on February 27,
<br />2026 and notices were mailed on February 26, 2026. Legal notice for Item 3 was
<br />published in the OC Register on February 16, 2026 and notices were mailed on
<br />February 17, 2026.
<br />1.CONDITIONAL USE PERMIT NO. 202601 FOR THE PROPERTY LOCATED
<br />AT 403 NORTH SUSAN STREET LOCATED WITHIN TWOFAMILY
<br />RESIDENCE (R2) ZONING DISTRICT.
<br />Project Applicant: Mindy Andrews, with The John Henry Foundation
<br />(Applicant and Property Owner)
<br />Proposed Project: The applicant is requesting approval of Conditional Use
<br />Permit (CUP) No. 202601 to allow the expansion of an existing care home facility.
<br />The project includes the demolition of an existing 800squarefoot residential
<br />building and the construction of a 3,274squarefoot building containing six
<br />bedrooms, two treatment rooms, four administrative offices for employees,
<br />common space for the campus care center, employee restrooms, and employee
<br />breakrooms.
<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 of the CEQA Guidelines (Class 3 – New Construction
<br />or Conversion of Small Structures). Categorical Exemption, Environmental Review
<br />No. 202594, will be filed for this project.
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202601, TO ALLOW THE
<br />CONSTRUCTION OF A NEW 3,274SQUAREFOOT BUILDING AT AN
<br />EXISTING RESIDENTIAL CARE FACILITY LOCATED AT 403 NORTH SUSAN
<br />STREET (APN: 19826135)
<br />Recommended Action:
<br />Adopt a resolution approving Conditional Use Permit No. 202601, as
<br />conditioned.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Applicant, Mindy Andrews, provided comments to the Commission.
<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.
<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. 202602 AND 202605 FOR THE
<br />PROPERTY LOCATED AT 2702 NORTH BRISTOL STREET, LOCATED
<br />WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
<br />Project Applicant: A & S Engineering (Applicant), representing
<br />Bhakinandan, LLC (Property Owner)
<br />Proposed Project: The applicant is requesting approval of Conditional Use
<br />Permit (CUP) No. 202602 and CUP No. 202605, to facilitate the construction of
<br />a new 1,600squarefoot convenience store and a service station, with eight fuel
<br />dispensers covered by a 1,963squarefoot canopy. CUP No. 202602 would allow
<br />a noxious use (service station) pursuant to Section 41199.4 of the Santa Ana
<br />Municipal Code (SAMC), and CUP No. 202605 would allow the service station
<br />and convenience store to operate between the hours of 12:00 midnight and 5:00
<br />a.m., pursuant to Section 41412.5 (f) of the SAMC.
<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 of the CEQA Guidelines (Class 3 – New Construction
<br />or Conversion of Small Structures). Categorical Exemption, Environmental Review
<br />No. 202563, will be filed for this project.
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202602 AS
<br />CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL,
<br />STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE
<br />REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES
<br />WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR
<br />RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION
<br />41199.4 IN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT FOR THE
<br />PROPERTY LOCATED AT 2702 NORTH BRISTOL STREET (APN: 00226132)
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202605 AS
<br />CONDITIONED TO ALLOW AFTERHOURS OPERATION BETWEEN THE
<br />HOURS OF 12:00 A.M. MIDNIGHT AND 5:00 A.M., PURSUANT TO SANTA ANA
<br />MUNICIPAL CODE SECTION 41412.5 IN THE COMMUNITY COMMERCIAL
<br />(C1) ZONING DISTRICT FOR THE PROPOSED CONVENIENCE STORE
<br />LOCATED AT 2702 NORTH BRISTOL STREET (APN: 00226132)
<br />Recommended Actions:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202602 to allow a
<br />Noxious Use as conditioned; and
<br />2. Adopt a resolution approving Conditional Use Permit No. 202605 to allow
<br />afterhours operations as conditioned.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from Commission.
<br />Commission had questions for the Applicant.
<br />Applicant, Ahmad Ghaderi with A & S Engineering, answered questions from the
<br />Commission.
<br />Resident, Lyle Dale, spoke in opposition of the project.
<br />Representative of abutting property, Jeff Harris, spoke in opposition of the
<br />project.
<br />Resident, David Hernandez, spoke in favor of the project via zoom.
<br />Resident, Carina Dominguez, spoke in favor of the project via zoom.
<br />Moved by Commissioner Leo, seconded by Commissioner Escamilla to
<br />Approve 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 />3.ZONING ORDINANCE AMENDMENT NO. 202602, CONDITIONAL USE
<br />PERMIT NO. 202603, AND TENTATIVE TRACT MAP NO. 202601 FOR THE
<br />PROPERTY LOCATED 4006, 4010, AND 4018 WEST HAZARD AVENUE
<br />LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 53 ZONING
<br />DISTRICT.
<br />Project Applicant: Long Van Huynh (Applicant and Property Owner)
<br />Proposed Project: The applicant is requesting approval of Zoning Ordinance
<br />Amendment (ZOA) No. 202602 to amend Specific Development (SD) No. 53 to
<br />allow places of worship and religious facilities subject to approval of a Conditional
<br />Use Permit (CUP), revise residential development standards, and adopt new
<br />standards for temple use; CUP No. 202603 to establish a place of worship and
<br />religious facility use within the SD53 Zoning District; and Tentative Tract Map
<br />(TTM) No. 202601 to subdivide the site into 13 developable lots and one common
<br />area lot to accommodate the proposed Bella Terra residential community and
<br />temple project.
<br />Environmental Impact: Pursuant to the requirements of the California
<br />Environmental Quality Act (CEQA) and the CEQA Guidelines, an Initial Study and
<br />Mitigated Negative Declaration (IS/MND) has been prepared for the project. The
<br />IS/MND’s Notice of Intent (NOI) was posted to the County Clerk on January 12,
<br />2026, for the required 30day public comment period, between January 13, 2026,
<br />and February 12, 2026. The City of Santa Ana has determined, based on the
<br />IS/MND, that the project will not have a significant effect on the environment with
<br />implementation of the recommended mitigation measures. The IS/MND is
<br />available to the public for review at City Hall at 20 Civic Center Plaza, Santa Ana,
<br />California, 92701 and on the City’s website at https://www.santaana.org/bella
<br />terraresidentialcommunityandtemple40064018westhazardavenue/
<br />ORDINANCE NO. NSXXXX
<br />ZONING ORDINANCE AMENDMENT NO. 202602 – AN ORDINANCE OF THE
<br />CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AN AMENDMENT
<br />TO SPECIFIC DEVELOPMENT NO. 53 (SD53) TO UPDATE RESIDENTIAL
<br />DEVELOPMENT STANDARDS AND ALLOW PLACES OF WORSHIP AND
<br />RELIGIOUS FACILITIES SUBJECT TO APPROVAL OF A CONDITIONAL USE
<br />PERMIT FOR PROPERTY LOCATED AT 4006, 4010, AND 4018 WEST
<br />HAZARD AVENUE (APNS: 10026120, 10026119, AND 10026118)
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA
<br />APPROVING CONDITIONAL USE PERMIT NO. 202603 AS CONDITIONED TO
<br />ALLOW A PLACE OF WORSHIP AND RELIGIOUS FACILITY USE LOCATED AT
<br />4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 10026118, 100261
<br />19, AND 10026120)
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA
<br />APPROVING TENTATIVE TRACT MAP NO. 202601 (COUNTY MAP NO. 19332)
<br />AS CONDITIONED TO SUBDIVIDE THE PROJECT SITE INTO 13
<br />DEVELOPABLE LOTS AND ONE COMMON AREA LOT TO ACCOMMODATE
<br />THE PROPOSED BELLA TERRA RESIDENTIAL COMMUNITY AND PLACE OF
<br />WORSHIP AND RELIGIOUS FACILITY DEVELOPMENT AT 4006, 4010, AND
<br />4018 WEST HAZARD AVENUE (APNS: 10026120, 10026119, AND 100261
<br />18)
<br />Recommended Actions:
<br />Recommend that the City Council adopt:
<br />1. Mitigated Negative Declaration and Mitigation Monitoring and Reporting
<br />Program (SCH No. 2026010220), Environmental Review No. 202325;
<br />2. An ordinance approving Zoning Ordinance Amendment No. 202602 to
<br />amend Specific Development No. 53 (SD53) to revise residential
<br />development standards and allow religious facilities as a
<br />conditionally permitted use, enabling construction of the Bella Terra
<br />Residential Community and Temple project;
<br />3. A resolution approving Conditional Use Permit No. 202603, as conditioned;
<br />and
<br />4. A resolution approving Tentative Tract Map No. 202601 (County Map No.
<br />19332), as 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, Long Van Huynh, answered questions from the Commission.
<br />Resident, Gabriela G., raised concerns about traffic and parking via Zoom.
<br />Resident, Dawn Myers, raised concerns about traffic and fireworks via Zoom.
<br />Moved by Commissioner Escamilla, seconded by Commissioner
<br />Benninger to Approve.
<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 />4.CANCELLED PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 2025
<br />16 FOR THE PROPERTY LOCATED AT 200 EAST SANDPOINTE AVENUE
<br />(APNS: 41111107, 41111109, 41111110, AND 41111111) LOCATED
<br />WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 76 ZONING DISTRICT.
<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 23, 2026, 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 8:29 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 /> 2 Planning Commission
<br />3/9/2026
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