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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 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 5:36 PM with Commissioner Escamilla arriving at 5:38PM and Commissioner Oliva leaving at 7:16 PM.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from the meeting of February 23, 2026.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to Approve.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, JenniferOliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). ThePlanning Commission recommendation on Zoning and General Planamendments, Development Agreements, Specific Developments, and SpecificPlans will be forwarded to the City Council for final determination. Legal noticefor Items 1, 2, and 4 was published in the OC Reporter on February 27,2026 and notices were mailed on February 26, 2026. Legal notice for Item 3 waspublished in the OC Register on February 16, 2026 and notices were mailed onFebruary 17, 2026.1.CONDITIONAL USE PERMIT NO. 202601 FOR THE PROPERTY LOCATEDAT 403 NORTH SUSAN STREET LOCATED WITHIN TWOFAMILYRESIDENCE (R2) ZONING DISTRICT.Project Applicant: Mindy Andrews, with The John Henry Foundation(Applicant and Property Owner)Proposed Project: The applicant is requesting approval of Conditional UsePermit (CUP) No. 202601 to allow the expansion of an existing care home facility.The project includes the demolition of an existing 800squarefoot residentialbuilding and the construction of a 3,274squarefoot building containing sixbedrooms, two treatment rooms, four administrative offices for employees,common space for the campus care center, employee restrooms, and employeebreakrooms.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15303 of the CEQA Guidelines (Class 3 – New Constructionor Conversion of Small Structures). Categorical Exemption, Environmental ReviewNo. 202594, will be filed for this project.RESOLUTION NO. 2026XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 202601, TO ALLOW THECONSTRUCTION OF A NEW 3,274SQUAREFOOT BUILDING AT ANEXISTING RESIDENTIAL CARE FACILITY LOCATED AT 403 NORTH SUSANSTREET (APN: 19826135)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202601, asconditioned.Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission.Applicant, Mindy Andrews, provided comments to the Commission.Moved by Commissioner Woo, seconded by Commissioner Benninger toApprove.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 – Pass2.CONDITIONAL USE PERMIT NO. 202602 AND 202605 FOR THEPROPERTY LOCATED AT 2702 NORTH BRISTOL STREET, LOCATEDWITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.Project Applicant: A & S Engineering (Applicant), representingBhakinandan, LLC (Property Owner)Proposed Project: The applicant is requesting approval of Conditional UsePermit (CUP) No. 202602 and CUP No. 202605, to facilitate the construction ofa new 1,600squarefoot convenience store and a service station, with eight fueldispensers covered by a 1,963squarefoot canopy. CUP No. 202602 would allowa noxious use (service station) pursuant to Section 41199.4 of the Santa AnaMunicipal Code (SAMC), and CUP No. 202605 would allow the service stationand convenience store to operate between the hours of 12:00 midnight and 5:00a.m., pursuant to Section 41412.5 (f) of the SAMC.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15303 of the CEQA Guidelines (Class 3 – New Constructionor Conversion of Small Structures). Categorical Exemption, Environmental ReviewNo. 202563, will be filed for this project.RESOLUTION NO. 2026XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 202602 ASCONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL,STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGEREGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCESWITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), ORRESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION41199.4 IN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT FOR THEPROPERTY LOCATED AT 2702 NORTH BRISTOL STREET (APN: 00226132)RESOLUTION NO. 2026XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 202605 ASCONDITIONED TO ALLOW AFTERHOURS OPERATION BETWEEN THEHOURS OF 12:00 A.M. MIDNIGHT AND 5:00 A.M., PURSUANT TO SANTA ANAMUNICIPAL CODE SECTION 41412.5 IN THE COMMUNITY COMMERCIAL(C1) ZONING DISTRICT FOR THE PROPOSED CONVENIENCE STORELOCATED AT 2702 NORTH BRISTOL STREET (APN: 00226132)Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 202602 to allow aNoxious Use as conditioned; and2. Adopt a resolution approving Conditional Use Permit No. 202605 to allowafterhours operations as conditioned.Minutes: Staff provided a short presentation. Commission had questions for staff.Staff answered questions from Commission.Commission had questions for the Applicant.Applicant, Ahmad Ghaderi with A & S Engineering, answered questions from theCommission.Resident, Lyle Dale, spoke in opposition of the project.Representative of abutting property, Jeff Harris, spoke in opposition of theproject.Resident, David Hernandez, spoke in favor of the project via zoom.Resident, Carina Dominguez, spoke in favor of the project via zoom.Moved by Commissioner Leo, seconded by Commissioner Escamilla toApprove with added conditions.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 – Pass3.ZONING ORDINANCE AMENDMENT NO. 202602, CONDITIONAL USEPERMIT NO. 202603, AND TENTATIVE TRACT MAP NO. 202601 FOR THEPROPERTY LOCATED 4006, 4010, AND 4018 WEST HAZARD AVENUELOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 53 ZONINGDISTRICT.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 /> 6 Planning Commission
<br />3/9/2026
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