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HomeMy WebLinkAboutPacket 1.27.25Planning Commission Regular Meeting Agenda January 27, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  Members of the public may attend this meeting in­person or join via Zoom. Join from your computer:  https://zoom.us/j/89283731460 Join from your mobile phone via Zoom App. Meeting ID: 89283731460 Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  89283731460 *For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30 second delay when viewing the meeting via YouTube. If you plan to provide a public comment during the meeting, please join the meeting via Zoom. For detailed participation and commenting options, please review the instructions provided at the end of this agenda. To download or view each item, select either Download PDF or View Item Details to the right of the agenda title.  JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS Vice­Chair Ward 3 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative CARL BENNINGER Ward 4 Representative BAO PHAM Ward 1 Representative ALAN WOO Ward 5 Representative Minh Thai Executive Director Melissa M. Crosthwaite Legal Counsel Ali Pezeshkpour, AICP Planning Manager Nuvia Ocampo Recording Secretary In 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 enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Bao Pham  Carl Benninger Isuri S. Ramos Alan Woo  Executive Director Minh Thai Chief Asst. City Attorney Melissa M. Crosthwaite Planning Manager Ali Pezeshkpour, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from December 9, 2024. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on January 15, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2600 SOUTH BRISTOL STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT Project Applicant:      Matt Clark (Applicant) on behalf of Wendy’s, representing Bristol Palms Inc. (Property Owner) Proposed Project:    The applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­01 to allow after­hours operation of a new Wendy’s eating establishment, which is proposed to occupy an existing stand­alone commercial pad building with a drive­through. Pursuant to the Santa Ana Municipal Code, eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or zoned properties, require approval of a CUP. The Wendy’s after­hours are proposed only for the drive­ through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. and Friday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy’s indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., seven­days a week. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­106 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­01 as conditioned. 2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2019­19 AND VARIANCE NO. 2019­02, FOR THE PROPERTY LOCATED AT 1800 NORTH BUSH STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT Project Applicant:      Christina Meshreky (Applicant) representing DNJ C Properties, LLC (Property Owner) Proposed Project:    The applicant is seeking approval to modify Conditional Use Permit No. 2019­19, allowing an increase in the number of adult day care participants, from 40 to a maximum of 199 total occupants/individuals, including participants and staff members, at an existing adult day care center (360 Adult Day Care). Additionally, the applicant is requesting a modification of Variance No. 2019­02 to allow a reduction in the required parking spaces, resulting from a change of use for the second­floor office space, from professional office to medical office at the subject property. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2017­35 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2019­19­ MOD­1, as conditioned to allow for an increase in adult day care participants and staff members.  2. Adopt a resolution approving Variance No. 2019­2­MOD­1, as conditioned to allow for increased reduction in parking. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on February 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaJanuary 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/89283731460Join from your mobile phone via Zoom App. Meeting ID: 89283731460Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  89283731460*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda. To download or view each item, select either Download PDF or View Item Details to the right of the agenda title.  JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS Vice­Chair Ward 3 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative CARL BENNINGER Ward 4 Representative BAO PHAM Ward 1 Representative ALAN WOO Ward 5 Representative Minh Thai Executive Director Melissa M. Crosthwaite Legal Counsel Ali Pezeshkpour, AICP Planning Manager Nuvia Ocampo Recording Secretary In 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 enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Bao Pham  Carl Benninger Isuri S. Ramos Alan Woo  Executive Director Minh Thai Chief Asst. City Attorney Melissa M. Crosthwaite Planning Manager Ali Pezeshkpour, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from December 9, 2024. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on January 15, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2600 SOUTH BRISTOL STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT Project Applicant:      Matt Clark (Applicant) on behalf of Wendy’s, representing Bristol Palms Inc. (Property Owner) Proposed Project:    The applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­01 to allow after­hours operation of a new Wendy’s eating establishment, which is proposed to occupy an existing stand­alone commercial pad building with a drive­through. Pursuant to the Santa Ana Municipal Code, eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or zoned properties, require approval of a CUP. The Wendy’s after­hours are proposed only for the drive­ through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. and Friday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy’s indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., seven­days a week. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­106 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­01 as conditioned. 2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2019­19 AND VARIANCE NO. 2019­02, FOR THE PROPERTY LOCATED AT 1800 NORTH BUSH STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT Project Applicant:      Christina Meshreky (Applicant) representing DNJ C Properties, LLC (Property Owner) Proposed Project:    The applicant is seeking approval to modify Conditional Use Permit No. 2019­19, allowing an increase in the number of adult day care participants, from 40 to a maximum of 199 total occupants/individuals, including participants and staff members, at an existing adult day care center (360 Adult Day Care). Additionally, the applicant is requesting a modification of Variance No. 2019­02 to allow a reduction in the required parking spaces, resulting from a change of use for the second­floor office space, from professional office to medical office at the subject property. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2017­35 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2019­19­ MOD­1, as conditioned to allow for an increase in adult day care participants and staff members.  2. Adopt a resolution approving Variance No. 2019­2­MOD­1, as conditioned to allow for increased reduction in parking. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on February 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaJanuary 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/89283731460Join from your mobile phone via Zoom App. Meeting ID: 89283731460Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  89283731460*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­ChairWard 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording Secretary In 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 enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Bao Pham  Carl Benninger Isuri S. Ramos Alan Woo  Executive Director Minh Thai Chief Asst. City Attorney Melissa M. Crosthwaite Planning Manager Ali Pezeshkpour, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from December 9, 2024. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on January 15, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2600 SOUTH BRISTOL STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT Project Applicant:      Matt Clark (Applicant) on behalf of Wendy’s, representing Bristol Palms Inc. (Property Owner) Proposed Project:    The applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­01 to allow after­hours operation of a new Wendy’s eating establishment, which is proposed to occupy an existing stand­alone commercial pad building with a drive­through. Pursuant to the Santa Ana Municipal Code, eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or zoned properties, require approval of a CUP. The Wendy’s after­hours are proposed only for the drive­ through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. and Friday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy’s indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., seven­days a week. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­106 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­01 as conditioned. 2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2019­19 AND VARIANCE NO. 2019­02, FOR THE PROPERTY LOCATED AT 1800 NORTH BUSH STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT Project Applicant:      Christina Meshreky (Applicant) representing DNJ C Properties, LLC (Property Owner) Proposed Project:    The applicant is seeking approval to modify Conditional Use Permit No. 2019­19, allowing an increase in the number of adult day care participants, from 40 to a maximum of 199 total occupants/individuals, including participants and staff members, at an existing adult day care center (360 Adult Day Care). Additionally, the applicant is requesting a modification of Variance No. 2019­02 to allow a reduction in the required parking spaces, resulting from a change of use for the second­floor office space, from professional office to medical office at the subject property. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2017­35 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2019­19­ MOD­1, as conditioned to allow for an increase in adult day care participants and staff members.  2. Adopt a resolution approving Variance No. 2019­2­MOD­1, as conditioned to allow for increased reduction in parking. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on February 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaJanuary 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/89283731460Join from your mobile phone via Zoom App. Meeting ID: 89283731460Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  89283731460*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­ChairWard 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording 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: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa M. CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from December 9, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on January 15, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2600 SOUTH BRISTOL STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT Project Applicant:      Matt Clark (Applicant) on behalf of Wendy’s, representing Bristol Palms Inc. (Property Owner) Proposed Project:    The applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­01 to allow after­hours operation of a new Wendy’s eating establishment, which is proposed to occupy an existing stand­alone commercial pad building with a drive­through. Pursuant to the Santa Ana Municipal Code, eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or zoned properties, require approval of a CUP. The Wendy’s after­hours are proposed only for the drive­ through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. and Friday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy’s indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., seven­days a week. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­106 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­01 as conditioned. 2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2019­19 AND VARIANCE NO. 2019­02, FOR THE PROPERTY LOCATED AT 1800 NORTH BUSH STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT Project Applicant:      Christina Meshreky (Applicant) representing DNJ C Properties, LLC (Property Owner) Proposed Project:    The applicant is seeking approval to modify Conditional Use Permit No. 2019­19, allowing an increase in the number of adult day care participants, from 40 to a maximum of 199 total occupants/individuals, including participants and staff members, at an existing adult day care center (360 Adult Day Care). Additionally, the applicant is requesting a modification of Variance No. 2019­02 to allow a reduction in the required parking spaces, resulting from a change of use for the second­floor office space, from professional office to medical office at the subject property. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2017­35 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2019­19­ MOD­1, as conditioned to allow for an increase in adult day care participants and staff members.  2. Adopt a resolution approving Variance No. 2019­2­MOD­1, as conditioned to allow for increased reduction in parking. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on February 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaJanuary 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/89283731460Join from your mobile phone via Zoom App. Meeting ID: 89283731460Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  89283731460*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­ChairWard 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording 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: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa M. CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from December 9, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on January 15, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­01 FOR THEPROPERTY LOCATED AT 2600 SOUTH BRISTOL STREETLOCATED WITHIN THE PLANNED SHOPPING CENTER (C4)ZONING DISTRICTProject Applicant:      Matt Clark (Applicant) on behalf of Wendy’s, representingBristol Palms Inc. (Property Owner)Proposed Project:    The applicant is requesting approval of Conditional UsePermit (CUP) No. 2025­01 to allow after­hours operation of a new Wendy’s eatingestablishment, which is proposed to occupy an existing stand­alone commercialpad building with a drive­through. Pursuant to the Santa Ana Municipal Code,eating establishments open at any time between the hours of 12:00 a.m. and 5:00a.m., and located within 150 feet of residentially used or zoned properties, requireapproval of a CUP. The Wendy’s after­hours are proposed only for the drive­through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. andFriday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy’s indoor dining area isonly proposed to be open from 6:00 a.m. to 10:00 p.m., seven­days a week.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.Categorical Exemption ER No. 2024­106 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2025­01 asconditioned.2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2019­19AND VARIANCE NO. 2019­02, FOR THE PROPERTY LOCATEDAT 1800 NORTH BUSH STREET LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICTProject Applicant:      Christina Meshreky (Applicant) representing DNJ CProperties, LLC (Property Owner)Proposed Project:    The applicant is seeking approval to modify ConditionalUse Permit No. 2019­19, allowing an increase in the number of adult day careparticipants, from 40 to a maximum of 199 total occupants/individuals, includingparticipants and staff members, at an existing adult day care center (360 AdultDay Care). Additionally, the applicant is requesting a modification of Variance No.2019­02 to allow a reduction in the required parking spaces, resulting from achange of use for the second­floor office space, from professional office tomedical office at the subject property. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2017­35 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2019­19­ MOD­1, as conditioned to allow for an increase in adult day care participants and staff members.  2. Adopt a resolution approving Variance No. 2019­2­MOD­1, as conditioned to allow for increased reduction in parking. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on February 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaJanuary 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/89283731460Join from your mobile phone via Zoom App. Meeting ID: 89283731460Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  89283731460*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­ChairWard 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording 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: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa M. CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from December 9, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on January 15, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­01 FOR THEPROPERTY LOCATED AT 2600 SOUTH BRISTOL STREETLOCATED WITHIN THE PLANNED SHOPPING CENTER (C4)ZONING DISTRICTProject Applicant:      Matt Clark (Applicant) on behalf of Wendy’s, representingBristol Palms Inc. (Property Owner)Proposed Project:    The applicant is requesting approval of Conditional UsePermit (CUP) No. 2025­01 to allow after­hours operation of a new Wendy’s eatingestablishment, which is proposed to occupy an existing stand­alone commercialpad building with a drive­through. Pursuant to the Santa Ana Municipal Code,eating establishments open at any time between the hours of 12:00 a.m. and 5:00a.m., and located within 150 feet of residentially used or zoned properties, requireapproval of a CUP. The Wendy’s after­hours are proposed only for the drive­through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. andFriday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy’s indoor dining area isonly proposed to be open from 6:00 a.m. to 10:00 p.m., seven­days a week.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.Categorical Exemption ER No. 2024­106 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2025­01 asconditioned.2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2019­19AND VARIANCE NO. 2019­02, FOR THE PROPERTY LOCATEDAT 1800 NORTH BUSH STREET LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICTProject Applicant:      Christina Meshreky (Applicant) representing DNJ CProperties, LLC (Property Owner)Proposed Project:    The applicant is seeking approval to modify ConditionalUse Permit No. 2019­19, allowing an increase in the number of adult day careparticipants, from 40 to a maximum of 199 total occupants/individuals, includingparticipants and staff members, at an existing adult day care center (360 AdultDay Care). Additionally, the applicant is requesting a modification of Variance No.2019­02 to allow a reduction in the required parking spaces, resulting from achange of use for the second­floor office space, from professional office tomedical office at the subject property.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.Categorical Exemption ER No. 2017­35 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2019­19­MOD­1, as conditioned to allow for an increase in adult day careparticipants and staff members. 2. Adopt a resolution approving Variance No. 2019­2­MOD­1, asconditioned to allow for increased reduction in parking.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on February 10, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATIONIf you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.1. Connecting directly from your computer:Click on the link on top of this agenda ORGo to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The MeetingID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning Commission Regular Meeting Agenda Minutes December 9, 2024 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS Vice­Chair, Ward 3 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative CARL BENNINGER Ward 4 Representative BAO PHAM Ward 3 Representative ALAN WOO Ward 5 Representative Minh Thai Executive Director Melissa M. Crosthwaite Legal Counsel Ali Pezeshkpour, AICP Planning Manager Nuvia Ocampo Recording Secretary In 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 enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Bao Pham  Carl Benninger Isuri S. Ramos Alan Woo  Executive Director Minh Thai Chief Asst. City Attorney Melissa Crosthwaite Planning Manager Ali Pezeshkpour, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:38 PM Commissioner Leo left the meeting at 6:33 PM PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 28, 2024. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve Consent Calendar items. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter and OC Register on November 29, 2024, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­13, VARIANCE NO. 2024­03, AND MINOR EXCEPTION NO. 2024­03 FOR THE PROPERTY LOCATED AT 2235 SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREET CORRIDOR SPECIFIC PLAN (SP­1) DISTRICT. Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant & Property Owner) Proposed Project: Applicant is requesting approval of various entitlements to allow the construction and operation of a 1,205­square­foot Starbucks at a vacant property. Entitlements include Conditional Use Permit No. 2024­13 to allow drive­through window service, Variance No. 2024­03 to allow a reduction in required landscaped setbacks, and Minor Exception No. 2024­03 to allow for continuance of overhead electrical feed and on­site power pole to service the site. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2023­19, will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2024­13 for drive­through window service, as conditioned; 2. Adopt a resolution approving Variance No. 2024­03 for a reduction in required landscape setbacks, as conditioned; and 3. Adopt a resolution approving Minor Exception No. 2024­03 for continuance of overhead electrical feed and on­site power pole, as conditioned. Minutes: Commission had questions for Staff.  Public Works Staff, Monica Suter, answered questions from the Commission.  Staff answered questions from the Commission. Resident, Angela Vera, spoke in opposition of this project. Moved by Commissioner Benninger, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 1 – Christopher Leo ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 5 – 1 – 0 – 1 – Pass 2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 2024­02 AND DENSITY BONUS AGREEMENT (DBA) NO. 2024­02 FOR THE PROPERTY LOCATED AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant:      Kim Prijatel (Applicant) representing Clark Beyer of Alminlo Properties, LLC (Property Owner) Proposed Project:    Applicant is requesting approval of Vesting Tentative Tract Map (VTTM) No. 2024­02 (County Map No. 19328) and Density Bonus Agreement (DBA) No. 2024­02 to allow the construction of a 45 unit, two to three­story residential townhouse development for the above­mentioned properties. The development will include five units affordable to moderate­income households earning 80­120 percent of the area median income (AMI) and will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of Exemption, Environmental Review No. 2024­32, will be filled for this project.  Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2024­02 (County Map No. 19328) as conditioned; and 2. Adopt a resolution approving Density Bonus Agreement No. 2024­02 as conditioned. Minutes: Commission had questions for staff. Staff answered questions from Commission. Moved by Commissioner Pham, seconded by Commissioner Escamilla to Approve with additional conditions.. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 3.ZONING ORDINANCE AMENDMENT NO. 2024­03 TO AMEND ARTICLE II (USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE LAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location:     Citywide Project Applicant:    The City of Santa Ana Proposed Project:   The City of Santa Ana proposes Zoning Ordinance Amendment No. 2024­03 to amend several sections of Article II (Use Districts ­ General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a single­family or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 2024­96, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2024­03. Minutes: Commission had questions for staff. Staff answered questions from the Commission.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  1 Planning Commission 12/9/2024     Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 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 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording Secretary In 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 enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Bao Pham  Carl Benninger Isuri S. Ramos Alan Woo  Executive Director Minh Thai Chief Asst. City Attorney Melissa Crosthwaite Planning Manager Ali Pezeshkpour, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:38 PM Commissioner Leo left the meeting at 6:33 PM PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 28, 2024. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve Consent Calendar items. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter and OC Register on November 29, 2024, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­13, VARIANCE NO. 2024­03, AND MINOR EXCEPTION NO. 2024­03 FOR THE PROPERTY LOCATED AT 2235 SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREET CORRIDOR SPECIFIC PLAN (SP­1) DISTRICT. Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant & Property Owner) Proposed Project: Applicant is requesting approval of various entitlements to allow the construction and operation of a 1,205­square­foot Starbucks at a vacant property. Entitlements include Conditional Use Permit No. 2024­13 to allow drive­through window service, Variance No. 2024­03 to allow a reduction in required landscaped setbacks, and Minor Exception No. 2024­03 to allow for continuance of overhead electrical feed and on­site power pole to service the site. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2023­19, will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2024­13 for drive­through window service, as conditioned; 2. Adopt a resolution approving Variance No. 2024­03 for a reduction in required landscape setbacks, as conditioned; and 3. Adopt a resolution approving Minor Exception No. 2024­03 for continuance of overhead electrical feed and on­site power pole, as conditioned. Minutes: Commission had questions for Staff.  Public Works Staff, Monica Suter, answered questions from the Commission.  Staff answered questions from the Commission. Resident, Angela Vera, spoke in opposition of this project. Moved by Commissioner Benninger, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 1 – Christopher Leo ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 5 – 1 – 0 – 1 – Pass 2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 2024­02 AND DENSITY BONUS AGREEMENT (DBA) NO. 2024­02 FOR THE PROPERTY LOCATED AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant:      Kim Prijatel (Applicant) representing Clark Beyer of Alminlo Properties, LLC (Property Owner) Proposed Project:    Applicant is requesting approval of Vesting Tentative Tract Map (VTTM) No. 2024­02 (County Map No. 19328) and Density Bonus Agreement (DBA) No. 2024­02 to allow the construction of a 45 unit, two to three­story residential townhouse development for the above­mentioned properties. The development will include five units affordable to moderate­income households earning 80­120 percent of the area median income (AMI) and will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of Exemption, Environmental Review No. 2024­32, will be filled for this project.  Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2024­02 (County Map No. 19328) as conditioned; and 2. Adopt a resolution approving Density Bonus Agreement No. 2024­02 as conditioned. Minutes: Commission had questions for staff. Staff answered questions from Commission. Moved by Commissioner Pham, seconded by Commissioner Escamilla to Approve with additional conditions.. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 3.ZONING ORDINANCE AMENDMENT NO. 2024­03 TO AMEND ARTICLE II (USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE LAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location:     Citywide Project Applicant:    The City of Santa Ana Proposed Project:   The City of Santa Ana proposes Zoning Ordinance Amendment No. 2024­03 to amend several sections of Article II (Use Districts ­ General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a single­family or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 2024­96, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2024­03. Minutes: Commission had questions for staff. Staff answered questions from the Commission.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  2 Planning Commission 12/9/2024     Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 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 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording 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: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter and OC Register on November 29, 2024, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­13, VARIANCE NO. 2024­03, AND MINOR EXCEPTION NO. 2024­03 FOR THE PROPERTY LOCATED AT 2235 SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREET CORRIDOR SPECIFIC PLAN (SP­1) DISTRICT. Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant & Property Owner) Proposed Project: Applicant is requesting approval of various entitlements to allow the construction and operation of a 1,205­square­foot Starbucks at a vacant property. Entitlements include Conditional Use Permit No. 2024­13 to allow drive­through window service, Variance No. 2024­03 to allow a reduction in required landscaped setbacks, and Minor Exception No. 2024­03 to allow for continuance of overhead electrical feed and on­site power pole to service the site. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2023­19, will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2024­13 for drive­through window service, as conditioned; 2. Adopt a resolution approving Variance No. 2024­03 for a reduction in required landscape setbacks, as conditioned; and 3. Adopt a resolution approving Minor Exception No. 2024­03 for continuance of overhead electrical feed and on­site power pole, as conditioned. Minutes: Commission had questions for Staff.  Public Works Staff, Monica Suter, answered questions from the Commission.  Staff answered questions from the Commission. Resident, Angela Vera, spoke in opposition of this project. Moved by Commissioner Benninger, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 1 – Christopher Leo ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 5 – 1 – 0 – 1 – Pass 2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 2024­02 AND DENSITY BONUS AGREEMENT (DBA) NO. 2024­02 FOR THE PROPERTY LOCATED AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant:      Kim Prijatel (Applicant) representing Clark Beyer of Alminlo Properties, LLC (Property Owner) Proposed Project:    Applicant is requesting approval of Vesting Tentative Tract Map (VTTM) No. 2024­02 (County Map No. 19328) and Density Bonus Agreement (DBA) No. 2024­02 to allow the construction of a 45 unit, two to three­story residential townhouse development for the above­mentioned properties. The development will include five units affordable to moderate­income households earning 80­120 percent of the area median income (AMI) and will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of Exemption, Environmental Review No. 2024­32, will be filled for this project.  Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2024­02 (County Map No. 19328) as conditioned; and 2. Adopt a resolution approving Density Bonus Agreement No. 2024­02 as conditioned. Minutes: Commission had questions for staff. Staff answered questions from Commission. Moved by Commissioner Pham, seconded by Commissioner Escamilla to Approve with additional conditions.. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 3.ZONING ORDINANCE AMENDMENT NO. 2024­03 TO AMEND ARTICLE II (USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE LAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location:     Citywide Project Applicant:    The City of Santa Ana Proposed Project:   The City of Santa Ana proposes Zoning Ordinance Amendment No. 2024­03 to amend several sections of Article II (Use Districts ­ General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a single­family or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 2024­96, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2024­03. Minutes: Commission had questions for staff. Staff answered questions from the Commission.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  3 Planning Commission 12/9/2024     Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 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 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording 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: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter and OC Register onNovember 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­13, VARIANCE NO. 2024­03, ANDMINOR EXCEPTION NO. 2024­03 FOR THE PROPERTY LOCATED AT 2235SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREETCORRIDOR SPECIFIC PLAN (SP­1) DISTRICT.Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant &Property Owner)Proposed Project: Applicant is requesting approval of various entitlements to allow theconstruction and operation of a 1,205­square­foot Starbucks at a vacant property.Entitlements include Conditional Use Permit No. 2024­13 to allow drive­through windowservice, Variance No. 2024­03 to allow a reduction in required landscaped setbacks,and Minor Exception No. 2024­03 to allow for continuance of overhead electrical feedand on­site power pole to service the site.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption,Environmental Review No. 2023­19, will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2024­13 fordrive­through window service, as conditioned;2. Adopt a resolution approving Variance No. 2024­03 for a reduction inrequired landscape setbacks, as conditioned; and3. Adopt a resolution approving Minor Exception No. 2024­03 forcontinuance of overhead electrical feed and on­site power pole, asconditioned.Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission.Resident, Angela Vera, spoke in opposition of this project.Moved by Commissioner Benninger, seconded by Commissioner Oliva toApprove. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 1 – Christopher Leo ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 5 – 1 – 0 – 1 – Pass 2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 2024­02 AND DENSITY BONUS AGREEMENT (DBA) NO. 2024­02 FOR THE PROPERTY LOCATED AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant:      Kim Prijatel (Applicant) representing Clark Beyer of Alminlo Properties, LLC (Property Owner) Proposed Project:    Applicant is requesting approval of Vesting Tentative Tract Map (VTTM) No. 2024­02 (County Map No. 19328) and Density Bonus Agreement (DBA) No. 2024­02 to allow the construction of a 45 unit, two to three­story residential townhouse development for the above­mentioned properties. The development will include five units affordable to moderate­income households earning 80­120 percent of the area median income (AMI) and will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of Exemption, Environmental Review No. 2024­32, will be filled for this project.  Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2024­02 (County Map No. 19328) as conditioned; and 2. Adopt a resolution approving Density Bonus Agreement No. 2024­02 as conditioned. Minutes: Commission had questions for staff. Staff answered questions from Commission. Moved by Commissioner Pham, seconded by Commissioner Escamilla to Approve with additional conditions.. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 3.ZONING ORDINANCE AMENDMENT NO. 2024­03 TO AMEND ARTICLE II (USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE LAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location:     Citywide Project Applicant:    The City of Santa Ana Proposed Project:   The City of Santa Ana proposes Zoning Ordinance Amendment No. 2024­03 to amend several sections of Article II (Use Districts ­ General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a single­family or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 2024­96, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2024­03. Minutes: Commission had questions for staff. Staff answered questions from the Commission.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  4 Planning Commission 12/9/2024     Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 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 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording 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: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter and OC Register onNovember 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­13, VARIANCE NO. 2024­03, ANDMINOR EXCEPTION NO. 2024­03 FOR THE PROPERTY LOCATED AT 2235SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREETCORRIDOR SPECIFIC PLAN (SP­1) DISTRICT.Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant &Property Owner)Proposed Project: Applicant is requesting approval of various entitlements to allow theconstruction and operation of a 1,205­square­foot Starbucks at a vacant property.Entitlements include Conditional Use Permit No. 2024­13 to allow drive­through windowservice, Variance No. 2024­03 to allow a reduction in required landscaped setbacks,and Minor Exception No. 2024­03 to allow for continuance of overhead electrical feedand on­site power pole to service the site.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption,Environmental Review No. 2023­19, will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2024­13 fordrive­through window service, as conditioned;2. Adopt a resolution approving Variance No. 2024­03 for a reduction inrequired landscape setbacks, as conditioned; and3. Adopt a resolution approving Minor Exception No. 2024­03 forcontinuance of overhead electrical feed and on­site power pole, asconditioned.Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission.Resident, Angela Vera, spoke in opposition of this project.Moved by Commissioner Benninger, seconded by Commissioner Oliva toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 1 – Christopher LeoABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 5 – 1 – 0 – 1 – Pass2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 2024­02 AND DENSITYBONUS AGREEMENT (DBA) NO. 2024­02 FOR THE PROPERTY LOCATEDAT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THEHARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT.Project Applicant:      Kim Prijatel (Applicant) representing Clark Beyer of AlminloProperties, LLC (Property Owner)Proposed Project:    Applicant is requesting approval of Vesting Tentative Tract Map(VTTM) No. 2024­02 (County Map No. 19328) and Density Bonus Agreement (DBA) No.2024­02 to allow the construction of a 45 unit, two to three­story residential townhousedevelopment for the above­mentioned properties. The development will include fiveunits affordable to moderate­income households earning 80­120 percent of the areamedian income (AMI) and will utilize waivers and a concession from developmentstandards through the density bonus agreement pursuant to California GovernmentCode sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600through 41­1607.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15195 (Residential Infill Exemption), as this project meets all the thresholds criteria setforth in Section 15192 (Threshold Requirements for Exemptions). A Notice ofExemption, Environmental Review No. 2024­32, will be filled for this project. Recommended Actions:1. Adopt a resolution approving Vesting Tentative Tract Map No. 2024­02(County Map No. 19328) as conditioned; and2. Adopt a resolution approving Density Bonus Agreement No. 2024­02 asconditioned.Minutes: Commission had questions for staff.Staff answered questions from Commission.Moved by Commissioner Pham, seconded by Commissioner Escamilla toApprove with additional conditions..YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass3.ZONING ORDINANCE AMENDMENT NO. 2024­03 TO AMEND ARTICLE II(USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANAMUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATELAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location:     Citywide Project Applicant:    The City of Santa Ana Proposed Project:   The City of Santa Ana proposes Zoning Ordinance Amendment No. 2024­03 to amend several sections of Article II (Use Districts ­ General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a single­family or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 2024­96, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2024­03. Minutes: Commission had questions for staff. Staff answered questions from the Commission.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission.  COMMISSIONER COMMENTS Minutes: Commission had comments for staff.  ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  5 Planning Commission 12/9/2024     Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 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 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording 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: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter and OC Register onNovember 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­13, VARIANCE NO. 2024­03, ANDMINOR EXCEPTION NO. 2024­03 FOR THE PROPERTY LOCATED AT 2235SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREETCORRIDOR SPECIFIC PLAN (SP­1) DISTRICT.Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant &Property Owner)Proposed Project: Applicant is requesting approval of various entitlements to allow theconstruction and operation of a 1,205­square­foot Starbucks at a vacant property.Entitlements include Conditional Use Permit No. 2024­13 to allow drive­through windowservice, Variance No. 2024­03 to allow a reduction in required landscaped setbacks,and Minor Exception No. 2024­03 to allow for continuance of overhead electrical feedand on­site power pole to service the site.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption,Environmental Review No. 2023­19, will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2024­13 fordrive­through window service, as conditioned;2. Adopt a resolution approving Variance No. 2024­03 for a reduction inrequired landscape setbacks, as conditioned; and3. Adopt a resolution approving Minor Exception No. 2024­03 forcontinuance of overhead electrical feed and on­site power pole, asconditioned.Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission.Resident, Angela Vera, spoke in opposition of this project.Moved by Commissioner Benninger, seconded by Commissioner Oliva toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 1 – Christopher LeoABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 5 – 1 – 0 – 1 – Pass2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 2024­02 AND DENSITYBONUS AGREEMENT (DBA) NO. 2024­02 FOR THE PROPERTY LOCATEDAT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THEHARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT.Project Applicant:      Kim Prijatel (Applicant) representing Clark Beyer of AlminloProperties, LLC (Property Owner)Proposed Project:    Applicant is requesting approval of Vesting Tentative Tract Map(VTTM) No. 2024­02 (County Map No. 19328) and Density Bonus Agreement (DBA) No.2024­02 to allow the construction of a 45 unit, two to three­story residential townhousedevelopment for the above­mentioned properties. The development will include fiveunits affordable to moderate­income households earning 80­120 percent of the areamedian income (AMI) and will utilize waivers and a concession from developmentstandards through the density bonus agreement pursuant to California GovernmentCode sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600through 41­1607.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15195 (Residential Infill Exemption), as this project meets all the thresholds criteria setforth in Section 15192 (Threshold Requirements for Exemptions). A Notice ofExemption, Environmental Review No. 2024­32, will be filled for this project. Recommended Actions:1. Adopt a resolution approving Vesting Tentative Tract Map No. 2024­02(County Map No. 19328) as conditioned; and2. Adopt a resolution approving Density Bonus Agreement No. 2024­02 asconditioned.Minutes: Commission had questions for staff.Staff answered questions from Commission.Moved by Commissioner Pham, seconded by Commissioner Escamilla toApprove with additional conditions..YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass3.ZONING ORDINANCE AMENDMENT NO. 2024­03 TO AMEND ARTICLE II(USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANAMUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATELAW PERTAINING TO ACCESSORY DWELLING UNITS.Project Location:     CitywideProject Applicant:    The City of Santa AnaProposed Project:   The City of Santa Ana proposes Zoning Ordinance AmendmentNo. 2024­03 to amend several sections of Article II (Use Districts ­ General Provisions)of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessorydwelling units (ADUs) to maintain consistency with, and amend to reflect modificationsto, state ADU law scheduled to take effect on January 1, 2025.Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”)and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQAreview pursuant to Section 15282(h) which provides a statutory exemption for theadoption of an ordinance regarding ADUs in a single­family or multifamily residentialzone by a city or county to implement the provisions of Sections 66310 et seq. of theGovernment Code as set forth in Section 21080.17 of the Public Resources Code. As aresult, a Notice of Exemption, Environmental Review No. 2024­96, will be filed uponadoption of this ordinance.Recommended Actions:1. Recommend that the City Council adopt an ordinance approvingZoning Ordinance Amendment No. 2024­03.Minutes: Commission had questions for staff.Staff answered questions from the Commission. Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Business Calendar*STAFF COMMENTSMinutes: Staff had comments for Commission. COMMISSIONER COMMENTSMinutes: Commission had comments for staff. ADJOURNMENTThe next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 7:27 PMAPPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  6 Planning Commission 12/9/2024     Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 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 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording 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: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter and OC Register onNovember 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­13, VARIANCE NO. 2024­03, ANDMINOR EXCEPTION NO. 2024­03 FOR THE PROPERTY LOCATED AT 2235SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREETCORRIDOR SPECIFIC PLAN (SP­1) DISTRICT.Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant &Property Owner)Proposed Project: Applicant is requesting approval of various entitlements to allow theconstruction and operation of a 1,205­square­foot Starbucks at a vacant property.Entitlements include Conditional Use Permit No. 2024­13 to allow drive­through windowservice, Variance No. 2024­03 to allow a reduction in required landscaped setbacks,and Minor Exception No. 2024­03 to allow for continuance of overhead electrical feedand on­site power pole to service the site.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption,Environmental Review No. 2023­19, will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2024­13 fordrive­through window service, as conditioned;2. Adopt a resolution approving Variance No. 2024­03 for a reduction inrequired landscape setbacks, as conditioned; and3. Adopt a resolution approving Minor Exception No. 2024­03 forcontinuance of overhead electrical feed and on­site power pole, asconditioned.Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission.Resident, Angela Vera, spoke in opposition of this project.Moved by Commissioner Benninger, seconded by Commissioner Oliva toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 1 – Christopher LeoABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 5 – 1 – 0 – 1 – Pass2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 2024­02 AND DENSITYBONUS AGREEMENT (DBA) NO. 2024­02 FOR THE PROPERTY LOCATEDAT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THEHARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT.Project Applicant:      Kim Prijatel (Applicant) representing Clark Beyer of AlminloProperties, LLC (Property Owner)Proposed Project:    Applicant is requesting approval of Vesting Tentative Tract Map(VTTM) No. 2024­02 (County Map No. 19328) and Density Bonus Agreement (DBA) No.2024­02 to allow the construction of a 45 unit, two to three­story residential townhousedevelopment for the above­mentioned properties. The development will include fiveunits affordable to moderate­income households earning 80­120 percent of the areamedian income (AMI) and will utilize waivers and a concession from developmentstandards through the density bonus agreement pursuant to California GovernmentCode sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600through 41­1607.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15195 (Residential Infill Exemption), as this project meets all the thresholds criteria setforth in Section 15192 (Threshold Requirements for Exemptions). A Notice ofExemption, Environmental Review No. 2024­32, will be filled for this project. Recommended Actions:1. Adopt a resolution approving Vesting Tentative Tract Map No. 2024­02(County Map No. 19328) as conditioned; and2. Adopt a resolution approving Density Bonus Agreement No. 2024­02 asconditioned.Minutes: Commission had questions for staff.Staff answered questions from Commission.Moved by Commissioner Pham, seconded by Commissioner Escamilla toApprove with additional conditions..YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass3.ZONING ORDINANCE AMENDMENT NO. 2024­03 TO AMEND ARTICLE II(USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANAMUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATELAW PERTAINING TO ACCESSORY DWELLING UNITS.Project Location:     CitywideProject Applicant:    The City of Santa AnaProposed Project:   The City of Santa Ana proposes Zoning Ordinance AmendmentNo. 2024­03 to amend several sections of Article II (Use Districts ­ General Provisions)of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessorydwelling units (ADUs) to maintain consistency with, and amend to reflect modificationsto, state ADU law scheduled to take effect on January 1, 2025.Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”)and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQAreview pursuant to Section 15282(h) which provides a statutory exemption for theadoption of an ordinance regarding ADUs in a single­family or multifamily residentialzone by a city or county to implement the provisions of Sections 66310 et seq. of theGovernment Code as set forth in Section 21080.17 of the Public Resources Code. As aresult, a Notice of Exemption, Environmental Review No. 2024­96, will be filed uponadoption of this ordinance.Recommended Actions:1. Recommend that the City Council adopt an ordinance approvingZoning Ordinance Amendment No. 2024­03.Minutes: Commission had questions for staff.Staff answered questions from the Commission. Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Business Calendar*STAFF COMMENTSMinutes: Staff had comments for Commission. COMMISSIONER COMMENTSMinutes: Commission had comments for staff. ADJOURNMENTThe next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 7:27 PMAPPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATIONIf you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.1. Connecting directly from your computer:Click on the link on top of this agenda ORGo to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The MeetingID is listed at the top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes.2. Connecting via the Zoom App:Download the free Zoom Cloud Meetings app from your favorite app store.Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, yourname, and the blue Join button. The Meeting ID is listed at the top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes.3. Dialing in from a mobile phone or landline:Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed atthe top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.Submit a written commentYou are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  7 Planning Commission 12/9/2024     Planning and Building Agency Item # xx City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report January 27, 2025 Topic: Conditional Use Permit No. 2025-01 – Wendy’s Restaurant After-Hours Operations (2600 S. Bristol Street) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2025-01 as conditioned. EXECUTIVE SUMMARY Cotti Foods California, Inc. (Applicant), representing Wendy’s Restaurant (Wendy’s), is requesting approval of Conditional Use Permit (CUP) No. 2025-01 to allow the after-hours operation for a new Wendy’s eating establishment proposed at 2600 South Bristol Street. Pursuant to Section 41-412.5 (d) of the Santa Ana Municipal Code (SAMC), eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or zoned properties (measured from property line to property line) in the Planning Shopping Center (C4) zoning district require discretionary review and approval of a CUP by the Planning Commission. Specifically, the applicant is requesting approval of after-hours operations, Sunday through Thursday, from 6:00 a.m. to 1:00 a.m., and Friday and Saturday from 6:00 a.m. to 1:30 a.m. The after-hours operations is proposed only for the drive-through services, as the indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., seven-days a week. Staff is recommending approval of the Applicant’s request, as it would allow for enhanced operations at the commercial center and incentive the revitalization of an existing commercial building and drive-through lane, located on a major thoroughfare and prominent intersection. Moreover, the project’s site is located away and physically buffered from sensitive land uses, the project complies with all applicable City standards, supports the City’s General Plan goals and policies, and the proposed operational standards would ensure that the Applicant’s request would not negatively affect the surrounding community.     CUP No. 2025-01 – Wendy’s After-Hours CUP (2600 S. Bristol Street) January 27, 2025 Page 2 4 7 5 6 DISCUSSION Project Description Wendy’s is proposing to occupy an existing 2,288-square-foot, stand-alone pad building with a drive-through lane. The site is located within the Planned Shopping Center (C-4) zoning district, where eating establishments are a permitted use by-right. As part of its tenanting of the space, Wendy’s is seeking to establish drive-through operational hours from 6:00 a.m. to 1:00 a.m., Sunday through Thursday, and 6:00 a.m. to 1:30 a.m., Friday and Saturday. The dining area is proposed to be open from 6:00 a.m. to 10:00 p.m., seven-days a week. The proposed hours of operations would supersede the hours of operation imposed by the original conditional use permit (CUP No. 1989-12), which limited the hours of the drive-through from 11:00 a.m. to 9:00 p.m. As part of the project, Wendy’s is also proposing interior improvements, exterior façade modifications, and general site improvements. However, these improvements are not subject to review as part of this CUP request. Interior upgrades include new interior walls, replacement of kitchen equipment, refurbishing the dining and restroom areas, and updated finishes throughout. Exterior upgrades include updating the façade with new nichiha wood siding, updated windows, new aluminum composite exterior panels, updated paint, repaired stucco, and new exterior “W” shaped columns. Other site improvements include restriping the parking areas, refurbishing and enhancing landscaping areas, updates to trash enclosures, and new exterior signage. The restaurant can accommodate up to 42 patrons within the indoor dining area. There is no outdoor dining associated with this business, nor is outdoor dining proposed at this time. No alcohol offerings or live entertainment is proposed at this time. Should the Applicant seek to provide on-site entertainment, approval of a separate entertainment permit will be required, pursuant to the Section 11-6 of the SAMC. Table 1: Project and Location Information Item Information Project Address and Council Ward 2600 S. Bristol Street – Ward 4 Nearest Intersection Bristol Street and Central Avenue General Plan Designation Urban Neighborhood Medium-Low (UN-30) within the South Bristol Focus Area Zoning Designation Planned Shopping Center (C-4) North Commercial Retail South Commercial Retail East Commercial Retail Surrounding Land Uses West Single-Family Residential Property Size 2.08 acres (90,605 square feet) Existing Site Development The subject site contains 99 off-street parking stalls, two multi-tenant buildings (7,200 square feet & 9,400 square feet), and two freestanding pad buildings, one 2,288-square-     CUP No. 2025-01 – Wendy’s After-Hours CUP (2600 S. Bristol Street) January 27, 2025 Page 3 4 7 5 6 Table 2: Operational Standards Standards Permissible by SAMC Provided Eating Establishment Type Bona-Fide Bona-Fide Hours of Operation 5:00 a.m. to 12:00 a.m. (midnight), unless extended by a separate after-hours CUP Drive-through: 6:00 a.m. to 1:00 a.m., Sunday through Thursday, 6:00 a.m. to 1:30 a.m. Friday and Saturday (CUP required) Dining Area: 6:00 a.m. to 10:00 p.m., Daily Window Display 25% of Window Coverage Complies Exterior Telephone Prohibited None Project Background The commercial site where the Wendy’s is proposed to be located was developed in 1979 with two multi-tenant commercial buildings, ranging from approximately 3,700 square feet to 9,400 square feet each, consisting of auto service and various retail and service uses. In 1979, 2620 S. Bristol Street was developed with a 3,550 square foot building which now houses a music school. On June 26, 1989, 2600 S. Bristol Street received entitlement approval for CUP No. 1989-12 to facilitate the development of a 2,288 square-foot standalone pad building with a drive-through for a Kentucky Fried Chicken (KFC) restaurant. As part of the approval, the Planning Commission limited the hours of the drive-through from 11:00 a.m. to 9:00 p.m. Additional information can be found in Exhibit 6, which includes the public hearing minutes for CUP No. 1989-12. KFC occupied the building from 1989 until 2024, when KFC ceased operations. On December 5, 2024, Wendy’s applied for a Certificate of Occupancy to occupy 2600 S. Bristol Street as an eating establishment. In addition, Wendy’s submitted construction plans to the Planning and Building Agency (PBA) for a commercial façade modification and tenant improvements, consisting of various extensive interior and exterior upgrades. Project Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project meets the findings contained in Section 41- 638(a)(1)(i)-(v).. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. The purpose of foot in size (proposed Wendy’s) and the second 3,550- square-feet in size. Unit Size 2,288 square feet Use Permissions After-hours allowed with a conditional use permit (CUP) Zoning Code Sections Affected Uses SAMC Sections 41-412.5 (d) Census Tract and License Information Census Tract No.741.11     CUP No. 2025-01 – Wendy’s After-Hours CUP (2600 S. Bristol Street) January 27, 2025 Page 4 4 7 5 6 regulating establishments that operate between 12:00 a.m. and 5:00 a.m. is to set forth operating practices and procedures and to minimize impacts to surrounding areas. Staff has reviewed the Applicant’s request for expanding operating hours, and has determined the proposed project meets the findings in the SAMC and that the CUP will not be detrimental to the health, safety, and welfare of the community. A CUP is required for after-hours operations in order to ensure preservation of the surrounding community’s characteristics and minimize any potential negative impacts. The subject site abuts commercial uses to the north (across Central Avenue), to the south and to the east (across Bristol Street). To the west, the site abuts a single-family neighborhood (Thornton Park). To minimize potential nuisance impacts to the surrounding uses, staff is recommending conditions of approval that include installation of an alarm system and security cameras around the property, silent armed robbery alarm, adequate lighting measures across the site, and recordation of a Property Maintenance Agreement. These measures will help improve the safety and quality of the project. Moreover, the proposed exterior and interior improvements will enhance the visual aesthetic and experience along the arterial street, and the safety improvements such as site lighting will enhance the site security. The project is designed in a manner that would not result in negative impacts to the surrounding areas during extended hours. The building is located approximately 250 linear feet from the nearest single-family residence and buffered with an existing commercial building located at 2604 South Bristol Street. Additionally, the drive-through speaker boxes face Bristol Street and are located away from residential uses, further reducing any noise impacts in the area. The proposed hours of operation are consistent with similar eating establishments with a drive-through along Bristol Street, such as Raising Cane’s at 1303 N. Bristol Street and In-N-Out at 815 N. Bristol Street. The proposed hours of operation are not anticipated to create any nuisances related to noise and/or lighting due to the site’s physical distance away from sensitive land uses. The proposed drive-through after-hours operations will provide convenient services to patrons who work late night shifts or are early morning commuters. In addition, the request for after-hours promotes a balance of land uses that assist in enhancing the City’s economic and fiscal viability. The enhanced commercial offerings will allow Wendy’s to compete in the local marketplace. Furthermore, the investment in the site will help activate and enhance the area and will generate property and sales tax revenue for the City. General Plan Consistency Approval of this application will be consistent with several goals and policies of the General Plan, specifically Goals 2, 3, 4 of the Land Use element (LU). The project is located in the Urban Neighborhood Medium-Low (UN-30) General Plan land use designation, which allows for development of semi urban villages that are well connected to schools, parks, and shopping centers. Goal 2 of the LU encourages a balance of land     CUP No. 2025-01 – Wendy’s After-Hours CUP (2600 S. Bristol Street) January 27, 2025 Page 5 4 7 5 6 uses that meet Santa Ana’s diverse needs. Policy 2.2 of the LU encourages a range of commercial uses to capture a greater share of local spending and offer a range of employment opportunities. Approval of this CUP allows Wendy’s to capture additional clientele during non-traditional operating hours in an effort to serve late night customers and early morning commuters. Policy 2.7 of the LU supports land use decisions that encourage the creation, development, and retention of business in Santa Ana. Approval of this CUP will encourage further investment on the site through both interior and exterior remodels. Goal 3 of the LU encourages the preservation and improvement of the character and integrity of the existing neighborhoods and districts. Approval of this CUP facilitates the operations of a long-established eating establishment located at this corner of Bristol and Central Avenue. Policy 3.7 of the LU supports the promotion of a clean, safe, and creative environment for Santa Ana’s residents, workers, and visitors. Approval of this CUP demonstrates the city’s support for local businesses to reinvest in their facilities. Additionally, a property maintenance agreement will be executed to ensure the sire is regularly maintained. Goal 4 supports a sustainable Santa Ana through improvements to the built environment. Lastly, Policy 4.1 of the LU encourages the promotion of complete neighborhoods by encouraging a mix of complementary uses, community services, and people-places within a walkable area. The granting of the CUP will provide an additional service to Santa Ana residents and visitors, thereby positively contributing to the economic viability of the area by promoting local spending, offering employment opportunities, and providing a safe workplace. In addition, the eating establishment is located within an existing commercial area and its operations will be compatible with the surrounding commercial businesses. Police Department Analysis The Police Department has reviewed this request and has no concerns, as the operational standards applicable to businesses operating after-hours and subsequent conditions of approval will mitigate any potential impacts to the surrounding community. The Police Department reviews such applications for after-hours operation in order to ensure that the potential crime and nuisance behaviors associated with operating late into the night/early morning are mitigated to the greatest extent possible. The Police Department carefully evaluated a 500-foot radius for the site’s vicinity and determined that there has been approximately 449 service calls in the project site’s vicinity between the one-year period of January 1, 2024, and December 22, 2024. Of those 449 calls, ninety-four (94) resulted in reports taken in. None of the service calls received were due to violent crimes. The reports were the result of seven vehicular collisions, minor property crimes, and one drunk driver report. According to the Police Department, the number of calls for service is commensurate with the 500-foot radius. Based on its review, the Police Department has no issues of concern regarding this application.     CUP No. 2025-01 – Wendy’s After-Hours CUP (2600 S. Bristol Street) January 27, 2025 Page 6 4 7 5 6 Table 3: Police Department Analysis and Criteria for Recommendation Police Department Analysis and Criteria for Recommendation Police Grid No. and Rank Police Grid No. 149; ranked 25 out of 102 Police Reporting Grids (29th percentile). Threshold for High Crime This reporting district IS NOT within the 20 percent threshold established by the State for high crime. Police Department Recommendation As part of the review approval process, this application was analyzed by the Santa Ana Police Department. The Police Department has no issues of concern regarding this application. As part of the review approval process, this application was analyzed by the Santa Ana Police Department. Based on our most recent Citywide Incident Ranking Report, the Police Department has no issues of concern regarding the activity in the area, due to no significant events occurring. Therefore, the police department does not oppose the granting of the CUP. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 7. The site is located within the Thornton Park Neighborhood Association. Moreover, located on the east side of Bristol is the Sunwood Central Neighborhood Association. To ensure thorough community outreach, notices were sent to the Thornton Park Neighborhood Association to identify any areas of concerns due to the proposed application request. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities). Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The project proposes to allow the operation of the existing drive-through from 6:00 a.m. to 1:00 a.m., Sunday through Thursday, and 6:00 a.m. to 1:30 a.m. Friday and Saturday. The drive-through would be ancillary to the primary eating establishment, with negligible or no expansion of the existing use proposed. As such, a Notice of Exemption, Environmental Review No. 2024- 106, will be filed for this project.     CUP No. 2025-01 – Wendy’s After-Hours CUP (2600 S. Bristol Street) January 27, 2025 Page 7 4 7 5 6 FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBIT(S) 1. Resolution 2. Vicinity Zoning and Aerial View 3. Site and Floor Plan 4. Site Photo 5. CUP 1989-12 & VA 89-12 Staff Report 6. CUP 1989-12 & VA 89-12 Minutes 7. Copy of Public Notices Prepared By: Cristian Santana, Assistant Planner I Approved By: Minh Thai, Executive Director of Planning and Building Agency     Resolution No. 2025-XX Page 1 of 9 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-01 AS CONDITIONED TO ALLOW THE AFTER- HOURS OPERATIONS OF A DRIVE-THROUGH FROM 6:00 A.M. UNTIL 1:00 A.M. SUNDAY THROUGH THURSDAY, AND 6:00 AM UNTIL 1:30 A.M. FRIDAY AND SATURDAY AT AN EATING ESTABLISHMENT LOCATED AT 2600 S. BRISTOL STREET (APN: 412-201-07) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. Cotti Foods California, Inc. (“Applicant”), representing Wendy’s Restaurant (“Wendy’s”), is requesting approval of Conditional Use Permit (CUP) No. 2025- 01 to allow the after-hours operation of a drive-through for a proposed eating establishment located at 2600 S. Bristol Street (“Project”). B. Santa Ana Municipal Code (“SAMC”) Section 41-412.5 (d) requires approval of a CUP for eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or zoned properties (measured from property line to property line) in the Planned Shopping Center (C4) zoning district. C. On June 26, 1989, the City of Santa Ana Planning Commission held a public hearing for the proposal of a new drive-through restaurant located at 2600 S. Bristol Street, for a Kentucky Fried Chicken (KFC). The Planning Commission approved CUP No. 1989-12 to allow a drive-through, and variance (VA) No. 1989-12 to allow a reduction of a 15-foot street setback requirement. As part of the approval, the Planning Commission limited the hours of the drive-through from 11:00 a.m. to 9:00 p.m. D. The KFC restaurant occupied the building from 1989 until 2024, when KFC ceased operations. E. On December 5, 2024, Wendy’s applied for a Certificate of Occupancy to occupy 2600 S. Bristol Street as an eating establishment. However, the proposed drive-through hours of operation require a new CUP for after-hours operations between 12:00 a.m. and 6:00 a.m. and within 150 lineal feet of residential properties and zones. F. On January 27, 2025, the Planning Commission held a duly-noticed public hearing on CUP No. 2025-01.     Resolution No. 2025-XX Page 2 of 9 G. The Planning Commission determines that the following findings, which must be established in order to grant a CUP pursuant to SAMC Section 41-638, have been established for CUP No. 2025-01 to allow the after-hours operations for the drive-through at an existing eating establishment located at 2600 S. Bristol Street. 1. That the proposed use will provide a service or facility, which will contribute to the general wellbeing of the neighborhood or community. The subject site, constructed in 1989, is undergoing an extensive renovation project to enhance its offerings and compete with local businesses. By allowing the business hours for the drive- through to be extended until 1:00 a.m. on Sunday through Thursday and until 1:30 a.m. Friday and Saturday, after the remodeling is completed, the business will be able to offer convenient services to patrons who work late night shifts or early morning commuters. This will thereby benefit the community by providing an eating establishment with an additional and complementary food related amenity as well enhance the city’s economic and fiscal viability. A property maintenance agreement and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed after-hours operations will not be detrimental to the health, safety or welfare of those residing or working in the vicinity. Conditions have been placed on the CUP that will mitigate any potential negative impacts to the surrounding community including security cameras, silent armed robbery alarm, and code compliant lighting across the site. Wendy’s is a well-established national store franchise with policies and procedures that include an employee training program focused on security and minimizing calls for service. Additionally, the subject establishment is surrounded by a range of commercial uses to the north, east, & south. The proposed hours of operation are consistent with other similar eating establishments and service stations along S. Bristol Street such as Denny’s at 2530 S. Bristol and Carl’s Jr at 2511 S. Bristol Street. These proposed hours of operation are not anticipated to create any nuisances related to the noise and lighting due to the site’s physical distance away from sensitive land uses. Single-family residential uses lay approximately 250 linear feet to the west; however, they are buffered by an existing comm ercial building and parking area. Additionally, the drive-through speaker boxes face Bristol Street and are located away from residential uses. Further reducing     Resolution No. 2025-XX Page 3 of 9 any noise impacts in the area. The proposed use will have a minimal impact on residents. Therefore, the granting of the CUP will not negatively impact any sensitive land uses that may be nearby. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the economic stability of the area, but will instead allow the eating establishment to compete with other nearby eating establishments that offer similar food offerings with after-hours operations. Moreover, the establishment’s proposed hours of operation are consistent with those of eating establishments of a similar nature along the Bristol Street corridor. The after-hours use will benefit the surrounding area, as the reinvestment on the commercial site will increase economic activity during additional business hours. Moreover, extending operational hours will allow the eating establishment to remain economically viable and better compete with nearby businesses, thereby contributing to the overall success of the City. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed use will be in compliance with all applicable regulations of Chapter 41 of the SAMC for establishments that operate between 12:00 a.m. and 5:00 a.m. Approval of the CUP will bring the use into compliance with operational standards and conditions of approval will mitigate any potential impacts to the general vicinity and ensure that the use does not impact neighboring properties or create an attractive nuisance. Moreover, previously approved VA 1989-12 which allowed a reduction in the fifteen-foot street setback will remain with the land. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The after-hours operation of the drive-through located at the site will not adversely affect the General Plan. Approval of this application will be consistent with several goals and policies of the General Plan, specifically Goals 2, 3, 4. The project is located in the Urban Neighborhood Medium-Low (UN-30) General Plan land use designation, which allows for development of semi urban villages that are well connected to schools, parks, and shopping centers. Goal 2 of the Land Use Element (LU) encourages a balance of land uses that meet Santa Ana’s     Resolution No. 2025-XX Page 4 of 9 diverse needs. Policy 2.2 of the LU encourages a range of commercial uses to capture a greater share of local spending and offer a range of employment opportunities. Approval of this CUP allows Wendy’s to capture additional clientele during non- traditional operating hours in an effort to serve late night customers and early morning commuters. Policy 2.7 of the LU supports land use decisions that encourage the creation, development, and retention of business in Santa Ana. Approval of this CUP will encourage further investment on the site through both interior and exterior remodels. Goal 3 of the LU encourages the preservation and improvement of the character and integrity of the existing neighborhoods and districts. Approval of this CUP facilitates the operations of a long-established eating establishment located at this corner of Bristol and Central Avenue. Policy 3.7 of the LU supports the promotion of a clean, safe, and creative environment for Santa Ana’s residents, workers, and visitors. Approval of this CUP demonstrates the city’s support for local businesses to reinvest in their facilities. Goal 4 supports a sustainable Santa Ana through improvements to the built environment. Lastly, Policy 4.1 of the LU encourages the promotion of complete neighborhoods by encouraging a mix of complementary uses, community services, and people-places within a walkable area. The granting of the CUP will provide an additional service to Santa Ana residents and visitors, thereby positively contributing to the economic viability of the area by promoting local spending, offering employment opportunities, and providing a safe workplace. In addition, the eating establishment is located within an existing commercial area and its operations will be compatible with the surrounding commercial businesses. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities). Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The Project proposes to allow the operation of the existing drive-through from 6:00 a.m. to 1:00 a.m. Sunday through Thursday and 6:00 a.m. to 1:30 a.m. Friday and Saturday. The drive-through would be ancillary to the primary eating establishment, with negligible or no expansion of the existing use proposed. As such, a Notice of Exemption, Environmental Review No. 2024-106, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities     Resolution No. 2025-XX Page 5 of 9 thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025-01, as conditioned in Exhibits A, attached hereto and incorporated herein, for the Project located at 2600 S. Bristol Street. This decision is based upon the evidence submitted at the above-referenced hearing, including but not limited to: The Request for Planning Commission Action dated January 27, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 27th day of January 2025 by the following vote. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney     Resolution No. 2025-XX Page 6 of 9 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Nuvia Ocampo, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on January 27, 2025. Date: Nuvia Ocampo Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 7 of 9 EXHIBIT A Conditions of Approval for Conditional Use Permit No, 2025-01 Conditional Use Permit No. 2025-01 allowing the after-hours operations of a drive-through from 6:00 a.m. to 1:00 a.m. Sunday through Thursday and until 1:30 a.m. Friday and Saturday is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the SAMC, the California Building Standards Code, and all other applicable regulations. The Applicant shall comply with each and every condition listed below in order to exercise the rights conferred by this conditional use permit. The Applicant shall remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the Conditional Use Permit. 1. Any amendment to this Conditional Use Permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 2. The operational hours for the drive-through are limited to 6:00 a.m. to 1:00 a.m., Sunday through Thursday, and 6:00 a.m. to 1:30 a.m., Friday and Saturday. These hours of operation supersede the hours of operation imposed by the original conditional use permit (CUP No. 1989-12), which limited the hours of the drive-through to 11:00 a.m. to 9:00 p.m. 3. The premises shall not be used exclusively for private parties, including promotional events, in which the public is excluded. 4. The sale of alcoholic beverages shall be prohibited, unless a conditional use permit is reviewed and approved by the Planning Commission pursuant to SAMC Section 41- 196. 5. The Applicant shall remove any unpermitted signage and/or temporary banners/flags from the site. 6. The Applicant shall finalize any City Planning and Building Agency (PBA) permits relating to the interior and exterior improvements of the subject building and property. 7. Once construction is completed, the Applicant shall schedule inspections and obtain and have been issued a Certificate of Occupancy Certificate prior to operating at the site. 8. All landscaping shall be installed per the approved landscape and irrigation plan. In addition, all landscaping shall be evergreen and maintained in a healthy manner throughout the lifetime of the CUP. Moreover, any unhealthy or dead landscaping shall be required to be removed and replaced in-kind immediately.     Resolution No. 2025-XX Page 8 of 9 9. A silent armed robbery alarm shall be installed prior to issuance of a building permit. 10. Security cameras shall be installed prior to issuance of a building permit. 11. “No Loitering/Trespass” signs/placards shall be posted in the parking lot area. The posted signs must conform to Penal Code Section 602. 12. The business shall post in a conspicuous location at the entry to the building the contact information for the responsible onsite manager, including full name, phone number, and emergency or backup phone number, in case of noise and related operational complaints. 13. The Applicant shall be responsible for monitoring both patron and employee conduct on the premises and within the parking areas under his/her control to assure such conduct does adversely affect or detract from the quality of life for adjoining residents, property owners, and businesses. 14. Violations of the Conditional Use Permit as contained in Section 41-647.5 of the SAMC will be grounds for permit suspension and/or revocation as described in Section 41- 651 of the Santa Ana Municipal Code. 15. The Applicant shall maintain the site as necessary, including but not limited to: the repair and upkeep of the property; cleanup of trash and debris; repair and upkeep of any damaged and/or weathered components of the building; repair and upkeep of exterior paint; parking striping, lighting and irrigation fixtures; landscaping and related landscape, furnishing, and hardscape improvements. 16. The Applicant shall be responsible for maintaining the premises free of graffiti. Pursuant to SAMC Section 10-227 (b), all graffiti shall be removed within 24 hours of occurrence. 17. The outdoor storage or display of boxes, equipment, materials, merchandise, and other similar items shall be prohibited. 18. Site illumination levels must remain in compliance with Section 8 -211 (Special Commercial Building Provisions) of the SAMC at all times. 1. Within 90 days of the adoption of this resolution, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located, if different from the Applicant) shall execute a Property Maintenance Agreement with the City of Santa Ana, which shall be recorded against the property. The Pr operty Maintenance Agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, and which shall be in a form reasonably satisfactory to the City Attorney. The Property Maintenance Agreement shall contain covenants, conditions and restrictions relating to the following: a) Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the     Resolution No. 2025-XX Page 9 of 9 construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b) Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c) Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d) Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e) If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Property Maintenance Agreement and both shall be jointly and severally liable for compliance with its terms; f) The Property Maintenance Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement; g) The Property Maintenance Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City; and h) The execution and recordation of the Property Maintenance Agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement.     Conditional Use Permit No. 2025-01, After-hours Operations2600 S. Bristol Street Exhibit 2 Vicinity Zoning and Aerial View ©2025 Digital Map Products.All rights reserved. Zoning 500 feet 1/7/25, 4:46 PM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1/1                     CUP No. 2025-01 2600 S. Bristol Street Exhibit 4 – Site Photo                                                         O R A N G E C O U N T Y R E P O R T E R ~SINCE 1921~ Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 OR# 3887082 NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION Who To Contact For Questions: Should you have any project questions, please contact case planner Cristian Santana with the Planning Division by phone at (714) 667-2728 or by email at CSantana@santa-ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. The City of Santa Ana encourages the public to participate in the decision- making process. We encourage you to contact us prior to the Public Hearing if you have any questions.COPY OF NOTICE Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 2600 South Bristol Street located within the Planned Shopping Center (C4) zoning district. Notice Type:GPN GOVT PUBLIC NOTICE Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. N ế u c ầ n liên l ạ c b ằ ng ti ế ng Vi ệ t, xin đi ệ n tho ạ i cho Kristie Ha (714) 667-2206. Ad Description 2600 S. Bristol St Project Applicant: Matt Clark (Applicant) on behalf of Wendy's, representing Bristol Palms Inc. (Property Owner) 1/15/25 OR-3887082# To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Proposed Project:The applicant is requesting approval for Conditional Use Permit (CUP) No. 2025-01 to allow after- hours operation of a new Wendy's eating establishment, which is proposed to occupy an existing stand-alone drive-commercial pad building with a through. Pursuant to the Santa Ana Municipal Code, eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or 01/15/2025 zoned properties, require approval of a CUP. The Wendy's after-hours are proposed only for the drive-through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. and Friday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy's indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., seven-days a week. The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Publication ONLINE Total $146.20 $20.00 $166.20 Guidelines. Categorical Exemption ERNo. 2024-106 will be filed for this project. Meeting Details: This matter will be heard on Monday, January 27, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually Daily Journal Corporation Serving your legal advertising needs throughout California. in this meeting,please visitORANGE COUNTY REPORTER, SANTA ANA BUSINESS JOURNAL, RIVERSIDE (714) 543-2027 (951) 784-0111 (213) 229-5300 (213) 229-5300 (800) 640-4829 (408) 287-4866 (916) 444-2355 (619) 232-3486 (510) 272-4747 https://www.santa-ana.org/planning-and- building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may sendDAILY COMMERCE, LOS ANGELES written PBAeComments@santa-ana.org (reference the Agenda Item comments by e-mail to LOS ANGELES DAILY JOURNAL, LOS ANGELES SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO SAN JOSE POST-RECORD, SAN JOSE THE DAILY RECORDER, SACRAMENTO THE DAILY TRANSCRIPT, SAN DIEGO THE INTER-CITY EXPRESS, OAKLAND #in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. !A000007002630!     CITY OF SANTA ANA Planning and Building Agency20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location:2600 South Bristol Street located within the Planned Shopping Center (C4) zoning district. Project Applicant:Matt Clark (Applicant) on behalf of Wendy’s, representing Bristol Palms Inc. (Property Owner) Proposed Project: The applicant is requesting approval for Conditional Use Permit (CUP) No. 2025-01 to allow after-hours operation of a new Wendy’s eating establishment, which is proposed to occupy an existing stand-alone commercial pad building with a drive-through. Pursuant to the Santa Ana Municipal Code, eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or zoned properties, require approval of a CUP. The Wendy’s after- hours are proposed only for the drive-through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. and Friday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy’s indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., seven-days a week. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024-106 will be filed for this project. Meeting Details: This matter will be heard on Monday, January 27, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal.     Who To Contact For Questions: Should you have any project questions, please contact case planner Cristian Santana with the Planning Division by phone at (714) 667-2728 or by email at CSantana@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             Planning and Building Agency Item # 2 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report January 27, 2025 Topic: Conditional Use Permit No. 2019-19-MOD-1 and Variance No. 2019-02-MOD-1 – 360 Adult Daycare (1800 North Bush Street) RECOMMENDED ACTION 1.Adopt a resolution approving Conditional Use Permit No. 2019-19-MOD-1, as conditioned to allow for an increase in adult day care participants. 2.Adopt a resolution approving Variance No. 2019-2-MOD-1, as conditioned to allow for increased reduction in parking. EXECUTIVE SUMMARY Christina Meshreky and Georgina Beshai, with DNJ C Properties, LLC (Property Owner/Applicant), are requesting approval of a modification of Conditional Use Permit (CUP) No. 2019-19, to allow for an increase in adult day care participants from 40 participants to a maximum of 199 total occupants/individuals, including participants and staff members, at an existing adult daycare center (360 Adult Day Care) for the property located at 1800 North Bush Street. Applicant is also requesting approval of a modification to Variance No. 2019-02 to allow for a reduction in the required parking spaces, resulting from a change of use to the second floor office space at the same subject property, from professional office to medical office. Applicant is making the request pursuant to Sections 41-313.5(k) and 41-649 of the Santa Ana Municipal Code (SAMC), which allows for adult day care centers and modifications to approved entitlements, subject to review and approval by the Planning Commission. Staff recommends approval of the Applicant’s request, as the proposed modifications enable the property owner/operator to expand their capacity to provide essential care to additional elderly individuals and adults in need without negatively impacting the use and enjoyment of adjacent properties in the vicinity of the project site. The project incorporates operational measures to effectively mitigate parking impacts, ensures harmonious coexistence with proposed medical office uses, and includes site improvements that bring the property closer to full compliance with the SAMC. Furthermore, the project aligns with several goals and policies of the General Plan that encourage land uses that would enhance quality of life, foster compatibility and support the community’s needs and economic growth in the city.     CUP No. 2019-19-MOD-1 & VAR No. 2019-2-MOD-1 – 360 Adult Day Care (1800 North Bush Street) January 27, 2025 Page 2 4 7 5 8 DISCUSSION Project Description 360 Adult Day Care occupies the first floor of a two-story, 10,800-square-foot office building, addressed as 1800 N. Bush Street. The second floor of the office building is currently occupied by professional office spaces not associated or operated by the adult day care. In addition to the proposed increase in participants, the applicant plans to reprogram the second-floor office spaces as medical offices thereby impacting the Code- required parking for the building. This change of use would create a parking deficit, based on the required parking for the combined mix-of-uses per the SAMC. Lastly, no physical changes are proposed for the adult day care center itself (interior or exterior); as it is designed to safely accommodate the additional participants within the building’s designated occupancy limit of 199 individuals. The adult day care includes an administrator and medical staff, who work outside the center’s operating hours, a Program Director staffed by nursing personnel, a Social Worker, an Activity Coordinator, and Program Aides. These team members also function as drivers, responsible for picking up and dropping off participants throughout the day. Additional staff includes a Physical Therapist, Occupational Therapist, Registered Dietitian, Speech Therapist, and Licensed Clinical Social Worker (LCSW), who provide services onsite as needed. The total number of staff onsite at any given time fluctuates from eight to 23 staff members, likewise the number of participants from 176 to 191 but at no point would the total occupancy exceed 199 occupants. The center operates daily from 7:00 a.m. to 4:00 p.m., with two four-hour program blocks for participants. Therefore, it is anticipated that the maximum capacity of 199 will not be reached at any one time, because the main number of participants for each time block can vary from 80-120. No changes to these hours are proposed as part of the Applicant’s request. Transportation to the adult day care center is provided by caregivers, public transportation, or the center’s vans, which accommodate 7 to 15 passengers. During their time at the center, participants receive meals, engage in various social and physical activities, such as chair exercises, puzzles, games, and arts and crafts. On occasion, the participants may also receive medical treatment from the medical professionals occupying the building’s second floor, who partner with the center. While the existing site is in good condition, the Applicant proposes additional improvements as part of this request. These include upgrading the existing trash enclosure to comply with current City standards by adjusting its size and adding a roof cover. Additionally, the Applicant will record an easement benefitting the City that would     CUP No. 2019-19-MOD-1 & VAR No. 2019-2-MOD-1 – 360 Adult Day Care (1800 North Bush Street) January 27, 2025 Page 3 4 7 5 8 capture the corner ramp located at the intersection of Eighteenth and Bush streets. Further details related to the project and site are listed below in Table 1. Table 1: Project and Location Information Item Information Project Address and Council Ward 1800 N. Bush St. – Ward 3 Nearest Intersection Eighteenth Street and Main Street General Plan Designation Professional (P) Zoning Designation District Center-Medium Low (DC-1.5) North Single Family Residence East Single Family Residence South Multifamily Apartment BuildingSurrounding Land Uses West Car Wash Property Size 0.53 acres (23,223 square feet) Existing Conditions Two Story, 10,800 square foot office building with 30 parking spaces serving an adult day care center with forty participants on the first floor and offices on the second floor. Use Permissions Allowed with a conditional use permit (CUP) Zoning Code Sections Affected Uses SAMC 41-313.5 Table 2 below provides a detailed comparison of the project’s compliance with the applicable land use and development standards. Table 2: Development Standards Standard Required by the R1 Zoning District Provided Front yard 15 feet minimum 9 feet, 6 inches (existing and approved by Variance No. 2019-02) Side yard (street)15 feet minimum Complies; 16 feet Side yard (interior)5 feet minimum Compiles; 5 feet 9 inches Rear yard 50 feet minimum Complies; 80 feet Lot Size & Frontage 15,000 square feet and 120 feet Complies; 22,342 square feet Complies; 270 feet Building Height Three-stories maximum Complies; Two-Stories Parking Adult Daycare 1 space/200 square feet of assembly area and 1space/staff member Medical Office Uses 5 spaces/ 1,000 square feet of floor area. (58 spaces required) Variance Requested (31 spaces provided) Floor Area Ratio (F.A.R.)1.5 FAR (31,847 square feet maximum)Complies; 0.47 FAR (10,800 square feet)     CUP No. 2019-19-MOD-1 & VAR No. 2019-2-MOD-1 – 360 Adult Day Care (1800 North Bush Street) January 27, 2025 Page 4 4 7 5 8 Project Background The site was originally developed in 1989 with a two-story 10,800-square-foot building that has since been occupied by various professional and medical office tenants. On June 24, 2019, the Planning Commission approved CUP No. 2019-19 and Variance No. 2019- 02, which permit the operation of an adult day care center on the first floor of the building, accommodating up to 40 participants, and a parking deficit of twenty-seven percent (27%) which equates to 11 spaces. The adult day care center is still in operation and is now proposing an expansion to accommodate additional participants and staff, as the existing unit has the capacity to support additional individuals, in order to meet the increasing need for care and maintain the business in operation. Throughout its operation, the site, including the adult day care center, has not received any complaints related to noise, parking, or circulation concerns. Project Analysis Conditional Use Permit Conditional Use Permit (CUP) requests are governed by Section 41-638 of the SAMC. Modifications to existing CUPs may be granted when it can be demonstrated that the proposed project meets the findings contained in Section 41-638(a)(1)(i)-(v). If the required findings can be made, it is appropriate to grant the CUP; however, if the findings cannot be made, the request must be denied. Pursuant to Section 41-313.5 of the SAMC, adult day care facilities located in the P (Professional) zoning district are subject to discretionary review and approval of a CUP by the Planning Commission Based on the project’s operational details, staff recommends approval of the Applicant’s request for a CUP modification. The proposed project responds to a growing community need by expanding the center’s capacity to provide services to a larger segment of the aging population and their families who live or work in the surrounding area. The proposed increase in participant capacity is not expected to result in the maximum on-site occupancy of 199 individuals at any given time, as previously described. Rather, the modification would provide the adult day center with operational flexibility to extend its services beyond the current limit of 40 participants. The existing limit has primarily been constrained by the availability of on-site parking, and the proposed modification seeks to alleviate this limitation without adversely impacting the surrounding area. Moreover, the expanded participant capacity is not anticipated to generate activities that would disrupt the existing character of the neighborhood. The center’s daily operations will remain consistent with current practices, which include offering two four-hour programming blocks throughout the day. During each block, participants are provided with meals and engage in various structured social and physical activities designed to enhance their well-     CUP No. 2019-19-MOD-1 & VAR No. 2019-2-MOD-1 – 360 Adult Day Care (1800 North Bush Street) January 27, 2025 Page 5 4 7 5 8 being. These activities such as chair exercises, puzzles, games, and arts and crafts are conducted entirely within the first floor of the facility and are carefully managed to maintain a calm and supportive environment. Therefore, the proposed modification would provide services to additional individuals in need but maintain harmony with the surrounding neighborhood. Variance To address the additional staff members and the proposed change of use on the second- floor (professional office to medical office), the Applicant is requesting a modification to the previously approved variance. Variance modifications may be granted when it can be demonstrated that the findings at Section 41-638(a)(2)(i0)-(iv) can be met, including, but not limited to, the finding that because of special circumstances applicable to the property such as its size, shape, or topography, location or surroundings, the strict application of the zoning ordinance deprives the subject property of privileges not otherwise at variance with the intent and purposes of the provisions of Chapter 41. If the findings at Section 41- 638(a)(2)(i)-(iv) can be made, it is appropriate to grant the modification to the variance; otherwise, the request must be denied. As previously described, the commercial space occupied by the adult day care center can physically accommodate additional participants, as the maximum occupancy permitted by the Building Code is 199 occupants. However, the limited size of the site restricts the available parking for the combined mix-of-uses, creating a unique challenge that the requested variance modification seeks to address. Importantly, the coexistence of these uses is not anticipated to negatively impact the community for several reasons. First, the second floor is currently vacant apart from a small medical office that supports the operations of the adult day care center. Should the property owner, who also operates the adult day care center, decide to lease the additional tenant spaces on the second floor, the proposed variance would allow flexibility to lease to either professional or medical offices, both of which are permissible in the respective zoning district. This flexibility benefits both the current and any potential future owners of the property. Additionally, medical offices traditionally operate by appointment only, which mitigates the risk of an influx of visitors and minimizes parking demand at any given time. Second, strict application of the zoning code would limit the property’s ability to serve additional members of the community in need, particularly when the building and state licensing already allow an adult day center of similar operation to accommodate additional individuals on other sites Citywide. As part of this review, updated information regarding the assembly area, second-floor area, and on-site parking was provided. Specifically, the total floor area of the assembly space is 4,000 square feet, while the total office area proposed for change of use to medical office space is 2,940 square feet. These updated     CUP No. 2019-19-MOD-1 & VAR No. 2019-2-MOD-1 – 360 Adult Day Care (1800 North Bush Street) January 27, 2025 Page 6 4 7 5 8 details, included in Exhibit No. 8 (Page No. 7), have been incorporated into the parking calculations. Table 3 provides a comparative summary of the parking deficit under the original request and the proposed modification. Table 3: Off-Street Parking Previously Approved and Proposed Land Use SAMC Requirement Previously Approved Proposed 1 space per 200 square feet 4,280 square feet of assembly area 4,000 square feet of assembly area Adult Day Care 1 per staff member 8 staff members 23 staff members Office 3 spaces per 1,000 square feet 3,852 square feet Not proposed Medical Offices 5 spaces per 1,000 square feet 2,940 square feet Total Required 41 spaces 58 spaces Total Provided 30 spaces 31 spaces Variance 11 spaces (27% deficit) 27 spaces (47% deficit) A Parking Analysis (Exhibit No. 8) was conducted to evaluate the current onsite parking demand and determine how the parking deficit would affect future staff members and tenants. Field observations during peak hours (12:00 p.m.) indicated that 14 parking spaces were currently occupied by the adult day care staff, leaving 17 spaces available for other uses. In the event that the office spaces are leased to medical office tenants, the analysis estimates that 15 parking spaces would be utilized based on the parking required by the SAMC, resulting in 29 occupied spaces. This would leave two additional spaces available for use by the adult day care staff. However, as described by the Applicant, additional staff members for the adult day care center would primarily arrive via the center’s vans, minimizing the introduction of additional vehicles to the site. This transportation arrangement ensures that onsite parking remains sufficient to meet the needs of the combined mix-of-uses. Lastly, City staff visited the project site on multiple occasions during morning programming, to observe the onsite conditions. These field observations did not indicate a parking shortage and instead, they confirmed that the majority of parking spaces remained unoccupied. General Plan Consistency The proposed project aligns with several goals and policies of the City’s General Plan. Goal LU-1 of the Land Use Element seeks to provide a land use plan that enhances     CUP No. 2019-19-MOD-1 & VAR No. 2019-2-MOD-1 – 360 Adult Day Care (1800 North Bush Street) January 27, 2025 Page 7 4 7 5 8 quality of life while respecting the existing community. The services offered by the adult day center improve the quality of life for elderly individuals, other adults in need, and their families by providing engagement and care. The proposed increase in participants and staff is reflected addressed by the Applicant’s commitment to minimize the need for onsite parking by utilizing transportation vans for staff and participants. This approach respects the surrounding community by preventing spillover parking in adjacent areas. This commitment aligns with Policy LU-1.1, which aims to foster compatibility between land uses to enhance livability and promote healthy lifestyles. As the project involves modifying an existing land use within the built environment, it ensures the continued coexistence of the adult day center with the surrounding community. Additionally, the project is consistent with Goal LU-2 of the General Plan, which seeks to provide a balanced mix of land uses that meet the diverse needs of Santa Ana. The proposed expansion would enable the facility to serve more elderly individuals and other adults in need of care, as well as their families. This expansion addresses a significant need in the community, given that only four such facilities currently operate in Santa Ana, and this center is functioning at limited capacity. The proposed project is also consistent with Goal CM-3 of the Community Element, which promotes the health and wellness of all Santa Ana residents. By increasing its capacity, the adult day center will be able to serve additional members of the community in need, enabling them to remain healthy and active through the programs offered. Additionally, the project will create job opportunities for the additional staff needed to support the expanded participants, aligning with Goal EP-1 of the Economic Prosperity Element. This goal seeks to foster a dynamic local economy that provides and creates employment opportunities for all residents. Furthermore, granting approval for this request ensures the center's ability to thrive despite the site's constraints, consistent with Goal EP-3 which promotes a business-friendly environment where businesses can grow and succeed. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 9. The site is located within the Santa Ana Triangle Neighborhood Association, whose leadership was notified of the project. ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (CEQA) and its Guidelines, the project is exempt from further review under Section 15301 (Class 1 – Existing Facilities). The project qualifies for this exemption, as it pertains to the operation, licensing, or minor alteration of private structures with little to no expansion of their existing or prior use. Although the proposed project would increase the number of participants and the parking     CUP No. 2019-19-MOD-1 & VAR No. 2019-2-MOD-1 – 360 Adult Day Care (1800 North Bush Street) January 27, 2025 Page 8 4 7 5 8 deficit, it does not involve any expansion of the building’s floor area. As such, a Notice of Exemption, Environmental Review No. 2017-35, will be filed for this project. ECONOMIC AND FISCAL IMPACTS There is no fiscal impact associated with this action. EXHIBIT(S) 1. Conditional Use Permit Resolution 2. Variance Resolution 3. Resolution No. 2019-28 and No. 2019-29 4. Vicinity Zoning and Aerial Map 5. Site Photo 6. Project Plans 7. Project Narrative and Operation Plan 8. Parking Analysis 9. Copy of Public Notices Submitted By: Heidi Jacinto, Assistant Planner II Approved By: Minh Thai, Executive Director, Planning and Building Agency     Resolution No. 2025-XX Page 1 of 9 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2019-19-MOD-01, AS CONDITIONED, TO ALLOW FOR AN INCREASE IN ADULT DAY CARE PARTICIPANTS AT THE EXISTING ADULT DAY CARE CENTER AT THE PROPERTY LOCATED AT 1800 NORTH BUSH STREET (APN: 003-142-24) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. Christina Meshreky and Georgina Beshi, with DNJ C Properties, LLC (“Property Owner” and “Applicant”), are requesting approval of a modification toConditional Use Permit (CUP) No. 2019-19-MOD-1, to allow for an increase in adult day care participants from 40 participants to a maximum of 199 total occupants/individuals, including participants and staff members, at an existing adult daycare center (360 Adult Day Care) for the property located at 1800 North Bush Street. Applicant is also requesting approval of modification to Variance No. 2019-02 to allow for a reduction in the required parking spaces, resulting from a change of use to the second floor office space at the same subject property, from professional office to medical office. B. The site was originally developed in 1989 with a two -story; 10,800-square-foot building that has since been occupied by various professional and medical office tenants. C. On June 24, 2019, the Planning Commission conditionally approved CUP No. 2019-19 and VAR No. 2019-02. These approvals permitted the operation of an adult day care center on the first floor of the building, accommodating up to 40 participants, along with a parking deficit of twenty-seven (27) percent. The adult day care center is still in operation and is now proposing an expansion to accommodate additional participants and staff, as the existing unit has the capacity to support additional individuals. D. On February 23, 2024, the owner and operator submitted a Development Project application proposing to increase the number of participants and requesting a further parking deviation. The applicant collaborated with Planning Staff to provide all necessary documentation, including a parking analysis, to support the City's review of the request. The Development Project review was finalized on November 7, 2024, after which the applicant submitted     Resolution No. 2025-XX Page 2 of 9 their discretionary applications. E. Santa Ana Municipal Code (SAMC) Section 41-649 requires approval of a CUP modification to amend the original request. F. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the CUP modification for this project as set forth by the Santa Ana Municipal Code. G. On January 27, 2025, the Planning Commission held a duly noticed public hearing for CUP No. 2019-19-MOD-1. H. The Planning Commission of the City of Santa Ana has considered the information and determines that the following findings, which must be established in order to grant CUP No. 2019-19-MOD-1, for an adult day care center, have been established as required by SAMC Section 41-638. 1. That the proposed use will provide a service or facility, which will contribute to the general well-being of the neighborhood or community. The proposed Project would expand and existing adult day care, enabling it to provide critical services to elderly and adults in need of care, which would enhance their quality of life. The center not only offers care but a variety of engagement activities such as chair exercises, arts and crafts, puzzles, and various forms of therapy that support their well-being. Expanding the center's capacity would allow it to meet the increasing demand for these services; particularly from families residing and working in the area thus also contribute to the overall well-being of the community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed Project would not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity, as it is carefully designed to mitigate potential impacts. Operational practices such as staggered participant scheduling, transportation provided by caregivers and center-operated vans, and coordinated staff schedules will ensure minimal disruption to the community. Additionally, no physical changes to the building are proposed, and the site has demonstrated the capacity to safely accommodate the increased use within the existing occupancy limit. Lastly, the increase in participants would not necessarily result in a continuous influx of individuals at the site throughout the hours of operation, but would provide the owner     Resolution No. 2025-XX Page 3 of 9 with the flexibility to offer services to additional members, as the current limitation is 40. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. By increasing the number of participants, the center will not only address the immediate needs of the community but also foster economic growth by creating additional job opportunities and ensuring the center's continued success. This expansion strengthens the area's economic vitality by enhancing the availability of essential services for the aging population and their families. Furthermore, the project demonstrates a strong commitment to minimizing parking and traffic impacts through carefully designed operational practices thus reflecting a proactive effort to foster a positive relationship with the surrounding community. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed increase in participants will occur within an existing commercial building that currently includes established site improvements. The applicant does not propose any increase in square footage or structural alterations to the building itself. However, they are proposing key site enhancements to ensure compliance with current City standards. These improvements include resizing the trash enclosure as needed to meet updated requirements, installing a roof cover for the enclosure, and recording an easement for the corner ramp located at the intersection of Eighteenth Street and Bush Street. As it relates to the site parking, a Variance was conditionally approved on June 24, 2019 to allow for a 27-percent parking deficit and modification to the approved variance was requested to allow for an increase in deficit to 47-percent. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The proposed Project aligns with several goals and policies of the City’s General Plan. Goal LU-1 of the Land Use Element seeks to provide a land use plan that enhances quality of life while respecting the existing community. The services offered by the center improve the quality of life for elderly individuals, other adults in need, and their families by providing engagement and care. The proposed increase in participants and staff is reflected in the applicant’s commitment to minimizing the need for onsite     Resolution No. 2025-XX Page 4 of 9 parking by utilizing transportation vans for staff and participants. This approach respects the surrounding community by preventing spillover parking in adjacent areas. This commitment aligns with Policy LU-1.1, which aims to foster compatibility between land uses to enhance livability and promote healthy lifestyles. As the project involves modifying an existing land use within the built environment, it ensures the continued coexistence of the center with the surrounding community. Additionally, the project is consistent with Goal LU-2 of the General Plan, which seeks to provide a balanced mix of land uses that meet the diverse needs of Santa Ana. The proposed expansion would enable the facility to serve more individuals that are elderly and other adults in need of care, as well as their families. This expansion addresses a significant need in the community, given that only four such facilities currently operate in Santa Ana, and this center is functioning at limited capacity. The proposed Project is also consistent with Goal CM-3 of the Community Element, which promotes the health and wellness of all Santa Ana residents. By increasing its capacity, the center will be able to serve additional members of the community in need, enabling them to remain healthy and active through the programs offered. Additionally, the project will create job opportunities for the additional staff needed to support the expanded participants, aligning with Goal EP-1 of the Economic Prosperity Element. This goal seeks to foster a dynamic local economy that provides and creates employment opportunities for all residents. Furthermore, granting approval for this request ensures the center's ability to thrive despite the site's constraints, consistent with Goal EP-3, which promotes a business-friendly environment where businesses can grow and succeed. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and its Guidelines, the Project is exempt from further review under Section 15301 (Class 1 – Existing Facilities). The Project qualifies for this exemption, as it pertains to the operation, licensing, or minor alteration of private structures with little to no expansion of their existing or prior use. Although the proposed project would increase the number of participants and the parking deficit, it does not involve any expan sion of the building’s floor area. As such, a Notice of Exemption, Environmental Review No. 2017-35 will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the     Resolution No. 2025-XX Page 5 of 9 City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2019-19-MOD-1, as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 1800 North Bush Street. This decision is based upon the evidence submitted at the above-referenced hearing, including but not limited to: The Request for Planning Commission Action dated January 27, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 27th day of January 2025 by the following vote. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS : Commissioners: Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney     Resolution No. 2025-XX Page 6 of 9 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Nuvia Ocampo, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on January 27, 2024. Date: Nuvia Ocampo Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 7 of 9 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2019- 19-MOD-1 Conditional Use Permit (“CUP”) No. 2019-19-MOD-1 for an adult daycare center is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the SAMC, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. The Applicant must comply with all conditions and requirements of the Development Review Committee for the Development Project (DP) No. 2024-03. 2. Any amendment to this CUP must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 3. Violations of the Conditional Use Permit as contained in Section 41 -647.5 of the SAMC will be grounds for permit suspension and/or revocation as described in Section 41-651 of the SAMC. 4. The business shall post in a conspicuous location at the entry to the building the contact information for the responsible onsite manager, including full name, phone number, and emergency or backup phone number, in case of noise and related operational complaints. 5. Site illumination levels must remain in compliance with Section 8 -211 (Special Commercial Building Provisions) of the SAMC at all times. 6. Site exterior noise levels must remain in compliance with Section 18-312 (Exterior Noise Standards) of the SAMC at all times. 7. A maximum of 23 staff members may be on site at any one time, and at no time can the maximum occupancy exceed 1 99 occupants, including participants and staff. 8. Should onsite parking availability become insufficient at any time, the owner/operator shall develop and implement a comprehensive Parking Management Plan following approval by Planning Division staff . This plan shall include strategies to address parking deficiencies, such as parking agreements with adjacent properties, implementation of valet services, incentivizing alter native modes of transportation, or optimizing onsite parking layouts. Furthermore,     Resolution No. 2025-XX Page 8 of 9 designated parking areas shall be clearly posted and properly maintained onsite to ensure compliance and mitigate potential impacts on the surrounding community. 9. Within 90 days of adoption of this resolution , Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located, if different from the Applicant) shall execute a Property Maintenance Agreement with the City of Santa Ana, which shall be recorded against the property. The Property Maintenance Agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained and which shall be in a form reasonably satisfactory to the City Attorney. The Property Maintenance Agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Property Maintenance Agreement and both shall be jointly and severally liable for compliance with its terms; f. The Property Maintenance Agreement shall further provide that any party     Resolution No. 2025-XX Page 9 of 9 responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement; g. The Property Maintenance Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City; and h. The execution and recordation of the maintenance agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement.     Resolution No. 2025-XX Page 1 of 6 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2019-2- MOD-1, AS CONDITIONED, TO ALLOW AN INCREASE IN PARKING DEVIATION FROM A 27-PERCENT TO 47- PERCENT DEFICIT, RESULTING FROM THE RECLASSIFICATION OF PROFESSIONAL OFFICE TO MEDICAL OFFICE LAND USES ON THE SECOND FLOOR OF THE EXISTING ADULT DAY CARE CENTER AT THE PROPERTY LOCATED AT 1800 NORTH BUSH STREET (APN: 003-142-24) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. Christina Meshreky and Georgina Beshi, with DNJ C Properties, LLC (“Property Owner” and “Applicant”), are requesting approval of a modification to Conditional Use Permit (CUP) No. 2019-19-MOD-1, to allow for an increase in adult day care participants from 40 participants to a maximum of 199 total occupants/individuals, including participants and staff members, at an existing adult daycare center (360 Adult Day Care) for the property located at 1800 North Bush Street. Applicant is also requesting approval of a modification to Variance No. 2019-02 to allow for a reduction in the required parking spaces, resulting from a change of use to the second floor office space at the same subject property, from professional office to medical office. B. The site was originally developed in 1989 with the construction of a two -story, 10,800-square-foot building that has since been occupied by various professional and medical office tenants. C. On June 24, 2019, the Planning Commission conditionally approved CUP No. 2019-19 and VAR No. 2019-2. These approvals permitted the operation of an adult day care center on the first floor of the building, accommodating up to 40 participants, along with a parking deficit of twenty-seven (27) percent. The adult day care center is still in operation and is now proposing an expansion to accommodate additional participants and staff, as the existing unit has the capacity to support additional individuals. D. On February 23, 2024, the Property Owner (and operator of the existing adult day care center) submitted a Development Project application proposing to increase the number of participants and requesting a further parking deviation.     Resolution No. 2025-XX Page 2 of 6 The Applicant collaborated with Planning Staff to provide all necessary documentation, including a parking analysis, to support the City's review of the request. The Development Project review was finalized on November 7, 2024, after which the applicant submitted their discretionary application. E. Santa Ana Municipal Code (SAMC) Section 41-649 requires approval of a variance modification to amend the original request. F. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the variance modification for this Project as set forth by the SAMC. G. On January 27, 2025, the Planning Commission held a duly noticed public hearing for VAR No. 2019-2-MOD-1. H. The Planning Commission of the City of Santa Ana has considered the information and determines that the followin g findings, which must be established in order to grant VAR No. 2019-2-MOD-1, for an adult day care center, have been established as required by SAMC Section 41 -638. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapte r. The subject property exhibits special circumstances due to its size, existing development, and operational requirements. The two-story, 10,800-square-foot building is constrained by a 0.53- acre lot and limited parking availability, which challenges the strict application of zoning requirements. The site has historically functioned with a parking deficit under previously approved conditions. These unique factors, including the operational needs of the adult day care center and the proposed reclassification of office spaces, make strict compliance with parking requirements impractical. Without the variance, the property would be deprived of privileges to serve the community effectively, as other similar facilities do within the city. 2. That the granting of a variance or minor exception is necessary for the preservation and enjoyment of one (1) or more substantial property rights. Granting the variance is necessary to allow the adult day care center to expand its capacity to meet community needs while remaining operationally viable. The property owner is proposing measures, such as the use of transportation vans and staggered     Resolution No. 2025-XX Page 3 of 6 scheduling of medical staff, to minimize parking demand and support the intended use. Without the variance, the property would not be able to accommodate the increase in participants and staff, restricting its ability to provide essential services. This limitation would hinder the full utilization of the site, which already has the physical capacity to support the expanded use. 3. That the granting of a variance or minor exception will not be materially detrimental to the public welfare or injurious to surrounding property. The reclassification of the second floor to medical office use is not anticipated to be materially detrimental to public welfare or injurious to surrounding properties as medical offices traditionally operate by appointment only, which inherently minimizes the potential for parking congestion. Moreover, the proposed reclassification aligns seamlessly with the existing use of the property as an adult day care center, both of which promote health and wellness. 4. That the granting of a variance or minor exception will not adversely affect the general plan of the city. The proposed Project aligns with several goals and policies of the City’s General Plan. Goal LU-1 of the Land Use Element seeks to provide a land use plan that enhances quality of life while respecting the existing community. The services offered by the center improve the quality of life for elderly individuals, other adults in need, and their families by providing engagement and care. The proposed increase in participants and staff is reflected in the applicant’s commitment to minimizing the need for onsite parking by utilizing transportation vans for staff and participants. This approach respects the surrounding community by preventing spillover parking in adjacent areas. This commitmen t aligns with Policy LU-1.1, which aims to foster compatibility between land uses to enhance livability and promote healthy lifestyles. As the project involves modifying an existing land use within the built environment, it ensures the continued coexistence of the center with the surrounding community. Additionally, the project is consistent with Goal LU-2 of the General Plan, which seeks to provide a balanced mix of land uses that meet the diverse needs of Santa Ana residents. The proposed expansion would enable the facility to serve more elderly individuals and other adults in need of care, as well as their families. This expansion addresses a significant need in the community, given that only four such facilities currently operate in Santa Ana, and this center is functioning at limited capacity. The proposed Project is also consistent with Goal CM-3 of the     Resolution No. 2025-XX Page 4 of 6 Community Element, which promotes the health and wellness of all Santa Ana residents. By increasing its capacity, the center will be able to serve additional members of the community in need, enabling them to remain healthy and active through the programs offered. Additionally, the project will create job opportunities for the additional staff needed to support the expanded participants, aligning with Goal EP-1 of the Economic Prosperity Element. This goal seeks to foster a dynamic local economy that provides and creates employment opportunities for all residents. Furthermore, granting approval for this request ensures the center's ability to thrive despite the site's constraints, consistent with Goal EP-3, which promotes a business-friendly environment where businesses can grow and succeed. Therefore, would not adversely affect the General Plan. Section 2. Pursuant to the California Environmental Qua lity Act (CEQA) and its Guidelines, the Project is exempt from further review under Section 15301 (Class 1 – Existing Facilities). The Project qualifies for this exemption, as it pertains to the operation, licensing, or minor alteration of private structures with little to no expansion of their existing or prior use. Although the proposed Project would increase the number of participants and the parking deficit, it does not involve any expansion of the building’s floor area. As such, a Notice of Exemption, Environmental Review No. 2017-35, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Variance No. 2019-2-MOD-1, as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 1800 North Bush Street.     Resolution No. 2025-XX Page 5 of 6 This decision is based upon the evidence submitted at the above-referenced hearing, including, but not limited to: The Request for Planning Commission Action dated January 27, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 27th day of January 2025 by the following vote. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS : Commissioners: Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney     Resolution No. 2025-XX Page 6 of 6 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Nuvia Ocampo, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on January 27, 2024. Date: Nuvia Ocampo Recording Secretary City of Santa Ana     EXHIBIT A Conditions of Approval for Variance No. 2019-2-MOD-1 Variance (“VAR”) No. 2019-2-MOD-1 for an adult daycare center is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the SAMC, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must remain in compliance with all conditions listed below throughout the life of the variance. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. The Applicant must comply with all conditions and requirements of the Development Review Committee for the Development Project (DP) No. 2024-03. 2. Any amendment to this VAR must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the variance must be amended. 3. Violations of the Variance as contained in Section 41-647.5 of the SAMC will be grounds for permit suspension and/or revocation as described in Section 41 -651 of the SAMC. 4. The business shall post in a conspicuous location at the entry to the building the contact information for the responsible onsite manager, including full name, phone number, and emergency or backup phone number, in case of noise and related operational complaints. 5. Site illumination levels must remain in compliance with Section 8 -211 (Special Commercial Building Provisions) of the SAMC at all times. 6. Site exterior noise levels must remain in compliance with Section 18-312 (Exterior Noise Standards) of the SAMC at all times. 7. A maximum of 23 staff members may be on site at any one time, and at no time can the maximum occupancy exceed 199 occupants, including participants and staff. 8. Should onsite parking availability become insufficient at any time, the owner/operator shall develop and implement a comprehensive Parking Management Plan following approval by Planning Division staff. Thi s plan shall include strategies to address parking deficiencies, such as parking agreements with adjacent properties, implementation of valet services, incentivizing alternative modes of transportation, or optimizing onsite parking layouts. Furthermore, designated parking areas shall be clearly posted and properly maintained onsite to ensure compliance and mitigate potential impacts on the surrounding community.     9. Within 90 days of adoption of this resolution , Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located, if different from the Applicant) shall execute a Property Maintenance Agreement with the City of Santa Ana, which shall be recorded against the property. The Property Maintenance Agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, and which shall be in a form reasonably satisfactory to the City Attorney. The Property Maintenance Agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period (s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Property Maintenance Agreement and both shall be jointly and severally liable for compliance with its terms; f. The Property Maintenance Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the     maintenance agreement; g. The Property Maintenance Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City; and h. The execution and recordation of the Property Maintenance Agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement.                                                                                 CUP No.2019-19-MOD-1 and VAR No.2019-02-MOD-1 1800 North Bush Street Exhibit 5 – Site Photo     RꢟVꢣSꢣꢤꢠ ꣄ꣅ꣆w ꣇l ꢁ ꣄꣈꣉꣊꣋z꣇꣌ꢀ� ꢁ z꣍C o꣇ꢂ � �I ꢀ2STORYSOCIALHAWOFFI CES1ꢁ / B OCCUPANCY,ooꢀ VBSPIRNKLESR ffi .FI RST FLOOR : 1ꢂ6ꣁ948SF ! 0� SECOND FLOOR:B 3,852SF,�H z Uz꣎ ꢀꢁꢂꢀꢃ""I I >꣏꣐꣑꣒ꢀ I W ꢃꢄ1 ꢂ �ꢄ ꢅ ꢁ i ꢆz ꢀ ꢃ�4]ꢁ oꢂꢃ0-ꢀ�ꢂꢃꢄ ꢅ 0ꢀ ꢆZꢀꢀ z 1-4 OCCU P A ꢕꢖꢗꢘꢙꢚꢛꢜꢝi w l ꢓꢔ!ꢀ�·1 'ꢀfi�1 [SꢟWꢟR ꢞꢟꢠꢟꢡꢢꢣꢤꢠ CALCULATIꢤꢠSꢴVꢫRꢴGꢫ ꢥꢦꢧ0ꢨ00ꢩ0 CFꢯꢴCRꢫx ꢲ0,780 ꢯF x ꢲꢴCRꢫ43,ꢩ60 ꢯꢥ=0ꢵ00ꢺ2 CFꢯI ꢴVꢫRꢬGꢫ ꢪꢴY ꢪꢫMꢬꢭꢮ {ꢷ,ꢹ00 GPO/ꢴCRꢫ) X (ꢲ0,780 ꢯꢰXꢱꢲ ꢴCRꢫl43,ꢩ60 ꢯF}X ꢱ1WDꢴAYT/Eꢲ4R4D0 EMMꢿNA}N=0Dꢵ ꢶC3AGLCPMU LATION:MꢴXꢿMUM DꢴY DꢫMꢴND=0ꢵꢶ2 x 2=0.84 GPMPꢫꢴK HOUR ꢪꢳꢴꢭꢮ0ꢵꢶꢷXꢸꢵꢹ=ꢺꢵꢶ7 GPMNR5ꢫ1 WATER SUPPLY RXTURE UNITS-CA PLUMBING CODE��N��Jfe R���c fs �=��MIi�2 ꢪRIꢭKꢿNG ꢻꢼꢽꢾꢴꢿꢭꣀꣁꢫXꢿꢯꣂꢿNG WꢴꣂꢫR Mꢫꣂꣃ ꢴNDWꢴꣂꢫR ꢯꢫRVICꢫ ꢴRꢫ ꢯUFAC!ꢫNTꢵ�5;1i\�r�;:ꢀS �ꢀꢁ L. .."ꢃꢄꢅ_ꢆꢇ(G)(G)----CHECKED BY:MM. ꢀ L --'G)----ꢀGꢁCADALE: SHꢟꢟT TꢣTLꢟ:DDRAAT EW:N BY:Oi·ꢁ-2024-I __DWGSCALE:T S T R E E - ꢋ-----(ꢋ)ꢈꢉꢉꢉꢊ\ꢋꢌ�ꢍꢎꢏꢐ�----(ꢋ>-----(ꢋꢑ----<ꢋ)- - - - --ꢒꢋ>-----() �-ꢀ- ꢁꢀsꢂꢂꢃꢄVꢅꢆꢇꢈꢉꢊꢋFꢌꢍꢎꢏꢐꢌꢋ ꢌFꢑꢒꢓꢔꢊꢕꢖ ꢓTꢜUCTUꢜꢑꢓ AND ꢊꢋVAꢓꢊVꢑSH ꣂIMPꢗꢕOꢓꢘRꢙꢚTꢛAꢌꢋNꢓ ꢡTꢙꢜNꢙ ꢋOꢌꢔTICE EEꢘꢙꢝFꢌꢝMEꢟ,ꢝꢙVꢊꢓIꢌꢋꢓ AꢕD SITE ꢇꢈNꢚDꢌUꢜEꢝTꢙOꢞNꢐAꢌTꢋ￿ꢓ￿ꢌFOFTHTꢙHI ꢟ Sꢠ JOꢡ B ꢊ Aꢋ N ꢢ DꢓMAYBE ꢋꢙꢚEꢓꢓAꢜY.AꢋY 2 ꢤF 8OISꢚꢜEꢘAꢕꢚ!EꢓMUSꢔꢇꢙꢜEPOꢜꢔEOT01HꢑAꢜꢚHꢊTꢑꢚTꢊMMꢑDꢊATB.Y.SPSITE PLAN                     May 1st, 2024 City of Santa Ana Planning & Building Dept 20 Civic Center Plaza Santa Ana, CA 92701 C/O: Ms. Heidi Jacinto Dear Ms. Jacinto, Thank you for your time during our recent in-person meeting. Per our discussion, we are requesting to increase the allowed participant occupancy for our currently operating Adult Day Health Care (ADHC) / Community-Based Adult Center (CBAS). We have been honored to serve our local community in Santa Ana and Orange County. Per the fire authority codes and regulations, our building can have an occupancy of 200+ without compromising safety. The occupancy permit was limited to 80 persons only due to parking limitations. This permit was received prior to beginning our operations. Since our opening, we have received no complaints from participants, employees, or neighbors regarding any parking disruptions or difficulties. Therefore, due to our minimal parking needs as a result of our operations. we seek to apply to expand the building’s occupancy to 200 per initial fire authority safety measures. We are a for-profit organized 4-hour day program serving medically qualified adults who need temporary daily assistance without 24-hour supervision until they recover from their current hardship, whether physical, mental or social. The center is a multi-purpose facility offering services important to the quality of life for adults in need. It offers opportunities for community involvement and companionship with a wide range of social, recreational, and educational programs promoting wellness. The purpose of the center is to restore and maintain the optimal capacity for general health, well-being, social and physical independence, and self-care. Our facility offers the necessary care and assistance that enable our participants to remain active and engaged members of the community, living independently without compromising their quality of life at home. CBAS Overall Program Description: ● Four-hour day program for adults living in their own homes. ● Transportation is provided or arranged by the center. Participants are picked up and dropped off to and from their own homes (either by our vans, OCTA, or taxis). ● Activities, physical, social, and medical services are scheduled. Hours of Operation: M-F 7:00 AM - 4:00 PM     The majority of services and activities are done at their assigned seatings in allocated Activity Areas 1 & 2, and Multi-Purpose Rooms 1 & 2, documented in the site plan attached with this letter: ● Meals ● Chair exercises ● Crafts, puzzles, games, and art ● Socializing Transportation offered by the center solves our parking concern: The center currently owns multiple 15-passenger and 7-passenger vans that transport both staff and participants from and to their homes. ● Approximately 90% of our participants are picked up and dropped off by one of the center’s vans. The rest include 5% by OCTA Access and 5% by taxis. ● 80% of staff, excluding consultants, are transported by the center’s vans accompanying participants. ● Hours of center operations are 7 am to 4 pm which gives plenty of time for participants to overlap in their four-hour day program without compromise or crowding in the parking lot or loading zone as they are being transported ● First dropoff of participants starts at 7 am and vans are scheduled to arrive every 10 minutes, with pickup starting at 11 am again in increments of 10 minutes. Each van is scheduled for multiple trips with pre-determined pickup and dropoff times. We have several staffed drivers who coordinate and communicate with each other and with other on-site staff efficiently to ensure the participants arrive safely and on schedule. Dropoff times are spaced over 10-minute increments between different vans, preventing overcrowding in loading/unloading zones, which can also be utilized as parking spots as needed, significantly decreasing the risk of participants' harm and/or falls, and ensuring ample time for participants to be dropped off safely. Participants are also supervised and assisted by other staff during pickup and dropoff times. Vans are also scheduled to pick up the center’s staff, who live in or near the assigned area of each van trip prior to picking up the participants themselves. Each trip has a total of two program aids on board, including the driver, to supervise and assist participants, which supports the state staffing requirements without adding additional parking needs. With each trip, a program aid is dropped off at the center, and another program aid is picked up from their home prior to the next group of participants. This vanpool minimizes the vehicles on the road and significantly decreases the need for parking spots on-site. It also ensures that participants are     supervised during the trips and assisted in pickup and dropoff at home for each individual participant. A small minority of our participants choose an alternative method of transportation, per their individual preferences. We communicate regularly with these participants to ensure they continue to have an adequate mode of transportation available and to reiterate offering our transportation services for them if they so choose. These alternatives include using the OCTA Access program, which is scheduled by center staff, where participants are picked up and dropped off by a small bus provided by OCTA at scheduled times not conflicting with other transportation vehicles. Another alternative used by certain participants is an insurance-funded non-emergency medical transportation service, only used when participants have an upcoming medical appointment immediately after attending the center’s program. This is also scheduled by the center’s staff. The center’s staff is regularly made aware of participants’ transportation choices to ensure participants are being picked up safely by the correct transportation provider and to allow staff to guide these vehicles to the loading/unloading zone, where participants are supervised and assisted during pickup and dropoff. The Full-time CBAS Staff are: ● Registered Nurse who also works as Program Director (One employee with two roles) ● Social Worker ● Program Aids also work as Drivers ( employees with two roles which assist in parking ● An Activity coordinator who also works as program aid Consultants are scheduled different shifts one at a Time which also assists with parking ● Scheduled Consultant Once a week (Physical, Occupational, and Speech Therapists, dietician, and psychological services) Participants Attendance The anticipated scheduled number of attendance at one time is approximately 200 participants.     Staff Requirement for 80 Participants vs 200 Participants Lic Scheduled days at the Center also the majority vanpool in the Capacity Lic Capacity center’s vanpool to assist participants and also save on parking Staff Description Administrator Program Director Registered Nurse (RN) FT *FT/PT/Schedule 2-4 hrs a wk FT 80 200 spots. 1 Off-hours1 1 2 2 1 1 1 1 1 1 1 Full Time (same employee as RN) (Vanpools) 4 Full Time (Vanpools) 4 Full Time (Vanpools) 1 Full Time (Vanpools) 1 Thursday 1 Mondays 1 Fridays 1 As needed Social Worker FT Activity Coordinator Physical Therapist FT PT 2-10 hrs a wk Occupational Therapist PT 2-10 hrs a wk Registered Dietician Speech Therapist LCSW PT 2-10 hrs a wk Schedule Schedule 1 As needed our Driver works as PA and also picks up PA (the 13 employees don’t Program Aides (PA) Medical Director Total Employees PT 5 1 18 13 take parking spots) (Vanpools) 1 Off-hours 30 As needed *FT = Employee working 6-8 hrs per day based on center needs. *PT = Employee working 2-5 hrs per day based on center needs. *Schedule = Variable work schedule based on center needs. *Driver = Uses center's van. Does not occupy an additional parking spot     Lic Lic *FT/PT/Sche Capacity Capacit Staff Description Administrator Program Director Registered Nurse Social Worker dule 2-4 hrs a wk 80 y 200 Hours 1 Off-hours M Tu W Th F 1 1 2 2 1 FT FT FT FT 1 Full Time 4 Full Time 4 Full Time 1 Full Time 1 4 4 1 1 4 4 1 1 4 4 1 1 4 4 1 1 4 4 1Activity Coordinator PT 2-10 hrs a wk PT 2-10 hrs a Physical Therapist 1 1 1 Thursdays 1 Mondays 0 1 0 0 0 0 1 0 0 0Occupational Therapist wk PT 2-10 hrs a wkRegistered Dietician Speech Therapist LCSW 1 1 1 1 Fridays 1 As needed 1 As needed 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 Schedule Schedule Program Aides/Volunteers Medical Director Total Employees PT 5 1 18 13 Driver 1 Off-hours 30 7 7 7 7 7 As needed 18 17 17 18 18             anxiety related to aging, chronic diseases, as well as immigration-related challenges that many of our participants have faced. Our facility has allocated private spaces for one-on-one counseling in addition to our group sessions, implemented per the assigned schedule in Activity Areas 1 & 2, and/or Multi-Purpose Rooms 1 & 2, documented on the provided site plan. Nutritious Meals: We provide well-balanced and nutritious daily meals, tailored to meet the specific dietary needs of each participant, following healthy ADHC guidelines to ensure participants are adequately nourished and staying healthy. Our meals are prepared by experienced off-site culinary staff who prioritize quality, taste, and nutritional value, and are reviewed by our registered dietician. Meals are served at specific times per the assigned schedule in Activity Areas 1 & 2, and/or Multi-Purpose Rooms 1 & 2, documented on the provided site plan. Outings and Activities: We organize two outings per month, offering seniors the opportunity to explore the community, engage in social activities, and maintain an active lifestyle. Our daily and weekly activities program includes cognitive stimulation exercises, physical exercises, arts and crafts, small and big group discussions, lectures on a variety of health and social topics, English and life skills classes, and other engaging programs to promote overall well-being.     August 30, 2024 Christina Meshreky 360 Adult Daycare Center 1800 N. Bush Street Santa Ana, CA 92706 Re: Parking Analysis – 360 Adult Daycare Center 1800 N. Bush Street, Santa Ana Dear Christina, Per your request, I have conducted a parking analysis for 360 Adult Daycare Center. This letter presents my findings and recommendations. PROJECT BACKGROUND 360 Adult Daycare Center is an existing daycare facility situated at 1800 N. Bush Street in the City of Santa Ana. The site consists of a two-story building totaling 10,800 square feet gross floor area. Aerial image of the site is shown in Exhibit 1 . The subject center consists of an adult daycare activity/assembly area of 4,000 square feet on the ground floor, and medical/administrative offices of 2,940 square feet on the second floor. All upstairs units are medical and administrative offices. Floor area breakdown are shown in Table 1. The floor plans are shown in Exhibit 2. Table 1. Floor Area Breakdown Floor Area (Sq. Ft.) Sub-Total (Sq. Ft.)Unit Use Activity/Assembly Area of Adult Daycare Center100-105, 140 4,000 700 4,000 2,940 200 201 202 203 Medical Office Medical Office Medical Office Medical Office 1,300 430 500 K2 Traffic Engineering, Inc. 1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com    Parking Analysis – 360 Adult Day Care Facility 1800 N. Bush Street, Santa Ana August 30, 2024 Page 2 of 5 CURRENT PROGRAM The subject daycare center provides a day-time caring program to medically qualified adults in need of temporary daily assistance. The center is open Monday through Friday from 7 AM to 4 PM and one 4-hour daycare program is provided daily between 7:30 AM and 1:00 PM. With a rolling arrival time, the program allows each participant to stay four hours at the facility. In addition to standard adult daycare services, the subject center arranges medical clinics and examinations for the participants, conveniently located in the medical offices on the second floor. These supportive services are provided on appointment basis with physical therapist, occupational therapist, speech therapist, and registered dietician. The center currently owns and operates a fleet of six (6) passenger vans to provide shuttle services for all participants to and from their homes. The shuttle vans are driven by the staff with a work partner to assist loading activities. The drivers would drive the vans home at the end of each day after dropping off all participants and work partners. All shuttle routes and schedules are predetermined to ensure rolling arrivals. PROPOSED PROGRAM The subject center has been initially permitted to accommodate 40 participants with up to 40 full-time staff. Current operations feature 20 full-time staff to care for 40 participants. The subject center is seeking city’s approval to allow a maximum of 200 participants within the same existing facilities. The fleet of company-owned shuttle vans will continue serving transportation needs for all participants. For the proposed program, the subject center anticipates adding three (3) staff to a total of 23 full-time staff. Staffing comparison between the current operations and proposed expansion is shown in Table 2. K2 Traffic Engineering, Inc. 1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com    Parking Analysis – 360 Adult Day Care Facility 1800 N. Bush Street, Santa Ana August 30, 2024 Page 3 of 5 Table 2. Staffing Comparison Current Program Proposed Program Permitted Maximum Capacity Administrative Staff Register Nurse (RN) Social Worker 40 Participants 200 Participants 2 3 2 4 2 4 Program Aides (PA) Full-Time Staff Total 13 20 13 23 PARKING CALCULATION According to Santa Ana Municipal Code, adult daycare facilities shall be parked at the rate of one (1) space for each two hundred (200) square feet of activity or assembly area, plus one (1) space for each staff. For the subject adult daycare center with an activity/assembly area of 4,000 square feet and 23 staff, 43 parking spaces shall be provided. The subject medical offices of 2,940 square feet are required to provide a minimum of 15 parking spaces based on five (5) spaces for each one thousand (1,000) square feet of gross floor area. As shown in Table 3, the combined mix-of-uses are required to provide 58 parking spaces. The site provides 32 parking spaces, equivalent to a parking deficit of 26 spaces. Table 3. Parking Calculation Per Municipal Code Parking Use Parking Requirement 1 per 200 sq. ft. Area Size Demand Adult Day Care Center Adult Day Care Center of activity/assembly area 4,000 sq. ft. 23 staff 20 231 for each staff member 1 per 200 sq. ft. Medical Office of gross floor area 2,940 sq. ft.15 58 32 Total Parking Demand Parking Capacity Parking Deficit - 26 (45%) K2 Traffic Engineering, Inc. 1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com    Parking Analysis – 360 Adult Day Care Facility 1800 N. Bush Street, Santa Ana August 30, 2024 Page 4 of 5 PARKING SURVEY In order to observe actual parking conditions, the study conducted field surveys on a typical weekday, Wednesday, June 12, 2024. Parked vehicles were counted every half hour from 9 AM to 2 PM. Peak parking for the existing operations took place at 12:00 PM when 14 spaces were occupied. The survey data and parking area map can be found in Appendix A. EMPIRICAL PARKING ANALYSIS The relationships between empirical parking demand and capacity are illustrated in Exhibit 3. Medical offices are assumed independently operated as a worst case scenario. As shown in Table 4 , the empirical parking demand is expected to be 29 parking spaces, which can be sufficiently accommodated by the existing parking capacity of 32 spaces with an empirical parking surplus of three (3) spaces. Table 4. Empirical Parking Analysis Parking Category Demand Note Peak parking at 12 PMAdult Daycare Center Medical Office 14 15 29 32 +3 Assume independently operated Total Parking Demand Parking Capacity Parking Surplus Worst Case Scenario K2 Traffic Engineering, Inc. 1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com    Parking Analysis – 360 Adult Day Care Facility 1800 N. Bush Street, Santa Ana August 30, 2024 Page 5 of 5 SUMMARY Highlighted by the shuttle services that are provided to all participants and most staff, the operation characteristics indicate that the adult daycare center would not result in impacts to the surrounding community. The subject adult daycare facility and medical offices are expected to be sufficiently accommodated by its existing parking lot. The project is anticipated to not have any parking overflow onto public streets. Regards, K2 Traffic Engineering, Inc. Jende Kay Hsu, T.E. California License TR2285 K2 Traffic Engineering, Inc. 1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com    EXHIBIT 1. AERIAL IMAGE NORTH     REVISIONS DATE #202 430 Sq. Ft.#201 1310 Sq. Ft. 4,000 Sq. Ft.#200 700 Sq. Ft. #203 500 Sq. Ft. COLOR LEGEND: MEDICAL OFFICE (2,940 SQ. FT.) ACTIVITIY AREA (4,000 SQ. FT.)02-12-2018 FLOOR PLAN SECTIONS DETAILS & A-1 2 OF 2 EXHIBIT 2. FLOOR PLAN    K2 Traffic Engineerng, Inc. Prepared: 8/22/2024 360 Adult Day Care Center Parking Capacity = 32 Peak Parking Demand = 29 Spaces at 12 pm     APPENDIX A. PARKING SURVEY P6679 - Santa Ana 360 Adult Daycare Parking ., WEDNESDAY June 12, 2024 Date Capacity 9:00 AM 9:30 AM 25 12 12 12 12 12 12 14 13 6 10:00 AM 10:30 AM 11:00 AM 11:30 AM 12:00 PM 12:30 PM 1:00 PM 1:30 PM 2:00 PM 4 5 * K2 Traffic Engineering, Inc.    O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 1800 N Bush Street 01/15/2025 Publication ONLINE Total $134.30 $20.00 $154.30 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3887081 !A000007002627! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 1800 North Bush Street located within the Professional (P) zoning district. Project Applicant:Christina Meshreky (Applicant) representing DNJ C Properties, LLC (Property Owner) Proposed Project:The applicant is seeking approval to modify Conditional Use Permit No. 2019-19, allowing an increase in the number of adult day care participants, from 40 to 176 participants, at an existing adult day care center (360 Adult Day Care). Additionally, the applicant is requesting a modification of Variance No. 2019-02 to allow a reduction in the required parking spaces, resulting from a change of use for the second-floor office space, from professional office to medical office at the subject property. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2017-35 will be filed for this project. Meeting Details:This matter will be heard on Monday, January 27, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701.Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and- building-meeting-participation/. Written Comments:If you are unable to participate in the meeting, you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m.on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions, please contact case planner Heidi Jacinto with the Planning Division by phone at (714) 667-2725 or by email at HJacinto@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 1/15/25 OR-3887081#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 1800 North Bush Street located within the Professional (P) zoning district. Project Applicant: Christina Meshreky (Applicant) representing DNJ C Properties, LLC (Property Owner) Proposed Project: The applicant is seeking approval to modify Conditional Use Permit No. 2019-19, allowing an increase in the number of adult day care participants, from 40 to 176 participants, at an existing adult day care center (360 Adult Day Care). Additionally, the applicant is requesting a modification of Variance No. 2019-02 to allow a reduction in the required parking spaces, resulting from a change of use for the second-floor office space, from professional office to medical office at the subject property. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2017-35 will be filed for this project. Meeting Details: This matter will be heard on Monday, January 27, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal. Who To Contact For Questions: Should you have any project questions, please contact case planner Heidi Jacinto with the Planning Division by phone at (714) 667-2725 or by email at HJacinto@santa-ana.org.     Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP