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HomeMy WebLinkAboutPacket 3.24.25Planning Commission Regular Meeting Agenda March 24, 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/85739482086 Join from your mobile phone via Zoom App. Meeting ID: 85739482086 Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85739482086 *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 Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting 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 Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 10, 2025. 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 March 14, 2025, and notices were mailed on said date. 1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO. 2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVE URBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAY ZONE (MEMU) Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes (Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner) Proposed Project:     Applicant is requesting approval of Site Plan Review No. 2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus Agreement No. 2025­01 to facilitate the construction of a for­sale, multi­family residential development including 80 three­story townhome units and six four­story duplex units (eighty­six total units), five of which would be designated for very low­income households. The project will utilize one concession 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 15168 (Program EIR) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2024­53, will be filed for the project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR A MULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025­01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025­01, as conditioned. *End of Business Calendar* WORK STUDY SESSION COMPREHENSIVE ZONING CODE UPDATE *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS 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 AgendaMarch 24, 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/85739482086Join from your mobile phone via Zoom App. Meeting ID: 85739482086Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85739482086*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 Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting 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 Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 10, 2025. 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 March 14, 2025, and notices were mailed on said date. 1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO. 2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVE URBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAY ZONE (MEMU) Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes (Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner) Proposed Project:     Applicant is requesting approval of Site Plan Review No. 2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus Agreement No. 2025­01 to facilitate the construction of a for­sale, multi­family residential development including 80 three­story townhome units and six four­story duplex units (eighty­six total units), five of which would be designated for very low­income households. The project will utilize one concession 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 15168 (Program EIR) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2024­53, will be filed for the project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR A MULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025­01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025­01, as conditioned. *End of Business Calendar* WORK STUDY SESSION COMPREHENSIVE ZONING CODE UPDATE *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS 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 AgendaMarch 24, 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/85739482086Join from your mobile phone via Zoom App. Meeting ID: 85739482086Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85739482086*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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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 Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 10, 2025. 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 March 14, 2025, and notices were mailed on said date. 1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO. 2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVE URBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAY ZONE (MEMU) Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes (Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner) Proposed Project:     Applicant is requesting approval of Site Plan Review No. 2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus Agreement No. 2025­01 to facilitate the construction of a for­sale, multi­family residential development including 80 three­story townhome units and six four­story duplex units (eighty­six total units), five of which would be designated for very low­income households. The project will utilize one concession 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 15168 (Program EIR) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2024­53, will be filed for the project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR A MULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025­01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025­01, as conditioned. *End of Business Calendar* WORK STUDY SESSION COMPREHENSIVE ZONING CODE UPDATE *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS 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 AgendaMarch 24, 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/85739482086Join from your mobile phone via Zoom App. Meeting ID: 85739482086Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85739482086*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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 10, 2025.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 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 March 14, 2025, and notices were mailed on said date. 1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO. 2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVE URBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAY ZONE (MEMU) Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes (Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner) Proposed Project:     Applicant is requesting approval of Site Plan Review No. 2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus Agreement No. 2025­01 to facilitate the construction of a for­sale, multi­family residential development including 80 three­story townhome units and six four­story duplex units (eighty­six total units), five of which would be designated for very low­income households. The project will utilize one concession 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 15168 (Program EIR) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2024­53, will be filed for the project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR A MULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025­01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025­01, as conditioned. *End of Business Calendar* WORK STUDY SESSION COMPREHENSIVE ZONING CODE UPDATE *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS 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 AgendaMarch 24, 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/85739482086Join from your mobile phone via Zoom App. Meeting ID: 85739482086Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85739482086*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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 10, 2025.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 March 14, 2025, andnotices were mailed on said date.1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO.2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THEPROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHINTHE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVEURBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAYZONE (MEMU)Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes(Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner)Proposed Project:     Applicant is requesting approval of Site Plan Review No.2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus AgreementNo. 2025­01 to facilitate the construction of a for­sale, multi­family residentialdevelopment including 80 three­story townhome units and six four­story duplexunits (eighty­six total units), five of which would be designated for very low­incomehouseholds. The project will utilize one concession through the density bonusagreement pursuant to California Government Code Sections 65915 through65918 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 reviewpursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice ofExemption, Environmental Review No. 2024­53, will be filed for the project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR AMULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIALUNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN:402­191­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTYMAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNITSUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTYLOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025­01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025­01, as conditioned. *End of Business Calendar* WORK STUDY SESSION COMPREHENSIVE ZONING CODE UPDATE *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS 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 AgendaMarch 24, 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/85739482086Join from your mobile phone via Zoom App. Meeting ID: 85739482086Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85739482086*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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 10, 2025.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 March 14, 2025, andnotices were mailed on said date.1.SITE PLAN REVIEW NO. 2025­01, VESTING TENTATIVE TRACT MAP NO.2025­01, AND DENSITY BONUS AGREEMENT NO. 2025­01 FOR THEPROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHINTHE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVEURBAN (AU) DISTRICT OF THE METRO EAST MIXED­USE OVERLAYZONE (MEMU)Project Applicant:      Louisa Feletto with MLC Holdings, Inc. /Meritage Homes(Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner)Proposed Project:     Applicant is requesting approval of Site Plan Review No.2025­01, Vesting Tentative Tract Map No. 2025­01, and Density Bonus AgreementNo. 2025­01 to facilitate the construction of a for­sale, multi­family residentialdevelopment including 80 three­story townhome units and six four­story duplexunits (eighty­six total units), five of which would be designated for very low­incomehouseholds. The project will utilize one concession through the density bonusagreement pursuant to California Government Code Sections 65915 through65918 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 reviewpursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice ofExemption, Environmental Review No. 2024­53, will be filed for the project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING SITE PLAN REVIEW NO. 2025­01 AS CONDITIONED FOR AMULTI­FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIALUNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN:402­191­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­01 (COUNTYMAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY­SIX UNITSUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTYLOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITYBONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO.2025­01 TO ALLOW AN EIGHTY­SIX UNIT MULTI­FAMILY DEVELOPMENT FORTHE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402­191­03)Recommended Action:1. Adopt a resolution approving Site Plan Review No. 2025­01, asconditioned;2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­01(County Map No. 19337), as conditioned; and3. Adopt a resolution approving a concession in development standards asmemorialized in Density Bonus Agreement No. 2025­01, as conditioned.*End of Business Calendar*WORK STUDY SESSIONCOMPREHENSIVE ZONING CODE UPDATE*End of Work Study Session Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in theCouncil Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.FUTURE AGENDA ITEMSAPPEAL 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 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 Commission DRAFT Regular Meeting Agenda Minutes March 10, 2025 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 Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting 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 Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m. and Commissioner Escamilla arriving at 5:41 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from February 24, 2025 and March 6, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve Consent Calendar items. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. Escamilla 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 on February 28, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4 (SP4). Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented, on­premise digital signs to off­premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall.  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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023­111 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2024­15, as conditioned, to allow for conversion of two existing freeway­oriented on­premise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Corey Sams, answered questions from the Commission.  Resident, Kyle Kingston, spoke in opposition of this project.  Moved by Commissioner Ramos, seconded by Commissioner Benninger to Approved with added conditions. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­04 to allow a medical office use operated by a government­ subsidized, not­for­profit entity on the sixth floor of an existing office building. Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical offices operated by government, government­subsidized, not­for­profit, or philanthropic entities require approval of a CUP. 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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­108 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­04 as conditioned. Minutes: Staff provided a short presentation.  Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicant, Lori Pack, answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. Minutes: Staff provided a brief presentation to the Commission.  Commission had questions for staff.  Staff answered questions from the Commission.  Resident, Ana, spoke in opposition to the project. Resident, Martha, spoke in opposition to the project.  Applicant, Yvonne, answered questions from the Commission.  Commission requested that the item be continued to date uncertain.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Continue the item. YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 2 – Bao Pham, Alan Woo ABSTAIN: 0 –  ABSENT: 0 –  Status: 5 – 2 – 0 – 0 – Pass 4.CONDITIONAL USE PERMIT NO. 2025­03 AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. 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 or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. Moved by Commissioner Leo, seconded by Commissioner Benninger to Continue the item. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass Minutes: Staff informed the Commission that the applicant requested a 30­day extension. *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:01 p.m. 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 3/10/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 10, 20255:30 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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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 Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m. and Commissioner Escamilla arriving at 5:41 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from February 24, 2025 and March 6, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve Consent Calendar items. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. Escamilla 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 on February 28, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4 (SP4). Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented, on­premise digital signs to off­premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall.  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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023­111 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2024­15, as conditioned, to allow for conversion of two existing freeway­oriented on­premise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Corey Sams, answered questions from the Commission.  Resident, Kyle Kingston, spoke in opposition of this project.  Moved by Commissioner Ramos, seconded by Commissioner Benninger to Approved with added conditions. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­04 to allow a medical office use operated by a government­ subsidized, not­for­profit entity on the sixth floor of an existing office building. Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical offices operated by government, government­subsidized, not­for­profit, or philanthropic entities require approval of a CUP. 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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­108 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­04 as conditioned. Minutes: Staff provided a short presentation.  Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicant, Lori Pack, answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. Minutes: Staff provided a brief presentation to the Commission.  Commission had questions for staff.  Staff answered questions from the Commission.  Resident, Ana, spoke in opposition to the project. Resident, Martha, spoke in opposition to the project.  Applicant, Yvonne, answered questions from the Commission.  Commission requested that the item be continued to date uncertain.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Continue the item. YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 2 – Bao Pham, Alan Woo ABSTAIN: 0 –  ABSENT: 0 –  Status: 5 – 2 – 0 – 0 – Pass 4.CONDITIONAL USE PERMIT NO. 2025­03 AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. 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 or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. Moved by Commissioner Leo, seconded by Commissioner Benninger to Continue the item. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass Minutes: Staff informed the Commission that the applicant requested a 30­day extension. *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:01 p.m. 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 3/10/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 10, 20255:30 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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:41 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Benninger, seconded by Commissioner Woo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 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 on February 28, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4 (SP4). Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented, on­premise digital signs to off­premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall.  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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023­111 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2024­15, as conditioned, to allow for conversion of two existing freeway­oriented on­premise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Corey Sams, answered questions from the Commission.  Resident, Kyle Kingston, spoke in opposition of this project.  Moved by Commissioner Ramos, seconded by Commissioner Benninger to Approved with added conditions. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­04 to allow a medical office use operated by a government­ subsidized, not­for­profit entity on the sixth floor of an existing office building. Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical offices operated by government, government­subsidized, not­for­profit, or philanthropic entities require approval of a CUP. 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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­108 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­04 as conditioned. Minutes: Staff provided a short presentation.  Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicant, Lori Pack, answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. Minutes: Staff provided a brief presentation to the Commission.  Commission had questions for staff.  Staff answered questions from the Commission.  Resident, Ana, spoke in opposition to the project. Resident, Martha, spoke in opposition to the project.  Applicant, Yvonne, answered questions from the Commission.  Commission requested that the item be continued to date uncertain.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Continue the item. YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 2 – Bao Pham, Alan Woo ABSTAIN: 0 –  ABSENT: 0 –  Status: 5 – 2 – 0 – 0 – Pass 4.CONDITIONAL USE PERMIT NO. 2025­03 AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. 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 or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. Moved by Commissioner Leo, seconded by Commissioner Benninger to Continue the item. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass Minutes: Staff informed the Commission that the applicant requested a 30­day extension. *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:01 p.m. 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 3/10/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 10, 20255:30 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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:41 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Benninger, seconded by Commissioner Woo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 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 on February 28, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATEDAT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4(SP4).Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalfof Centennial Real Estate, Inc. (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented,on­premise digital signs to off­premise advertising digital signs (digital billboards)and to allow the digital billboards to exceed the maximum height of 60 feet atMainPlace Mall, an existing indoor shopping mall. 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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2023­111 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2024­15, asconditioned, to allow for conversion of two existing freeway­orientedon­premise digital signs to digital billboards and to allow the digitalbillboards to continue to exceed 60 feet in height.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, Corey Sams, answered questions from the Commission. Resident, Kyle Kingston, spoke in opposition of this project. Moved by Commissioner Ramos, seconded by Commissioner Benningerto Approved with added conditions. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­04 to allow a medical office use operated by a government­ subsidized, not­for­profit entity on the sixth floor of an existing office building. Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical offices operated by government, government­subsidized, not­for­profit, or philanthropic entities require approval of a CUP. 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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­108 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­04 as conditioned. Minutes: Staff provided a short presentation.  Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicant, Lori Pack, answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. Minutes: Staff provided a brief presentation to the Commission.  Commission had questions for staff.  Staff answered questions from the Commission.  Resident, Ana, spoke in opposition to the project. Resident, Martha, spoke in opposition to the project.  Applicant, Yvonne, answered questions from the Commission.  Commission requested that the item be continued to date uncertain.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Continue the item. YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 2 – Bao Pham, Alan Woo ABSTAIN: 0 –  ABSENT: 0 –  Status: 5 – 2 – 0 – 0 – Pass 4.CONDITIONAL USE PERMIT NO. 2025­03 AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. 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 or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. Moved by Commissioner Leo, seconded by Commissioner Benninger to Continue the item. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass Minutes: Staff informed the Commission that the applicant requested a 30­day extension. *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:01 p.m. 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 3/10/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 10, 20255:30 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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:41 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Benninger, seconded by Commissioner Woo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 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 on February 28, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATEDAT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4(SP4).Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalfof Centennial Real Estate, Inc. (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented,on­premise digital signs to off­premise advertising digital signs (digital billboards)and to allow the digital billboards to exceed the maximum height of 60 feet atMainPlace Mall, an existing indoor shopping mall. 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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2023­111 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2024­15, asconditioned, to allow for conversion of two existing freeway­orientedon­premise digital signs to digital billboards and to allow the digitalbillboards to continue to exceed 60 feet in height.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, Corey Sams, answered questions from the Commission. Resident, Kyle Kingston, spoke in opposition of this project. Moved by Commissioner Ramos, seconded by Commissioner Benningerto Approved with added conditions.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATEDAT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICT.Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of CivicCenter, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­04 to allow a medical office use operated by a government­subsidized, not­for­profit entity on the sixth floor of an existing office building.Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical officesoperated by government, government­subsidized, not­for­profit, or philanthropicentities require approval of a CUP.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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2024­108 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2025­04 asconditioned.Minutes: Staff provided a short presentation. Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant. Applicant, Lori Pack, answered questions from the Commission.Moved by Commissioner Woo, seconded by Commissioner Escamilla toApprove.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalfof Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  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 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. Minutes: Staff provided a brief presentation to the Commission.  Commission had questions for staff.  Staff answered questions from the Commission.  Resident, Ana, spoke in opposition to the project. Resident, Martha, spoke in opposition to the project.  Applicant, Yvonne, answered questions from the Commission.  Commission requested that the item be continued to date uncertain.  Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Continue the item. YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 2 – Bao Pham, Alan Woo ABSTAIN: 0 –  ABSENT: 0 –  Status: 5 – 2 – 0 – 0 – Pass 4.CONDITIONAL USE PERMIT NO. 2025­03 AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. 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 or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. Moved by Commissioner Leo, seconded by Commissioner Benninger to Continue the item. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass Minutes: Staff informed the Commission that the applicant requested a 30­day extension. *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:01 p.m. 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 3/10/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 10, 20255:30 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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:41 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Benninger, seconded by Commissioner Woo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 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 on February 28, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATEDAT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4(SP4).Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalfof Centennial Real Estate, Inc. (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented,on­premise digital signs to off­premise advertising digital signs (digital billboards)and to allow the digital billboards to exceed the maximum height of 60 feet atMainPlace Mall, an existing indoor shopping mall. 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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2023­111 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2024­15, asconditioned, to allow for conversion of two existing freeway­orientedon­premise digital signs to digital billboards and to allow the digitalbillboards to continue to exceed 60 feet in height.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, Corey Sams, answered questions from the Commission. Resident, Kyle Kingston, spoke in opposition of this project. Moved by Commissioner Ramos, seconded by Commissioner Benningerto Approved with added conditions.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATEDAT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICT.Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of CivicCenter, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­04 to allow a medical office use operated by a government­subsidized, not­for­profit entity on the sixth floor of an existing office building.Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical officesoperated by government, government­subsidized, not­for­profit, or philanthropicentities require approval of a CUP.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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2024­108 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2025­04 asconditioned.Minutes: Staff provided a short presentation. Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant. Applicant, Lori Pack, answered questions from the Commission.Moved by Commissioner Woo, seconded by Commissioner Escamilla toApprove.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalfof Bolsa­Bushard, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­02 and a determination of Public Convenience or Necessity(PCN) to allow the sale of beer, wine, and distilled spirits, for off­premisesconsumption through the operation of a Type­21 Alcoholic Beverage Center (ABC)license at a new neighborhood grocery store, Ole City Market. 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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­03 will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­02 asconditioned; and2. Authorize staff to issue a Letter of Public Convenience or Necessity tothe State Department of Alcoholic Beverage Control.Minutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission. Resident, Ana, spoke in opposition to the project.Resident, Martha, spoke in opposition to the project. Applicant, Yvonne, answered questions from the Commission. Commission requested that the item be continued to date uncertain. Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Continue the item.YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 2 – Bao Pham, Alan WooABSTAIN: 0 –  ABSENT: 0 –  Status: 5 – 2 – 0 – 0 – Pass4.CONDITIONAL USE PERMIT NO. 2025­03 AND VARIANCE NO. 2025­01FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNEDSHOPPING CENTER (C4) ZONING DISTRICT.Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej AssetManagement & Investment Company and  Mapocos, LLC. (Property Owners).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven,3,096 square­foot service station and canopy, and a 3,200 square­footcommercial building, at an existing commercial shopping center. The applicant isalso requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. 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 or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. Moved by Commissioner Leo, seconded by Commissioner Benninger to Continue the item. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass Minutes: Staff informed the Commission that the applicant requested a 30­day extension. *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:01 p.m. 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.  6 Planning Commission 3/10/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 10, 20255:30 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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:41 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Benninger, seconded by Commissioner Woo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 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 on February 28, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATEDAT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4(SP4).Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalfof Centennial Real Estate, Inc. (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented,on­premise digital signs to off­premise advertising digital signs (digital billboards)and to allow the digital billboards to exceed the maximum height of 60 feet atMainPlace Mall, an existing indoor shopping mall. 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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2023­111 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2024­15, asconditioned, to allow for conversion of two existing freeway­orientedon­premise digital signs to digital billboards and to allow the digitalbillboards to continue to exceed 60 feet in height.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, Corey Sams, answered questions from the Commission. Resident, Kyle Kingston, spoke in opposition of this project. Moved by Commissioner Ramos, seconded by Commissioner Benningerto Approved with added conditions.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATEDAT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICT.Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of CivicCenter, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­04 to allow a medical office use operated by a government­subsidized, not­for­profit entity on the sixth floor of an existing office building.Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical officesoperated by government, government­subsidized, not­for­profit, or philanthropicentities require approval of a CUP.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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2024­108 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2025­04 asconditioned.Minutes: Staff provided a short presentation. Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant. Applicant, Lori Pack, answered questions from the Commission.Moved by Commissioner Woo, seconded by Commissioner Escamilla toApprove.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalfof Bolsa­Bushard, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­02 and a determination of Public Convenience or Necessity(PCN) to allow the sale of beer, wine, and distilled spirits, for off­premisesconsumption through the operation of a Type­21 Alcoholic Beverage Center (ABC)license at a new neighborhood grocery store, Ole City Market. 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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­03 will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­02 asconditioned; and2. Authorize staff to issue a Letter of Public Convenience or Necessity tothe State Department of Alcoholic Beverage Control.Minutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission. Resident, Ana, spoke in opposition to the project.Resident, Martha, spoke in opposition to the project. Applicant, Yvonne, answered questions from the Commission. Commission requested that the item be continued to date uncertain. Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Continue the item.YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 2 – Bao Pham, Alan WooABSTAIN: 0 –  ABSENT: 0 –  Status: 5 – 2 – 0 – 0 – Pass4.CONDITIONAL USE PERMIT NO. 2025­03 AND VARIANCE NO. 2025­01FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNEDSHOPPING CENTER (C4) ZONING DISTRICT.Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej AssetManagement & Investment Company and  Mapocos, LLC. (Property Owners).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven,3,096 square­foot service station and canopy, and a 3,200 square­footcommercial building, at an existing commercial shopping center. The applicant isalso requesting approval of Variance No. 2025­01 to allow a reduction in therequired front­yard landscaped setback to seven, eight, and twelve feet and areduction in the required landscaped area of an existing setback abuttingresidential uses to zero feet to facilitate the proposed development. The applicantis requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the SantaAna Municipal Code (SAMC). The SAMC requires Planning Commission reviewand approval of a CUP to allow the operation of a land use that requires a permitfrom a regional, state, or federal agency to handle, store, emit, or dischargeregulated compounds, materials, chemicals, or substances located within onethousand (1,000) linear feet of a public park, school (K­12) as defined by Section11362.768 of the Health and Safety Code, or property used or zoned forresidential purposes. The proposed service station is a land use that requires apermit from a state agency to distribute and store fuel and is proposed to belocated within 1,000 linear feet of a property zoned for residential purposes.Therefore, the service station is subject to the requirements of Section 41­199.4 ofthe SAMC and requires review and approval of a CUP.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15303 (Class 3 ­ New Construction or Conversion of SmallStructures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 willbe filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­03 asconditioned; and2. Adopt a resolution approving Variance No. 2025­01 as conditioned.Moved by Commissioner Leo, seconded by Commissioner Benninger toContinue the item.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – PassMinutes: Staff informed the Commission that the applicant requested a 30­dayextension.*End of Business Calendar*STAFF COMMENTSMinutes: Staff had comments for the Commission.COMMISSIONER COMMENTSMinutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:01 p.m. 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.  7 Planning Commission 3/10/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMarch 10, 20255:30 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 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning 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, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:41 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Benninger, seconded by Commissioner Woo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 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 on February 28, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATEDAT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4(SP4).Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalfof Centennial Real Estate, Inc. (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented,on­premise digital signs to off­premise advertising digital signs (digital billboards)and to allow the digital billboards to exceed the maximum height of 60 feet atMainPlace Mall, an existing indoor shopping mall. 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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2023­111 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2024­15, asconditioned, to allow for conversion of two existing freeway­orientedon­premise digital signs to digital billboards and to allow the digitalbillboards to continue to exceed 60 feet in height.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, Corey Sams, answered questions from the Commission. Resident, Kyle Kingston, spoke in opposition of this project. Moved by Commissioner Ramos, seconded by Commissioner Benningerto Approved with added conditions.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATEDAT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICT.Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of CivicCenter, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­04 to allow a medical office use operated by a government­subsidized, not­for­profit entity on the sixth floor of an existing office building.Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical officesoperated by government, government­subsidized, not­for­profit, or philanthropicentities require approval of a CUP.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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2024­108 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2025­04 asconditioned.Minutes: Staff provided a short presentation. Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant. Applicant, Lori Pack, answered questions from the Commission.Moved by Commissioner Woo, seconded by Commissioner Escamilla toApprove.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalfof Bolsa­Bushard, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­02 and a determination of Public Convenience or Necessity(PCN) to allow the sale of beer, wine, and distilled spirits, for off­premisesconsumption through the operation of a Type­21 Alcoholic Beverage Center (ABC)license at a new neighborhood grocery store, Ole City Market. 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 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­03 will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­02 asconditioned; and2. Authorize staff to issue a Letter of Public Convenience or Necessity tothe State Department of Alcoholic Beverage Control.Minutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission. Resident, Ana, spoke in opposition to the project.Resident, Martha, spoke in opposition to the project. Applicant, Yvonne, answered questions from the Commission. Commission requested that the item be continued to date uncertain. Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Continue the item.YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 2 – Bao Pham, Alan WooABSTAIN: 0 –  ABSENT: 0 –  Status: 5 – 2 – 0 – 0 – Pass4.CONDITIONAL USE PERMIT NO. 2025­03 AND VARIANCE NO. 2025­01FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNEDSHOPPING CENTER (C4) ZONING DISTRICT.Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej AssetManagement & Investment Company and  Mapocos, LLC. (Property Owners).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven,3,096 square­foot service station and canopy, and a 3,200 square­footcommercial building, at an existing commercial shopping center. The applicant isalso requesting approval of Variance No. 2025­01 to allow a reduction in therequired front­yard landscaped setback to seven, eight, and twelve feet and areduction in the required landscaped area of an existing setback abuttingresidential uses to zero feet to facilitate the proposed development. The applicantis requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the SantaAna Municipal Code (SAMC). The SAMC requires Planning Commission reviewand approval of a CUP to allow the operation of a land use that requires a permitfrom a regional, state, or federal agency to handle, store, emit, or dischargeregulated compounds, materials, chemicals, or substances located within onethousand (1,000) linear feet of a public park, school (K­12) as defined by Section11362.768 of the Health and Safety Code, or property used or zoned forresidential purposes. The proposed service station is a land use that requires apermit from a state agency to distribute and store fuel and is proposed to belocated within 1,000 linear feet of a property zoned for residential purposes.Therefore, the service station is subject to the requirements of Section 41­199.4 ofthe SAMC and requires review and approval of a CUP.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15303 (Class 3 ­ New Construction or Conversion of SmallStructures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 willbe filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­03 asconditioned; and2. Adopt a resolution approving Variance No. 2025­01 as conditioned.Moved by Commissioner Leo, seconded by Commissioner Benninger toContinue the item.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – PassMinutes: Staff informed the Commission that the applicant requested a 30­dayextension.*End of Business Calendar*STAFF COMMENTSMinutes: Staff had comments for the Commission.COMMISSIONER COMMENTSMinutes: Commission had comments for staff.ADJOURNMENTThe next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 8:01 p.m.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 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 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.  8 Planning Commission 3/10/2025     Planning and Building Agency Item # 1 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report March 24, 2025 Topic: Site Plan Review No. 2025-01, Vesting Tentative Tract Map No. 2025-01, and Density Bonus Agreement No. 2025-01 – MLC Holdings, Inc./Meritage Homes at 2020 East First Street RECOMMENDED ACTIONS 1. Adopt a resolution approving Site Plan Review No. 2025-01, as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025-01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025-01, as conditioned. EXECUTIVE SUMMARY Louisa Feletto, with MLC Holdings, Inc./Meritage Homes, representing property owner Paul Miszkowicz with 2020 E First, LLC, is requesting approval of Site Plan Review Application (SPR) No. 2025-01, Vesting Tentative Tract Map (VTTM) No. 2025-01 (County Map No. 19337) for condominium purposes, and Density Bonus Application (DBA) No. 2025-01 to allow the construction of a multi-family residential development, which includes eighty townhome units and six duplexes (eighty-six total units), at the property located at 2020 East First Street. Pursuant to Sections 2.3 and 8.1 the Metro East Mixed-Use Overlay Zone (MEMU), in order to exercise the option to develop a multi-family residential project under the MEMU, an SPR application needs to be approved by the Planning Commission. Specifically, the applicant is requesting the SPR to facilitate the redevelopment of the site and activate the Active Urban (AU) district of the MEMU. In addition, pursuant to Section 34- 127, approval of a VTTM application is required for projects proposing to create four or more parcels. The development will include five units designated for very low-income households earning 30-50 percent of the Area Median Income (AMI). As proposed, the project will utilize one concession to deviate from MEMU development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 2 4 8 7 6 Santa Ana Municipal Code (SAMC) Sections 41-1600 through 41-1607. Staff recommends approval of the applicant’s request as the project aligns with the intent of the General Plan and MEMU overlay district to establish residential mixed-use and employment centers that are well-connected to public transportation. Additionally, the project contributes to the community’s affordable and market-rate ownership housing stock, represents a significant reinvestment in a currently-vacant site, does not result in adverse environmental impacts or serious public health concerns, and is consistent with various goals and policies of the General Plan. DISCUSSION Table 1: Project and Location Information Item Information Project Address and Council Ward 2020 East First Street – Ward 3 Nearest Intersection East First Street and Golden Circle Drive General Plan Designation District Center – Medium High (DC – 3) Zoning Designation General Commercial (C2); Active Urban (AU) within the Metro East Use Overly Zone (MEMU) North Eating Establishment/Commercial East Multifamily Residences South School (in the City of Tustin)Surrounding Land Uses West Medical Office and Recreation Field Gross Area: 3.72 acres (161,956 square feet)Property Size Net Area: 3.68 acres (160,130 square feet) Existing Site Development 118,192-square-foot office building (Currently Vacant) Use Permissions Multi-Family Residential Zoning Code Sections Affected Uses Article XVI.I (Density Bonus); Active Urban within the Metro East Mixed Use Overlay Zone (MEMU); and Chapter 34 (Subdivisions) Background and Context The project site is currently developed with a five-story, 118,192-square-foot office building and a parking lot, both constructed in 1985. The office building is currently vacant and has been vacant since December 2012. The vacant building would be demolished as part of the proposed project. The project site is located within the MEMU Overlay Zone. The MEMU Overlay Zone was adopted in 2007 to facilitate mixed-used development opportunities in a portion of the City between the Santa Ana (I-5) and Costa Mesa (SR-55) freeways centered on First and Fourth streets. In 2018, the City approved an expansion of the MEMU primarily along First Street to Grand Avenue that resulted in an additional 33 acres of potential mixed- use development. As part of the MEMU expansion in 2018, the City Council certified a Subsequent Environmental Impact Report (SEIR), which contained an updated Mitigation     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 3 4 8 7 6 Monitoring and Reporting Program. The MEMU overlay allows for a variety of housing and commercial developments, including mixed-use residential communities, live/work units, hotels, and offices. The applicant would be activating the MEMU overlay zone to develop to the development standards allowable in the Active Urban (AU) district of the MEMU. California Senate Bill 330 The applicant is proposing a “housing development project,” defined by Government Code Section 65589.5(h) as “a use consisting of residential units only, mixed use development consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use, and transitional housing or supportive housing.” As such, the subject development will be subject to the limitations imposed by California Senate Bill (SB) 330, the Housing Crisis Act of 2019 or the HCA. SB 330 made numerous changes to existing State law and adopted the Housing Crisis Act of 2019. The changes proposed by SB 330 became effective on January 1, 2020, establishing a statewide “housing emergency” until January 1, 2025. One of the provisions of the senate bill amended Government Code Section 65941.1 with the broad goals of facilitating increased production of new residential units, protecting existing units, and providing for an expedited review and approval process for housing development projects through submittal of a “preliminary application.” On January 1, 2022, the HCA was extended until January 1, 2030, with the passage of Senate Bill 8. Among other changes, SB 330 requires the following for applicable housing development projects: •New, non-objective development standards established after January 1, 2020, cannot be imposed or enforced. •Applicable housing development projects must receive a decision in no more than five (5) public hearings - whether the item is being heard by a Design Review Board, Planning Commission or City Council, and including any appeals (save for those related to a legislative action). •Prohibits any moratorium, project or action that would result in a net downzoning, limit the number of permits to be issued, or otherwise reduce housing or limit overall population. As a “housing development project,” the application is being submitted pursuant SB 330. The development is required to comply with the objective zoning code standards applicable to the property, but only to the extent that they facilitate the development at the density     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 4 4 8 7 6 allowed, 90 dwelling unit per acre (du/ac) per the District Center – Medium High (DC – 3) General Plan land use designation. On May 30, 2024, the applicant submitted a SB 330 Preliminary Application for the proposed project, which was deemed incomplete on June 19, 2024. Subsequently, the applicant provided the additional information on June 24, 2024, and the preliminary application was deemed complete by staff on June 27, 2024. Since then, the applicant has worked with staff to address all development standards. Project Description The development will consist of twelve residential buildings with eighty (80) three-story townhouse units, and three residential buildings with six (6) four-story duplexes, with a proposed project density of 23.37 du/ac. The townhomes will include twelve (12) two- bedroom units, thirty-four (34) three-bedroom units, and thirty-four (34) four-bedroom units, and are designed as a tuck-under building type featuring a front porch/stoop frontage design. The six duplexes are all designed as three-bedroom units, and are also designed as a tuck-under building type featuring a shopfront frontage design and rooftop decks. The unit sizes will vary between 1,215 and 2,488 square feet, and each unit will be fully equipped with a kitchen, bedrooms, bathrooms, common living areas, and will include a minimum of 90 square feet of private open space, provided in the form of a deck or balcony. They will also include a two-car garage at ground level (tuck-under building design) and in- unit laundry facilities. The duplexes will feature ground-floor, 210-square-foot flex spaces that may be used as home offices. These spaces would differ from traditional live-work units due to constraints related to the building construction type and building setbacks. While these offices may serve as commercial uses, they would not accommodate or serve as a traditional commercial storefront. However, the provided flex spaces would support the MEMU overall vision and goals by activating the public realm and enhancing connectivity with publicly accessible open space. As previously described, the project will include affordable units, with five units designated for very low-income households earning 30-50 percent of the AMI which is currently $78,900 for a four-person household, as determined by the California Department of Housing and Community Development (HCD). These will consist of two, four-bedroom units, two, three- bedroom units and one, two-bedroom unit, ranging in size from 1,215 to 1,781 square feet. Each unit will be fully equipped with a kitchen, bedrooms, bathrooms, and common living areas, ensuring a high standard of living for future residents. As part of the development, a total of 9,767 square feet of the project site or six percent (6%) of total site will be dedicated to publicly accessible open space. This will include a public plaza along First Street, which will lead to a private courtyard that would serve as common     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 5 4 8 7 6 open space. Collectively, the common open space provided is 13,179 square feet, which exceeds the minimum 8,006 square feet required by the MEMU (five percent of the lot). The courtyard features seating areas, picnic tables, shade structures, a corn hole play area, and enhanced paseos for pedestrian connectivity. Dog waste stations will also be placed throughout the site to accommodate pet owners. The main entryway will be enhanced with decorative paving, and landscaping will be carefully curated to enhance aesthetics and improve the overall living environment. The plant selection will include California Sycamore and Southern Live Oak along the street, with Sweet Bay, African Sumac, and Southern Magnolia providing canopy coverage. Fern Pine and Brisbane Box trees will serve as vertical accents, while Crape Myrtle and Tulip trees will add flowering highlights. Shrubs such as agave, Dwarf Lily of the Nile, Sulfur Flower, and Red Yucca will contribute to the site’s visual appeal. The project incorporates a contemporary architectural style consistent with many multi- family and mixed-use residential communities currently under construction in Santa Ana and the surrounding region. The overall design, massing, materials, and architectural features are intended to be compatible with, yet distinct from, the existing multi-family residences to the east. The subject site is designed with a row of units positioned adjacent to the front property line, incorporating a storefront-style facade that enhances pedestrian engagement and activates the public realm. The contemporary architectural style is characterized by a combination of brick veneer and lap siding, complemented by wood canopies and metal awnings, which add both texture and depth to the design. Throughout the development, the cohesive contemporary aesthetic is maintained through the continued use of siding, brick veneer, and concrete flat tile roofing, ensuring visual consistency across the site while integrating modern design elements. As part of the current entitlement, the applicant has submitted a vesting tentative tract map (VTTM) application to subdivide the project site into a condominium lot with eighty- six condominium units. The VTTM would allow for individual unit sales, with homes available at both market-rate and designated for very low-income households, contributing to the City's efforts to increase homeownership opportunities across various income levels. The applicant has prepared the required vesting tentative tract map, which clarifies the proposed subdivision for the proposed condominiums. Table 2 below details the project’s conformance to the MEMU development standards. Table 2: Development Standards Development Standards (MEMU) Standard Required/Allowed Provided Density 90 Dwelling Units Per Acre 23.12 du/ac     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 6 4 8 7 6 Development Standards (MEMU) Standard Required/Allowed Provided Lot Size 1 acre 3.72 acres Building Height 3 stories minimum Townhomes – 3 stories Duplex – 4 stories Setbacks Front: 10 feet East Side Yard: 15 feet (1st/2nd floor), 20/30 feet (3rd/4th floor) West Side Yard & Rear: 5 feet Internal Aisle: 3 feet Building to Building: 6 feet Front: 30 feet East Side Yard: 24 feet West Side Yard: 9 feet Rear: 20 feet Internal Aisle: 3 feet Building to Building: 10 feet 7 inches Frontage Type Forecourt, Shop Front, Gallery, or Arcade Gallery Public Open Space 15 percent of the lot (24,020 square feet) 6 percent (9,767 square feet) Common Open Space 5 percent of the lot (8,006 square feet) 8.23 percent of the lot (13,179 square feet) Private Open Space 90 square feet per unit (7,740 square feet) 155 square feet per unit minimum 13,304 square feet Minimum Floor Heights 10 ft. (ground); 9 ft. (upper)9’-1” ground; 9’-1” upper Parking Spaces 2 spaces per unit (172 spaces) 2.29 spaces per unit (197 spaces) Density Bonus Law As part of the project the applicant is seeking concessions allowable by the California Density Bonus law which allows developers proposing five or more residential units to seek increases in base density for providing on-site housing units in exchange for providing affordable units on site. To help make constructing on-site affordable units feasible, the law allows developers to seek up to three incentives/concessions and an unlimited number of waivers, which are essentially variances from development standards that would help the project be built without significant burden and without detriment to public health. The first version of the Density Bonus Law was adopted in 1979 and has since been amended at various times. Recent revisions allow affordable housing developers to request incentives/concessions and/or waivers for affordable or mixed-income developments, even if they do not require a numerical density bonus. Moreover, in early 2017, the law was amended to restrict the ability of local jurisdictions to require studies to “justify” the density bonus and requested incentives/waivers and places the onus on local jurisdictions to prove that the incentives/concessions or waivers are not financially warranted. For this project, the developer is not requesting a State density bonus for additional units but will avail themselves of the incentive/concession and waivers that are required to be provided by State density bonus law for projects with the requisite affordability. Due to the     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 7 4 8 7 6 project’s six percent (6%) affordability rate, the developer can seek one density bonus incentive/concession and unlimited waivers, pursuant to Section 65915 et al. of the California Government Code (Density Bonuses and Other Incentives). In addition, California Assembly Bill No. 2345, approved September 28, 2020, revised the State Density Bonus Law originally adopted in 1979 to provide additional benefits for projects that include qualifying affordable housing. The purpose of the State Density Bonus Law is to encourage the development and availability of affordable housing. Pursuant to California Government Code sections 65915 (d)(1) and 65915 (e)(1), a local jurisdiction is limited in its ability to deny requested incentives, concessions, and waivers. The City has analyzed the project and has identified several areas of potential impacts; however, the conditions of approval proposed for the project are intended to address the project’s potential impacts. Table 3: Requested Concession and Waivers Standard Required by MEMU Provided Public Open Space Fifteen Percent of Lot (24,020 square feet) Six Percent of the Lot (9,767 square feet) Requires Concession (1 of 1), Cal. Gov’t Code Sec. 65915 (d)(2)(A) Onsite Parking To proactively address any neighborhood parking impacts that could result from the project, the conditions of approval for the VTTM and terms of the DBA include provisions requiring the following parking management practices, to be incorporated into the final, recorded CC&Rs, and applicable throughout the life of the project: •Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces; •Policies for maximum time vehicles may be parked in the surface guest spaces; •Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang- tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and •Routine garage inspections to ensure garages are available for vehicle parking.     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 8 4 8 7 6 Project Analysis MEMU Site Plan Review Pursuant to Section 41-595.5 of the SAMC and sections 2.3 and 8.1 of the MEMU, approval of a Site Plan Review by the Planning Commission is required for any project wishing to develop per the MEMU standards. Planning staff has reviewed the project and finds that it complies with a majority of development standards applicable to the proposed project, with the exception of the publicly accessible open space standard for which the applicant is requesting a concession under Section 65915 of the California Government Code. In accordance with Section 8.2 (Findings for Granting a MEMU Overlay Zone Site Plan Review Approval) an analysis of the project’s compliance with the MEMU is provided in Table 4 below. Table 4: MEMU Findings for Site Plan Review Approval Finding Project Compliance That the proposed development plan is consistent with and will further the objectives outlined in Section 1.2 for the MEMU Overlay Zone. The objectives of the MEMU are to create an active, mixed-use urban village where residents can live, work, shop, and play within a short walking distance of one another. It aims to facilitate well- designed mixed-use developments, achieve the harmonious integration of new projects, and encourage contemporary architectural designs that enhance the built environment. The proposed project is consistent with these objectives, as it incorporates both residential units and flex spaces within the proposed duplexes, allowing owners the opportunity to live and work in the same space. Additionally, the contemporary design of the project strengthens its connection to the public realm, enhancing pedestrian accessibility and connectivity to open spaces on-site. The mass and scale of the development are also comparable to that of neighboring properties with approved projects, ensuring a harmonious and cohesive urban environment. That the proposed development plan is consistent with the development standards specified in Section 4 of the MEMU Overlay Zone. The proposed project conforms to the majority of development standards detailed in Section 4 of the MEMU, with the exception of publicly accessible open space, for which a concession is being requested under the Density Bonus Law. However, the project exceeds the required amount of common open space, providing approximately 13,179 square feet where only 8,007 square feet are required which may help offset the reduction in publicly accessible open space. As designed, the project promotes connectivity to the public realm     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 9 4 8 7 6 Finding Project Compliance and may function as publicly accessible open space. That the proposed development plan is designed to be compatible with adjacent development in terms of similarity of scale, height, and site configuration and otherwise achieves the objectives of the Design Principles specified in Section 5 of the MEMU Overlay Zone. The proposed development is designed to be compatible with the adjacent properties, as the applicant has thoughtfully designed the units to range from three to four stories, ensuring a compatible mass and scale with the surrounding area while maintaining a minimum building height of three stories. Along the frontage, the proposed duplexes feature a mix of materials and incorporate a stepped-back fourth floor, which is offset by a trellis to provide articulation and architectural variety. The ground-floor shopfront frontage further enhances the streetscape by creating the appearance of a vibrant commercial storefront, seamlessly integrating with the public plaza and fostering an active, pedestrian-friendly environment. Lastly, landscaping within the public plaza helps soften the building’s appearance, further blending the development with the public realm and enhancing the overall aesthetic and connectivity of the space. That the land use uses, site design, and operational considerations in the proposed development plan have been planned in a manner that will result in a compatible and harmonious operation as specified in Section 7 of the MEMU Overlay Zone. The proposed project is consistent with the applicable operational standards outlined in Section 7, as it has been carefully designed to ensure safety, privacy, and functionality for future residents and the surrounding community. The development incorporates lighting throughout the site to enhance visibility and security in shared spaces such as walk ways, adjacent to trash enclosures, and within the private plaza as detailed in the lighting plan of Exhibit 7. Additionally, windows have been strategically placed to maintain privacy between units and neighboring properties, minimizing potential intrusions while maximizing natural light. Furthermore, on-site activities will be regulated and formalized as part of the conditions of approval, ensuring that community spaces are used in a way that promotes a balanced and well-maintained environment. Common entrances will also be designed to prevent direct access to individual residential units, enhancing resident security and controlled access within the development. Density Bonus Application Pursuant to Section 41-1607 of the SAMC, an application for a density bonus agreement is required to be approved by the Planning Commission for any project containing “deviations”     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 10 4 8 7 6 (incentives/concessions and/or waivers). The Planning Commission’s review of the density bonus agreement is based on the following findings: 1. The proposed development will materially assist in accomplishing the goal of providing affordable housing opportunities in economically balanced communities throughout the city. 2. The development will not be inconsistent with the purpose of the underlying zone or applicable designation in the general plan land use element. 3. The deviation is necessary to make it economically feasible for the applicant to utilize a density bonus authorized for the development pursuant to section 41- 1603. Table 5: Analysis of the Requested Concession (1) Standard Analysis Open Space Concession – MEMU, Section 4.5. Publicly Accessible Open Space Public Open Space The total common open space required for the project site is equal to 15 percent of the lot, or approximately 24,020 sq. ft. Instead, the project provides a 9,767 sq. ft. of publicly accessible open space (approximately six percent – 6%). Providing the required publicly accessible open space would reduce the total number of units that can be developed and/or impact the drive aisle area, compromising the project's feasibility and safety for residents and emergency responders. The site cannot accommodate the additional nine percent (9%) open space required by the AU district without making the project financially infeasible. This would likely lead to a reduced unit count, smaller unit sizes along First Street, or a narrower drive aisle, creating a ripple effect that ultimately decreases the size of Buildings 10, 11, and 12. The units have been carefully designed to balance common areas and bedroom space, and any further reduction could compromise livability for future owners. Moreover, if the project becomes financially unviable, it could result in the loss of the five affordable townhouse units. Lastly, the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park, which is located approximately 1,500 linear feet (0.2-miles) to the west of the project site. The close proximity of the City park space reduces the overall impact of the concession for the open space requirement. Based on the analysis provided within this report, the proposed development will materially assist in accomplishing the goal of providing additional affordable and market-rate ownership housing stock in the city and will consistent with the applicable designation in the general plan land use element. In addition, the proposed deviations are necessary to make the project economically feasible pursuant to section 41-1603.     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 11 4 8 7 6 Vesting Tentative Tract Map Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant to Section 66473.5 and 66474 of the California Subdivision Map Act, applications for vesting tentative tract maps are approved when it can be shown that certain findings can be made in support of the request. Specifically, findings related to the proposal need to be made that find the project is consistent with the General Plan, the site is physically suitable for the type and density of the proposed project, the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat, the proposed project will not cause serious public health problems, or the proposed project will not conflict with easements necessary for public access through or use of the property must be made. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the applicant’s request, staff believes that the following analysis warrants approval of the vesting tentative tract map. The applicant is seeking approval of a vesting tentative tract map to subdivide for condominium purposes, as the proposed development consists of eighty (80) townhome units and six duplexes. The request would vest the right to proceed with development in substantial compliance with the ordinances, policies and standards in effect at the time the vesting map is deemed complete. Upon completion of the subdivision, the lots will continue to be utilized for residential use in the form of attached tuck-under unit type structures. The proposed map is consistent with the General Plan, as the vision for the General Plan designation of District Center – Medium High (DC-3) is to establish distinctly urban retail, residential mixed-use, and employment centers that are well connected to public transportation. This includes townhome projects with ground-floor spaces intended for office use, as proposed in this project. Additionally, DC-3 allows for a density of 90 du/ac and a floor area ratio (FAR) of 3.0. The proposed project density/intensity meets these standards, ensuring consistency with the General Plan. Regarding the site, the project can accommodate the proposed improvements. With the exception of the publicly accessible open space, for which the applicant has requested a concession, the project conforms to the development standards of the zone. Lastly, conditions of approval would be included to maintain the site’s landscaping, architectural design, and Covenants, Conditions and Restrictions (CC&Rs) to be in compliance with all applicable standards of the SAMC and the MEMU. The proposed project is not anticipated to have adverse environmental impacts to fish or wildlife populations were identified as the project site is located in a built-out, urbanized     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 12 4 8 7 6 area that is currently developed with an office building and surface parking lot. Additionally, a consistency memo was drafted by the applicant’s environmental consultant, First Carbon Solutions. The memo was reviewed by City staff and peer reviewed by the City’s own environmental consultant, Ardura Consulting. The peer review found the proposed project to be consistent with the Environmental Impact Report (EIR) and Subsequent EIR approved and certified for the MEMU. It was also determined that the project would not result in serious health problems, as the proposed use is a compatible land use and the build out of the project site is within the anticipated build out MEMU area, which was evaluated under the MEMU EIR and Subsequent EIR. The overall project site provides an opportunity for additional housing and development that would otherwise continue to remain as a vacant, under-utilized parcel. These improvements will help to enhance the quality of life in the surrounding community by providing eighty-six for-sale, market-rate and affordable housing, with five onsite affordable units. The proposed project is part of the MEMU and has been designed to incorporate significant design features, articulating elevations in order to minimize any visual impacts on surrounding land uses. Lastly, the project has been designed to maintain all easements and retain reciprocal access with the neighboring property. Based on this the proposed project warrants approval of the vesting tentative tract map. 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 (LU) aims to provide a land use plan that enhances quality of life while respecting the existing community. By introducing high-quality housing that includes both market-rate and affordable units, the project would improve the quality of life for the surrounding community by activating an underutilized site and contributing to the area's vibrancy. Additionally, the proposed development would be of a comparable mass and scale to the existing multi-family buildings in the area, ensuring compatibility with surrounding land uses. This aligns with Policy LU-1.1, which seeks to foster land use compatibility to enhance livability and promote a healthy lifestyle. The project also supports homeownership opportunities at both market-rate and affordable levels, directly aligning with Policy LU-1.2, which encourages innovative development strategies to expand homeownership opportunities across all income levels. Furthermore, the proposed development is located within a built-out urban area, qualifying it as an infill project. By incorporating a mix of affordable and market-rate housing, it aligns with Policy LU-1.5, which promotes quality infill residential development that provides a diverse range of housing types while accommodating residents of all income levels and age groups as well as Policy LU-4.7 which promotes mixed-income developments with mixed housing types to create inclusive communities and economically diverse neighborhoods.     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 13 4 8 7 6 The design of the units, which incorporates a storefront-style appearance adjacent to a public plaza, aligns with Goal UD-1 of the Urban Design (UD) Element. This goal seeks to enhance the physical character and livability of the city while fostering a strong sense of place, a positive community image, and a high-quality built environment. The public plaza improvements contribute to an enhanced and well-designed environment, creating a welcoming gathering space not only for future residents but also for those in neighboring properties. This design approach is also consistent with Policies UD-1.3 and UD-1.5, which encourage site designs that clearly define public spaces through thoughtful building placement and orientation while promoting community interaction through enhanced plazas and open spaces. The public plaza is strategically located at the front of the development, ensuring accessibility to the public while remaining distinct from the private common areas of the residential community. This separation reinforces a clear delineation between public and private realms, enhancing both usability and community engagement Beyond land use and urban design, the project is aligned with key housing goals outlined in the Housing Element (HE). Goal HE-2 seeks to promote a diverse range of high-quality housing options at different affordability levels to meet the needs of Santa Ana’s residents. By offering both market-rate and affordable housing units, the project directly supports this goal by ensuring housing opportunities for households with varying financial means. Similarly, Policy HE-2.5 aims to facilitate the development of a variety of housing types, prices, and sizes, including single-family homes, apartments, townhomes, duplexes, mixed-use developments, transit-oriented housing, multigenerational housing, accessory dwelling units, and live-work opportunities. The project contributes to this policy by providing a thoughtfully designed residential development that includes townhomes with ground-floor office spaces, promoting both housing diversity and economic vitality. Lastly, the proposed project complies with Policy HE-2.7, in accordance with the Affordable Housing Opportunity and Creation Ordinance (AHOCO), which requires that new for-sale residential projects allocate at least five percent of the units to moderate- income households. By providing five units to very-low income households the project meets this requirement and ensures that a portion of its housing stock remains attainable to buyers of varying means, fostering long-term community stability and homeownership accessibility. Affordable Housing Opportunity and Creation Ordinance The project exceeds the affordable housing goal for the ownership category of the City’s Affordable Housing Opportunity and Creation Ordinance (AHOCO) by providing five (5) onsite units designated for households earning 30-50 percent of the AMI (very low- income), which is currently set at $78,900 for a four-person, significantly enhancing the opportunity for income eligible Santa Ana households to own a home in the City at a lower cost. The units will be dispersed throughout the community. These affordable units will     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 14 4 8 7 6 consist of two three-bedroom and two three-bedroom units, ranging from 1,215 to 1,496 in size and will contain full kitchens, bedrooms, bathrooms, in-unit storage, and open/common (living) areas. The developer’s Inclusionary Housing Plan has been reviewed and approved by the City’s Housing Division. 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 14. In addition, staff contacted the provided contacts for the Riverview West and Santa Anita Neighborhood Associations to ensure they were aware of the project and public hearing. At the time this report was printed, no issues of concern were raised regarding the proposed development. In addition to the required public noticing, the applicant also held two community meetings in compliance with the City’s Sunshine Ordinance (Ordinance No. NS-3040). The first meeting was held on October 15, 2024. Approximately twenty members of the community were in attendance and posed questions related to the unit count, unit type, parking availability, finishes on the interior, pricing, affordable units, and when the units would be available for sale. No issues of concern were raised regarding the proposed development. The second meeting was held on September 4, 2024. Five members of the community were in attendance and posed questions related to the affordable housing units and when they would become available, but raised no issues related to the development. Materials from both meetings are posted to the project’s City webpage. ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines, the proposed project is exempt from further environmental review under Section 15168 (Program EIR). This exemption applies when a previously certified Program Environmental Impact Report (Program EIR) has adequately analyzed the environmental effects of an activity, and no new significant impacts would result from the proposed project. If the proposed project remains within the scope of the Program EIR and does not require a subsequent Environmental Impact Report (EIR), no additional environmental documentation is required. A CEQA Section 15168 Consistency Memorandum was prepared by First Carbon Solutions, the applicant’s environmental consultant. The purpose of the memorandum was to determine whether the proposed project was exempt from further review, pursuant to the relevant 2007 MEMU Program EIR, certified in 2007, and the MEMU Subsequent EIR, certified in 2018. This memorandum was reviewed by City staff and the City’s environmental consultant, Ardurra Consulting. Upon review, it was determined that the     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 15 4 8 7 6 project does not introduce new or more severe environmental effects beyond those previously identified. Additionally, there are no substantial changes in environmental circumstances that would necessitate further review. Moreover, as required under CEQA Guidelines Section 15168(c)(3), all applicable mitigation measures from the MEMU EIR and SEIR will be incorporated into the project. Based on this analysis, the project qualifies for an exemption under CEQA, and no further environmental documentation is necessary. Therefore, a Notice of Exemption, Environmental Review No. 2024-53, will be filed for the project. FISCAL IMPACT There is no fiscal impact associated with this action. However, a Fiscal Impact and Economic Benefit Analysis was prepared by the applicant for the proposed project. The analysis indicates that the project is anticipated to result in an increase in General Fund revenues following buildout of the project, which is estimated at approximately $340,716 per year. In addition, there would be an increase in General Fund expenses estimated at approximately $231,055 per year. Accordingly, there is expected to be an annual surplus of approximately $109,662 to the General Fund following buildout of the project. Additionally, the project is anticipated to result in a one-time economic benefit to the City during the construction phase. Specifically, construction of the project would result in an increase in employment by 140.26 full-time equivalent construction-related jobs and an increase in labor income of approximately $12,250,665. Moreover, the applicant is anticipated to pay approximately $2,189,502 in development impact fees to the City. Further details related to the Fiscal Impact and Economic Benefit Analysis included in the report prepared by the applicant’s consultant Zimmerman Group is included as Exhibit 12. EXHIBITS 1. Resolution for SPR No. 2025-01 2. Resolution for VTTM No. 2025-01 3. Resolution for DBA No. 2025-01 4. Vicinity Zoning and Aerial View 5. Site Photo 6. Site Plan 7. Project Floor Plan and Elevations 8. Landscape Plan 9. Vesting Tentative Tract Map 10. Draft Density Bonus Agreement 11. Sunshine Ordinance Meeting Materials (Available Online) 12. Fiscal Impact and Economic Benefit Analysis     SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 – MLC Holdings, Inc./Meritage Homes (2020 East First Street) March 24, 2025 Page 16 4 8 7 6 13. CEQA Consistency Memo 14. Copy of Public Notice Submitted By: Pedro Gomez, AICP, Principal Planner Approved By: Ali Pezeshkpour, AICP, Acting 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 SITE PLAN REVIEW NO. 2025-01 AS CONDITIONED FOR A MULTI- FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402-191-03) 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. Louisa Feletto, with MLC Holdings, Inc./Meritage Homes, (“Applicant”) representing property owner Paul Miszkowicz with 2020 E First, LLC, (“Property Owner”) is requesting approval of Vesting Tentative Tract Map No. 2025-01 (VTTM-2025-01), Density Bonus Application No. 2025-01 (DBA-2025-01), and Site Plan Review Application No. 2025-01 (SP-2025- 01) to facilitate the construction of a multi-family residential development, including eighty townhome units and six duplexes (eighty-six total units), for the property located at 2020 East First Street (“Project”). B. California Senate Bill 330, the Housing Crisis Act of 2019 (HCA), amending the Permit Streamlining Act and the Housing Accountability Act, became effective on January 1, 2020, and established a statewide "housing emergency" until January 1, 2025. C. On January 1, 2022, the HCA was extended until January 1, 2030, with the passage of Senate Bill 8. D. The proposed development is “housing development project” being submitted as a Senate Bill No. 330 (SB 330) application. E. The Project site has a General Plan land use designation of District Center – Medium High (DC-3) and is located within the General Commercial (C2) zoning district. In addition, the Project Site is located within the Active Urban District (AU) of the Metro East Mixed-Use Overlay Zone (“MEMU”). F. Pursuant to Section 41-595.5 of the Santa Ana Municipal Code (“SAMC”) and sections 2.3 and 8.1 of the MEMU, approval of a SPR by the Planning Commission is required for any project wishing to develop per the MEMU standards.     Resolution No. 2025-XX Page 2 of 9 G. On March 24, 2025, the Planning Commission of the City of Santa Ana held a duly noticed public hearing on SPR No. 2025-01 and at that time considered all testimony, written and oral. H. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a SPR No. 2025-01, as required by Section 8.2 of the MEMU, have been established to allow the construction of the Project: 1. The proposed development plan is consistent with and will further the objectives outlined in Section 1.2 for the MEMU. The objectives of the MEMU are to create an active, mixed - use urban village where residents can live, work, shop, and play within a short walking distance of one another. It aims to facilitate well-designed mixed-use developments, achieve the harmonious integration of new projects, and encourage contemporary architectural designs that enhance the built environment. The proposed Project is consistent with these objectives, as it incorporates both residential units and flex spaces within the proposed duplexes, allowing owners the opportunity to live and work in the same space. Additiona lly, the contemporary design of the Project strengthens its connection to the public realm, enhancing pedestrian accessibility and connectivity to open spaces on-site. The mass and scale of the development are also comparable to that of neighboring properties with approved projects, ensuring a harmonious and cohesive urban environment. 2. That the proposed development plan is consistent with the development standards specified in Section 4 of the MEMU. The proposed Project conforms to the majority of development standards detailed in Section 4 of the MEMU, with the exception of publicly accessible open space, for which a concession is being requested under the Density Bonus Law. However, the Project exceeds the required amount of common open space, providing approximately 13,179 square feet where only 8,007 square feet are required. As designed, the project promotes connectivity to the public realm and may function as publicly accessible open space. 3. That the proposed development plan is designed to be compatible with the adjacent development in terms of similarity of scale, height, and site configuration and otherwise achieves the objectives of the Design Principles specified in Section 5 of the MEMU overlay district.     Resolution No. 2025-XX Page 3 of 9 The proposed development is designed to be compatible with the adjacent properties, as the applicant has thoughtfully designed the units to range from three to four stories, ensuring a compatible mass and scale with the surrounding area while maintaining a minimum building height of three stories. Along the frontage, the proposed duplexes feature a mix of materials and incorporate a stepped-back fourth floor, which is offset by a trellis to provide articulation and architectural variety. The ground-floor shopfront frontage further enhances the streetscape by creating the appearance of a vibrant commercial storefront, seamlessly integrating with the public plaza and fostering an active, pedestrian-friendly environment. Lastly, landscaping within the public plaza helps soften the building’s appearance, further blending the development with the public realm and enhancing the overall aesthetic and connectivity of the space. 4. That the land use uses, site design, and operational considerations in the proposed development plan have been planned in a manner that will result in a compatible and harmonious operation as specified in Section 7 of the MEMU overlay district. The proposed Project is consistent with the applicable operational standards outlined in Section 7, as it has been carefully designed to ensure safety, privacy, and functionality for future residents and the surrounding community. The development incorporates lighting throughout the site to enhance visibility and security in shared spaces such as walk ways, adjacent to trash enclosures, and within the private plaza as detailed in the lighting plan of Exhibit No. 7. Additionally, windows have been strategically placed to maintain privacy between units and neighboring properties, minimizing potential intrusions while maximizing natural light. Furthermore, on-site activities will be regulated and formalized as part of the conditions of approval, ensuring that community spaces are used in a way that promotes a balanced and well-maintained environment. Common entrances will also be designed to prevent d irect access to individual residential units, enhancing resident security and controlled access within the development. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines, the proposed Project is exempt from further environmental review under Section 15168 (Program EIR). This exemption applies when a previously certified Program Environmental Impact Report (Program EIR) has adequately analyzed the environmental effects of an activity, and no new significant impacts would result from the proposed Project. If the proposed Project remains within the scope of the Program EIR     Resolution No. 2025-XX Page 4 of 9 and does not require a subsequent Environmental Impact Report (EIR), no additional environmental documentation is required. A CEQA Section 15168 Consistency Memorandum was prepared by First Carbon Solutions, the Applicant’s environmental consultant. The purpose of the memorandum was to determine whether the proposed Project was exempt from further review, pursuant to the relevant 2007 MEMU Program EIR, certified in 2007, and the MEMU Subsequent EIR, certified in 2018. This memorandum was reviewed by City staff and City’s environmental consultant, Ardurra Consulting. Upon review, it was determined that the Project does not introduce new or more severe environmental effects beyond those previously identified. Additionally, there are no substantial changes in environmental circumstances that would necessitate further review. Moreover, as required under CEQA Guidelines Section 15168(c)(3), all applicable mitigation measures from the MEMU EIR and SEIR will be incorporated into the Project. Based on this analysis, the Project qualifies for an exemption under CEQA, and no further environmental documentation is necessary. Therefore, Notice of Exemption, Environmental Review No. 2024-53, will be filed for the 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 appro ve 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 bro ught 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 SPR No. 2025-01 as conditioned in “Exhibit A”, attached hereto and incorporated as though fully set forth herein, based on the findings contained in Section 1. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated March 24, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference.     Resolution No. 2025-XX Page 5 of 9 Section 5. This Resolution No. _____ for SPR No. 2025-01 shall not be effective unless and until Density Bonus Agreement Application No. 2025-01 is approved, considered concurrently with this Site Plan Review No. 2025-01, and the Density Bonus Housing Agreement associated therewith is approved, executed and recorded. ADOPTED this 24th day of March 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 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, ______________, 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 March 24, 2025. Date: ________________ ____________________________________ Nuvia Ocampo Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 6 of 9 EXHIBIT A Conditions for Approval for Site Plan Review No. 2025-01 Site Plan Review No. 2025-01 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, Applicant shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this site plan review. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the site plan review. 1. All proposed site improvements must conform to the Development Project (DP) approval of DP No. 2024-14. 2. Any proposed amendment to this site plan review, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages, must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the site plan review must be amended. 3. The Project shall comply with all applicable mitigation measures as identified by the Mitigation Monitoring and Reporting Program of the 2007 Environmental Impact Report (EIR) and 2018 Subsequent EIR (SCH No. 2006031041). 4. The Project shall comply with any and all recommendations contained with the technical studies and reports prepared for the Project. All studies and reports shall be finalized by the Applicant and approved by the City of Santa Ana prior to the issuance of any building permits. 5. Exterior building and exterior parking structure materials, finishes and colors for the Project shall comply with the approved materials board submitted for the Project and as approved by the Planning and Building Agency. Any changes to the materials, finishes and colors shall be approved by the Planning and Building Agency. All trash enclosures and similar ancillary structures shall match the texture, material and color of the primary building. 6. Walls and Fencing. a. The Applicant shall construct a minimum six-foot (6’) tall solid perimeter wall, as measured from nearest adjacent finished sidewalk, surrounding the Project site. The perimeter wall shall conform to all applicable Citywide Design Guidelines, including a split-face or painted design with regularly-spaced pilasters and     Resolution No. 2025-XX Page 7 of 9 decorative cap. The Applicant is responsible for coordination with any adjacent property owners to avoid double-walls or gaps between walls where possible. b. Climbing vines shall be planted at regularly-spaced intervals along all exposed walls and wrought-iron fencing to deter graffiti. All solid walls shall be finished with anti-graffiti coating. 7. All mechanical equipment shall be screened from view from public and courtyard areas. 8. All balconies shall be designed and constructed with adequate drainage systems to prevent water accumulation and ensure proper runoff, subject to review and approval by the Planning Division prior to issuance of building permits. 9. Applicant must submit Covenants, Conditions and Restrictions (CC&Rs) for the Project to the case planner for review and approval prior to the final map being recorded. 10. The following parking management practices shall be incorporated into the final, recorded CC&Rs and shall apply through the life of the Project: a. Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces; b. Policies for maximum time vehicles may be parked in the surface guest spaces; c. Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang-tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and d. Routine garage inspections to ensure garages are available for vehicle parking. 11. Prior to issuance of building permits, the Applicant shall submit a construction schedule and staging plan to the Planning Division for review and approval. The plan shall include construction hours, staging areas, parking and site security/screening during project construction. 12. A final detailed amenity plan must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the hardscape design, lighting concepts and outdoor furniture for amenity, plaza, or courtyard areas as well as an installation plan. The exact specifications for these items are subject to the review and approval by the Planning Division. 13. Before submitting a landscape review application, the Applicant shall meet with Planning Division staff to evaluate the proposed plant species, sizes, quantities, and placement of trees, shrubs, and groundcover to ensure they maximize onsite landscaping in compliance with established landscape standards. The final     Resolution No. 2025-XX Page 8 of 9 landscape plan shall include a diverse selection of shade-producing canopy trees from the City's approved street tree list, ensuring the maximum possible number is incorporated. 14. Prior to installation of landscaping, the Applicant shall submit photos and specifications of all trees to be installed on the Project site for review and approval by the Planning Division. Specifications shall include, at a minimum, the species, box size (24 inches minimum), brown trunk height (10-foot minimum), and name and location of the supplier. 15. The Applicant shall install enhanced lighting within the publicly accessible open space, spanning south from First Street towards the project’s common open space, between Buildings 14 and 15, as shown on the approved site plan. The enhanced lighting shall include pedestrian-scaled lighting along all walkways and where appropriate, wall-mounted lighting to be architecturally compatible and pedestrian scaled. The lighting levels shall be sufficient to create a perceived sense of security and safety, and for sidewalk and street illumination. 16. After Project occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans. 17. The publicly accessible open space areas as shown on the plans shall remain accessible to the public during daylight hours as per plans approved by the Planning and Building Agency. 18. 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, 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 management agreement, and incorporate the form of this condition within the Project’s CC&R’s. The agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The 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);     Resolution No. 2025-XX Page 9 of 9 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 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 maintenance agreement and both shall be jointly and severally liable for compliance with its terms. f. The 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 and obligations and responsibilities set forth under the agreement. g. The agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions au thorizing 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 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. h. The execution and recordation of the agreement shall be a condition precedent to the final map being recorded.     Resolution No. 2025-XX Page 1 of 10 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025-01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY-SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402-191-03) 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.Louisa Feletto, with MLC Holdings, Inc./Meritage Homes (“Applicant”), representing property owner Paul Miszkowicz with 2020 E First, LLC (“Property Owner”), is requesting approval of Vesting Tentative Tract Map No. 2025-01 (VTTM-2025-01), Density Bonus Application No. 2025-01 (DBA-2025-01), and Site Plan Review Application No. 2025-01 (SP-2025- 01)to facilitate the construction of a multi-family residential development, including eighty townhome units and six duplexes (eighty-six total units), for the property located at 2020 East First Street (“Project”). B.California Senate Bill 330, the Housing Crisis Act of 2019 (HCA), amending the Permit Streamlining Act and the Housing Accountability Act, became effective on January 1, 2020, and established a statewide "housing emergency" until January 1, 2025. C.On January 1, 2022, the HCA was extended until January 1, 2030, with the passage of Senate Bill 8. D.The proposed development is a “housing development project” being submitted as a Senate Bill No. 330 (SB 330) application. E.Pursuant to Santa Ana Municipal Code (“SAMC”) Section 34-127, the Planning Commission is authorized to review and approve tentative tract maps. F.Vesting Tentative Tract Map No. 2025-01 came before the Planning Commission of the City of Santa Ana on March 24, 2025, for a duly noticed public hearing, and at that time, the Planning Commission considered all testimony, written and oral.     Resolution No. 2025-XX Page 2 of 10 G. The Planning Commission of the City of Santa Ana determines that following findings, which must be established in order to approve Vesting Tentative Tract Map No. 2025-01, have been established as required by SAMC Section 34-127 and the California Subdivision Map Act: 1. The proposed project and its design and improvements are consistent with the District Center – Medium High (DC-3) designation of the General Plan and are otherwise consistent with all other Elements of the General Plan. The proposed Project aligns with several goals and policies of the City’s General Plan. Goal LU-1 of the Land Use Element (LU) aims to provide a land use plan that enhances quality of life while respecting the existing community. By introducing high-quality housing that includes both market-rate and affordable units, the Project would improve the quality of life for the surrounding community by activating an underutilized site and contributing to the area's vibrancy. Additionally, the proposed development would be of a comparable mass and scale to the existing multifamily buildings in the area, ensuring compatibility with surrounding land uses. This aligns with Policy LU-1.1, which seeks to foster land use compatibility to enhance livability and promote a healthy lifestyle. The Project also supports homeownership opportunities at both market-rate and affordable levels, directly aligning with Policy LU-1.2, which encourages innovative development strategies to expand homeownership opportunities across all income levels. Furthermore, the proposed development is located within a built-out urban area, qualifying it as an infill project. By incorporating a mix of affordable and market-rate housing, it aligns with Policy LU-1.5, which promotes quality infill residential development that provides a diverse range of housing types while accommodating residents of all income levels and age groups as well as Policy LU-4.7 which promote mixed-income developments with mixed housing types to create inclusive communities and economically diverse neighborhoods. Beyond land use, the Project is aligned with key housing goals outlined in the Housing Element (HE). Goal HE-2 seeks to promote a diverse range of high-quality housing options at different affordability levels to meet the needs of San ta Ana’s     Resolution No. 2025-XX Page 3 of 10 residents. By offering both market-rate and affordable housing units, the Project directly supports this goal by ensuring housing opportunities for households with varying financial means. Similarly, Policy HE-2.5 aims to facilitate the development of a variety of housing types, prices, and sizes, including single-family homes, apartments, townhomes, duplexes, mixed-use developments, transit-oriented housing, multigenerational housing, accessory dwelling units, and live- work opportunities. The Project contributes to this policy by providing a thoughtfully designed residential development that includes townhomes with ground-floor office spaces, promoting both housing diversity and economic vitality. Lastly, the proposed Project complies with Policy HE-2.7, in accordance with the Affordable Housing Opportunity and Creation Ordinance (AHOCO), which requires that new for- sale residential projects allocate at least five percent of the units to moderate-income households. By providing five units to very-low income households the project meets this requirement and ensures that a portion of its housing stock remains attainable to buyers of varying means, fostering long- term community stability and homeownership accessibility. 2. The project site is physically suitable for the type and density of the proposed project. The Project’s site is physically suitable for the proposed development in terms of both type and density. The 3.72-acre site, as designed, can accommodate 86 townhome units, equating to a density of 23 dwelling units per acre, while the underlying General Plan designation allows for up to 90 dwelling units per acre. Furthermore, the Project conforms to the majority of development standards, with the exception of publicly accessible open space, for which a concession is being requested under the Density Bonus Law. However, the Project exceeds the required amount of common open space, providing approximately 13,179 square feet where only 8,007 square feet are required which may offset the amount reduced publicly accessible open space. As designed, the Project promotes connectivity to the public realm and may function as publicly accessible open space. 3. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The design and improvements of the proposed Project will not cause substantial environmental damage or substantially and     Resolution No. 2025-XX Page 4 of 10 avoidably injure fish or wildlife or their habitat. Since the Project is located in an urbanized area, there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 4. The design or improvements of the proposed project will not cause serious public health problems. The design and improvements of the proposed Project will not result in serious health concerns or pose any detrimental effects to the general public. The proposed subdivision, consisting of a mixed-use residential townhome development, is a permitted use within the applicable zoning district and has been thoroughly evaluated as part of the MEMU EIR and Subsequent EIR to assess potential environmental and public health impacts. Furthermore, the residential units are not expected to generate activities that would be hazardous to public health or safety. The Project has been designed to comply with all applicable health, safety, and environmental regulations, ensuring a safe and well-planned living environment for future residents and the surrounding community. 5. The design or improvements of the proposed project will not conflict with easements necessary for public access through, or use of, property within the proposed project. The design and improvements of the proposed Project will not conflict with any easements necessary for public access through or use of the property. The existing and recorded easements have been thoroughly reviewed and considered as part of the Project evaluation. Additionally, the proposed right-of-way improvements will not impede access to the project site. As designed, the Project maintains clear and unobstructed drive aisles that align with existing access patterns and respect all recorded easements, ensuring seamless circulation for both residents and the public. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines, the proposed Project is exempt from further environmental revie w under Section 15168 (Program EIR). This exemption applies when a previously certified Program Environmental Impact Report (Program EIR) has adequately analyzed the environmental effects of an activity, and no new significant impacts would result from the proposed project. If the proposed Project remains within the scope of the Program EIR     Resolution No. 2025-XX Page 5 of 10 and does not require a subsequent Environmental Impact Report (EIR), no additional environmental documentation is required. A CEQA Section 15168 Consistency Memorandum was prepared by First Carbon Solutions, the Applicant’s environmental consultant. The purpose of the memorandum was to determine whether the proposed Project was exempt from further review, pursuant to the relevant 2007 MEMU Program EIR, certified in 2007, and the MEMU Subsequent EIR, certified in 2018. This memorandum was reviewed by City staff and City’s environmental consultant, Ardurra Consulting. Upon review, it was determined that the Project does not introduce new or more severe environmental effects beyond those previously identified. Additionally, there are no substantial changes in environmental circumstances that would necessitate further review. Moreover, as required under CEQA Guidelines Section 15168(c)(3), all applicable mitigation measures from the MEMU EIR and SEIR will be incorporated into the Project. Based on this analysis, the Project qualifies for an exemption under CEQA, and no further environmental documentation is necessary. Therefore, Notice of Exemption, Environmental Review No. 2024 -53, will be filed for the 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 A pplicant 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 Vesting Tentative Tract Map No. 2025-01 as conditioned in “Exhibit A”, attached hereto and incorporated as though fully set forth herein, based on the findings contained in Section 1. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated Mach 24, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference.     Resolution No. 2025-XX Page 6 of 10 Section 5. This Resolution No. _____ for VTTM-2025-01 shall not be effective unless and until Density Bonus Agreement Application No. 2025-01 is approved, considered concurrently with this Vesting Tentative Tract Map No. 2025-01, and the Density Bonus Housing Agreement associated therewith is approved, executed and recorded. ADOPTED this 24th day of March 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 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, ______________, 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 March 24, 2025. Date: ________________ ____________________________________ Nuvia Ocampo Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 7 of 10 EXHIBIT A Conditions for Approval for Vesting Tentative Tract Map No. 2025-01 Vesting Tentative Tract Map No. 2025-01 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, Applicant shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this vesting tentative tract map. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the vesting tentative tract map. 1. All proposed site improvements must conform to the Development Project (DP) approval of DP No. 2024-14. 2. Any proposed amendment to this Vesting Tentative Tract Map No. 2025-01 must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Vesting Tentative Tract Map must be amended. 3. The Project shall comply with all applicable mitigation measures as identified by the Mitigation Monitoring and Reporting Program of the 2007 Environmental Impact Report (EIR) and 2018 Subsequent EIR (SCH No. 2006031041). 4. The Project shall comply with any and all recommendations contained with the technical studies and reports prepared for the Project. All studies and reports shall be finalized by the Applicant and approved by the City of Santa Ana prior to the issuance of any building permits. 5. Walls and Fencing. a. The Applicant shall be construct a minimum six-foot (6’) tall solid perimeter wall, as measured from nearest adjacent finished sidewalk, surrounding the Project site. The perimeter wall shall conform to all applicable Citywide Design Guidelines, including a split-face or painted design with regularly-spaced pilasters and decorative cap. The applicant is responsible for coordination with any adjacent property owners to avoid double-walls or gaps between walls where possible. b. Climbing vines shall be planted at regularly-spaced intervals along all exposed walls and wrought-iron fencing to deter graffiti. All solid walls shall be finished with anti-graffiti coating.     Resolution No. 2025-XX Page 8 of 10 6. All mechanical equipment shall be screened from view from public and courtyard areas. 7. All balconies shall be designed and constructed with adequate drainage systems to prevent water accumulation and ensure proper runoff, subject to review and approval by the Planning Division prior to issuance of building permits. 8. Applicant must submit Covenants, Conditions and Restrictions (CC&Rs) for the Project to the case planner for review and approval prior to the final map being recorded. 9. The following parking management practices shall be incorporated into the final, recorded CC&Rs and shall apply through the life of the Project: a. Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces; b. Policies for maximum time vehicles may be parked in the surface guest spaces; c. Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang-tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and d. Routine garage inspections to ensure garages are available for vehicle parking. 10. The final map must be approved and recorded prior to issuance of a certificate of occupancy or final sign-offs of building permits for the townhome buildings, whichever is first. 11. The final map and all improvements required to be made or installed by the subdivider must be in accordance with the design standards and specifications of the Santa Ana Municipal Code and requirements of the State Subdivision Map Act. 12. Two copies of the recorded final map and CC&Rs shall be submitted each to the Planning Division, Fire Authority, Building Division, and Public Works Agency within 10 days of recordation. 13. Prior to issuance of building permits, the Applicant shall submit a construction schedule and staging plan to the Planning Division for review and approval. The plan shall include construction hours, staging areas, parking and site security/screening during Project construction. 14. A final detailed amenity plan must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the hardscape design, lighting concepts and outdoor furniture for amenity, plaza, or courtyard areas as well as an installation plan. The exact specifications for these items are subject to the review and approval by the Planning Division.     Resolution No. 2025-XX Page 9 of 10 15. Before submitting a landscape review application, the Applicant shall meet with Planning Division staff to evaluate the proposed plant species, sizes, quantities, and placement of trees, shrubs, and groundcover to ensure they maximize onsite landscaping in compliance with established landscape standards. The final landscape plan shall include a diverse selection of shade-producing canopy trees from the City's approved street tree list, ensuring the maximum possible number is incorporated. 16. Prior to installation of landscaping, the Applicant shall submit photos and specifications of all trees to be installed on the Project site for review and approval by the Planning Division. Specifications shall include, at a minimum, the species, box size (24 inches minimum), brown trunk height (10-foot minimum), and name and location of the supplier. 17. The Applicant shall install enhanced lighting within the publicly accessible open space, spanning south from First Street towards the project’s common open space, between Buildings 14 and 15, as shown on the approved site plan. The enhanced lighting shall include pedestrian-scaled lighting along all walkways and where appropriate, wall-mounted lighting to be architecturally compatible and pedestrian scaled. The lighting levels shall be sufficient to create a perceived sense of security and safety, and for sidewalk and street illumination. 18. After Project occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans. 19. The publicly accessible open space areas as shown on the plans shall remain accessible to the public during daylight hours as per plans approved by the Planning and Building Agency. 20. 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, 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 management agreement, and incorporate the form of this condition within the Project’s CC&R’s. The agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The 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,     Resolution No. 2025-XX Page 10 of 10 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 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 re lated 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 s hall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. f. The 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 and obligations and responsibilities set forth under the agreement. g. The 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 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. h. The execution and recordation of the agreement shall be a condition precedent to the final map being recorded.     Resolution No. 2025-XX Page 1 of 10 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025-01 TO ALLOW AN EIGHTY-SIX UNIT MULTI-FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402-191-03) 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.Louisa Feletto, with MLC Holdings, Inc./Meritage Homes (“Applicant”), representing property owner Paul Miszkowicz with 2020 E First, LLC (“Property Owner”), is requesting approval of Vesting Tentative Tract Map No. 2025-01 (VTTM-2025-01), Density Bonus Application No. 2025-01 (DBA-2025-01), and Site Plan Review Application No. 2025-01 (SP-2025- 01)to facilitate the construction of a multi-family residential development, including eighty townhome units and six duplexes (eighty-six total units), for the property located at 2020 East First Street (“Project”). B.California Senate Bill 330, the Housing Crisis Act of 2019 (HCA), amending the Permit Streamlining Act and the Housing Accountability Act, became effective on January 1, 2020, and established a statewide "housing emergency" until January 1, 2025. C.On January 1, 2022, the HCA was extended until January 1, 2030, with the passage of Senate Bill 8. D.The proposed development is being submitted as a Senate Bill No. 330 (SB 330) application. E.The Project site is located within the General Commercial (C2) zoning district and within the Metro East Mixed-Use Overlay Zone (MEMU). The MEMU was adopted in 2007 to encourage mixed-use residential and commercial development. The overlay district was later expanded in 2018. The regulating plan, which establishes land uses and development standards, allows a variety of housing projects, including multi-family and mixed-use residential communities, as well as live/work units.     Resolution No. 2025-XX Page 2 of 10 F. The proposed Project conforms to a majority of the development standards of the Active Urban (AU) district of the MEMU with the exception of publicly accessible open space. Section 4.5 of the MEMU requires thehe Project to provide 24,020 square feet of publicly accessible open space but the Project is only designed with 9,767 square feet (six percent of the site) for which they are seeking a concession pursuant to Section 65915 of the California Government Code (Density Bonuses and Other Incentives). G. The California Density Bonus law, contained at Government Code Section 65915 allows developers to seek increases in base density, concessions or incentives, and waivers or reductions in development standards for providing on-site housing units in exchange for providing affordable units on site. To help make constructing on-site affordable units feasible, the California Density Bonus law allows developers to seek incentives/concessions or waivers or reductions of development standards. H. The Applicant’s request has been evaluated by the City’s Development Review Committee (DRC) through Development Project No. 2024-14. Through this review, the DRC has considered the subject site, proposed development, and the Applicant’s request for a concession pursuant to the State’s Density Bonus Law. I. On March 24, 2025, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and at that time considered all testimony, written and oral. J. Section 41-1607 of the Santa Ana Municipal Code (SAMC) requires that deviations (incentives/concessions and/or waivers or reductions) be approved by the Planning Commission. K. The Planning Commission determined that the following findings, which must be established in order to grant a deviation pursuant to SAMC Section 41-1607 have been established for Density Bonus Agreement No. 2025-01 to allow construction of the proposed Project: 1. That the proposed development will materially assist in accomplishing the goal of providing affordable housing opportunities in economically balanced communities throughout the city. The proposed development will consist of eighty-six townhomes, with five units designated for very low-income households. This Project will not only expand the City’s ownership housing stock but also address the needs of diverse and underserved populations, helping to create a more inclusive and accessible housing market. By integrating affordable housing within a larger market-rate development, the Project contributes to an economically balanced     Resolution No. 2025-XX Page 3 of 10 community, ensuring that individuals and families across different income levels and demographics have access to quality housing. Additionally, its strategic location within an area rich in employment opportunities, commercial developments, and existing market-rate housing further enhances its role in fostering a well-rounded, sustainable, and thriving urban environment. 2. That the development will not be inconsistent with the purpose of the underlying zone or applicable designation in the general plan land use element. The proposed Project will not be inconsistent with the AU zoning designation and the respective General Plan designation, as the vision for the underlying General Plan designation of District Center Medium High (DC-3) is to establish distinctly urban retail, residential mixed-use, and employment centers that are well connected to public transportation. This includes townhome projects with ground- floor spaces intended for office use, as proposed in this Project. Additionally, DC-3 allows for a density of 90 dwelling units per acre and a floor area ratio (FAR) of 3.0. The proposed Project density/intensity meets these standards, ensuring consistency with the General Plan. Regarding the site, the Project can accommodate the proposed improvements. With the exception of the publicly accessible open space, for which the Applicant has requested a concession, the Project conforms to the development standards of the zone. 3. That the deviation is necessary to make it economically feasible for the Applicant to utilize a density bonus authorized for the development pursuant to section 41-1603. The Project is consistent with the applicable land use designation, as it proposes a permissible building type and frontage within the allowable density. It also incorporates both common open space, in the form of a courtyard, and private open spaces, such as balconies and decks. Furthermore, the building complies with the required setbacks and separation standards. While the site lacks the entirety of the required publicly accessible open space, the Applicant has designed the Project to include a public courtyard along the right -of- way, which connects to the rest of the site via a paseo leading to the common open space area. However, the site cannot accommodate the additional nine percent open space required by the AU district without rendering the Project     Resolution No. 2025-XX Page 4 of 10 financially infeasible, as this would likely result in fewer units, reduced unit sizes along First Street, or a narrower drive aisle. This, in turn, would create a ripple effect, ultimately reducing the size of Buildings 10, 11, and 12. The units have been designed to strike a balance between common areas and bedroom space, and any further reduction in unit size may compromise livability for future owners. Additionally, if the Project becomes financially unviable for the Applicant, it could result in the loss of the five affordable townhouse units. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines, the proposed Project is exempt from further environmental review under Section 15168 (Program EIR). This exemption applie s when a previously certified Program Environmental Impact Report (Program EIR) has adequately analyzed the environmental effects of an activity, and no new significant impacts would result from the proposed project. If the proposed Project remains within the scope of the Program EIR and does not require a subsequent Environmental Impact Report (EIR), no additional environmental documentation is required. A CEQA Section 15168 Consistency Memorandum was prepared by First Carbon Solutions, the applicant’s environmental consultant. The purpose of the memorandum was to determine whether the proposed project was exempt from further review, pursuant to the relevant 2007 MEMU Program EIR, certified in 2007, and the MEMU Subsequent EIR, certified in 2018. This memorandum was reviewed by City staff and City’s environmental consultant, Ardurra Consulting. Upon review, it was determined that the Project does not introduce new or more severe environmental effects beyond those previously identified. Additionally, there a re no substantial changes in environmental circumstances that would necessitate further review. Moreover, as required under CEQA Guidelines Section 15168(c)(3), all applicable mitigation measures from the MEMU EIR and SEIR will be incorporated into the project. Based on this analysis, the project qualifies for an exemption under CEQA, and no further environmental documentation is necessary. Therefore, Notice of Exemption, Environmental Review No. 2024 -53, will be filed for the 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,     Resolution No. 2025-XX Page 5 of 10 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 shal l 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 that certain concession(deviation), as described in this Resolution and in the City’s Staff Report and as memorialized in Density Bonus Agreement No. 2025-01 in Exhibit A attached hereto and incorporated as though fully set forth herein, based on the findings contained in Section 1. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated March 24, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 24th day of March 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 10 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 March 24, 2025. Date: ________________ ____________________________________ Nuvia Ocampo Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 7 of 10 EXHIBIT A Conditions for Approval for Density Bonus Agreement Application No. 2025-01 The concession (deviation) as memorialized in the Density Bonus Agreement prepared in conjunction with Density Bonus Agreement Application No. 2025-01 are approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, it shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by the Density Bonus Agreement. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. 1. All proposed site improvements must conform to the Development Project (DP) approval of DP No. 2024-14 and the plans presented to the Planning Commission on the date of public hearing and project approval. 2. Any proposed amendment to the DP No. 2024-14, including modifications to approved materials, finishes, architecture, site plan, landscaping, unit count, mix, and square footages must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Development Project Review must be amended. 3. The project shall comply with all applicable mitigation measures as identified by the Mitigation Monitoring and Reporting Program of the 2007 Environmental Impact Report (EIR) and 2018 Subsequent EIR (SCH No. 2006031041). 4. The Project shall comply with any and all recommendations contained with the technical studies and reports prepared for the Project. All studies and reports shall be finalized by the Applicant and approved by the City of Santa Ana prior to the issuance of any building permits. 5. Exterior building and exterior parking structure materials, finishes and colors for the Project shall comply with the approved materials board submitted for the Project and as approved by the Planning and Building Agency. Any changes to the materials, finishes and colors shall be approved by the Planning and Building Agency. All trash enclosures and similar ancillary structures shall match the texture, material and color of the primary building. 6. Walls and Fencing. a. The Applicant shall construct a minimum six-foot (6’) tall solid perimeter wall, as measured from nearest adjacent finished sidewalk, surrounding the Project site. The perimeter wall shall conform to all applicable Citywide     Resolution No. 2025-XX Page 8 of 10 Design Guidelines, including a split-face or painted design with regularly- spaced pilasters and decorative cap. The Applicant is responsible for coordination with any adjacent property owners to avoid double-walls or gaps between walls where possible. b. Climbing vines shall be planted at regularly-spaced intervals along all exposed walls and wrought-iron fencing to deter graffiti. All solid walls shall be finished with anti-graffiti coating. 7. All mechanical equipment shall be screened from view from public and courtyard areas. 8. All balconies shall be designed and constructed with adequate drainage systems to prevent water accumulation and ensure proper runoff, subject to review and approval by the Planning Division prior to issuance of building permits. 9. The following parking management practices shall be incorporated into the final, recorded CC&Rs and shall apply through the life of the Project: a. Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces; b. Policies for maximum time vehicles may be parked in the surface guest spaces; c. Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang-tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and d. Routine garage inspections to ensure garages are available for vehicle parking. 10. Prior to issuance of building permits, the Applicant shall submit a construction schedule and staging plan to the Planning Division for review and approval. The plan shall include construction hours, staging areas, parking and site security/screening during project construction. 11. A final detailed amenity plan must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the hardscape design, lighting concepts and outdoor furniture for amenity, plaza, or courtyard areas as well as an installation plan. The exact specifications for these items are subject to the review and approval by the Planning Division. 12. Before submitting a landscape review application, the Applicant shall meet with Planning Division staff to evaluate the proposed plant species, sizes, quantities, and placement of trees, shrubs, and groundcover to ensure they maximize onsite landscaping in compliance with established landscape standards. The final     Resolution No. 2025-XX Page 9 of 10 landscape plan shall include a diverse selection of shade-producing canopy trees from the City's approved street tree list, ensuring the maximum possible number is incorporated. 13. Prior to installation of landscaping, the Applicant shall submit photos and specifications of all trees to be installed on the Project site for review and approval by the Planning Division. Specifications shall include, at a minimum, the species, box size (24 inches minimum), brown trunk height (10-foot minimum), and name and location of the supplier. 14. The Applicant shall install enhanced lighting within the publicly accessible open space, spanning south from First Street towards the project’s common open space, between Buildings 14 and 15, as shown on the approved site plan. The enhanced lighting shall include pedestrian-scaled lighting along all walkways and where appropriate, wall-mounted lighting to be architecturally compatible and pedestrian scaled. The lighting levels shall be sufficient to create a perceived sense of security and safety, and for sidewalk and street illumination. 15. After Project occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans. 16. The publicly accessible open space areas as shown on the plans shall remain accessible to the public during daylight hours as per plans approved by the Planning and Building Agency. 17. 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, 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 management agreement, and incorporate the form of this condition within the Project’s CC&R’s. The agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The 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,     Resolution No. 2025-XX Page 10 of 10 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 de signs, 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 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 maintenance agreement and both shall be jointly and severally liable for compliance with its terms. f. The 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 and obligat ions and responsibilities set forth under the agreement. g. The 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 m ay 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 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. h. The execution and recordation of the agreement shall be a condition precedent to the final map being recorded.         SPR No. 2025-01, VTTM No. 2025-01, and DBA No. 2025-01 for MLC Holdings, Inc./Meritage Homes 2020 East First Street Exhibit No. 5 – Site Photo Facing the SR-22 Freeway     UNIT 25L1.1R UNIT 25L1.120'-0"x20'-0" CLEARPORCH ENTRY BATH 11'-5"17'-4"xWORK SPACE 20'-1"24'-5"xGARAGE 5'-6"13'-8"x COATS20'-0"x20'-0" CLEARPORCH ENTRY BATH 11'-5"17'-4"xWORK SPACE 20'-1"24'-5"xGARAGE 5'-6"13'-8"x COATS46'-0"50'-2" UNIT 25L1.1R UNIT 25L1.1 KITCHEN OPEN TOBELOW 7'-2"16'-10"xDINING 17'-4"17'-4"xGREAT RM. 4'-6"17'-4"xDECK LINEN STORAGE PWDR.KITCHEN OPEN TOBELOW 7'-2"16'-10"xDINING 17'-4"17'-4"xGREAT RM. 4'-6"17'-4"xDECK LINEN STORAGE PWDR. 79 SQ. FT.79 SQ. FT.46'-0"50'-2"JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE SECOND FLOOR PLAN FIRST FLOOR PLAN 2,488 S.F.3 BDRM., 2 BATH, 2 PWDR 2,488 S.F.3 BDRM., 2 BATH, 2 PWDR 01/13/2025 SP-1 #23022SANTA ANA - CALIFORNIA CONCEPTUAL SITE PLAN EXISTING APARTMENT BUILDING E FIRST STREETPRIVATE DRIVE PRIVATE DRIVE PRIVATE DRIVEBLDG 1 BLDG 2 BLDG 3 BLDG 4 BLDG 5 BLDG 6 BLDG 7 BLDG 8 BLDG 9 BLDG 10 BLDG 11 BLDG 12 BLDG 13 BLDG 14 BLDG 15 01.20.25 SANTA ANA, CA L-1 2020 FIRST STREET - Collaborative CONCEPTUAL SITE PLAN Not To Scale Project Summary Gross Area: 3.72 Acres (161,956 SF) Net Area: 3.68 Acres (160,130 SF) No. of Units: 86 Homes2 • (80) 3-Story Townhomes • (12) Plan 2532: 1215 SF, 2 bed., 2.5 bath • (34) Plan 1633: 1496 SF, 3 bed, 3 bath • (34) Plan 1638: 1781 SF, 4 bed, 4 bath • (6) 4-Story Urban Duplex Homes • (6) Plan 25L1: 2444 SF residence, 3 bed., 2.5 bath, flex space + 0.5 bath Net Density: 23.37 du/ac Proposed Setbacks: • Front: 20’ to building minimum (First Street) • Side: 9’ to building minimum • Rear: 24’ to building minimum • Building to Building: 10’ minimum separation Parking Required: 172 Spaces total • 2 spaces per unit required for mixed-use developments per 4.8.3.c of the Metro East Mixed- Use Overlay Zone document Parking Provided: 194 Spaces total (2.25 sp/du) • Resident: Private 2-car garage per unit • Guest Spaces: 22 spaces Open Space Required: 39,766 SF • Publicly Accessible: 24,020 SF (15% of net lot area) • Private/Common: 7,740 SF (90 SF per unit) • Mixed Use Non-Res: 8,006 SF (5% of net lot area) Open Space Provided: 40,240 SF3 • Publicly Accessible: 9,767 SF (10’ min. dim.)9 • Common Open Space: 17,169 SF (10’ min. dim) • Private Open Space: 13,304 SF4 (5’ min. dim.) Notes: 1. Property Address: 2020 East 1st Street, Santa Ana, CA 92705 2. Assessor’s Parcel Numbers: 402-191-03 3. Application Number: 2024-14 (MASTER ID NO. 2024-18869) ER NO. 2024-53 VESTING TENTATIVE TRACT MAP 19337 4. Type VB construction with NFPA 13D automatic sprinkler system. 5. Existing General Plan: District Center - Medium High (DC-3) 6. Existing Zoning: General Commercial - Metro East Mixed Use (MEMU) Overlay Zone (C2-OZ1) 7. Proposed General Plan: District Center - Medium High (DC-3) 8. Proposed Zoning: General Commercial - Metro East Mixed Use (MEMU) Overlay Zone (C2-OZ1) 9. Project to comply with MEMU MMRP program. 10. 5% Very Low, 5 total units, Concession used to reduce public open space requirement 11. SB330: Vested 5.30.2024 12. CEQA: 15183 Exemption Typical Three-Story Townhome Building • 3 floor plans • Side-by-side and tandem garages to maximize density and provide variety • Private open space in the form of a porch/patio and/or deck per unit Front Public Plaza & Urban Duplex Units • Publicly accessible common open space area (dashed line) • Community connections to adjacent apartments • Urban Duplex units with 4-story massing provide shop-front frontage to create an urban street wall Project Entry • Project entry provide second point of right-in, right-out access • Bus stop and shelter to be relocated and improved to enhance plaza space Shared Project Entry • Project entry shares driveway with adjacent apartment project • Respects existing utility easements • Extends plaza and connection to adjacent uses Existing Emergency Vehicle Access (EVA) from adjacent apartment project Typical Trash Enclosure and Transformer Private Courtyards and Paseos • Courtyards provide opportunities for public and private interaction • Amenity opportunities for features such as seating areas, shade structures, bbqs, dog bag stations, etc. • Pedestrian connections draw users from the public realm into and through the site Existing apartment building fire egress access maintained Backflow devices screened by planter Typical ADA path of travel     UNIT 25L1.1R UNIT 25L1.120'-0"x20'-0" CLEARPORCH ENTRY BATH 11'-5"17'-4"xWORK SPACE 20'-1"24'-5"xGARAGE 5'-6"13'-8"x COATS20'-0"x20'-0" CLEARPORCH ENTRY BATH 11'-5"17'-4"xWORK SPACE 20'-1"24'-5"xGARAGE 5'-6"13'-8"x COATS46'-0"50'-2" UNIT 25L1.1R UNIT 25L1.1 KITCHEN OPEN TOBELOW 7'-2"16'-10"xDINING 17'-4"17'-4"xGREAT RM. 4'-6"17'-4"xDECK LINEN STORAGE PWDR.KITCHEN OPEN TOBELOW 7'-2"16'-10"xDINING 17'-4"17'-4"xGREAT RM. 4'-6"17'-4"xDECK LINEN STORAGE PWDR. 79 SQ. FT.79 SQ. FT.46'-0"50'-2"JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE SECOND FLOOR PLAN FIRST FLOOR PLAN 2,488 S.F.3 BDRM., 2 BATH, 2 PWDR 2,488 S.F.3 BDRM., 2 BATH, 2 PWDR 01/13/2025 SP-1 #23022SANTA ANA - CALIFORNIA DIMENSIONED SITE PLAN Notes: 1. Property Address: 2020 East 1st Street, Santa Ana, CA 92705 2. Assessor’s Parcel Numbers: 402-191-03 3. Application Number: 2024-14 (MASTER ID NO. 2024-18869) ER NO. 2024-53 VESTING TENTATIVE TRACT MAP 19337 4. Type VB construction with NFPA 13D automatic sprinkler system. 5. Existing General Plan: District Center - Medium High (DC-3) 6. Existing Zoning: General Commercial - Metro East Mixed Use (MEMU) Overlay Zone (C2-OZ1) 7. Proposed General Plan: District Center - Medium High (DC-3) 8. Proposed Zoning: General Commercial - Metro East Mixed Use (MEMU) Overlay Zone (C2-OZ1) 9. Project to comply with MEMU MMRP program. 10. 5% Very Low, 5 total units, Concession used to reduce public open space requirement 11. SB330: Vested 5.30.2024 12. CEQA: 15183 Exemption Project Summary Gross Area: 3.72 Acres (161,956 SF) Net Area: 3.68 Acres (160,130 SF) No. of Units: 86 Homes2 • (80) 3-Story Townhomes • (6) 4-Story Urban Duplex Homes Net Density: 23.37 du/ac Parking Required: 172 Spaces total • 2 spaces per unit required for mixed-use developments per 4.8.3.c of the Metro East Mixed-Use Overlay Zone document Parking Provided: 194 Spaces total (2.25 sp/du) • Resident: Private 2-car garage per unit • Guest Spaces: 22 spaces Open Space Required: 39,766 SF • Publicly Accessible: 24,020 SF (15% of lot area) • Private/Common: 7,740 SF (90 SF per unit) • Mixed Use Non-Res: 8,006 SF (5% of lot area) Open Space Provided: 40,240 SF3 • Publicly Accessible: 9,767 SF (10’ min. dim.) • Common Open Space: 17,169 SF (10’ min. dim) • Private Open Space: 13,304 SF4 (5’ min. dim.) 0 1" = 30' 15 30 60 14.7' 10.0' 10.8' 14.7' 10.0' 24.6' 4.7' 24.0' 19.5' 16.0' 24.0' 7.0' 9.3' 8.0' 20.1' 8.0' 18.0' 7.0' 3.0' 24.0' 22.0' 4.0'6.0' 22.0' 4.0' 4.0' 30.0' 5.6' 6.0' 24.0' 18.0' 8.5' 11.4' 9.5' 24.0' 14.5' 22.0' 4.0'4.5' 5.6'5.6' 24.0' 18.0'20.0'22.8'20.0' 20.3' 20.9' 8.0' 7.6'5.6' 22.0' 6.0'4.0' 3.0' 22.0' 15.0' 15.0' 51.4' 135.6' 21.0' 25.0' 0 1" = 30' 15 30 60 14.7' 10.0' 10.8' 14.7' 10.0' 24.6' 4.7' 24.0' 19.5' 16.0' 24.0' 7.0' 9.3' 8.0' 20.1' 8.0' 18.0' 7.0' 3.0' 24.0' 22.0' 4.0'6.0' 22.0' 4.0' 4.0' 30.0' 5.6' 6.0' 24.0' 18.0' 8.5' 11.4' 9.5' 24.0' 14.5' 22.0' 4.0'4.5' 5.6'5.6' 24.0' 18.0'20.0'22.8'20.0' 20.3' 20.9' 8.0' 7.6'5.6' 22.0' 6.0'4.0' 3.0' 22.0' 15.0' 15.0' 51.4' 135.6' 21.0' 25.0'     UNIT 25L1.1R UNIT 25L1.120'-0"x20'-0" CLEAR20'-1"24'-5"xGARAGE20'-0"x20'-0" CLEAR20'-1"24'-5"xGARAGE PORCH ENTRY 12'-7"16'-8"xFLEX 3'-4"11'-4"x PWDR PORCH ENTRY 12'-7"16'-8"xFLEX 3'-4"11'-4"x PWDR 46'-0"50'-2" UNIT 25L1.1R UNIT 25L1.1 KITCHEN 7'-2"16'-10"xDINING LINEN PWDR.KITCHEN 7'-2"16'-10"xDINING LINEN PWDR. OPEN TO BELOW 16'-4"16'-8"xGREAT RM. 5'-7"16'-8"xDECK OPEN TO BELOW 16'-4"16'-8"xGREAT RM. 5'-7"16'-8"xDECK STORAGESTORAGE46'-0"50'-2"JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE SECOND FLOOR PLAN FIRST FLOOR PLAN 0 2 4 8 2,444 S.F.3 BDRM., 2 BATH, 2 PWDR 2,444 S.F.3 BDRM., 2 BATH, 2 PWDR 01/22/2025 URBAN DUPLEXA-1 #23022SANTA ANA - CALIFORNIA     UNIT 25L1.1R UNIT 25L1.1 12'-4"15'-2"xPRIM. BEDRM. BATH 2HALL PRIM. BATH W.I.C.17'-2" L.F. 11'-5"12'-10"xBEDRM. 311'-5"11'-4"xBEDRM. 2 LINEN LINEN 12'-4"15'-2"xPRIM. BEDRM. BATH 2 HALL PRIM. BATH W.I.C.17'-2" L.F. 11'-5"12'-10"xBEDRM. 3 11'-5"11'-4"xBEDRM. 2 LINEN LINEN UNIT 25L1.1R UNIT 25L1.1 OPEN TO BELOW 10'-9"9'-4"x 13'-10"23'-9"xROOF DECK OPEN TO BELOW 10'-9"9'-4"x 13'-10"23'-9"xROOF DECK JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 FOURTH FLOOR PLAN THIRD FLOOR PLAN 01/22/2025 URBAN DUPLEXA-2 #23022SANTA ANA - CALIFORNIA     UNIT 25L1.1R UNIT 25L1.1 JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 URBAN DUPLEXA-3 #23022SANTA ANA - CALIFORNIA     01/22/2025 URBAN DUPLEXA-4 #23022SANTA ANA - CALIFORNIA     01/22/2025 URBAN DUPLEXA-5 #23022SANTA ANA - CALIFORNIA     01/22/2025 URBAN DUPLEXA-6 #23022SANTA ANA - CALIFORNIA     01/22/2025 URBAN DUPLEXA-7 #23022SANTA ANA - CALIFORNIA PPRROOJJEECCTT 23022 CCRREEAATTEEDD 4/18/2023 STUCCO 1580 SSTTUUCCCCOO::OMEGA STUCCO PAINT MATCH***SW7012 CREAMY PPAAIINNTT::SHERWIN WILLIAMS LAP SIDING / CORNER BOARDS / SIDING WINDOW TRIM / GARAGE DOORS SW9106 EL CARAMELO BBRRIICCKK::ELDORADO STOREFRONT / RAILING / METAL AWNING / TRELLIS SW7069 IRON ORE GGRROOUUTT::ORCO or EQUAL WINDOW TRIM SW7019 GAUNTLET GRAY GGUUTTTTEERRSS::RGS FRONT DOORS SW7069 IRON ORE BRICK:TUNDRA BRICK LATIGO WINDOW FRAME BLACK GROUT:MAC MISTY COVE GUTTERS:BRONZE ** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES **SOLO PARA FINES DE PHOTOSHOP Y REPRESENTACIONES, NO USAR EN EL CAMPO TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES, ETC.SERAN PINTADOS PARA IIGGUUAALLAARR A LA SUPERFICIE DE JUNTO ALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MMAATTCCHH ADJACENT SURFACE. ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS. 2020 E. 1ST STREET URBAN DUPLEX SANTA ANA, CA EEXXTTEERRIIOORR CCOOLLOORR SSCCHHEEMMEE 2020 E. FIRST STREET SANTA ANA, CA JUN. 10, 2024 #23022 URBAN DUPLEX LIVE/WORK SCHEME #1 STUCCO BODYSTOREFRONT/ RAILINGS/METAL AWNING / TRELLISLAP SIDING / CORNER BOARDS / SIDING WINDOW TRIM / GARAGE DOORSWINDOW TRIMFRONT DOORBRICK DIGITAL COLOR BOARDWRITTEN COLOR SCHEME     PORCH ENTRY PORCH COATS PORCH ENTRY 20'-0"x20'-0" CLEAR10'-0"x40'-0" CLEARELEC. CLOSET - UNDERGROUNDINSTALLATION TO PLANS REQUIREDELEC. CLOSET - UNDERGROUNDINSTALLATION TO PLANS REQUIREDUNIT 1633.2R UNIT 1638.2UNIT 1638X.2R UNIT 1633.1 UNIT 1633.1 UNIT 1638X.2 BATH 4 20'-2"20'-2"xGARAGE 40'-4"11'-5"xGARAGE 3'-0"8'-8"xSTORAGE 10'-4"4'-6"xSTORAGE 11'-2"5'-2"xSTORAGE ENTRY PORCH COATS PORCH ENTRY10'-0"x40'-0" CLEARBATH 4 20'-2"20'-2"xGARAGE 40'-4"11'-5"xGARAGE 3'-0"8'-8"xSTORAGE 10'-4"4'-6"xSTORAGE 11'-2"5'-2"xSTORAGE ENTRY PORCH COATS 10'-0"x40'-0" CLEAR40'-4"11'-5"xGARAGE 10'-4"4'-6"xSTORAGE 11'-2"5'-2"xSTORAGE PORCH ENTRY20'-0"x20'-0" CLEARBATH 4 20'-2"20'-2"xGARAGE 3'-0"8'-8"xSTORAGE 11'-2"9'-11"xBEDRM. 4 11'-2"10'-1"xBEDRM. 4 11'-2"9'-11"xBEDRM. 420'-0"x20'-0" CLEAR99'-10"53'-6"JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 1,496 S.F.3 BDRM., 3 BATH 1,496 S.F.3 BDRM., 3 BATH 1,496 S.F.3 BDRM., 3 BATH1,781 S.F.4 BDRM., 4 BATH 1,781 S.F.4 BDRM., 4 BATH 1,781 S.F.4 BDRM., 4 BATH 01/22/2025 TOWNHOMESA-8 #23022SANTA ANA - CALIFORNIA     UNIT 1633.2R UNIT 1638.2UNIT 1638X.2R UNIT 1633.1 UNIT 1633.1 UNIT 1638X.2 10'-10"15'-11"xGREAT RM. 6'-3"15'-11"xDECK 7'-2"12'-4"xDINING KITCHEN BATH 3 10'-0"9'-10"xBEDRM. 3 10'-2"10'-2"xOFFICE 10'-10"15'-11"xGREAT RM. 6'-3"15'-11"xDECK 7'-2"12'-4"xDINING KITCHEN BATH 3 10'-0"10'-0"xBEDRM. 3 10'-2"10'-2"xOFFICE 10'-10"15'-11"xGREAT RM. 6'-3"15'-11"xDECK 7'-2"12'-4"xDINING KITCHEN BATH 3 10'-0"10'-0"xBEDRM. 3 10'-2"10'-2"xOFFICE 7'-6"12'-5"xDINING 6'-0"15'-11"xDECK KITCHEN 10'-3"11'-5"xBEDRM. 3 BATH 3 9'-11"15'-11"xGREAT RM. 96 SQ. FT. WORK/ STUDY 7'-6"12'-5"xDINING 6'-0"15'-11"xDECK KITCHEN 10'-3"11'-5"xBEDRM. 3 BATH 3 9'-11"15'-11"xGREAT RM. 96 SQ. FT. WORK/ STUDY 7'-6"12'-5"xDINING 6'-0"15'-11"xDECK KITCHEN BATH 3 9'-11"15'-11"xGREAT RM. 112 SQ. FT. WORK/ STUDY 10'-3"11'-5"xBEDRM. 3 97 SQ. FT.97 SQ. FT.97 SQ. FT.JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 TOWNHOMESA-9 #23022SANTA ANA - CALIFORNIA     UNIT 1633.2R UNIT 1638.2UNIT 1638X.2R UNIT 1633.1 UNIT 1633.1 UNIT 1638X.2 LAU. BATH 2 HALL W.I.C.15'-0" L.F. PRIM. BATH 10'-10"12'-0"xBEDRM. 2 11'-8"15'-11"xPRIM. BEDRM. WORK/ STUDY LAU. BATH 2 HALL W.I.C.15'-0" L.F. PRIM. BATH 10'-10"11'-11"xBEDRM. 2 11'-8"15'-11"xPRIM. BEDRM. WORK/ STUDY LAU. BATH 2 HALL W.I.C.15'-0" L.F. PRIM. BATH 10'-10"11'-11"xBEDRM. 2 11'-8"15'-11"xPRIM. BEDRM. WORK/ STUDY 10'-2"11'-5"xBEDRM. 2 BATH 2 PRIM. BATH HALL 14'-4"12'-4"xPRIM. BEDRM. LAU. 10'-10" L.F. W.I.C. WORK/ STUDY 10'-2"11'-5"xBEDRM. 2 BATH 2 PRIM. BATH HALL 14'-4"12'-4"xPRIM. BEDRM. LAU. 10'-10" L.F. W.I.C. WORK/ STUDY 10'-2"11'-5"xBEDRM. 2 BATH 2 PRIM. BATH HALL 14'-4"12'-4"xPRIM. BEDRM. LAU. 10'-10" L.F. W.I.C. WORK/ STUDY JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 TOWNHOMESA-10 #23022SANTA ANA - CALIFORNIA     UNIT 1633.2R UNIT 1638.2UNIT 1638X.2R UNIT 1633.1 UNIT 1633.1 UNIT 1638X.2 JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 TOWNHOMESA-11 #23022SANTA ANA - CALIFORNIA     01/22/2025 TOWNHOMESA-12 #23022SANTA ANA - CALIFORNIA     01/22/2025 TOWNHOMESA-13 #23022SANTA ANA - CALIFORNIA     01/22/2025 TOWNHOMESA-14 #23022SANTA ANA - CALIFORNIA     UNIT 1633.1UNIT 2532.1R UNIT 1633.1 UNIT 1638X.2UNIT 1638.2UNIT 2532X.1RENTRY PORCH COATS PORCH ENTRY20'-0 "x20 ' -0 " CLEAR10'-0"x40'-0" CLEARBATH 4 20'-2"20'-2"xGARAGE 40'-4"11'-5"xGARAGE 3'-0"8'-8"xSTORAGE 10'-4"4'-6"xSTORAGE 11'-2"5'-2"xSTORAGE ENTRY PORCH COATS PORCH ENTRY20'-0 "x20 ' -0 " CLEAR10'-0"x40'-0" CLEARBATH 4 20'-2"20'-2"xGARAGE 3'-0"8'-8"xSTORAGE 10'-4"4'-6"xSTORAGE 11'-2"10'-1"xBEDRM. 4 11'-2"9'-11"xBEDRM. 420'-0 "x20 ' -0 " CLEAR 20'-2"20'-8"xGARAGE ENTRYPORCH 11'-10"3'-8"xSTORAGE 20'-0 "x20 ' -0 " CLEAR 20'-5"20'-2"xGARAGE ENTRY PORCH4'-4"11'-10"xSTORAGE 40'-4"11'-5"xGARAGE 91'-4"53'-6"JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 1,496 S.F.3 BDRM., 3 BATH 1,496 S.F.3 BDRM., 3 BATH 1,781 S.F.4 BDRM., 4 BATH1,781 S.F.4 BDRM., 4 BATH1,215 S.F.2 BDRM., 2.5 BATH1,215 S.F.2 BDRM., 2.5 BATH01/22/2025 TOWNHOMESA-15 #23022SANTA ANA - CALIFORNIA     UNIT 1633.1UNIT 2532.1R UNIT 1633.1 UNIT 1638X.2UNIT 1638.2UNIT 2532X.1R10'-10"15'-11"xGREAT RM. 6'-3"15'-11"xDECK 7'-2"12'-4"xDINING KITCHEN BATH 3 10'-2"10'-2"xOFFICE 10'-10"15'-11"xGREAT RM. 6'-3"15'-11"xDECK 7'-2"12'-4"xDINING KITCHEN BATH 3 10'-2"10'-2"xOFFICE 7'-6"12'-5"xDINING 6'-0"15'-11"xDECK KITCHEN BATH 3 9'-11"15'-11"xGREAT RM. 96 SQ. FT. WORK/ STUDY 7'-6"12'-5"xDINING 6'-0"15'-11"xDECK KITCHEN BATH 3 9'-11"15'-11"xGREAT RM. 96 SQ. FT. WORK/ STUDY 6'-2"11'-10"xDECK PWDR. KITCHEN 9'-6"12'-4"xDINING 13'-8"12'-8"xGREAT RM. COATS 73 SQ. FT. 11'-10"6'-2"xDECK PWDR. KITCHEN 12'-4"9'-5"xDINING 12'-8"12'-0"xGREAT RM. COATS 73 SQ. FT. 10'-3"11'-5"xBEDRM. 3 10'-0"10'-0"xBEDRM. 3 10'-3"11'-5"xBEDRM. 3 10'-0"9'-10"xBEDRM. 3 97 SQ. FT.97 SQ. FT.JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 TOWNHOMESA-16 #23022SANTA ANA - CALIFORNIA     UNIT 1633.1UNIT 2532.1R UNIT 1633.1 UNIT 1638X.2UNIT 1638.2UNIT 2532X.1RLAU. BATH 2 HALL W.I.C.15'-0" L.F. PRIM. BATH 10'-10"12'-0"xBEDRM. 2 11'-8"15'-11"xPRIM. BEDRM. WORK/ STUDY LAU. BATH 2 HALL W.I.C.15'-0" L.F. PRIM. BATH 10'-10"11'-11"xBEDRM. 2 11'-8"15'-11"xPRIM. BEDRM. WORK/ STUDY 10'-2"11'-5"xBEDRM. 2 BATH 2 PRIM. BATH HALL 14'-4"12'-4"xPRIM. BEDRM. LAU. 10'-10" L.F. W.I.C. WORK/ STUDY 10'-2"11'-5"xBEDRM. 2 BATH 2 PRIM. BATH HALL 14'-4"12'-4"xPRIM. BEDRM. LAU. 10'-10" L.F. W.I.C. WORK/ STUDY 12'-2"11'-9"xPRIM. BEDRM. 10'-3"10'-0"xBEDRM. 2 HALL BATH 2 PRIM. BATH W.I.C. 12'-0" L.F.LINEN11'-10"6'-2"xDECK 11'-9"12'-2"xPRIM. BEDRM. 10'-0"10'-3"xBEDRM. 2 HALLBATH 2 PRIM. BATH W.I.C. 12'-0" L.F. LINEN JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 TOWNHOMESA-17 #23022SANTA ANA - CALIFORNIA     UNIT 1633.1UNIT 2532.1R UNIT 1633.1 UNIT 1638X.2UNIT 1638.2UNIT 2532X.1RJOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 TOWNHOMESA-18 #23022SANTA ANA - CALIFORNIA     01/22/2025 TOWNHOMESA-19 #23022SANTA ANA - CALIFORNIA     01/22/2025 TOWNHOMESA-20 #23022SANTA ANA - CALIFORNIA     01/22/2025 TOWNHOMESA-21 #23022SANTA ANA - CALIFORNIA     UNIT 1633.1UNIT 1638.2UNIT 1633.1UNIT 1638.2UNIT 1633.1UNIT 1633.2RUNIT 1638X.2R UNIT 1638X.2 PORCH ENTRY PORCH COATS PORCH ENTRY20'-0 "x20 ' -0 " CLEAR10'-0"x40'-0" CLEARBATH 4 20'-2"20'-2"xGARAGE 40'-4"11'-5"xGARAGE 3'-0"8'-8"xSTORAGE 10'-4"4'-6"xSTORAGE 11'-2"5'-2"xSTORAGE ENTRY PORCH COATS PORCH ENTRY20'-0 "x20 ' -0 " CLEAR10'-0"x40'-0" CLEARBATH 4 20'-2"20'-2"xGARAGE 40'-4"11'-5"xGARAGE 3'-0"8'-8"xSTORAGE 10'-4"4'-6"xSTORAGE 11'-2"5'-2"xSTORAGE ENTRY PORCH COATS 10'-0"x40'-0" CLEAR40'-4"11'-5"xGARAGE 10'-4"4'-6"xSTORAGE 11'-2"5'-2"xSTORAGE PORCH ENTRY20'-0"x20'-0" CLEARBATH 4 20'-2"20'-2"xGARAGE 3'-0"8'-8"xSTORAGE 11'-2"9'-11"xBEDRM. 4 ENTRY PORCH COATS PORCH ENTRY20'-0 "x20 ' -0 " CLEAR10'-0"x40'-0" CLEARBATH 4 20'-2"20'-2"xGARAGE 3'-0"8'-8"xSTORAGE 10'-4"4'-6"xSTORAGE 11'-2"10'-1"xBEDRM. 4 11'-2"10'-1"xBEDRM. 4 11'-2"9'-11"xBEDRM. 4 40'-4"11'-5"xGARAGE 133'-2"54'-6"JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 1,496 S.F.3 BDRM., 3 BATH 0 2 4 8 1,496 S.F.3 BDRM., 3 BATH 1,496 S.F.3 BDRM., 3 BATH 1,496 S.F.3 BDRM., 3 BATH 1,781 S.F.4 BDRM., 4 BATH1,781 S.F.4 BDRM., 4 BATH1,781 S.F.4 BDRM., 4 BATH1,781 S.F.4 BDRM., 4 BATH 01/22/2025 TOWNHOMESA-22 #23022SANTA ANA - CALIFORNIA     UNIT 1633.1UNIT 1638.2UNIT 1633.1UNIT 1638.2UNIT 1633.1UNIT 1633.2RUNIT 1638X.2R UNIT 1638X.2 10'-10"15'-11"xGREAT RM. 6'-3"15'-11"xDECK 7'-2"12'-4"xDINING KITCHEN BATH 3 10'-0"9'-10"xBEDRM. 3 10'-2"10'-2"xOFFICE 10'-10"15'-11"xGREAT RM. 6'-3"15'-11"xDECK 7'-2"12'-4"xDINING KITCHEN BATH 3 10'-0"10'-0"xBEDRM. 3 10'-2"10'-2"xOFFICE 10'-10"15'-11"xGREAT RM. 6'-3"15'-11"xDECK 7'-2"12'-4"xDINING KITCHEN BATH 3 10'-0"10'-0"xBEDRM. 3 10'-2"10'-2"xOFFICE 10'-10"15'-11"xGREAT RM. 6'-3"15'-11"xDECK 7'-2"12'-4"xDINING KITCHEN BATH 3 10'-0"9'-10"xBEDRM. 3 10'-2"10'-2"xOFFICE 10'-0"9'-10"xBEDRM. 3 7'-6"12'-5"xDINING 6'-0"15'-11"xDECK KITCHEN 10'-3"11'-5"xBEDRM. 3 BATH 3 9'-11"15'-11"xGREAT RM. 112 SQ. FT. WORK/ STUDY 7'-6"12'-5"xDINING 6'-0"15'-11"xDECK KITCHEN 10'-3"11'-5"xBEDRM. 3 BATH 3 9'-11"15'-11"xGREAT RM. 112 SQ. FT. WORK/ STUDY 7'-6"12'-5"xDINING 6'-0"15'-11"xDECK KITCHEN 10'-3"11'-5"xBEDRM. 3 BATH 3 9'-11"15'-11"xGREAT RM. 112 SQ. FT. WORK/ STUDY 7'-6"12'-5"xDINING 6'-0"15'-11"xDECK KITCHEN BATH 3 9'-11"15'-11"xGREAT RM. 112 SQ. FT. WORK/ STUDY 10'-3"11'-5"xBEDRM. 3 97 SQ. FT.97 SQ. FT.97 SQ. FT.97 SQ. FT.JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 TOWNHOMESA-23 #23022SANTA ANA - CALIFORNIA     UNIT 1633.1UNIT 1638.2UNIT 1633.1UNIT 1638.2UNIT 1633.1UNIT 1633.2RUNIT 1638X.2R UNIT 1638X.2 LAU. BATH 2 HALL W.I.C.15'-0" L.F. PRIM. BATH 10'-10"11'-11"xBEDRM. 2 11'-8"15'-11"xPRIM. BEDRM. WORK/ STUDY LAU. BATH 2 HALL W.I.C.15'-0" L.F. PRIM. BATH 10'-10"12'-0"xBEDRM. 2 11'-8"15'-11"xPRIM. BEDRM. WORK/ STUDY LAU. BATH 2 HALL W.I.C.15'-0" L.F. PRIM. BATH 10'-10"12'-0"xBEDRM. 2 11'-8"15'-11"xPRIM. BEDRM. WORK/ STUDY LAU. BATH 2 HALL W.I.C.15'-0" L.F. PRIM. BATH 10'-10"12'-0"xBEDRM. 2 11'-8"15'-11"xPRIM. BEDRM. WORK/ STUDY 10'-2"11'-5"xBEDRM. 2 BATH 2 PRIM. BATH HALL 14'-4"12'-4"xPRIM. BEDRM. LAU. 10'-10" L.F. W.I.C. WORK/ STUDY 10'-2"11'-5"xBEDRM. 2 BATH 2 PRIM. BATH HALL 14'-4"12'-4"xPRIM. BEDRM. LAU. 10'-10" L.F. W.I.C. WORK/ STUDY 10'-2"11'-5"xBEDRM. 2 BATH 2 PRIM. BATH HALL 14'-4"12'-4"xPRIM. BEDRM. LAU. 10'-10" L.F. W.I.C. WORK/ STUDY 10'-2"11'-5"xBEDRM. 2 BATH 2 PRIM. BATH HALL 14'-4"12'-4"xPRIM. BEDRM. LAU. 10'-10" L.F. W.I.C. WORK/ STUDY JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 TOWNHOMESA-24 #23022SANTA ANA - CALIFORNIA     UNIT 1633.1UNIT 1638.2UNIT 1633.1UNIT 1638.2UNIT 1633.1UNIT 1633.2RUNIT 1638X.2R UNIT 1638X.2 JOB #: 23022Kevin L. Crook Inc klcarch.comArchitect PLANNING + ARCHITECTURE 0 2 4 8 01/22/2025 TOWNHOMESA-25 #23022SANTA ANA - CALIFORNIA     01/22/2025 TOWNHOMESA-26 #23022SANTA ANA - CALIFORNIA     01/22/2025 TOWNHOMESA-27 #23022SANTA ANA - CALIFORNIA     01/22/2025 TOWNHOMESA-28 #23022SANTA ANA - CALIFORNIA