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HomeMy WebLinkAboutPacket 4.28.25Planning Commission Regular Meeting Agenda April 28, 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/82793281071 Join from your mobile phone via Zoom App. Meeting ID: 82793281071 Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  82793281071 *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 Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from April 14, 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 April 18, 2025, and notices were mailed on said date. 1.APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. (CONTINUED FROM APRIL 14, 2025) Project Applicant:Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project: Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03­RCY, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04) Recommended Action:  Staff is requesting that the Planning Commission continue the matter to May 12, 2025. 2.CONDITIONAL USE PERMIT NO. 2025­10 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT INDUSTRIAL (M1) ZONING DISTRICT.  Project Applicant:    Andres Cuenca with Stake Sports, LLC dba Footlab (Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­10 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41­472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41­650, the applicant is requesting modifications to regulations set forth in Section 41­482 of the SAMC. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In­Fill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 2024­98 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­10 AS CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 410­021­02) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­10 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­11 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­11 to allow the construction of a new eating establishment, Dutch Bros, with drive­through window services. Pursuant to Santa Ana Municipal Code Section 41­365.5, eating establishments with drive­through window service require Planning Commission 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 Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2024­36 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­11 AS CONDITIONED TO ALLOW DRIVE­THROUGH SERVICES FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396­302­031 and 396­312­15) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­11 for drive­ through window service, as conditioned. 4.CONDITIONAL USE PERMIT NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT NO. 84 (SD­84) ZONING DISTRICT. Project Applicant:Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner). Proposed Project:Applicant is requesting approval of the Conditional Use Permit No. 2025­07 to allow the sale of beer for on­premises and off­premises consumption through a Type­23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption, ER No. 2025­24, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­07 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES AND OFF­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398­324­10) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­07 for the sale of beer for on­premises and off­premises consumption as conditioned. 5.VESTING TENTATIVE TRACT MAP NO. 2025­02 AND DENSITY BONUS AGREEMENT NO. 2025­02 FOR THE  PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT.  Project Applicant:    Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) and Density Bonus Agreement No. 2025­02 to allow the construction of a 36 unit, three­story residential townhouse development. The development will include four units affordable to moderate­ income households earning 80­120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed­Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013­061027). Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024­80, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­02 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­02 TO ALLOW A THIRTY­SIX UNIT SINGLE­FAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) as conditioned; and 2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025­ 02 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 28, 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/82793281071Join from your mobile phone via Zoom App. Meeting ID: 82793281071Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  82793281071*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 Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from April 14, 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 April 18, 2025, and notices were mailed on said date. 1.APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. (CONTINUED FROM APRIL 14, 2025) Project Applicant:Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project: Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03­RCY, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04) Recommended Action:  Staff is requesting that the Planning Commission continue the matter to May 12, 2025. 2.CONDITIONAL USE PERMIT NO. 2025­10 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT INDUSTRIAL (M1) ZONING DISTRICT.  Project Applicant:    Andres Cuenca with Stake Sports, LLC dba Footlab (Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­10 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41­472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41­650, the applicant is requesting modifications to regulations set forth in Section 41­482 of the SAMC. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In­Fill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 2024­98 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­10 AS CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 410­021­02) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­10 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­11 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­11 to allow the construction of a new eating establishment, Dutch Bros, with drive­through window services. Pursuant to Santa Ana Municipal Code Section 41­365.5, eating establishments with drive­through window service require Planning Commission 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 Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2024­36 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­11 AS CONDITIONED TO ALLOW DRIVE­THROUGH SERVICES FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396­302­031 and 396­312­15) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­11 for drive­ through window service, as conditioned. 4.CONDITIONAL USE PERMIT NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT NO. 84 (SD­84) ZONING DISTRICT. Project Applicant:Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner). Proposed Project:Applicant is requesting approval of the Conditional Use Permit No. 2025­07 to allow the sale of beer for on­premises and off­premises consumption through a Type­23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption, ER No. 2025­24, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­07 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES AND OFF­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398­324­10) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­07 for the sale of beer for on­premises and off­premises consumption as conditioned. 5.VESTING TENTATIVE TRACT MAP NO. 2025­02 AND DENSITY BONUS AGREEMENT NO. 2025­02 FOR THE  PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT.  Project Applicant:    Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) and Density Bonus Agreement No. 2025­02 to allow the construction of a 36 unit, three­story residential townhouse development. The development will include four units affordable to moderate­ income households earning 80­120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed­Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013­061027). Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024­80, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­02 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­02 TO ALLOW A THIRTY­SIX UNIT SINGLE­FAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) as conditioned; and 2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025­ 02 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 28, 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/82793281071Join from your mobile phone via Zoom App. Meeting ID: 82793281071Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  82793281071*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 Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from April 14, 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 April 18, 2025, and notices were mailed on said date. 1.APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. (CONTINUED FROM APRIL 14, 2025) Project Applicant:Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project: Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03­RCY, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04) Recommended Action:  Staff is requesting that the Planning Commission continue the matter to May 12, 2025. 2.CONDITIONAL USE PERMIT NO. 2025­10 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT INDUSTRIAL (M1) ZONING DISTRICT.  Project Applicant:    Andres Cuenca with Stake Sports, LLC dba Footlab (Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­10 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41­472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41­650, the applicant is requesting modifications to regulations set forth in Section 41­482 of the SAMC. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In­Fill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 2024­98 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­10 AS CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 410­021­02) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­10 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­11 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­11 to allow the construction of a new eating establishment, Dutch Bros, with drive­through window services. Pursuant to Santa Ana Municipal Code Section 41­365.5, eating establishments with drive­through window service require Planning Commission 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 Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2024­36 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­11 AS CONDITIONED TO ALLOW DRIVE­THROUGH SERVICES FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396­302­031 and 396­312­15) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­11 for drive­ through window service, as conditioned. 4.CONDITIONAL USE PERMIT NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT NO. 84 (SD­84) ZONING DISTRICT. Project Applicant:Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner). Proposed Project:Applicant is requesting approval of the Conditional Use Permit No. 2025­07 to allow the sale of beer for on­premises and off­premises consumption through a Type­23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption, ER No. 2025­24, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­07 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES AND OFF­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398­324­10) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­07 for the sale of beer for on­premises and off­premises consumption as conditioned. 5.VESTING TENTATIVE TRACT MAP NO. 2025­02 AND DENSITY BONUS AGREEMENT NO. 2025­02 FOR THE  PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT.  Project Applicant:    Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) and Density Bonus Agreement No. 2025­02 to allow the construction of a 36 unit, three­story residential townhouse development. The development will include four units affordable to moderate­ income households earning 80­120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed­Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013­061027). Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024­80, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­02 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­02 TO ALLOW A THIRTY­SIX UNIT SINGLE­FAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) as conditioned; and 2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025­ 02 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 28, 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/82793281071Join from your mobile phone via Zoom App. Meeting ID: 82793281071Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  82793281071*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 PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCECONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 14, 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 final determination. Legal notice was published in the OC Reporter on April 18, 2025, and notices were mailed on said date. 1.APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. (CONTINUED FROM APRIL 14, 2025) Project Applicant:Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project: Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03­RCY, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04) Recommended Action:  Staff is requesting that the Planning Commission continue the matter to May 12, 2025. 2.CONDITIONAL USE PERMIT NO. 2025­10 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT INDUSTRIAL (M1) ZONING DISTRICT.  Project Applicant:    Andres Cuenca with Stake Sports, LLC dba Footlab (Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­10 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41­472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41­650, the applicant is requesting modifications to regulations set forth in Section 41­482 of the SAMC. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In­Fill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 2024­98 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­10 AS CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 410­021­02) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­10 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­11 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­11 to allow the construction of a new eating establishment, Dutch Bros, with drive­through window services. Pursuant to Santa Ana Municipal Code Section 41­365.5, eating establishments with drive­through window service require Planning Commission 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 Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2024­36 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­11 AS CONDITIONED TO ALLOW DRIVE­THROUGH SERVICES FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396­302­031 and 396­312­15) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­11 for drive­ through window service, as conditioned. 4.CONDITIONAL USE PERMIT NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT NO. 84 (SD­84) ZONING DISTRICT. Project Applicant:Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner). Proposed Project:Applicant is requesting approval of the Conditional Use Permit No. 2025­07 to allow the sale of beer for on­premises and off­premises consumption through a Type­23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption, ER No. 2025­24, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­07 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES AND OFF­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398­324­10) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­07 for the sale of beer for on­premises and off­premises consumption as conditioned. 5.VESTING TENTATIVE TRACT MAP NO. 2025­02 AND DENSITY BONUS AGREEMENT NO. 2025­02 FOR THE  PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT.  Project Applicant:    Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) and Density Bonus Agreement No. 2025­02 to allow the construction of a 36 unit, three­story residential townhouse development. The development will include four units affordable to moderate­ income households earning 80­120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed­Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013­061027). Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024­80, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­02 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­02 TO ALLOW A THIRTY­SIX UNIT SINGLE­FAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) as conditioned; and 2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025­ 02 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 28, 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/82793281071Join from your mobile phone via Zoom App. Meeting ID: 82793281071Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  82793281071*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 PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCECONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 14, 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 April 18, 2025, andnotices were mailed on said date.1.APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003­03 FORTHE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATEDWITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.(CONTINUED FROM APRIL 14, 2025)Project Applicant:Bertilio Henriquez (Applicant) on behalf of Santa Ana StaterShops, LLC. (Property Owner)Proposed Project: Appeal Application No. 2025­01 appealing the decisionmade by the Executive Director of Planning and Building Agency (PBA Director) torevoke Land Use Certificate (LUC) No. 2003­03­RCY, issued by the Planning andBuilding Agency. This certificate was granted for a small recycling facility calledMoney for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke aland use certificate to the Planning Commission. Also pursuant to SAMC Section41­677, the PBA Director’s decision is vacated and the Planning Commissionshall hear the appeal and act upon the LUC application.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15321(a) (Class 21 – Enforcement Actions by RegulatoryAgencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION DENYING APPEALAPPLICATION NO. 2025­01, THEREBY REVOKING LAND USE CERTIFICATENO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTIONFACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W.EDINGER AVENUE (APN: 408­041­04)Recommended Action: Staff is requesting that the Planning Commission continue the matter to May 12,2025.2.CONDITIONAL USE PERMIT NO. 2025­10 FOR THE PROPERTY LOCATEDAT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHTINDUSTRIAL (M1) ZONING DISTRICT. Project Applicant:    Andres Cuenca with Stake Sports, LLC dba Footlab(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner)Proposed Project:   Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­10 to allow an indoor soccer sports facility and to allow ancillaryoutdoor business activities. The applicant is making the request pursuant toSection 41­472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41­650, the applicant is requesting modifications to regulations set forth in Section 41­482 of the SAMC. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In­Fill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 2024­98 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­10 AS CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 410­021­02) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­10 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­11 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­11 to allow the construction of a new eating establishment, Dutch Bros, with drive­through window services. Pursuant to Santa Ana Municipal Code Section 41­365.5, eating establishments with drive­through window service require Planning Commission 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 Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2024­36 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­11 AS CONDITIONED TO ALLOW DRIVE­THROUGH SERVICES FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396­302­031 and 396­312­15) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­11 for drive­ through window service, as conditioned. 4.CONDITIONAL USE PERMIT NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT NO. 84 (SD­84) ZONING DISTRICT. Project Applicant:Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner). Proposed Project:Applicant is requesting approval of the Conditional Use Permit No. 2025­07 to allow the sale of beer for on­premises and off­premises consumption through a Type­23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption, ER No. 2025­24, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­07 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES AND OFF­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398­324­10) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­07 for the sale of beer for on­premises and off­premises consumption as conditioned. 5.VESTING TENTATIVE TRACT MAP NO. 2025­02 AND DENSITY BONUS AGREEMENT NO. 2025­02 FOR THE  PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT.  Project Applicant:    Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) and Density Bonus Agreement No. 2025­02 to allow the construction of a 36 unit, three­story residential townhouse development. The development will include four units affordable to moderate­ income households earning 80­120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed­Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013­061027). Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024­80, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­02 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­02 TO ALLOW A THIRTY­SIX UNIT SINGLE­FAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) as conditioned; and 2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025­ 02 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 28, 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/82793281071Join from your mobile phone via Zoom App. Meeting ID: 82793281071Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  82793281071*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 PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCECONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 14, 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 April 18, 2025, andnotices were mailed on said date.1.APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003­03 FORTHE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATEDWITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.(CONTINUED FROM APRIL 14, 2025)Project Applicant:Bertilio Henriquez (Applicant) on behalf of Santa Ana StaterShops, LLC. (Property Owner)Proposed Project: Appeal Application No. 2025­01 appealing the decisionmade by the Executive Director of Planning and Building Agency (PBA Director) torevoke Land Use Certificate (LUC) No. 2003­03­RCY, issued by the Planning andBuilding Agency. This certificate was granted for a small recycling facility calledMoney for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke aland use certificate to the Planning Commission. Also pursuant to SAMC Section41­677, the PBA Director’s decision is vacated and the Planning Commissionshall hear the appeal and act upon the LUC application.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15321(a) (Class 21 – Enforcement Actions by RegulatoryAgencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION DENYING APPEALAPPLICATION NO. 2025­01, THEREBY REVOKING LAND USE CERTIFICATENO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTIONFACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W.EDINGER AVENUE (APN: 408­041­04)Recommended Action: Staff is requesting that the Planning Commission continue the matter to May 12,2025.2.CONDITIONAL USE PERMIT NO. 2025­10 FOR THE PROPERTY LOCATEDAT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHTINDUSTRIAL (M1) ZONING DISTRICT. Project Applicant:    Andres Cuenca with Stake Sports, LLC dba Footlab(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner)Proposed Project:   Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­10 to allow an indoor soccer sports facility and to allow ancillaryoutdoor business activities. The applicant is making the request pursuant toSection 41­472.5 of the Santa Ana Municipal Code (SAMC), which requiresPlanning Commission review and approval of a CUP for an indoor sports facility. Inaddition, pursuant to SAMC Section 41­650, the applicant is requestingmodifications to regulations set forth in Section 41­482 of the SAMC.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 32, Section 15332 (In­Fill Development Projects) of the CEQAGuidelines. Categorical Exemption ER No. 2024­98 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­10 ASCONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOWANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE(APN: 410­021­02)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2025­10 to allow anindoor sports facility and ancillary outdoor business activities, as conditioned.3.CONDITIONAL USE PERMIT NO. 2025­11 FOR THE PROPERTY LOCATEDAT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITYCOMMERCIAL (C1) ZONING DISTRICT.Project Applicant:John Caglia representing Dutch Bros, Inc. (Applicant) onbehalf of Hall John C Trust (Property Owner)Proposed Project:Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­11 to allow the construction of a new eating establishment, DutchBros, with drive­through window services. Pursuant to Santa Ana Municipal CodeSection 41­365.5, eating establishments with drive­through window service requirePlanning Commission 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 Class 3, Section 15303 (New Construction or Conversion of SmallStructures) of the CEQA Guidelines. Categorical Exemption ER No. 2024­36 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­11 ASCONDITIONED TO ALLOW DRIVE­THROUGH SERVICES FOR THEPROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396­302­031and 396­312­15)Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­11 for drive­through window service, as conditioned. 4.CONDITIONAL USE PERMIT NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT NO. 84 (SD­84) ZONING DISTRICT. Project Applicant:Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner). Proposed Project:Applicant is requesting approval of the Conditional Use Permit No. 2025­07 to allow the sale of beer for on­premises and off­premises consumption through a Type­23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption, ER No. 2025­24, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­07 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES AND OFF­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398­324­10) Recommended Action:  Adopt a resolution approving Conditional Use Permit No. 2025­07 for the sale of beer for on­premises and off­premises consumption as conditioned. 5.VESTING TENTATIVE TRACT MAP NO. 2025­02 AND DENSITY BONUS AGREEMENT NO. 2025­02 FOR THE  PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT.  Project Applicant:    Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) and Density Bonus Agreement No. 2025­02 to allow the construction of a 36 unit, three­story residential townhouse development. The development will include four units affordable to moderate­ income households earning 80­120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through 41­1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed­Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013­061027). Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024­80, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­02 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­02 TO ALLOW A THIRTY­SIX UNIT SINGLE­FAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) as conditioned; and 2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025­ 02 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 28, 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/82793281071Join from your mobile phone via Zoom App. Meeting ID: 82793281071Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  82793281071*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 PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCECONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 14, 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 April 18, 2025, andnotices were mailed on said date.1.APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003­03 FORTHE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATEDWITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.(CONTINUED FROM APRIL 14, 2025)Project Applicant:Bertilio Henriquez (Applicant) on behalf of Santa Ana StaterShops, LLC. (Property Owner)Proposed Project: Appeal Application No. 2025­01 appealing the decisionmade by the Executive Director of Planning and Building Agency (PBA Director) torevoke Land Use Certificate (LUC) No. 2003­03­RCY, issued by the Planning andBuilding Agency. This certificate was granted for a small recycling facility calledMoney for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke aland use certificate to the Planning Commission. Also pursuant to SAMC Section41­677, the PBA Director’s decision is vacated and the Planning Commissionshall hear the appeal and act upon the LUC application.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15321(a) (Class 21 – Enforcement Actions by RegulatoryAgencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION DENYING APPEALAPPLICATION NO. 2025­01, THEREBY REVOKING LAND USE CERTIFICATENO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTIONFACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W.EDINGER AVENUE (APN: 408­041­04)Recommended Action: Staff is requesting that the Planning Commission continue the matter to May 12,2025.2.CONDITIONAL USE PERMIT NO. 2025­10 FOR THE PROPERTY LOCATEDAT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHTINDUSTRIAL (M1) ZONING DISTRICT. Project Applicant:    Andres Cuenca with Stake Sports, LLC dba Footlab(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner)Proposed Project:   Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­10 to allow an indoor soccer sports facility and to allow ancillaryoutdoor business activities. The applicant is making the request pursuant toSection 41­472.5 of the Santa Ana Municipal Code (SAMC), which requiresPlanning Commission review and approval of a CUP for an indoor sports facility. Inaddition, pursuant to SAMC Section 41­650, the applicant is requestingmodifications to regulations set forth in Section 41­482 of the SAMC.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 32, Section 15332 (In­Fill Development Projects) of the CEQAGuidelines. Categorical Exemption ER No. 2024­98 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­10 ASCONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOWANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE(APN: 410­021­02)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2025­10 to allow anindoor sports facility and ancillary outdoor business activities, as conditioned.3.CONDITIONAL USE PERMIT NO. 2025­11 FOR THE PROPERTY LOCATEDAT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITYCOMMERCIAL (C1) ZONING DISTRICT.Project Applicant:John Caglia representing Dutch Bros, Inc. (Applicant) onbehalf of Hall John C Trust (Property Owner)Proposed Project:Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­11 to allow the construction of a new eating establishment, DutchBros, with drive­through window services. Pursuant to Santa Ana Municipal CodeSection 41­365.5, eating establishments with drive­through window service requirePlanning Commission 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 Class 3, Section 15303 (New Construction or Conversion of SmallStructures) of the CEQA Guidelines. Categorical Exemption ER No. 2024­36 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­11 ASCONDITIONED TO ALLOW DRIVE­THROUGH SERVICES FOR THEPROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396­302­031and 396­312­15)Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­11 for drive­through window service, as conditioned.4.CONDITIONAL USE PERMIT NO. 2025­07 FOR THE PROPERTY LOCATEDAT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWNDISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFICDEVELOPMENT NO. 84 (SD­84) ZONING DISTRICT.Project Applicant:Geoff Brand with Santa Ana River Brewing Company(Applicant), on behalf of The Chase Family Trust (Property Owner).Proposed Project:Applicant is requesting approval of the Conditional UsePermit No. 2025­07 to allow the sale of beer for on­premises and off­premisesconsumption through a Type­23 (Small Beer Manufacture) license from theDepartment of Alcoholic Beverage Control at a proposed brewpub.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the Project is exempt from further reviewpursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.Categorical Exemption, ER No. 2025­24, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­07 ASCONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES ANDOFF­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR ABREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398­324­10)Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­07 for the sale ofbeer for on­premises and off­premises consumption as conditioned.5.VESTING TENTATIVE TRACT MAP NO. 2025­02 AND DENSITY BONUSAGREEMENT NO. 2025­02 FOR THE  PROPERTY LOCATED AT 125 AND205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBORMIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT. Project Applicant:    Kim Prijatel with City Ventures Homebuilding, LLC.(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (PropertyOwner)Proposed Project:   Applicant is requesting approval of Vesting Tentative TractMap No. 2025­02 (County Map No. 19329) and Density Bonus Agreement No.2025­02 to allow the construction of a 36 unit, three­story residential townhousedevelopment. The development will include four units affordable to moderate­income households earning 80­120 percent of the area median income. Theproject will utilize waivers and a concession from development standards throughthe 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), the project is within the scope of the 2014 Harbor Boulevard Mixed­Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013­061027). Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024­80, will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­02 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY­SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­02 TO ALLOW A THIRTY­SIX UNIT SINGLE­FAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14) Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­02 (County Map No. 19329) as conditioned; and 2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025­ 02 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 28, 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/82793281071Join from your mobile phone via Zoom App. Meeting ID: 82793281071Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  82793281071*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 PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCECONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 14, 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 April 18, 2025, andnotices were mailed on said date.1.APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003­03 FORTHE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATEDWITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.(CONTINUED FROM APRIL 14, 2025)Project Applicant:Bertilio Henriquez (Applicant) on behalf of Santa Ana StaterShops, LLC. (Property Owner)Proposed Project: Appeal Application No. 2025­01 appealing the decisionmade by the Executive Director of Planning and Building Agency (PBA Director) torevoke Land Use Certificate (LUC) No. 2003­03­RCY, issued by the Planning andBuilding Agency. This certificate was granted for a small recycling facility calledMoney for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke aland use certificate to the Planning Commission. Also pursuant to SAMC Section41­677, the PBA Director’s decision is vacated and the Planning Commissionshall hear the appeal and act upon the LUC application.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15321(a) (Class 21 – Enforcement Actions by RegulatoryAgencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION DENYING APPEALAPPLICATION NO. 2025­01, THEREBY REVOKING LAND USE CERTIFICATENO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTIONFACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W.EDINGER AVENUE (APN: 408­041­04)Recommended Action: Staff is requesting that the Planning Commission continue the matter to May 12,2025.2.CONDITIONAL USE PERMIT NO. 2025­10 FOR THE PROPERTY LOCATEDAT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHTINDUSTRIAL (M1) ZONING DISTRICT. Project Applicant:    Andres Cuenca with Stake Sports, LLC dba Footlab(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner)Proposed Project:   Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­10 to allow an indoor soccer sports facility and to allow ancillaryoutdoor business activities. The applicant is making the request pursuant toSection 41­472.5 of the Santa Ana Municipal Code (SAMC), which requiresPlanning Commission review and approval of a CUP for an indoor sports facility. Inaddition, pursuant to SAMC Section 41­650, the applicant is requestingmodifications to regulations set forth in Section 41­482 of the SAMC.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 32, Section 15332 (In­Fill Development Projects) of the CEQAGuidelines. Categorical Exemption ER No. 2024­98 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­10 ASCONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOWANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE(APN: 410­021­02)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2025­10 to allow anindoor sports facility and ancillary outdoor business activities, as conditioned.3.CONDITIONAL USE PERMIT NO. 2025­11 FOR THE PROPERTY LOCATEDAT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITYCOMMERCIAL (C1) ZONING DISTRICT.Project Applicant:John Caglia representing Dutch Bros, Inc. (Applicant) onbehalf of Hall John C Trust (Property Owner)Proposed Project:Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­11 to allow the construction of a new eating establishment, DutchBros, with drive­through window services. Pursuant to Santa Ana Municipal CodeSection 41­365.5, eating establishments with drive­through window service requirePlanning Commission 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 Class 3, Section 15303 (New Construction or Conversion of SmallStructures) of the CEQA Guidelines. Categorical Exemption ER No. 2024­36 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­11 ASCONDITIONED TO ALLOW DRIVE­THROUGH SERVICES FOR THEPROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396­302­031and 396­312­15)Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­11 for drive­through window service, as conditioned.4.CONDITIONAL USE PERMIT NO. 2025­07 FOR THE PROPERTY LOCATEDAT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWNDISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFICDEVELOPMENT NO. 84 (SD­84) ZONING DISTRICT.Project Applicant:Geoff Brand with Santa Ana River Brewing Company(Applicant), on behalf of The Chase Family Trust (Property Owner).Proposed Project:Applicant is requesting approval of the Conditional UsePermit No. 2025­07 to allow the sale of beer for on­premises and off­premisesconsumption through a Type­23 (Small Beer Manufacture) license from theDepartment of Alcoholic Beverage Control at a proposed brewpub.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the Project is exempt from further reviewpursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.Categorical Exemption, ER No. 2025­24, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­07 ASCONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES ANDOFF­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR ABREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398­324­10)Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­07 for the sale ofbeer for on­premises and off­premises consumption as conditioned.5.VESTING TENTATIVE TRACT MAP NO. 2025­02 AND DENSITY BONUSAGREEMENT NO. 2025­02 FOR THE  PROPERTY LOCATED AT 125 AND205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBORMIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT. Project Applicant:    Kim Prijatel with City Ventures Homebuilding, LLC.(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (PropertyOwner)Proposed Project:   Applicant is requesting approval of Vesting Tentative TractMap No. 2025­02 (County Map No. 19329) and Density Bonus Agreement No.2025­02 to allow the construction of a 36 unit, three­story residential townhousedevelopment. The development will include four units affordable to moderate­income households earning 80­120 percent of the area median income. Theproject will utilize waivers and a concession from development standards throughthe density bonus agreement pursuant to California Government Code sections65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through41­1607.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed­UseTransit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013­061027).Furthermore, in accordance with CEQA, the recommended action is exempt fromfurther review pursuant to Section 15195 (Residential Infill Exemption), as thisproject meets all the thresholds criteria set forth in Section 15192 (ThresholdRequirements for Exemptions). Based on this analysis, a Notice of Exemption,Environmental Review No. 2024­80, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­02 (COUNTYMAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY­SIX UNITSUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTYLOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15AND 144­311­14)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OFDEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAWTO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­02 TOALLOW A THIRTY­SIX UNIT SINGLE­FAMILY ATTACHED TOWNHOMEDEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTHHARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14)Recommended Actions:1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­02 (CountyMap No. 19329) as conditioned; and2. Adopt a resolution approving a concession and waivers or reductions indevelopment standards as memorialized in Density Bonus Agreement No. 2025­02 as conditioned.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaApril 28, 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/82793281071Join from your mobile phone via Zoom App. Meeting ID: 82793281071Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  82793281071*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 PhamManuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCECONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 14, 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 April 18, 2025, andnotices were mailed on said date.1.APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003­03 FORTHE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATEDWITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.(CONTINUED FROM APRIL 14, 2025)Project Applicant:Bertilio Henriquez (Applicant) on behalf of Santa Ana StaterShops, LLC. (Property Owner)Proposed Project: Appeal Application No. 2025­01 appealing the decisionmade by the Executive Director of Planning and Building Agency (PBA Director) torevoke Land Use Certificate (LUC) No. 2003­03­RCY, issued by the Planning andBuilding Agency. This certificate was granted for a small recycling facility calledMoney for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke aland use certificate to the Planning Commission. Also pursuant to SAMC Section41­677, the PBA Director’s decision is vacated and the Planning Commissionshall hear the appeal and act upon the LUC application.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15321(a) (Class 21 – Enforcement Actions by RegulatoryAgencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION DENYING APPEALAPPLICATION NO. 2025­01, THEREBY REVOKING LAND USE CERTIFICATENO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTIONFACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W.EDINGER AVENUE (APN: 408­041­04)Recommended Action: Staff is requesting that the Planning Commission continue the matter to May 12,2025.2.CONDITIONAL USE PERMIT NO. 2025­10 FOR THE PROPERTY LOCATEDAT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHTINDUSTRIAL (M1) ZONING DISTRICT. Project Applicant:    Andres Cuenca with Stake Sports, LLC dba Footlab(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner)Proposed Project:   Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­10 to allow an indoor soccer sports facility and to allow ancillaryoutdoor business activities. The applicant is making the request pursuant toSection 41­472.5 of the Santa Ana Municipal Code (SAMC), which requiresPlanning Commission review and approval of a CUP for an indoor sports facility. Inaddition, pursuant to SAMC Section 41­650, the applicant is requestingmodifications to regulations set forth in Section 41­482 of the SAMC.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 32, Section 15332 (In­Fill Development Projects) of the CEQAGuidelines. Categorical Exemption ER No. 2024­98 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­10 ASCONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOWANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE(APN: 410­021­02)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2025­10 to allow anindoor sports facility and ancillary outdoor business activities, as conditioned.3.CONDITIONAL USE PERMIT NO. 2025­11 FOR THE PROPERTY LOCATEDAT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITYCOMMERCIAL (C1) ZONING DISTRICT.Project Applicant:John Caglia representing Dutch Bros, Inc. (Applicant) onbehalf of Hall John C Trust (Property Owner)Proposed Project:Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­11 to allow the construction of a new eating establishment, DutchBros, with drive­through window services. Pursuant to Santa Ana Municipal CodeSection 41­365.5, eating establishments with drive­through window service requirePlanning Commission 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 Class 3, Section 15303 (New Construction or Conversion of SmallStructures) of the CEQA Guidelines. Categorical Exemption ER No. 2024­36 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­11 ASCONDITIONED TO ALLOW DRIVE­THROUGH SERVICES FOR THEPROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396­302­031and 396­312­15)Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­11 for drive­through window service, as conditioned.4.CONDITIONAL USE PERMIT NO. 2025­07 FOR THE PROPERTY LOCATEDAT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWNDISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFICDEVELOPMENT NO. 84 (SD­84) ZONING DISTRICT.Project Applicant:Geoff Brand with Santa Ana River Brewing Company(Applicant), on behalf of The Chase Family Trust (Property Owner).Proposed Project:Applicant is requesting approval of the Conditional UsePermit No. 2025­07 to allow the sale of beer for on­premises and off­premisesconsumption through a Type­23 (Small Beer Manufacture) license from theDepartment of Alcoholic Beverage Control at a proposed brewpub.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the Project is exempt from further reviewpursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.Categorical Exemption, ER No. 2025­24, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­07 ASCONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES ANDOFF­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR ABREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398­324­10)Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­07 for the sale ofbeer for on­premises and off­premises consumption as conditioned.5.VESTING TENTATIVE TRACT MAP NO. 2025­02 AND DENSITY BONUSAGREEMENT NO. 2025­02 FOR THE  PROPERTY LOCATED AT 125 AND205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBORMIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT. Project Applicant:    Kim Prijatel with City Ventures Homebuilding, LLC.(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (PropertyOwner)Proposed Project:   Applicant is requesting approval of Vesting Tentative TractMap No. 2025­02 (County Map No. 19329) and Density Bonus Agreement No.2025­02 to allow the construction of a 36 unit, three­story residential townhousedevelopment. The development will include four units affordable to moderate­income households earning 80­120 percent of the area median income. Theproject will utilize waivers and a concession from development standards throughthe density bonus agreement pursuant to California Government Code sections65915 through 65918 and Santa Ana Municipal Code Section 41­1600 through41­1607.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed­UseTransit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013­061027).Furthermore, in accordance with CEQA, the recommended action is exempt fromfurther review pursuant to Section 15195 (Residential Infill Exemption), as thisproject meets all the thresholds criteria set forth in Section 15192 (ThresholdRequirements for Exemptions). Based on this analysis, a Notice of Exemption,Environmental Review No. 2024­80, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025­02 (COUNTYMAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY­SIX UNITSUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTYLOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144­311­15AND 144­311­14)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OFDEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAWTO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­02 TOALLOW A THIRTY­SIX UNIT SINGLE­FAMILY ATTACHED TOWNHOMEDEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTHHARBOR BOULEVARD (APN: 144­311­15 AND 144­311­14)Recommended Actions:1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025­02 (CountyMap No. 19329) as conditioned; and2. Adopt a resolution approving a concession and waivers or reductions indevelopment standards as memorialized in Density Bonus Agreement No. 2025­02 as conditioned.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATIONIf you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.1. Connecting directly from your computer:Click on the link on top of this agenda ORGo to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The MeetingID is listed at the top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes.2. Connecting via the Zoom App:Download the free Zoom Cloud Meetings app from your favorite app store.Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, yourname, and the blue Join button. The Meeting ID is listed at the top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes.3. Dialing in from a mobile phone or landline:Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed atthe top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written 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 April 14, 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 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 24, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – 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 April 4, 2025, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROM MARCH 10, 2025) Project Applicant:      David Oh (Applicant) with Top Food Makers, 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 proposed neighborhood grocery store, called 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. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03) 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.  Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. David Oh, representing the applicant, answered questions from the Commission.  Public comment received via Zoom in support of project. Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass 2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONING DISTRICT. Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project:     Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­ premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control and to allow for after­hours operations at an existing eating establishment. 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. 2025­18 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­ 03) RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicant, Jiayi Liu, answered questions from the Commission.  3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.  Administrative Matters 1. Planning Commission Basics Minutes: Senior Assistant City Attorney provided a short presentation.  *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 April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:18 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 4/14/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesApril 14, 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 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from March 24, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – 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 April 4, 2025, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROM MARCH 10, 2025) Project Applicant:      David Oh (Applicant) with Top Food Makers, 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 proposed neighborhood grocery store, called 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. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03) 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.  Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. David Oh, representing the applicant, answered questions from the Commission.  Public comment received via Zoom in support of project. Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass 2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONING DISTRICT. Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project:     Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­ premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control and to allow for after­hours operations at an existing eating establishment. 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. 2025­18 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­ 03) RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicant, Jiayi Liu, answered questions from the Commission.  3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.  Administrative Matters 1. Planning Commission Basics Minutes: Senior Assistant City Attorney provided a short presentation.  *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 April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:18 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 4/14/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesApril 14, 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 PhamManuel 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 5:37 p.m. with Commissioner Escamilla arriving at 5:40p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 24, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to ApproveConsent Calendar items.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – 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 April 4, 2025, and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROM MARCH 10, 2025) Project Applicant:      David Oh (Applicant) with Top Food Makers, 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 proposed neighborhood grocery store, called 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. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03) 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.  Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. David Oh, representing the applicant, answered questions from the Commission.  Public comment received via Zoom in support of project. Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass 2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONING DISTRICT. Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project:     Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­ premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control and to allow for after­hours operations at an existing eating establishment. 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. 2025­18 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­ 03) RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicant, Jiayi Liu, answered questions from the Commission.  3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.  Administrative Matters 1. Planning Commission Basics Minutes: Senior Assistant City Attorney provided a short presentation.  *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 April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:18 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 4/14/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesApril 14, 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 PhamManuel 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 5:37 p.m. with Commissioner Escamilla arriving at 5:40p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 24, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to ApproveConsent Calendar items.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – 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 April 4, 2025, andnotices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROMMARCH 10, 2025)Project Applicant:      David Oh (Applicant) with Top Food Makers, 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 proposed neighborhood grocery store, called 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.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 ASCONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCEOR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLEDSPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKETLOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03)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.  Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. David Oh, representing the applicant, answered questions from the Commission.  Public comment received via Zoom in support of project. Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass 2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONING DISTRICT. Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project:     Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­ premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control and to allow for after­hours operations at an existing eating establishment. 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. 2025­18 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­ 03) RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicant, Jiayi Liu, answered questions from the Commission.  3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.  Administrative Matters 1. Planning Commission Basics Minutes: Senior Assistant City Attorney provided a short presentation.  *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 April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:18 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 4/14/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesApril 14, 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 PhamManuel 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 5:37 p.m. with Commissioner Escamilla arriving at 5:40p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 24, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to ApproveConsent Calendar items.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – 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 April 4, 2025, andnotices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROMMARCH 10, 2025)Project Applicant:      David Oh (Applicant) with Top Food Makers, 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 proposed neighborhood grocery store, called 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.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 ASCONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCEOR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLEDSPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKETLOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03)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. Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.David Oh, representing the applicant, answered questions from theCommission. Public comment received via Zoom in support of project.Moved by Commissioner Ramos, seconded by Commissioner Escamilla toApprove.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, JenniferOlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – Pass2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THEPROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202,LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONINGDISTRICT.Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan(Applicant) on behalf of KRB Investments Management, LLC (Property Owner)Proposed Project:     Applicant is seeking approval of Conditional Use Permit(CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­premises consumption through a Type­41 license from the Department ofAlcoholic Beverage Control and to allow for after­hours operations at an existingeating establishment.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. 2025­18 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 ASCONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLEPLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03)RESOLUTION NO. 2025­XXXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­05 for on­sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­06 for after­hours operation as conditioned. Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve. YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicant, Jiayi Liu, answered questions from the Commission.  3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project:    Appeal Application No. 2025­01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41­677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.  Administrative Matters 1. Planning Commission Basics Minutes: Senior Assistant City Attorney provided a short presentation.  *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 April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:18 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 4/14/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesApril 14, 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 PhamManuel 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 5:37 p.m. with Commissioner Escamilla arriving at 5:40p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 24, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to ApproveConsent Calendar items.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – 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 April 4, 2025, andnotices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROMMARCH 10, 2025)Project Applicant:      David Oh (Applicant) with Top Food Makers, 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 proposed neighborhood grocery store, called 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.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 ASCONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCEOR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLEDSPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKETLOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03)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. Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.David Oh, representing the applicant, answered questions from theCommission. Public comment received via Zoom in support of project.Moved by Commissioner Ramos, seconded by Commissioner Escamilla toApprove.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, JenniferOlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – Pass2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THEPROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202,LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONINGDISTRICT.Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan(Applicant) on behalf of KRB Investments Management, LLC (Property Owner)Proposed Project:     Applicant is seeking approval of Conditional Use Permit(CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­premises consumption through a Type­41 license from the Department ofAlcoholic Beverage Control and to allow for after­hours operations at an existingeating establishment.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. 2025­18 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 ASCONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLEPLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03)RESOLUTION NO. 2025­XXXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 ASCONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M.FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTONCENTER DRIVE, UNIT 202 (APN: 411­093­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­05 foron­sale beer and wine license as conditioned; and2. Adopt a resolution approving Conditional Use Permit No. 2025­06 forafter­hours operation as conditioned.Moved by Commissioner Escamilla, seconded by Commissioner Leo toApprove.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, JenniferOlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – PassMinutes: Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant. Applicant, Jiayi Liu, answered questions from the Commission. 3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUELOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONINGDISTRICT.Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa AnaStater Shops, LLC. (Property Owner)Proposed Project:    Appeal Application No. 2025­01 appealing the decisionmade by the Executive Director of Planning and Building Agency (PBA Director) torevoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning andBuilding Agency. This certificate was granted for a small recycling facility calledMoney for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke aland use certificate to the Planning Commission. Also pursuant to SAMC Section41­677, the PBA Director’s decision is vacated and the Planning Commissionshall hear the appeal and act upon the LUC application.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15321(a) (Class 21 – Enforcement Actions by RegulatoryAgencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 willbe filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003­03. Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.  Administrative Matters 1. Planning Commission Basics Minutes: Senior Assistant City Attorney provided a short presentation.  *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 April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:18 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 4/14/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesApril 14, 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 PhamManuel 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 5:37 p.m. with Commissioner Escamilla arriving at 5:40p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from March 24, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to ApproveConsent Calendar items.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – 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 April 4, 2025, andnotices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.  (CONTINUED FROMMARCH 10, 2025)Project Applicant:      David Oh (Applicant) with Top Food Makers, 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 proposed neighborhood grocery store, called 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.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­02 ASCONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCEOR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLEDSPIRITS, FOR OFF­PREMISES CONSUMPTION FOR OLE CITY MARKETLOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399­121­03)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. Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.David Oh, representing the applicant, answered questions from theCommission. Public comment received via Zoom in support of project.Moved by Commissioner Ramos, seconded by Commissioner Escamilla toApprove.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, JenniferOlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – Pass2.CONDITIONAL USE PERMIT NOS. 2025­05 AND 2025­06 FOR THEPROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202,LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD­76) ZONINGDISTRICT.Project Applicant:      Jiayi Liu with Food Trace Management, LLC dba Little Pan(Applicant) on behalf of KRB Investments Management, LLC (Property Owner)Proposed Project:     Applicant is seeking approval of Conditional Use Permit(CUP) Nos. 2025­05 and 2025­06 to allow the sale of beer and wine for on­premises consumption through a Type­41 license from the Department ofAlcoholic Beverage Control and to allow for after­hours operations at an existingeating establishment.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. 2025­18 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­05 ASCONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLEPLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411­093­03)RESOLUTION NO. 2025­XXXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­06 ASCONDITIONED TO ALLOW AFTER­HOURS OPERATIONS UNTIL 2:00 A.M.FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTONCENTER DRIVE, UNIT 202 (APN: 411­093­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­05 foron­sale beer and wine license as conditioned; and2. Adopt a resolution approving Conditional Use Permit No. 2025­06 forafter­hours operation as conditioned.Moved by Commissioner Escamilla, seconded by Commissioner Leo toApprove.YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, JenniferOlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Bao Pham, Carl BenningerStatus: 5 – 0 – 0 – 2 – PassMinutes: Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant. Applicant, Jiayi Liu, answered questions from the Commission. 3.APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023­03FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUELOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONINGDISTRICT.Project Applicant:      Bertilio Henriquez (Applicant) on behalf of Santa AnaStater Shops, LLC. (Property Owner)Proposed Project:    Appeal Application No. 2025­01 appealing the decisionmade by the Executive Director of Planning and Building Agency (PBA Director) torevoke Land Use Certificate (LUC) No. 2003­03, issued by the Planning andBuilding Agency. This certificate was granted for a small recycling facility calledMoney for Cans. Pursuant to Section 41­677 of the Santa Ana Municipal Code(SAMC), applicants may appeal the PBA Director’s decision to deny or revoke aland use certificate to the Planning Commission. Also pursuant to SAMC Section41­677, the PBA Director’s decision is vacated and the Planning Commissionshall hear the appeal and act upon the LUC application.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15321(a) (Class 21 – Enforcement Actions by RegulatoryAgencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025­22 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATIONNO. 2025­01, THEREBY REVOKING  LAND USE CERTIFICATE NO. 2003­03 THATALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESSAS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408­041­04).Recommended Action:Adopt a resolution upholding the Director of Planning and Building’sdecision to revoke Land Use Certificate No. 2003­03.Minutes: Staff requested item be continued to scheduled meeting on April 28,2025. Administrative Matters1. Planning Commission BasicsMinutes: Senior Assistant City Attorney provided a short presentation. *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 April 28, 2025 at 5:30 PM in theCouncil Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 8:18 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 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 4/14/2025     Planning and Building Agency Item # XX City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report April 28, 2025 Topic: Conditional Use Permit No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2025-10 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned. EXECUTIVE SUMMARY Andres Cuenca with Stake Sports, LLC dba Footlab (“Applicant”), on behalf of A.R.E. Investment Company, LLC (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-10 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities at 400 W. Warner Avenue. The Applicant is making the request pursuant to Section 41-472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41-650, the Applicant is requesting modifications to regulations set forth in Section 41-482 of the SAMC. Specifically, Section 41-482(a) of the SAMC requires that all business activities for an indoor sports facility be conducted and located within an enclosed structure. Therefore, the Applicant is requesting a modification to this regulation to allow ancillary outdoor business activities. Staff is recommending approval of the Applicant’s request because the proposed use is consistent with the General Plan land use designation as well as several General Plan goals and policies. The proposed use would help generate additional economic growth and stability in the City and would be an added amenity to the neighborhood. Moreover, the proposed use and site plan have been carefully designed to minimize any impacts to the surrounding community. Lastly, the project would provide an additional opportunity for recreation within an area of the City that is substantially underserved by existing parks and provides limited opportunities for soccer play and entertainment. DISCUSSION Project Description The Applicant is proposing to occupy an existing 57,705-square-foot warehouse building with an indoor sports facility, called Footlab Orange County (“Footlab”). The facility would be geared towards soccer and would serve as a venue for soccer practice, soccer courses, training and events, with integrated data analysis and specialized training apparatus intended to strengthen player skills. The sports facility would include several     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 2 of 11 4 9 7 7 indoor soccer-based interactive stations where players of all ages and skill levels will be able to measure their technical abilities, train, and compete. The facility would also include amenities such as lounge areas, locker rooms, food and beverage areas, and a clothing/shoe store. Moreover, the facility would include ancillary outdoor training areas to include several fenced and/or netted soccer fields/stations. With the exception of a new 525-square-foot concession stand, no new gross floor area is proposed as part of the project. To establish the sports facility, the Applicant is proposing a complete interior renovation of the warehouse building that includes demolition of existing interior walls, furnishing, fixtures, etc., and the construction of new partition walls, ADA restrooms, new paint and flooring, and new electrical, plumbing, and mechanical. The improvements would include floor space for a reception area, retail store, e-games area, offices, locker rooms, food and beverage/seating areas for special events, and the interactive soccer stations. As shown on the proposed floor plans, the indoor interactive stations include three soccer fields of varying sizes; skills testing areas for speed, precision, technique, kick power, vertical jumps, and free kicks; and areas for foot volley and “street” soccer (Exhibit 4). The Applicant is also proposing various on-site and off-site improvements that include resurfacing of the parking lot, new parking lot striping, wrought iron perimeter fencing, trash enclosure, and improvements to lighting and landscaping. In addition, the site would be improved with a new 525-square-foot concession stand, 116 parking stalls, eight bicycle parking spaces, pedestrian drop-off areas, and lounge areas. Of the parking provided, 25 stalls would be designated as electric vehicle capable and four would be designated as electric vehicle charging stations (EVCS). The site would also be improved with ancillary outdoor soccer-based activity areas/pitches, including two soccer fields with 20-foot tall perimeter netting and 50-foot tall stadium lighting; three street soccer areas with 13-foot tall perimeter fencing and 20-foot tall lighting; and one foot-volley area with 13-foot tall perimeter fencing and 20-foot tall lighting. Off-site improvements would include removal of an existing driveway approach along Warner Avenue, new curb and gutters along both Warner Avenue and Birch Street, and reconstruction of two driveway approaches per City standards, two along Warner Avenue and the third along Birch Street. The proposed exterior improvements reflect a contemporary industrial aesthetic, and incorporate a dark, high-contrast palette, including black-painted concrete walls, deep red metal panels, and sleek black aluminum louvers. Large expanses of glass and transparent guardrails introduce openness and visual connectivity, while respecting the building’s original character and introducing a modern design. These design elements and materials are also carried through to the proposed concession stand. As shown in the conceptual landscape plan (Exhibit 6), new landscaping and lighting would be installed around the northern and eastern perimeter of the site. Landscaping would include 24-inch box strawberry trees, 15-gallon camphor trees, 15-gallon ‘pink dawn’ trees, and 15-gallon ‘little gem’ low branch trees, as well as a variety of five-gallon shrubs including, but not limited to, paw pink flowers, kangaroo paw orange, rock purslane,     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 3 of 11 4 9 7 7 blutopia flax lily, and Mexican feather grass. Overall, the improvements would include solid construction materials that will ensure that the facility ages well for the duration of the building’s lifetime. The proposed facility will host special events such as the Footlab Amateur League, corporate team-building programs, private reservations, and functions. Additionally, Footlab plans to recreate the excitement of major tournaments like the Federation Internationale de Football Association (FIFA) Club World Cup by organizing simulated events featuring the same teams, age groups, and schedules as the official competitions. The facility will operate daily from 7:00 a.m. to 10:00 p.m. and will offer walk-ins for individual challenges, group training sessions, and casual play opportunities. Moreover, the facility would feature a “grab-and-go” food concept, offering pre-packaged snacks, beverages, and light meals. Catered food services will be available for special events but no full-service kitchen will be present onsite. The sale of alcoholic beverages for on- premises consumption and live entertainment are not being requested at this time. Should the Applicant seek the ability to sell alcoholic beverages for on-site consumption, a separate CUP would be required pursuant to Section 41-196 of the SAMC. Moreover, should the Applicant seek live entertainment, an entertainment permit would be required for on-site entertainment pursuant to Section 11-6 of the SAMC. Additional information regarding the business operations are included as part of Exhibit 8 of this staff report. Table 1: Project and Location Information Item Information Project Address and Council Ward 400 W. Warner Avenue – Ward 4 Nearest Intersection Warner Avenue and Birch Street General Plan Designation Industrial (IND) Zoning Designation Light Industrial (M1) North Esqueda Elementary School, Single- Family Residences, Unmanned Telephone Equipment Facility (AT&T Corporation) East Industrial, Retail, Service, Eating Establishments South Parking, Industrial Surrounding Land Uses West Industrial/Warehousing Property Size 5.18 acres (225,504 sq. ft.) Existing Site Development The subject site is developed with a 57,705-square-foot industrial building and surface parking stalls. Use Permissions Allowed with approval of a conditional use permit (CUP) Use SAMC Section 41-472.5 and 41-650Zoning Code Sections Affected Operational Standards SAMC Section 41-482 (Indoor Sport Facility)     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 4 of 11 4 9 7 7 Table 2: Development and Operational Standards Standards Required by SAMC Provided Business Operations All business activities shall be conducted and located within an enclosed structure. All primary business activities will be conducted within an enclosed structure/interior. Outdoor activities will be limited to ancillary uses only. (Modification included as part of the overall request to the Planning Commission.)* Outdoor Storage Any outdoor storage of equipment or materials shall be fully screened by a decorative masonry block wall. Complies: No outdoor storage proposed. Hours of Operation No indoor sport facility shall operate before 7:00 a.m. or after 10:00 p.m. on any day of the week. Complies: Proposed operations within the hours of 7:00 a.m. and 10:00 p.m. daily Parking Two (2) parking spaces per 1,000 sq. ft. of gross floor area Complies: 116 total parking stalls provided on the entire site. *Additional analysis provided in the Project Analysis section of this report. Onsite Parking The SAMC includes off-street parking standards for entertainment and recreational uses (e.g., golf driving ranges, golf courses, bowling alleys, batting cages, sports arenas, etc.). However, the proposed use does not fit into any of the specific off-street parking categories for entertainment and recreational uses in the SAMC and is instead deemed unspecified. SAMC Section 41-1380 outlines the minimum off-street parking requirements for unspecified entertainment/recreation uses or indoor sport facilities which cannot reasonably be considered within the scope of any other section. Specifically, this code section requires two spaces for each 1,000 square feet of gross floor area, but in no case shall the parking be less than 20 spaces. Applying the above-mentioned parking rate to the existing building’s total gross floor area (57,705 square feet) results in 116 off-street parking stalls required for the use, which the project complies with. However, of the total gross floor area, 25,107 square feet is dedicated to internal circulation, storage, mechanical/equipment rooms, and restrooms, and not dedicated as an assembly area or as part of the proposed interactive stations. Therefore, the parking rate for the indoor operations was calculated on the usable assembly area of 32,598 square feet, resulting in only 66 off-street parking stalls being required. The ancillary outdoor business activities would also be considered an unspecified use, pursuant to Section 41-1420 of the SAMC, as the SAMC does not provide a parking standard for ancillary outdoor business activities associated with an indoor sports facility. Pursuant to Section 41-1420, the Planning Director can determine the minimum off-street parking requirements for any use conducted outside of a building, which cannot reasonably be considered as within the scope of any other section of the SAMC. To more accurately capture the parking demands associated with the outdoor uses, recognized     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 5 of 11 4 9 7 7 national standards used in transportation planning and parking studies for assumed vehicle occupancy or AVO (i.e., how many people are in a car on average) were compared to the proposed occupant load of 84 individuals for the outdoor assembly areas, as described above and as shown in the site occupancy plan in Exhibit 5. Specifically, the guidelines from the Institute of Transportation Engineers (ITE) and the Federal Highway Administration (FHWA) were utilized. The national standard for AVO is 1.7 persons per car, based on the FHWA Annual Average Vehicle Occupancy for Cars, Buses, and Trucks. This AVO factor is derived from the National Household Travel Survey (NTHS) data. For sporting events/uses, the FHWA provides a range of AVOs, from 2.3 to 3.0 persons per vehicle. For Orange County sporting events/uses, an AVO of 2.6 is typical. These standards were reviewed and verified by the City’s Traffic Engineering Division. To be conservative, an assumption of an AVO of 2 persons per vehicle was used and determined that 42 additional parking spaces would be required for the ancillary outdoor activities. Therefore, the total parking required for the use is 108 parking spaces, including 66 parking spaces for the indoor operations and 42 spaces for the ancillary outdoor spaces. The project proposes 116 parking stalls, exceeding the required parking by eight spaces. To address potential traffic circulation concerns, conditions of approval would require the Applicant establish a parking management plan (“PMP”), to ensure parking areas remain useable and open for customers to use during peak operational hours. The PMP would be implemented during any high/peak demand periods, as necessary, and to ensure that the operations do not cause a nuisance, hindrance, and/or problem with either on-site and/or off-site parking and/or circulation. The PMP will be required to be reviewed and approved by the Planning and Building Agency (PBA) and the City’s Traffic Engineering Division. Most notably, the PMP would be required to establish a plan to implement the following measures: •Implement an on-site two-lane vehicular queuing area, within parking attendant(s) directing drivers, for capacity of up to twenty (20) vehicles, to eliminate on-street vehicular queuing/stacking on either Warner Avenue or Birch Street; •Create a designated drop-off zone with queuing capacity of approximately six (6) vehicles; •Place parking attendant(s) and adequate signage, as necessary, at nearby sites to prevent patrons of the facility, from unauthorized parking on off-site private lots; •Control vehicular access entering and exiting the site to ensure effective on-site vehicular circulation (i.e., preventing vehicular ingress from either Warner Avenue or Birch Street). As noted in the Applicant’s business narrative, the facility may host a variety of special events outside of the typical business operations that maximize the facility’s utilization. These events may include, but are not limited to, hosting professional or semi- professional team training sessions, tournaments, VIP meet-and-greet events, collaborations with sponsors, product launches and demos, and watch-parties for the     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 6 of 11 4 9 7 7 FIFA Club World Cup Tournament in Summer of 2025 and the FIFA World Cup of 2026. The Applicant notes that certain special events may exceed 300 attendees. In these cases, the conditions of approval would require that the Applicant obtain approval of a Land Use Certificate (LUC) and/or special event permit, as applicable and as permitted by the City. Prior to the issuance of the first LUC, the Applicant would be required to provide a parking study and operational plan to address the increased demand for parking, security, and/or issues or impacts created by such events. In addition, the Applicant would be required to obtain a shared parking agreement for nearby off-site locations (businesses, schools, or churches) for over-flow parking. Staff notes that due to the nature of the sports facility with variables in user demand, there is the possibility that parking issues may arise. In the event that the site cannot accommodate the parking demand at any given time, and to avoid generating a nuisance, hindrance, and/or problem with either on-site and/or off-site parking and/or circulation, the Applicant and/or Property Owner will be required to devise and implement a plan to relieve the situation. Moreover, the Applicant would be required to obtain off-site parking agreements for nearby off-site locations for over-flow parking during normal business operations, either for self-parking or through development of a valet parking program/plan. The off-site parking agreement will be required to be recorded with the Orange County Clerk Recorder and a copy provided to the Planning Division. In this case, the required overflow parking will be determined through a parking study to be reviewed and approved by the Planning Division and the City’s Traffic Engineering Division. Project Background The project’s site was developed in 1957 as a warehouse building for Sears, Roebuck and Company, commonly known as Sears. The facility was part of a nationwide emphasis on service and included a new filing system, record-keeping rooms, and classrooms for instruction of Sears’ employees, while the facility would also be utilized as a dispatch center for servicemen to individual sites where homeowners were in need of repair for their appliances. The building remained as a Sears facility until 2019, with the most recent iteration of the business operating as a Sears PartsDirect, a physical parts and repair center which began selling appliance parts in 1995. The building has remained vacant since Sears’ departure in 2019. Ordinance No. NS-2776 established “Indoor Sports Facilities” as a conditionally permitted use in the Light Industrial (M1) zoning district in 2008. Prior to the adoption of this ordinance, indoor sports and recreation were combined with indoor entertainment and were only permitted in the City’s commercial zones with a conditional use permit. The large space requirements necessary to operate indoor sports facilities in combination with higher lease rates in commercial areas resulted in a majority of indoor sports businesses not being able to locate in Santa Ana. In response to the growing demand for recreational activities and the limited park area provided within the City, the City Council amended the Municipal Code to allow indoor sports facilities within the M1 zoning district, subject to certain development standards and with a conditional use permit.     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 7 of 11 4 9 7 7 The Applicant submitted Development Project Application No. 2024-20 (DP No. 2024-20) in September 2024. Since that time, the Applicant has worked with City staff to address various concerns related to on-site and off-site improvements and development standards. In response to City concerns, the Applicant made several site plan changes, with the final site plan design presented as part of this CUP request. Footlab is a sports technology company specializing in soccer training through innovative technology and personalized solutions. It was founded in 2016 by Rui Costa, a Portuguese former professional soccer player. The company is headquartered in Portugal. Footlab’s proprietary software and hardware provide precise, biomechanically relevant motion capture data, offering unique sports analysis applicable to both professional and amateur athletes. Moreover, Footlab offers a comprehensive system for engaging, monitoring, and evaluating football players’ skills, measuring technique, speed, precision, and reaction times. Footlab has four facilities worldwide, with the first facility established in Carnaxide, Lisbon, Portugal. Future facility locations include Toronto and London, Ontario, Bahrain, and Oslo, Norway. If approved and constructed, the proposed Footlab in Santa Ana would be the first in the United States. Project Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. Moreover, pursuant to Section 41-472.5 of the SAMC, indoor sports facilities in the M1 zoning district require discretionary review and approval of a CUP by the Planning Commission. In addition, pursuant to Section 41-650 of the SAMC, the Planning Commission may modify the regulations set forth for the district in which a project is located, when it is considered that strict enforcement of said regulations will cause undue hardship to the Applicant. Staff has reviewed the Applicant’s request and has determined that the proposed indoor sports facility will not be detrimental to the health, safety, and welfare of the community. With the exception that all business activities be conducted and located within an enclosed structure, the proposed project meets the requirements specified in Section 41- 482 of the SAMC and is in compliance with the M1 development standards, including landscaping and parking. The subject site is surrounded by industrial land uses, and the project is not expected to create secondary impacts related to operations, parking, lighting, or noise to the surrounding community or any sensitive land uses. In addition, conditions of approval have been included for this project that will ensure it remains in compliance with the indoor sports facilities section the SAMC and does not become an attractive nuisance or disrupt the surrounding land uses. Staff has also reviewed the Applicant’s request to modify the requirements outlined in Section 41-482 of the SAMC to allow ancillary outdoor business activities. Given the unique spatial demands of soccer and the substantial logistical and financial related     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 8 of 11 4 9 7 7 challenges posed by requiring that all business activities be conducted and located within an enclosed structure, staff has determined that there would be an undue hardship to the Applicant and recommends relief be provided from the standards. Therefore, staff is recommending that the Planning Commission modify the requirements outlined in Section 41-482 of the SAMC as part of the CUP approval to allow ancillary business activities outdoors. Staff provides additional analysis below. Outdoor Business Operations In staff’s analysis of the proposed use, requiring all business activities to be conducted and located within an enclosed structure would cause an undue hardship to the Applicant due to the soccer field size requirements and related disproportionate economic burden. Soccer requires a playing surface far larger than what is practical or economically feasible for most indoor facilities. Pursuant to FIFA regulations, a standard outdoor soccer field for adult play measures between 100 to 130 yards (300 to 390 feet) in length and 50 to 100 yards (150 to 300 feet) in width. Even scaled-down youth or recreational fields require substantial square footage. Moreover, the ceiling heights, wall structures, and floor loads of most indoor structures are not designed to accommodate such expansive and dynamic play areas, particularly in densely populated urban areas like Santa Ana, where industrial space is limited and expensive. As designed, the Applicant proposes three interior soccer fields, two at approximately 52 feet by 81 feet and the third at approximately 53 feet by 112 feet. In addition, the applicant proposes two additional outdoor soccer fields both at approximately 102 feet by 165 feet. All proposed fields are substantially smaller in size than the standard outdoor soccer field, yet they still cannot be accommodated entirely within an enclosed structure. Moreover, outdoor soccer fields provide affordable, flexible, and inclusive spaces for youth and adult leagues, family recreation, and community engagement. Limiting a widely played sport to indoor settings would restrict participation, particularly for those without the financial means or transportation access to reach more limited and privatized indoor venues, ultimately limiting the viability of Applicant’s business. Conditional Use Permit No. 2025-10 The proposed indoor sports facility is consistent with the intent of the Light Industrial (M1) zoning district, which allows limited commercial or recreational uses that do not interfere with industrial operations or adversely impact adjacent properties. The adaptive reuse of the building for recreation supports the City’s efforts to revitalize underutilized industrial corridors, particularly along Warner Avenue, where a mix of light manufacturing, warehousing, and service-oriented businesses coexist. The nearest sensitive land uses are single-family residential homes and Esqueda Elementary School, which are located approximately between 100 to 200 feet to the north and northwest of the site. The building’s existing location and the proposed site design would lessen the potential impacts to the sensitive receptors, given that the primary uses would be entirely enclosed, with no sound amplification that could contribute to off-site noise. Moreover, the peak     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 9 of 11 4 9 7 7 operational hours are expected to begin in the late afternoon and extend into the evening, thereby avoiding conflict with school hours and minimizing potential impacts on residential quality of life. The outdoor field uses are designed to be located furthest away from the sensitive receptors, approximately between 400 to 600 feet to the north and northwest. Moreover, they would be located on the south and southeast side of the existing building, further buffering the residential and school uses. Although the hours of operations are proposed between 7:00 a.m. and 10:00 p.m., the peak hours would occur in the late afternoon and evening, allowing the facility to operate without interfering with school activities or peak industrial operating hours in the surrounding area. In addition, this flex scheduling strategy reduces overlap with nearby industrial traffic and supports a balanced use of the site. To address lighting concerns, staff is recommending a condition of approval requiring that all outdoor field lights utilize full-cutoff, shielded LED fixtures designed to minimize glare and eliminate upward or off-site light spill. A photometric study has been provided to demonstrate compliance with City standards and to ensure that no measurable lighting impact extends across Warner Avenue to residential or school uses (Exhibit 7). Regarding noise, staff is recommending a condition of approval requiring that outdoor activities be limited to recreational gameplay and non-amplified announcements, with no use of loudspeakers or sound systems after 9:00 p.m. on weekdays and 10:00 p.m. on weekends. Vehicle access and parking are proposed along the north and east side of the property. However, the proposed landscaped buffers along the northern property edge would buffer the residential and school uses and mitigate any sound transmission. Given that Footlab’s busiest hours will occur after traditional business hours of the surrounding industrial users, the facility is expected to complement rather than conflict with nearby land uses. With the operational safeguards, design features, and conditions of approval in place, the project is not anticipated to result in significant impacts to public health, safety, or general welfare, and remains compatible with the surrounding context, including residential areas and Esqueda Elementary School. A California Environmental Quality Act (CEQA) Class 32 Categorical Exemption memorandum was prepared by T&B Planning, the applicant’s environmental consultant. The purpose of the memorandum was to determine if the project would result in any significant environmental impacts and whether the project met the conditions of a Class 32 exemption. This memorandum was reviewed by City staff. Upon review, it was determined that the project would not result in any significant environmental impacts related to traffic, air quality and greenhouse gas emissions, and noise. General Plan Consistency Approval of the proposed project is consistent with the General Plan land use designation of Industrial (IND), which allows for a broad range of employment, light manufacturing, and commercial-supportive uses. Footlab would introduce a compatible, community- serving amenity within a primarily industrial corridor, while also providing opportunities for     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 10 of 11 4 9 7 7 economic activation and recreational engagement. Furthermore, approval of this project would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, and 3 of the Land Use (LU) Element, Goals 1 and 3 of the Economic Prosperity (EP) Element, Goals 1 and 2 of the Open Space (OS) Element, Goal 1 of the Community (CM) Element, Goal 1 of the Noise (N) Element, and Goal 2 of the Urban Design (UD) Element. Specifically, the project would help generate additional economic growth and stability in the City, and would provide for recreation within an area of the City that is underserved by existing parks. Moreover, the proposed use and site plan have been carefully designed to minimize any impacts to the surrounding community. A complete analysis on the general plan consistency is provided in Exhibit 11. 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 12. The project site is not located within a designated neighborhood, but is adjacent to the Sunwood Central Neighborhood, Santa Ana Memorial Park Neighborhood, and the Delhi neighborhood associations. Staff contacted the presidents of the neighborhood associations to identify any areas of concerns due to the proposed application request. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review, pursuant to Section 15332 (Class 32) of the CEQA Guidelines (In-Fill Development Projects), because the project is consistent with the applicable general plan designation and applicable general plan policies, as well as with applicable zoning designation and regulations. Moreover, the proposed development occurs within the City limits on a project site of no more than five acres; the project site has no value as habitat for endangered, rare or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. The above-mentioned analysis and use of a Class 32 categorical exemption is substantiated by the analysis provided as Exhibit 10 of this report. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-98, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution 2. Vicinity Zoning and Aerial View 3. Site Photos     CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue) April 28, 2025 Page 11 of 11 4 9 7 7 4. Architectural Plans 5. Site Occupancy Plan 6. Conceptual Landscape Plan 7. Photometric Plan 8. Footlab OC Business Narrative 9. Focused Traffic Analysis 10. CEQA Class 32 Exemption Memo 11. General Plan Consistency Findings 12. Copy of Public Notices Submitted By: Pedro Gomez, AICP, Principal Planner Approved By: Ali Pezeshkpour, AICP, Acting Executive Director of Planning and Building Agency     Resolution No. 2025-XX Page 1 of 14 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-10 AS CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 410-021-02) 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. Andres Cuenca with Stake Sports, LLC dba Footlab (“Applicant”), on behalf of A.R.E. Investment Company, LLC (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-10 to allow an indoor sports facility geared towards soccer and to allow ancillary outdoor business activities at 400 W. Warner Avenue (“Project”). B. Santa Ana Municipal Code (“SAMC”) Section 41-472.5 requires approval of a CUP for indoor sports facilities in the Light Industrial (M1) zoning district. C. Section 41-482 of the SAMC outlines development and operational standards for indoor sport facilities in the M1 zoning district. D. Pursuant to Section 41-650 of the SAMC, the Planning Commission may also modify the regulations set forth for the district in which a conditionally permitted use is located when it is considered that strict enforcement of said regulations will cause undue hardship to the applicant. E. Pursuant to Section 41-650 of the SAMC, the Applicant is requesting modifications to Section 41-482(a) of the SAMC requiring that all business activities for an indoor sports facility be conducted and located within an enclosed structure, to allow ancillary outdoor business activities. F. On April 28, 2025, the Planning Commission held a duly noticed public hearing for CUP No. 2025-10. G. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a CUP pursuant to SAMC Section 41- 638, have been established for CUP No. 2025-10 to allow an indoor sports facility and to allow ancillary outdoor business activities at 400 W. Warner Avenue: 1. That the proposed use will provide a service or facility which will contribute to the general wellbeing of the neighborhood or community.     Resolution No. 2025-XX Page 2 of 14 The Project contributes directly to the well -being of the community by providing an indoor/outdoor recreational facility, which will offer a safe, healthy, and accessible space for spor ts and fitness activities. The facility is designed to serve local families, youth, and adults, promoting physical activity and wellness. It also offers a much-needed amenity for the neighborhood, as there are limited recreational options in the immediate area. Additionally, the Project will create a positive social and community environment through its various programs, strengthening local engagement and improving the overall quality of life. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The Project includes various design features and operational controls to ensure that it will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. Although the hours of operations are proposed between 7:00 a.m. and 10:00 p.m., the peak hours would occur in the late afternoon and evening, allowing the facility to operate withou t interfering with school activities or peak industrial operating hours in the surrounding area. In addition, this flex scheduling strategy reduces overlap with nearby industrial traffic and supports a balanced use of the site. Noise and lighting will be controlled by restricting outdoor amplified sound after 9:00 p.m. on weekdays and 10:00 p.m. on weekends , and using shielded lighting to prevent spillover into adjacent properties. In addition, landscape buffers will reduce visual and noise disturbances. These measures, combined with the facility’s careful integration into the existing industrial area, ensure that the project will not negatively impact the neighborhood. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The Project is designed to complement the surrounding industrial properties and is expected to have a positive effect on the local economy. By repurposing an underutilized industrial site, the Project enhances the area’s attractiveness and economic viability. The introduction of a recreational facility will also increase foot traffic, providing indirect benefits to nearby businesses. Furthermore, the facility will generate local employment opportunities and potentially increase sales tax revenue, helping to support the economic stability of the area.     Resolution No. 2025-XX Page 3 of 14 The Project’s focus on flexible operating hours ensures it will not conflict with peak business hours in the surrounding industrial area, allowing for a balanced economic impact. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 (Zoning) of the SAMC for such use. With the exception that all business activities be conducted and located within an enclosed structure, the proposed Project meets the requirements specified in Section 41-482 of the SAMC and is in compliance with the SAMC regulations for uses within the Light Industrial (M1) zone, including noise, landscaping, lighting, and parking standards. Additionally, the project adheres to the required operational standards outlined in the SAMC, ensuring that all aspects of the facility, from its layout to its hours of operation, are in full compliance with applicable zoning regulations. The facility has been designed with attention to both legal requirements and the community’s needs, including measures to minimize any potential negative impacts. To address the requirement that all activities be conducted and located within an enclosed structure, the Applicant is requesting modifications to Section 41-482(a) of the SAMC to allow ancillary outdoor business activities, pursuant to Section 41-650 of the SAMC. Given the unique spatial demands of soccer and the substantial logistical and financialrelated challenges posed by requiring that all business activities be conducted and located within an enclosed structure, conducting all activities within an enclosed structure would result in an undue hardship to the Applicant. Therefore, as part of the request, the Applicant has requested that the Planning Commission modify the requirements outlined in Section 41-482 of the SAMC as part of the CUP approval to allow ancillary business activities outdoors. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The approval of the proposed Project is consistent with the General Plan land use designation of Industrial (IND), which allows for a broad range of employment, light manufacturing, and commercial-supportive uses. Footlab would introduce a compatible, community-serving amenity within a primarily industrial corridor, while also providing opportunities for economic activation and recreational engagement. Furthermore, approval of this Project would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, and 3 of the Land Use (LU) Element, Goals 1 and 3 of the Economic Prosperity (EP) Element, Goals 1 and 2 of     Resolution No. 2025-XX Page 4 of 14 the Open Space (OS) Element, Goal 1 of the Community (CM) Element, Goal 1 of the Noise (N) Element, and Goal 2 of the Urban Design (UD) Element, as discussed below. Land Use Element Goal LU-1 encourages land use decisions that improve the quality of life and respect the character of the surrounding community. Policy LU-1.1 promotes compatibility between land uses to enhance livability and encourage healthy lifestyles. The proposed use aligns with this policy by integrating an active recreation facility into an existing industrial area with minimal conflict. As an indoor/outdoor soccer and fitness center, Footlab would provide a healthy, family-oriented activity center accessible to Santa Ana residents while maintaining compatibility with nearby industrial operations. Goal LU-2 encourages a balanced mix of land uses that meet Santa Ana’s diverse needs. Policy LU-2.7 specifically supports land use decisions that promote business creation and retention. In addition, Goal LU-3 supports the preservation and improvement of neighborhood character while Policy LU-3.1 encourages new development that provides a net community benefit. The project repurposes an underutilized industrial property to introduce a dynamic use that meets recreational and wellness needs while contributing to business activity. The flexible hours of operation, which begin after most industrial activity concludes, further ensures compatibility with surrounding land uses. Moreover, the proposed Project revitalizes a currently underused parcel through site and architectural enhancements, outdoor field improvements, and integrated landscaping, creating a facility that reflects the City’s goals for quality design and positive community presence. Economic Prosperity Element Goal EP-1 supports the development of a dynamic local economy with broad employment opportunities. Policy EP -1.2 encourages new job-producing businesses that offer living- wage employment. Moreover, Goal EP-3 promotes a business- friendly environment that builds on Santa Ana’s strengths and Policy EP-3.8 encourages balancing fiscal and community benefits in land use decisions. The Project will create a range of employment opportunities, including facility management, coaching, event staffing, and operations support, many of which may be filled by local residents. In addition, the proposed use introduces a unique economic engine in the form of sports and recreation, drawing patrons to the area, activating a site     Resolution No. 2025-XX Page 5 of 14 that has been underutilized, and potentially increasing revenue for surrounding businesses. The Penhances economic sustainability without detracting from surrounding land uses. Open Space Element Goal OS-1 encourages the provision of accessible parks, open spaces, and recreational opportunities that improve community well-being. Policy OS-1.10 supports the use of creative solutions to address open space deficiencies through partnerships with private organizations and the development of innovative facilities. The proposed Footlab facility is consistent with Goal OS-1 and Policy OS-1.10 as it provides a privately operated, yet publicly accessible, recreation facility that helps meet the need for active open space in a park-deficient area of the City. By offering both indoor and outdoor sports opportunities, the Project delivers a unique and flexible recreational amenity that enhances the well-being of local residents, while reducing pressure on the City’s existing park resources. Goal OS-2 focuses on enhancing health, safety, and inclusivity through improved access to open space and recreational opportunities. Policy OS-2.1 encourages a variety of recreational facilities to meet diverse community needs, and Policy OS-2.2 promotes the integration of open space that supports active lifestyles. The Footlab facility aligns with these policies by providing indoor and outdoor athletic spaces designed to serve all ages and interests, fostering active living and social connection. In addition, Policy OS-2.7 supports healthy indoor recreation alternatives in areas with air quality concerns, particularly relevant in the City’s industrial zones. Footlab provides a safe and controlled indoor environment for physical activity, addressing this concern directly. Furthermore, the Project is consistent with Policy OS-2.15, which emphasizes inclusive and affordable recreation, by offering programming and access that is available to the community regardless of income or background. Community, Noise, and Urban Design Elements Goal CM-1 supports creating a safe and healthy city with increased access to physical activity and recreational opportunities. Policy CM-1.3 promotes equitable distribution of recreational facilities. Footlab enhances the community’s access to sports and fitness activities, especially for youth and families in nearby residential areas. Its location along a major corridor and near Esqueda Elementary School supports its     Resolution No. 2025-XX Page 6 of 14 accessibility and community-serving function. Moreover, the proposed Project represents a valuable recreational asset that can significantly benefit the broader community, particularly in our park-deficient City. Specifically, the indoor component provides year-round access to recreational opportunities in a controlled and safe environment, which is especially beneficial in urban areas where available land for traditional outdoor parks and sports fields is limited. Goal N-1 encourages the reduction of noise impacts to sensitive receptors. Policy N-1.4 supports buffering strategies and operational adjustments to minimize noise impacts. The proposed project includes a range of noise mitigation measures, such as limited outdoor operational hours, restrictions on amplified sound, and landscaped buffers along Warner Avenue to reduce potential impacts on nearby residences and school uses. These efforts align with the City’s goal of maintaining a peaceful environment for all community members. Goal UD-2 emphasizes the importance of high-quality design that improves the visual character of neighborhoods and commercial areas. Policy UD-2.1 promotes the integration of pedestrian- friendly and visually engaging spaces. Footlab’s site improvements, including façade upgrades, outdoor field enhancements, lighting controls, and landscaping, significantly improve the aesthetics of the existing property. The design creates an inviting and active street presence that contributes positively to the built environment. H. Pursuant to Section 41-650 of the SAMC and the analysis in the Request for Planning Commission Action dated April 28, 2025, and exhibits attached thereto, the Planning Commission modifies the regulations in Section 41 - 482(a) of the SAMC to allow for ancillary outdoor business activities as part of the proposed Project. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review, pursuant to Section 15332 (Class 32) of the CEQA Guidelines (In-Fill Development Projects), because the Project is consistent with the applicable general plan designation and applicable general plan policies, as well as with applicable zoning designation and regulations. Moreover, the proposed development occurs within the City limits on a project site of no more than five acres; the project site has no value as habitat for endangered, rare or threatened species; approv al of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024- 98, will be filed for this project.     Resolution No. 2025-XX Page 7 of 14 Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025-10, as conditioned in Exhibit A, attached hereto and incorporated herein, to allow an indoor sports facility geared towards soccer and to allow ancillary outdoor business activities at 400 W. Warner Avenue, as shown on the approved plans for Development Project Application No. 2024-20 (DP No. 2024-20). This decision is based upon the evidence submitted at the above -referenced hearing, including but not limited to: The Request for Planning Commission Action dated April 28, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. [Signatures on the following page] ADOPTED this 28th day of April 2025 by the following vote. AYES: Commissioners: (0) NOES: Commissioners: (0)     Resolution No. 2025-XX Page 8 of 14 ABSENT: Commissioners: (0) ABSTENTIONS: Commissioners: (0) 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, 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 April 28, 2025. Date: Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 9 of 14 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-10 Conditional Use Permit No. 2025-10 to allow an indoor sports facility geared towards soccer and to allow ancillary business activities to be conducted outdoors is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this Conditional Use Permit. The Applicant shall remain in compliance with all conditions listed below throughout the life of the Conditional Use Permit. Failure to comply with each and every condition may result in the revocation of this Conditional Use Permit. 1. All proposed site improvements must conform to Development Project Review (DP) No. 2024-20, and the staff report exhibits incorporated herein by reference. 2. Prior to issuance of a building permit, the Applicant shall satisfy all site improvement requirements identified by the City’s Development Review Committee (DRC) as part of DP No. 2024-20, including, but not limited to, the Public Works Agency (PWA) – Development Engineering and Water Resources Division deferred comments as noted in the DP No. 2024-20 DRC Completion letter dated February 27, 2025. 3. Any proposed amendment to this Conditional Use Permit, 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. 4. The Project shall comply with any and all recommendations contained with the technical studies and reports prepared for the Project, including, but not limited to, the Focused Traffic Analysis dated January 24, 2025, conducted by Translutions, Inc., and the Class 32 Categorical Exemption memorandum dated April 7, 2025, and prepared by T&B Planning. 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.     Resolution No. 2025-XX Page 10 of 14 6. The hours of operation for the indoor sports facility shall be between 7:00 a.m. and 10:00 p.m. daily, pursuant to Section 41-482 of the SAMC. 7. The use of amplified music or other sound-emitting equipment shall be prohibited after 9:00 p.m. on weekdays and 10:00 p.m. on weekends. 8. The Applicant shall maintain a minimum of 116 parking spaces on site, per the submitted site plan for CUP and DP. 9. The Planning Division shall review this Conditional Use Permit no later than twelve (12) months after full execution. Should any issues arise during such review, the Conditional Use Permit shall be scheduled for public hearing at the Applicant’s full expense for potential condition modification(s). 10. Violations of this Conditional Use Permit, as contained in Section 41-647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41-651 of the SAMC. 11. The Applicant shall designate an on-site operations manager to oversee daily activities, respond to community concerns, and ensure compliance with City regulations and conditions of approval. 12. A 24-hour contact number shall be provided to the City for reporting of any noise, safety, or operational issues. 13. All outdoor lighting, including stadium-style fixtures, shall be fully shielded, directed downward, and comply with the City’s lighting standards to prevent light spillover onto adjacent properties, including Warner Avenue and the residential and school uses to the north. 14. A photometric lighting plan shall be submitted for review and approval by the Planning and Building Agency (PBA) as well as the Police Department prior to the issuance of building permits. 15. Noise levels shall not exceed thresholds set by the SAMC at property lines. If requested by the City, a noise study shall be conducted at Applicant’s expense in order to verify compliance with SAMC thresholds. 16. All existing and new mechanical equipment shall be screened from view from public and courtyard areas. 17. The existing roof mounted mechanical equipment (i.e., air conditioning/condenser unit and ventilation ducts) located on the northeast corner of the existing building shall be removed and relocated away from public and courtyard areas. The roof shall also be replaced/repaired in-kind after removal of the mechanical equipment.     Resolution No. 2025-XX Page 11 of 14 18. The final design of the proposed outdoor lighting, fencing and netting, for the outdoor soccer field uses, shall be reviewed and approved by Planning Division staff prior to the issuance of building permits. 19. 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 along street frontages and in outdoor gathering areas. 20. 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. 21. The Applicant shall install and maintain a landscaped buffer along the northern property line (adjacent to Warner Avenue) with a combination of trees and screening materials to help mitigate noise and visual impacts on the residential neighborhood and school. 22. The Applicant shall, in coordination with the adjacent property owner to the south, replace the existing chain-link fencing along the southern property line, and remove the barbed wire on top of the existing Concrete Masonry Unit (CMU) block wall, also along the southern property line. The chain-link fencing shall be replaced with a new CMU block wall, to be consistent with the existing CMU block wall, both to be finished in either a split-face/slump stone finish or a stucco finish, to the extent feasible. If the adjacent property owner is not amenable to replacement of the chain-link fence, the Applicant shall minimally improve the existing perimeter fencing along the sou thern property line to include, but not be limited to, applying a stucco finish to the existing CMU block wall, painting the CMU wall, replacing any damaged wall/fencing, or replacing the existing slats on chain-link fence. Double-wall construction shall not be permitted. 23. After Project occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans. 24. Prior to issuance of a building permit, the Applicant shall establish a parking management plan (“PMP”), to ensure parking areas remain useable and open for customers to use during peak operational hours. The PMP shall be implemented during any high/peak demand periods, as necessary, to ensure that the operations do not cause a nuisance, hindrance, and/or problem with either on-site and/or off- site parking and/or circulation. The PMP shall be required to be reviewed and approved by the Planning and Building Agency (PBA) and the City's Traffic     Resolution No. 2025-XX Page 12 of 14 Engineering Division. 25. There shall be no tournaments, competitions, or other special events that draw spectators beyond the approved Project’s business operations, without prior review and approval of a Land Use Certificate (LUC) and/or special event permit, pursuant to Sec. 41-195.5 of the SAMC. Any required LUC or special event permit shall be required to be reviewed and approved by the Planning and Building Agency (PBA), Orange County Fire Authority, and Police Department, as appropriate. Such special events shall not be conducted more than six (6) times in any one-year period and no more than three (3) successive days per event. Special events shall adhere to the primary hours of operation, between 7:00 a.m. and 10:00 p.m. daily. The Applicant shall submit plans for review and approval by the PBA a minimum of 30 - days prior to the tournament/event. 26. Prior to the issuance of the first LUC for any special event on the property, the Applicant shall be required to provide a parking study and operational plan to address the increased demand for parking, security, and/or issues or impacts created by such events. In addition, the Applicant shall obtain a shared parking agreement for nearby off-site locations (businesses, schools, or churches) for over- flow parking. The off-site parking agreement shall be required to be recorded with the Orange County Clerk Recorder and a copy provided to the PBA. In this case, the required overflow parking shall be determined through a parking study as part of the Parking, Traffic, and Safety Management Plan to be reviewed and approved by the PBA and the City’s Traffic Engineering Division. 27. Should any special events cause a nuisance, hindrance, and/or problem with either on-site and/or off-site parking and/or circulation, all future special events, whether permitted or pending, shall be suspended until an updated PMP/traffic management plan is approved to the satisfaction of the City. 28. In the event that the site cannot accommodate the parking demand at any given time, which causes a nuisance, hindrance, and/or problem with either on -site and/or off-site parking and/or circulation, as determined by PBA staff, the Applicant and/or property owner shall devise and implement a Parking, Traffic, and Safety Management Plan to relieve the situation. Among other strategies, the Parking, Traffic, and Safety Management Plan shall explore the use of remote lots with regular shuttle service, especially during peak hours or large events ; implementation of an application (app) or online system to allow visitors to reserve parking in advance, helping control flow and reduce circling; charge higher rates during peak times to encourage carpooling or alternative transport and offer discounts for low- demand times; event-based valet parking to maximize lot efficiency; and incentivizes for shared rides and sustainable transport. Moreover, the Applicant shall be required to obtain shared parking agreements for nearby off -site locations (businesses, schools, or churches) for over-flow parking. The off-site parking agreement shall be required to be recorded with the Orange County Clerk Recorder and a copy provided to the PBA. In this case, the required overflow parking shall be determined through     Resolution No. 2025-XX Page 13 of 14 a parking study as part of the Parking, Traffic, and Safety Management Plan to be reviewed and approved by the PBA and the City’s Traffic Engineering Division. 29. Prior to occupancy, the Applicant shall meet with residents of the Bristol Manor neighborhood to evaluate neighborhood interest in establishing a neighborhood parking district. Said consultation shall be carried out in tandem with Public Works Agency input. Should the majority of the Bristol Manor neighborhood express interest, the Applicant shall assist the residents of the Bristol Manor neighborhood, in coordination with the Public Works Agency, with pursuing establishment of a permit parking district, pursuant to the City’s Permit Parking District requirements. 30. 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 with the City of Santa Ana. 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); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of ex terior 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);     Resolution No. 2025-XX Page 14 of 14 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, obligations and responsibilities set forth under the maintenance agreement; and 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.                                                                                     Footlab World JAN.2025     FOOTLAB Orange County Overview Footlab is much more than a traditional football field or academy. It is the world’s first indoor football performance and training park, seamlessly blending the excitement of eSports, real football, and groundbreaking technology, originating from Portugal and expanding globally. But what truly sets Footlab apart from anything you’ve experienced before? At Footlab, we’ve created an environment where players of all ages and skill levels can measure, train, and compete in various interactive stations, all connected in a digital ecosystem. Each of these stations allows players to track real-time performance data, something never before possible on a field or through video games. It’s not just about winning; it’s about understanding and improving your technique, physical abilities, and even your mental health and well-being. Our mission is clear: to revolutionize football. We offer an immersive experience where every player—whether a professional athlete or a first-time participant—can develop their skills in an environment that balances high performance and entertainment. But Footlab isn’t just for professionals. It’s an inclusive space, designed for everyone. We offer programs for all ages, genders, and abilities, including those with physical limitations. Our goal is to promote fun while fostering growth, creating a global, connected community where competition transcends borders. Footlab goes beyond football too. We provide young people with a comprehensive educational approach that includes nutrition, recovery, and physical and mental health, teaching how football can be a pathway to holistic well-being. Footlab is a true hub of knowledge and development for future sports talents. Unlike traditional academies or video games, Footlab offers a unique, real-world experience where every kick, pass, and dribble are captured, measured, and improved. This is football for the future, where innovation and passion unite to create unforgettable experiences. Footlab Video FOOTLAB Groups of Activities Birthday parties & Events Academy Field Rental Individual training sessions & challenges     Facility Layout and Features ● Activity Zones: ○ Skill Circuit: A dedicated course where participants test and improve technical skills like dribbling, shooting, and passing. Advanced technology provides real-time feedback, helping players enhance their abilities. ○ Performance Measurement: Athletes measure speed, agility, and strength through high-tech sensors. Personalized feedback and an overall performance analysis are delivered at the end of the session, along with a scorecard summarizing results. ● Field Rentals & Entertainment: ○ Indoor/Outdoor Football Fields: Available for private rentals, youth training sessions, corporate events, or semi-professional matches. These fields will be open for reservations with both hourly and full-day booking options. ○ Entertainment Spaces: Designed for parties, gatherings, and special functions that include team-building exercises, gaming zones, and more. Special Events and Programming 1. Footlab Amateur League A tournament aimed at fostering a global football community where players of all levels can compete, improve, and be recognized for performance and sportsmanship. The league spans three age categories: ● Children (6-12 years) ● Teenagers (13-17 years) ● Seniors (18+ years) Footlab World Final: Winners from each category in performance, fair play, and content creation will compete in exclusive finals. The event also includes professional training sessions and brand interactions, reinforcing values like community and fair play. 1. Corporate Team-Building Programs: ○ Customizable corporate events will be available, focusing on football-related team- building activities and performance analytics. These programs will be marketed to companies as part of their corporate wellness offerings. 1. Private Reservations and Functions: ○ The facility will be available for corporate functions and private events. These can be booked in advance, with flexible packages for participants per event. ○ Private events will include access to specific zones, with an option for add-ons like coaching sessions or football-related competitions.     Proposed Special Events FOOTLAB will host a variety of events to enhance community involvement and maximize facility utilization: 1. FIFA Club World Cup-Tournament – Summer 2025 Footlab will recreate the excitement of the FIFA Club World Cup by organizing a simulated tournament featuring the same teams, age groups, and schedule as the official event. This initiative offers participants an authentic experience aligned with one of football’s most prestigious competitions. Also during the FIFA Club World Cup, the facility could host related activities such as: ● Watch parties for key matches. ● Brand activations and football challenges tied to the event. ● Invitation-only workshops and tournaments for professionals or influencers. NOTE: A couple of this events during the FIFA World Cup may exceed 300 attendees. Event plans will focus on security and crowd management, ensuring the City’s preparedness. 2. Marketing & Brand Activation Campaigns: ○ Collaborations with sponsors (like PUMA as main sponsor) to create branded events. ○ Product launches and demos tied to football culture. 3. Youth Soccer Organization Hosting: ○ Training sessions and workshops for local academies and clubs. ○ “Skills Lab” days designed to assess and improve player performance. 4. Professional Engagements: ○ Hosting professional or semi-pro team training sessions. ○ VIP meet-and-greet events. Food Facilities     FOOTLAB will feature a “grab-and-go” food concept, offering pre-packaged snacks, beverages, and light meals. Catered food services will be available for special events. No full-service kitchen will be present onsite. 365 Open Days Program The 365 Open Days Program is a cornerstone of Fiitlab's commitment to inclusivity, providing free access to individuals with disabilities every day of the year. This initiative ensures that Footlab is a welcoming and accessible space for everyone, fostering community engagement and equal opportunity in sports. In addition to this, the program offers a variety of activities and events: ● Daily Operations: ○ Walk-ins for individual challenges, group training sessions, and casual play opportunities. ● Seasonal Events: ○ Winter: Indoor tournaments and warm-up clinics designed for all skill levels. ○ Summer: Outdoor tournaments, family-friendly events, and community days. ● Community Partnerships: ○ Collaboration with schools and youth clubs to provide tailored programs and events. ○ Dedicated days for underprivileged groups, enhancing access and inclusion. This program highlights FOOTLAB's year-round dedication to creating an engaging environment where everyone, regardless of ability, can experience the joy of football.     m e m o r a n d u m DATE: January 24, 2025 TO: Mr. Ruben Castañeda, Senior Engineer, Public Works Agency – Traffic Engineering City of Santa Ana FROM: Deepali Chausalkar Sandipan Bhattacharjee, PE, TE, AICP, ENV SP SUBJECT: Footlab – Focused Traffic Analysis Translutions, Inc. (Translutions) is pleased to provide this focused traffic analysis discussing the trip generation and levels of service for the Footlab project to be located at 400 W. Warner Avenue in the City of Santa Ana. The site includes an existing building that is classified as a light industrial use. PROJECT DESCRIPTION The project is an atypical land use and the site includes an existing building that is classified as a light industrial use. The project is located at Southwest corner of W Warner Avenue and S Birch Street in the City of Santa Ana. The project includes the reuse of a existing 57,705 square foot industrial building on a 5.18-acre lot as a soccer training facility. Access to the project will be provided via three driveways with Driveway 1 and Drive 2 on W Warner Avenue and Driveway 3 on S Birch Street. All three driveways are unsignalized. Figure 1 illustrates the site plan. STUDY AREA Based on discussion with City staff, the following study area intersections were evaluated for levels of service: 1. Project Dwy 1/Warner Ave; 2. Project Dwy 2/Warner Ave; 3. Birch St/Warner Ave; 4. Project Dwy 3/Birch St; ANALYSIS SCENARIOS The following scenarios were included in the analysis: 1. Existing Conditions. 2. Existing With Project Conditions. PROJECT TRIP GENERATION Since the project is an atypical land use, based on discussion with the City, the trip generation for the proposed project was based on surveys conducted at three similar facilities – TOCA in Costa Mesa, Momentous in Irvine, and The Map in Garden Grove. The resulting trip generation rates were used to calculate the trip generation for the proposed project. The survey data is included in Appendix A. Table A shows the peak hour trip generation as well as the trip generation rate for the three survey sites. The trip generation rate across the three sites was averaged to calculate the trip generation rate for the proposed project. Table A: Peak Hour Traffic Count Summary AM Peak Hour Counts PM Peak Hour Counts AM Peak Hour Rate PM Peak Hour Rate Location Area (TSF) IN OUT TOTAL IN OUT TOTAL IN OUT TOTAL IN OUT TOTAL TOCA 25 2 0 2 6 7 13 0.080 0.000 0.080 0.240 0.280 0.520 Momentous 130 20 8 28 158 135 293 0.154 0.062 0.215 1.215 1.038 2.254 The Map 80 14 9 23 81 91 172 0.175 0.113 0.288 1.013 1.138 2.15 Average Rate 0.136 0.058 0.194 0.823 0.819 1.641 translutionsthe transportation solutions company... 1    Memorandum: Footlab Focused Traffic Analysis 2 January 24, 2025 the transportation solutions company... The resulting trip generation for the proposed project is included in Table B. As seen on Table B, the proposed project is forecast to generate 11 trips during the a.m. peak hour and 95 net trips during the p.m. peak hour. Table B: Project Trip Generation AM Peak Hour PM Peak Hour Area (TSF) IN OUT TOTAL IN OUT TOTAL Average Rate 0.136 0.058 0.194 0.823 0.819 1.641 Footlab Trip Generation 57.705 8 3 11 47 48 95 It should be noted that the existing permitted use (light industrial) would generate 57 PCE trips during the a.m. peak hour and 52 PCE trips during the p.m. peak hour. The trip generation for the existing use based on the ITE Trip Generation, 11th Edition is included in Appendix B. Therefore, the project generates 46 fewer trips than the currently permitted use during the a.m. peak hour and 43 additional trips during the p.m. peak hour. The City requires a local traffic study if a project generates more than 50 peak hour trips. As seen above, the proposed project is anticipated to generate less than 50 trips over those that are currently permitted. However, based on City comments, this focused traffic analysis is conducted and includes an LOS analysis at the intersections of Birch Street at Warner Avenue and project driveways. In addition, the focused traffic analysis is based on the proposed project and no credits for the existing use will be applied. PROJECT TRIP DISTRIBUTION AND ASSIGNMENT Primary trip distribution patterns were developed based on the location of the project in relation to the surrounding land uses and the regional network. Figures 2 and 3 illustrate the primary project trip distribution and trip assignment and the resulting project trips at the study area intersections. VOLUME DEVELOPMENT Forecast traffic volumes at study intersections were developed for existing and existing plus project conditions. This section discusses the volume development methodology. Existing Conditions Existing traffic volumes are based on peak hour intersection turn movement counts collected by Counts Unlimited Inc. on a non-holiday weekday in December 2024. The counts are included in Appendix C. Figure 4 illustrates the existing and with project geometrics and stop control and Figure 5 illustrates the existing peak hour traffic volumes at the study area intersections. Volume development worksheets are included in Appendix D. Existing With Project Conditions Existing plus project peak hour traffic volumes were developed by adding the project trip assignment to the existing traffic volumes. Figure 6 shows the existing plus project peak hour traffic volumes at the study intersections. Detailed volume development worksheets are included in Appendix D. LEVEL OF SERVICE ANALYSIS Level of service (LOS) is a measure of the quality of operational conditions within a traffic stream and is generally expressed in terms of such measures as speed and travel time, freedom to maneuver, traffic interruptions, and comfort and convenience. Levels range from A to F, with LOS A representing excellent (free-flow) conditions and LOS F representing extreme congestion. Consistent to the guidelines, the Highway Capacity Manual (HCM) procedures have been used to evaluate levels of service. This section discusses the LOS definitions, procedures, and thresholds used in this report. The analysis of traffic operations at intersections was conducted according to the Highway Capacity Manual 7th Edition (HCM) delay methodologies, which is described in the Highway Capacity Manual (Transportation Research Board, Washington, D.C., 2022). Under the HCM methodology, LOS for signalized intersections is based on 2    Memorandum: Footlab Focused Traffic Analysis 3 January 24, 2025 the transportation solutions company...the average delay experienced by vehicles traveling through an intersection, whereas for unsignalized intersections, the LOS is based on the worst approach where the minor leg has a shared lane and on the worst movement where the minor leg has dedicated turn lanes. Table B presents a brief description of each level of service letter grade, as well as the range of delays associated with each grade. Table C: LOS Criteria LOS Description of Drivers’ Perception and Traffic Operation Delay in Seconds Unsignalized Signalized A This level is typically assigned when the volume-to-capacity ratio is low and either progression is exceptionally favorable, or the cycle length is very short. If it is due to favorable progression, most vehicles arrive during the green indication and travel through the intersection without stopping. < 10 < 10 B This level is assigned when the volume-to-capacity ratio is low and either progression is highly favorable, or the cycle length is short. More vehicles stop than with LOS A. > 10 and < 15 > 10 and < 20 C This level is typically assigned when progression is favorable, or the cycle length is moderate. Individual cycle failures (i.e., one or more queued vehicles are not able to depart as a result of insufficient capacity during the cycle) may begin to appear at this level. The number of vehicles stopping is significant, although many vehicles still pass through the intersection without stopping. > 15 and < 25 > 20 and < 35 D This level is typically assigned when the volume-to-capacity ratio is high and either progression is ineffective, or the cycle length is long. Many vehicles stop and individual cycle failures are noticeable. > 25 and < 35 > 35 and < 55 E This level is typically assigned when the volume-to-capacity ratio is high, progression is unfavorable, and the cycle length is long. Individual cycle failures are frequent. > 35 and < 50 > 55 and < 80 F This level is typically assigned when the volume-to-capacity ratio is very high, progression is very poor, and the cycle length is long. Most cycles fail to clear the queue. > 50 > 80 The City endeavors to maintain LOS D as the minimum level of service standard at intersections of collector or higher classification. Existing Levels of Service The levels of service for existing conditions were calculated using the existing lane geometrics and existing traffic volumes. The existing levels of service at the study intersections are shown in Table D. As shown in Table D, all intersections are currently operating at satisfactory levels of service. LOS worksheets are included in Appendix E. Table D: Existing and With Project Levels of Service Existing Existing With Project LOS AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Intersection Std. Control Delay LOS Delay LOS Delay LOS Delay LOS 1 . Project Dwy 1/Warner Ave D TWSC Does Not Exist Does Not Exist 0.01 A 22.66 C 2 . Project Dwy 2/Warner Ave D TWSC Does Not Exist Does Not Exist 0.01 A 20.36 C 3 . Birch St/Warner Ave D TWSC 24.64 C 25.17 D 19.76 C 26.74 D 4 . Project Dwy 3/Birch St D TWSC Does Not Exist Does Not Exist 8.82 A 9.27 A Notes: * Exceeds LOS Standard TWSC = Two-Way Stop Control; For TWSC intersections, reported delay is for worst-case movement. LOS = Level of Service Existing With Project Levels of Service The levels of service for existing with project conditions were calculated using the existing lane geometrics and existing with project traffic volumes. The existing with project levels of service at the study intersections are shown in Table D. As shown in Table D, all 3    Memorandum: Footlab Focused Traffic Analysis 4 January 24, 2025 the transportation solutions company...intersections are forecast to operate at satisfactory levels of service. LOS worksheets are included in Appendix E. It should be noted that with the addition of project trips, the peak hour LOS does not degrade from acceptable LOS to unacceptable LOS. CONCLUSION The proposed project is forecast to generate 11 trips during the a.m. peak hour and 95 trips during the p.m. peak hour. All study intersections are forecast to operate at satisfactory levels of service under existing and existing plus project conditions. 4    Source: Architects Orange FIGURE 1 Footlab Site Plan the transportation solutions com pany... P:\Footlab Santa Ana\Focused Analysis\Z12 Portrait Site Plan (1/24/2025)5    (25%)10%(10%)20%T 10%T 10%T 10% 20%RY (15%)RY (20%)RY 20%\20%\(10%)\ 1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave Z (20%)SR (20%)\ 4 Project Dwy 3/Birch St FIGURE 2 XXX%(YYY%) Inbound%(Outbound%) Percent Footlab Project Trip Distribution(15%)(15%)(15%)(15%)(10%)(10%)30%(10%)30%the transportation solutions company... P:\Footlab Santa Ana\Focused Analysis\Z 12 Project Dist 1/23/2025 6    1 / 12 1 / 10 2 / 9T1 / 5 T 1 / 5 T 1 / 5 2 / 9 RY 0 / 7 RY 1 / 10 RY 2 / 9 \2 / 9 \0 / 5 \ 1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave Z 1 / 10 SR 1 / 10 \ 4 Project Dwy 3/Birch St FIGURE 3 XXX / YYY AM / PM Peak Hour Trips Footlab Project Trip Assignment2 / 142 / 140 / 50 / 70 / 50 / 50 / 70 / 70 / 7the transportation solutions company... P:\Footlab Santa Ana\Focused Analysis\Z 12 Project Trips 1/23/2025 7    1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave 4 Project Dwy 3/Birch St FIGURE 4 Legend Signal Stop Sign Footlab Existing and With Project Intersection Lane Geometrics and Stop Controlcdcdaccaccgggcdaccwgb the transportation solutions company... P:\Footlab Santa Ana\Focused Analysis\04 Z12 Geo Exist and With Prj\Figure (1/24/2025)8    1215 / 1087 1215 / 1085 812 / 1232T1 / 5 T 1 / 5 T 20 / 20 831 / 1247 RY 829 / 1245 RY 1200 / 1006 RY 2 / 9 \2 / 9 \41 / 35 \ 1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave Z 1 / 10 SR 1 / 10 \ 4 Project Dwy 3/Birch St FIGURE 6 XXX / YYY AM / PM Peak Hour Trips Footlab Existing Plus Project Peak Hour Traffic Volumes0 / 70 / 70 / 70 / 715 / 8413 / 422 / 1460 / 502 / 1428 / 116the transportation solutions company... P:\Footlab Santa Ana\Focused Analysis\06 Z 12 Exist Plus Prj Vol 1/23/2025 9    810 / 1223T19 / 15 1199 / 996 RY 41 / 30 \ 1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave 4 Project Dwy 3/Birch St FIGURE 5 XXX / YYY AM / PM Peak Hour Trips Footlab Existing Peak Hour Traffic Volumes15 / 7913 / 37the transportation solutions company... Future Intersection Future Intersection Future Intersection P:\Footlab Santa Ana\Focused Analysis\05 Z 12 Exist Vol 1/23/2025 10    Memorandum: Footlab Focused Traffic Analysis 6 January 24, 2025 the transportation solutions company...Appendix A: Survey Data     LOCATION: DATE: 12/3/2024 CITY: DAY: Tuesday Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 7:00 AM 0 0 0 7:00 AM 0 0 0 7:15 AM 0 0 0 7:15 AM 0 0 0 7:30 AM 0 0 0 7:30 AM 0 0 0 7:45 AM 0 0 0 7:45 AM 0 0 0 8:00 AM 0 0 0 8:00 AM 0 0 0 8:15 AM 0 0 0 8:15 AM 0 0 0 8:30 AM 1 0 1 8:30 AM 0 0 0 8:45 AM 1 0 1 8:45 AM 0 0 0 Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 4:00 PM 1 0 1 4:00 PM 0 3 3 4:15 PM 1 0 1 4:15 PM 0 0 0 4:30 PM 1 0 1 4:30 PM 0 0 0 4:45 PM 3 0 3 4:45 PM 0 4 4 5:00 PM 0 0 0 5:00 PM 0 4 4 5:15 PM 0 0 0 5:15 PM 0 0 0 5:30 PM 2 0 2 5:30 PM 0 0 0 5:45 PM 0 0 0 5:45 PM 0 1 1 Trip Generation Survey ENTERING EXITING Toca Costa Mesa Costa Mesa ENTERING EXITING Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 A-1    LOCATION: DATE: 12/4/2024 CITY: DAY: Wednesday Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 7:00 AM 2 1 3 7:00 AM 0 0 0 7:15 AM 3 0 3 7:15 AM 0 0 0 7:30 AM 3 3 6 7:30 AM 0 0 0 7:45 AM 2 0 2 7:45 AM 0 0 0 8:00 AM 2 0 2 8:00 AM 0 0 0 8:15 AM 1 1 2 8:15 AM 0 1 1 8:30 AM 4 4 8 8:30 AM 3 0 3 8:45 AM 4 4 8 8:45 AM 2 2 4 Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 4:00 PM 1 30 31 4:00 PM 13 8 21 4:15 PM 2 75 77 4:15 PM 19 30 49 4:30 PM 2 31 33 4:30 PM 34 13 47 4:45 PM 3 14 17 4:45 PM 11 7 18 5:00 PM 1 10 11 5:00 PM 24 9 33 5:15 PM 2 13 15 5:15 PM 11 3 14 5:30 PM 2 37 39 5:30 PM 7 4 11 5:45 PM 1 86 87 5:45 PM 14 19 33 Trip Generation Survey ENTERING EXITING Momentous Sports Center Irvine ENTERING EXITING Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 A-2    LOCATION: DATE: 12/4/2024 CITY: DAY: Wednesday Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 7:00 AM 0 0 0 7:00 AM 0 0 0 7:15 AM 0 0 0 7:15 AM 0 0 0 7:30 AM 0 0 0 7:30 AM 0 0 0 7:45 AM 0 0 0 7:45 AM 0 0 0 8:00 AM 0 0 0 8:00 AM 0 0 0 8:15 AM 0 2 2 8:15 AM 1 0 1 8:30 AM 0 3 3 8:30 AM 1 0 1 8:45 AM 0 9 9 8:45 AM 7 0 7 Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 4:00 PM 0 9 9 4:00 PM 4 1 5 4:15 PM 2 24 26 4:15 PM 5 4 9 4:30 PM 3 11 14 4:30 PM 11 30 41 4:45 PM 3 18 21 4:45 PM 7 12 19 5:00 PM 5 15 20 5:00 PM 13 9 22 5:15 PM 6 11 17 5:15 PM 7 4 11 5:30 PM 2 9 11 5:30 PM 12 12 24 5:45 PM 0 9 9 5:45 PM 8 1 9 Trip Generation Survey ENTERING EXITING The Map Sports Facility Garden Grove ENTERING EXITING Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 A-3    Memorandum: Footlab Focused Traffic Analysis 7 January 24, 2025 the transportation solutions company...Appendix B: Existing Use Trip Generation     the transportation solutions company... Land Use Units In Out Total In Out Total Trip Generation Rates1 Per TSF 0.651 0.089 0.740 0.091 0.559 0.650 4.870 88% 12% 100% 14% 86% 100% 50%/50% 87.00% 87.00% 87.00% 87.00% 87.00% 87.00% 87.00% 1.0 1.0 1.0 1.0 1.0 1.0 1.0 0.766 0.077 0.644 0.079 0.486 0.566 4.237 1.03% 1.03% 1.03% 1.03% 1.03% 1.03% 1.03% 1.5 1.5 1.5 1.5 1.5 1.5 1.5 0.010 0.001 0.011 0.001 0.009 0.010 0.075 0.92% 0.92% 0.92% 0.92% 0.92% 0.92% 0.92% 2.0 2.0 2.0 2.0 2.0 2.0 2.0 0.012 0.002 0.014 0.002 0.010 0.012 0.090 11.05% 11.05% 11.05% 11.05% 11.05% 11.05% 11.05% 3.0 3.0 3.0 3.0 3.0 3.0 3.0 0.216 0.029 0.245 0.030 0.185 0.215 1.614 Warehouse Net PCE Rate 1.004 0.110 0.914 0.112 0.691 0.803 6.016 Warehouse 57.705 TSF 3353842933245 011011 3 011011 3 415145 32 3784553540283 3353842933245 022022 5 022022 6 1231531215 96 1271931619107 45 12 57 7 45 52 352 Notes: Per TSF = Per Thousand Square Feet 1 Rates based on Land Use 110 - "General Industrial" from Institute of Transportation Engineers (ITE) Trip Generation (11th Ed.). 2 Recommended Truck Mix Percentages per City of Fontana Truck Trip Generation Study for Industrial Park uses, August 2003 3 Recommended PCE Factors per HCM and FHWA. Total PCE Total Project Trip Generation (Trips, By Vehicle Type) Total Project Trip Generation (Passenger Car Eqivalent Trips, By Vehicle Type) Passenger Cars Passenger Cars 3-Axle Trucks 4+ Axle Trucks Total Vehicles Truck PCE 2-Axle Trucks 3-Axle Trucks 4+ Axle Trucks Total Truck PCE 4-Axle Trucks Recommended Mix (%)2 PCE Factor3 PCE Rates 2-Axle Trucks PCE Rates Passenger Cars Recommended Mix (%)2 PCE Factor3 PCE Rates 2-Axle Trucks Recommended Mix (%)2 PCE Factor3 PCE Rates 3-Axle Trucks Recommended Mix (%)2 PCE Factor3 Total Vehicle Rates PCE Inbound/Outbound Splits Passenger Car Equivalent Rates Calculations Appendix B - Trip Generation of Existing Use Peak Hour DailyAM Peak Hour PM Peak Hour P:\Footlab Santa Ana\Focused Analysis\Trip Gen Existing Use Light Industrial\Trip Gen Light Industrial TSF (1/24/2025)B-1    Memorandum: Footlab Focused Traffic Analysis 8 January 24, 2025 the transportation solutions company...Appendix C: Existing Traffic Count     File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Passenger Vehicles - Large 2 Axle Vehicles - 3 Axle Vehicles - 4+ Axle Trucks Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 3 115 118 1 1 2 231 8 239 359 07:15 AM 3 167 170 3 2 5 287 4 291 466 07:30 AM 1 185 186 6 4 10 272 9 281 477 07:45 AM 8 248 256 6 4 10 347 16 363 629 Total 15 715 730 16 11 27 1137 37 1174 1931 08:00 AM 7 201 208 1 3 4 279 7 286 498 08:15 AM 3 176 179 2 2 4 301 9 310 493 08:30 AM 4 144 148 7 7 14 294 9 303 465 08:45 AM 4 149 153 6 3 9 239 4 243 405 Total 18 670 688 16 15 31 1113 29 1142 1861 Grand Total 33 1385 1418 32 26 58 2250 66 2316 3792 Apprch %2.3 97.7 55.2 44.8 97.2 2.8 Total %0.9 36.5 37.4 0.8 0.7 1.5 59.3 1.7 61.1 Passenger Vehicles 30 1302 1332 25 21 46 2159 62 2221 3599 % Passenger Vehicles 90.9 94 93.9 78.1 80.8 79.3 96 93.9 95.9 94.9 Large 2 Axle Vehicles 3 68 71 7 5 12 80 3 83 166 % Large 2 Axle Vehicles 9.1 4.9 5 21.9 19.2 20.7 3.6 4.5 3.6 4.4 3 Axle Vehicles 0 5 5 0 0 0 6 0 6 11 % 3 Axle Vehicles 0 0.4 0.4 0 0 0 0.3 0 0.3 0.3 4+ Axle Trucks 0 10 10 0 0 0 5 1 6 16 % 4+ Axle Trucks 0 0.7 0.7 0 0 0 0.2 1.5 0.3 0.4 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 1 185 186 6 4 10 272 9 281 477 07:45 AM 8 248 256 6 4 10 347 16 363 629 08:00 AM 7 201 208 1 3 4 279 7 286 498 08:15 AM 3 176 179 2 2 4 301 9 310 493 Total Volume 19 810 829 15 13 28 1199 41 1240 2097 % App. Total 2.3 97.7 53.6 46.4 96.7 3.3 PHF .594 .817 .810 .625 .813 .700 .864 .641 .854 .833 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-1    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru810 Left19 OutTotalIn1212 829 2041 Left 15 Right 13 Out TotalIn 60 28 88 Thru1199 Right41 TotalOutIn825 1240 2065 Peak Hour Begins at 07:30 AM Passenger Vehicles Large 2 Axle Vehicles 3 Axle Vehicles 4+ Axle Trucks Peak Hour Data North Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:45 AM 07:45 AM +0 mins.1 185 186 6 4 10 347 16 363 +15 mins.8 248 256 1 3 4 279 7 286 +30 mins.7 201 208 2 2 4 301 9 310 +45 mins.3 176 179 7 7 14 294 9 303 Total Volume 19 810 829 16 16 32 1221 41 1262 % App. Total 2.3 97.7 50 50 96.8 3.2 PHF .594 .817 .810 .571 .571 .571 .880 .641 .869 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-2    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Passenger Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 3 108 111 1 1 2 220 7 227 340 07:15 AM 3 157 160 2 2 4 276 4 280 444 07:30 AM 1 172 173 4 2 6 263 9 272 451 07:45 AM 8 240 248 4 3 7 331 14 345 600 Total 15 677 692 11 8 19 1090 34 1124 1835 08:00 AM 5 184 189 1 2 3 274 7 281 473 08:15 AM 3 169 172 2 1 3 287 8 295 470 08:30 AM 4 135 139 6 7 13 284 9 293 445 08:45 AM 3 137 140 5 3 8 224 4 228 376 Total 15 625 640 14 13 27 1069 28 1097 1764 Grand Total 30 1302 1332 25 21 46 2159 62 2221 3599 Apprch %2.3 97.7 54.3 45.7 97.2 2.8 Total %0.8 36.2 37 0.7 0.6 1.3 60 1.7 61.7 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 1 172 173 4 2 6 263 9 272 451 07:45 AM 8 240 248 4 3 7 331 14 345 600 08:00 AM 5 184 189 1 2 3 274 7 281 473 08:15 AM 3 169 172 2 1 3 287 8 295 470 Total Volume 17 765 782 11 8 19 1155 38 1193 1994 % App. Total 2.2 97.8 57.9 42.1 96.8 3.2 PHF .531 .797 .788 .688 .667 .679 .872 .679 .864 .831 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-3    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru765 Left17 OutTotalIn1163 782 1945 Left 11 Right 8 Out TotalIn 55 19 74 Thru1155 Right38 TotalOutIn776 1193 1969 Peak Hour Begins at 07:30 AM Passenger Vehicles Peak Hour Data North Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:30 AM 07:30 AM +0 mins.1 172 173 4 2 6 263 9 272 +15 mins.8 240 248 4 3 7 331 14 345 +30 mins.5 184 189 1 2 3 274 7 281 +45 mins.3 169 172 2 1 3 287 8 295 Total Volume 17 765 782 11 8 19 1155 38 1193 % App. Total 2.2 97.8 57.9 42.1 96.8 3.2 PHF .531 .797 .788 .688 .667 .679 .872 .679 .864 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-4    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Large 2 Axle Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 0 5 5 0 0 0 11 1 12 17 07:15 AM 0 10 10 1 0 1 11 0 11 22 07:30 AM 0 12 12 2 2 4 6 0 6 22 07:45 AM 0 8 8 2 1 3 13 2 15 26 Total 0 35 35 5 3 8 41 3 44 87 08:00 AM 2 14 16 0 1 1 4 0 4 21 08:15 AM 0 5 5 0 1 1 13 0 13 19 08:30 AM 0 8 8 1 0 1 9 0 9 18 08:45 AM 1 6 7 1 0 1 13 0 13 21 Total 3 33 36 2 2 4 39 0 39 79 Grand Total 3 68 71 7 5 12 80 3 83 166 Apprch %4.2 95.8 58.3 41.7 96.4 3.6 Total %1.8 41 42.8 4.2 3 7.2 48.2 1.8 50 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 0 12 12 2 2 4 6 0 6 22 07:45 AM 0 8 8 2 1 3 13 2 15 26 08:00 AM 2 14 16 0 1 1 4 0 4 21 08:15 AM 0 5 5 0 1 1 13 0 13 19 Total Volume 2 39 41 4 5 9 36 2 38 88 % App. Total 4.9 95.1 44.4 55.6 94.7 5.3 PHF .250 .696 .641 .500 .625 .563 .692 .250 .633 .846 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-5    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru39 Left2 OutTotalIn41 41 82 Left 4 Right 5 Out TotalIn 4 9 13 Thru36 Right2 TotalOutIn43 38 81 Peak Hour Begins at 07:30 AM Large 2 Axle Vehicles Peak Hour Data North Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:30 AM 07:30 AM +0 mins.0 12 12 2 2 4 6 0 6 +15 mins.0 8 8 2 1 3 13 2 15 +30 mins.2 14 16 0 1 1 4 0 4 +45 mins.0 5 5 0 1 1 13 0 13 Total Volume 2 39 41 4 5 9 36 2 38 % App. Total 4.9 95.1 44.4 55.6 94.7 5.3 PHF .250 .696 .641 .500 .625 .563 .692 .250 .633 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-6    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- 3 Axle Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 0 2 2 0 0 0 0 0 0 2 07:15 AM 0 0 0 0 0 0 0 0 0 0 07:30 AM 0 0 0 0 0 0 2 0 2 2 07:45 AM 0 0 0 0 0 0 0 0 0 0 Total 0 2 2 0 0 0 2 0 2 4 08:00 AM 0 0 0 0 0 0 1 0 1 1 08:15 AM 0 2 2 0 0 0 1 0 1 3 08:30 AM 0 0 0 0 0 0 1 0 1 1 08:45 AM 0 1 1 0 0 0 1 0 1 2 Total 0 3 3 0 0 0 4 0 4 7 Grand Total 0 5 5 0 0 0 6 0 6 11 Apprch %0 100 0 0 100 0 Total %0 45.5 45.5 0 0 0 54.5 0 54.5 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 0 0 0 0 0 0 2 0 2 2 07:45 AM 0 0 0 0 0 0 0 0 0 0 08:00 AM 0 0 0 0 0 0 1 0 1 1 08:15 AM 0 2 2 0 0 0 1 0 1 3 Total Volume 0 2 2 0 0 0 4 0 4 6 % App. Total 0 100 0 0 100 0 PHF .000 .250 .250 .000 .000 .000 .500 .000 .500 .500 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-7    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru2 Left0 OutTotalIn4 2 6 Left 0 Right 0 Out TotalIn 0 0 0 Thru4 Right0 TotalOutIn2 4 6 Peak Hour Begins at 07:30 AM 3 Axle Vehicles Peak Hour Data North Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:30 AM 07:30 AM +0 mins.0 0 0 0 0 0 2 0 2 +15 mins.0 0 0 0 0 0 0 0 0 +30 mins.0 0 0 0 0 0 1 0 1 +45 mins.0 2 2 0 0 0 1 0 1 Total Volume 0 2 2 0 0 0 4 0 4 % App. Total 0 100 0 0 100 0 PHF .000 .250 .250 .000 .000 .000 .500 .000 .500 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-8    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- 4+ Axle Trucks Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 0 0 0 0 0 0 0 0 0 0 07:15 AM 0 0 0 0 0 0 0 0 0 0 07:30 AM 0 1 1 0 0 0 1 0 1 2 07:45 AM 0 0 0 0 0 0 3 0 3 3 Total 0 1 1 0 0 0 4 0 4 5 08:00 AM 0 3 3 0 0 0 0 0 0 3 08:15 AM 0 0 0 0 0 0 0 1 1 1 08:30 AM 0 1 1 0 0 0 0 0 0 1 08:45 AM 0 5 5 0 0 0 1 0 1 6 Total 0 9 9 0 0 0 1 1 2 11 Grand Total 0 10 10 0 0 0 5 1 6 16 Apprch %0 100 0 0 83.3 16.7 Total %0 62.5 62.5 0 0 0 31.2 6.2 37.5 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 0 1 1 0 0 0 1 0 1 2 07:45 AM 0 0 0 0 0 0 3 0 3 3 08:00 AM 0 3 3 0 0 0 0 0 0 3 08:15 AM 0 0 0 0 0 0 0 1 1 1 Total Volume 0 4 4 0 0 0 4 1 5 9 % App. Total 0 100 0 0 80 20 PHF .000 .333 .333 .000 .000 .000 .333 .250 .417 .750 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-9    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru4 Left0 OutTotalIn4 4 8 Left 0 Right 0 Out TotalIn 1 0 1 Thru4 Right1 TotalOutIn4 5 9 Peak Hour Begins at 07:30 AM 4+ Axle Trucks Peak Hour Data North Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:30 AM 07:30 AM +0 mins.0 1 1 0 0 0 1 0 1 +15 mins.0 0 0 0 0 0 3 0 3 +30 mins.0 3 3 0 0 0 0 0 0 +45 mins.0 0 0 0 0 0 0 1 1 Total Volume 0 4 4 0 0 0 4 1 5 % App. Total 0 100 0 0 80 20 PHF .000 .333 .333 .000 .000 .000 .333 .250 .417 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-10    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Passenger Vehicles - Large 2 Axle Vehicles - 3 Axle Vehicles - 4+ Axle Trucks Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 2 270 272 31 12 43 230 6 236 551 04:15 PM 2 269 271 21 6 27 205 9 214 512 04:30 PM 3 295 298 25 13 38 242 9 251 587 04:45 PM 2 303 305 22 9 31 224 10 234 570 Total 9 1137 1146 99 40 139 901 34 935 2220 05:00 PM 5 316 321 16 15 31 247 5 252 604 05:15 PM 1 297 298 19 9 28 258 9 267 593 05:30 PM 7 307 314 22 4 26 267 6 273 613 05:45 PM 9 287 296 12 6 18 228 5 233 547 Total 22 1207 1229 69 34 103 1000 25 1025 2357 Grand Total 31 2344 2375 168 74 242 1901 59 1960 4577 Apprch %1.3 98.7 69.4 30.6 97 3 Total %0.7 51.2 51.9 3.7 1.6 5.3 41.5 1.3 42.8 Passenger Vehicles 30 2298 2328 162 64 226 1849 55 1904 4458 % Passenger Vehicles 96.8 98 98 96.4 86.5 93.4 97.3 93.2 97.1 97.4 Large 2 Axle Vehicles 1 41 42 6 10 16 47 4 51 109 % Large 2 Axle Vehicles 3.2 1.7 1.8 3.6 13.5 6.6 2.5 6.8 2.6 2.4 3 Axle Vehicles 0 2 2 0 0 0 1 0 1 3 % 3 Axle Vehicles 0 0.1 0.1 0 0 0 0.1 0 0.1 0.1 4+ Axle Trucks 0 3 3 0 0 0 4 0 4 7 % 4+ Axle Trucks 0 0.1 0.1 0 0 0 0.2 0 0.2 0.2 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 2 303 305 22 9 31 224 10 234 570 05:00 PM 5 316 321 16 15 31 247 5 252 604 05:15 PM 1 297 298 19 9 28 258 9 267 593 05:30 PM 7 307 314 22 4 26 267 6 273 613 Total Volume 15 1223 1238 79 37 116 996 30 1026 2380 % App. Total 1.2 98.8 68.1 31.9 97.1 2.9 PHF .536 .968 .964 .898 .617 .935 .933 .750 .940 .971 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-11    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru1223 Left15 OutTotalIn1033 1238 2271 Left 79 Right 37 Out TotalIn 45 116 161 Thru996 Right30 TotalOutIn1302 1026 2328 Peak Hour Begins at 04:45 PM Passenger Vehicles Large 2 Axle Vehicles 3 Axle Vehicles 4+ Axle Trucks Peak Hour Data North Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:00 PM 04:45 PM +0 mins.2 303 305 31 12 43 224 10 234 +15 mins.5 316 321 21 6 27 247 5 252 +30 mins.1 297 298 25 13 38 258 9 267 +45 mins.7 307 314 22 9 31 267 6 273 Total Volume 15 1223 1238 99 40 139 996 30 1026 % App. Total 1.2 98.8 71.2 28.8 97.1 2.9 PHF .536 .968 .964 .798 .769 .808 .933 .750 .940 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-12    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Passenger Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 2 265 267 30 10 40 222 6 228 535 04:15 PM 2 262 264 20 4 24 198 9 207 495 04:30 PM 3 286 289 24 12 36 231 8 239 564 04:45 PM 2 296 298 20 7 27 221 9 230 555 Total 9 1109 1118 94 33 127 872 32 904 2149 05:00 PM 5 314 319 16 14 30 238 4 242 591 05:15 PM 1 285 286 19 8 27 252 8 260 573 05:30 PM 7 305 312 21 4 25 265 6 271 608 05:45 PM 8 285 293 12 5 17 222 5 227 537 Total 21 1189 1210 68 31 99 977 23 1000 2309 Grand Total 30 2298 2328 162 64 226 1849 55 1904 4458 Apprch %1.3 98.7 71.7 28.3 97.1 2.9 Total %0.7 51.5 52.2 3.6 1.4 5.1 41.5 1.2 42.7 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 2 296 298 20 7 27 221 9 230 555 05:00 PM 5 314 319 16 14 30 238 4 242 591 05:15 PM 1 285 286 19 8 27 252 8 260 573 05:30 PM 7 305 312 21 4 25 265 6 271 608 Total Volume 15 1200 1215 76 33 109 976 27 1003 2327 % App. Total 1.2 98.8 69.7 30.3 97.3 2.7 PHF .536 .955 .952 .905 .589 .908 .921 .750 .925 .957 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-13    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru1200 Left15 OutTotalIn1009 1215 2224 Left 76 Right 33 Out TotalIn 42 109 151 Thru976 Right27 TotalOutIn1276 1003 2279 Peak Hour Begins at 04:45 PM Passenger Vehicles Peak Hour Data North Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:45 PM 04:45 PM +0 mins.2 296 298 20 7 27 221 9 230 +15 mins.5 314 319 16 14 30 238 4 242 +30 mins.1 285 286 19 8 27 252 8 260 +45 mins.7 305 312 21 4 25 265 6 271 Total Volume 15 1200 1215 76 33 109 976 27 1003 % App. Total 1.2 98.8 69.7 30.3 97.3 2.7 PHF .536 .955 .952 .905 .589 .908 .921 .750 .925 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-14    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Large 2 Axle Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 0 4 4 1 2 3 7 0 7 14 04:15 PM 0 5 5 1 2 3 6 0 6 14 04:30 PM 0 8 8 1 1 2 10 1 11 21 04:45 PM 0 7 7 2 2 4 3 1 4 15 Total 0 24 24 5 7 12 26 2 28 64 05:00 PM 0 1 1 0 1 1 7 1 8 10 05:15 PM 0 12 12 0 1 1 6 1 7 20 05:30 PM 0 2 2 1 0 1 2 0 2 5 05:45 PM 1 2 3 0 1 1 6 0 6 10 Total 1 17 18 1 3 4 21 2 23 45 Grand Total 1 41 42 6 10 16 47 4 51 109 Apprch %2.4 97.6 37.5 62.5 92.2 7.8 Total %0.9 37.6 38.5 5.5 9.2 14.7 43.1 3.7 46.8 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 0 7 7 2 2 4 3 1 4 15 05:00 PM 0 1 1 0 1 1 7 1 8 10 05:15 PM 0 12 12 0 1 1 6 1 7 20 05:30 PM 0 2 2 1 0 1 2 0 2 5 Total Volume 0 22 22 3 4 7 18 3 21 50 % App. Total 0 100 42.9 57.1 85.7 14.3 PHF .000 .458 .458 .375 .500 .438 .643 .750 .656 .625 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-15    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru22 Left0 OutTotalIn22 22 44 Left 3 Right 4 Out TotalIn 3 7 10 Thru18 Right3 TotalOutIn25 21 46 Peak Hour Begins at 04:45 PM Large 2 Axle Vehicles Peak Hour Data North Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:45 PM 04:45 PM +0 mins.0 7 7 2 2 4 3 1 4 +15 mins.0 1 1 0 1 1 7 1 8 +30 mins.0 12 12 0 1 1 6 1 7 +45 mins.0 2 2 1 0 1 2 0 2 Total Volume 0 22 22 3 4 7 18 3 21 % App. Total 0 100 42.9 57.1 85.7 14.3 PHF .000 .458 .458 .375 .500 .438 .643 .750 .656 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-16    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- 3 Axle Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 0 1 1 0 0 0 0 0 0 1 04:15 PM 0 1 1 0 0 0 0 0 0 1 04:30 PM 0 0 0 0 0 0 1 0 1 1 04:45 PM 0 0 0 0 0 0 0 0 0 0 Total 0 2 2 0 0 0 1 0 1 3 05:00 PM 0 0 0 0 0 0 0 0 0 0 05:15 PM 0 0 0 0 0 0 0 0 0 0 05:30 PM 0 0 0 0 0 0 0 0 0 0 05:45 PM 0 0 0 0 0 0 0 0 0 0 Total 0 0 0 0 0 0 0 0 0 0 Grand Total 0 2 2 0 0 0 1 0 1 3 Apprch %0 100 0 0 100 0 Total %0 66.7 66.7 0 0 0 33.3 0 33.3 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 0 0 0 0 0 0 0 0 0 0 05:00 PM 0 0 0 0 0 0 0 0 0 0 05:15 PM 0 0 0 0 0 0 0 0 0 0 05:30 PM 0 0 0 0 0 0 0 0 0 0 Total Volume 0 0 0 0 0 0 0 0 0 0 % App. Total 0 0 0 0 0 0 PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-17    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru0 Left0 OutTotalIn0 0 0 Left 0 Right 0 Out TotalIn 0 0 0 Thru0 Right0 TotalOutIn0 0 0 Peak Hour Begins at 04:45 PM 3 Axle Vehicles Peak Hour Data North Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:45 PM 04:45 PM +0 mins.0 0 0 0 0 0 0 0 0 +15 mins.0 0 0 0 0 0 0 0 0 +30 mins.0 0 0 0 0 0 0 0 0 +45 mins.0 0 0 0 0 0 0 0 0 Total Volume 0 0 0 0 0 0 0 0 0 % App. Total 0 0 0 0 0 0 PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-18    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- 4+ Axle Trucks Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 0 0 0 0 0 0 1 0 1 1 04:15 PM 0 1 1 0 0 0 1 0 1 2 04:30 PM 0 1 1 0 0 0 0 0 0 1 04:45 PM 0 0 0 0 0 0 0 0 0 0 Total 0 2 2 0 0 0 2 0 2 4 05:00 PM 0 1 1 0 0 0 2 0 2 3 05:15 PM 0 0 0 0 0 0 0 0 0 0 05:30 PM 0 0 0 0 0 0 0 0 0 0 05:45 PM 0 0 0 0 0 0 0 0 0 0 Total 0 1 1 0 0 0 2 0 2 3 Grand Total 0 3 3 0 0 0 4 0 4 7 Apprch %0 100 0 0 100 0 Total %0 42.9 42.9 0 0 0 57.1 0 57.1 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 0 0 0 0 0 0 0 0 0 0 05:00 PM 0 1 1 0 0 0 2 0 2 3 05:15 PM 0 0 0 0 0 0 0 0 0 0 05:30 PM 0 0 0 0 0 0 0 0 0 0 Total Volume 0 1 1 0 0 0 2 0 2 3 % App. Total 0 100 0 0 100 0 PHF .000 .250 .250 .000 .000 .000 .250 .000 .250 .250 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-19    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru1 Left0 OutTotalIn2 1 3 Left 0 Right 0 Out TotalIn 0 0 0 Thru2 Right0 TotalOutIn1 2 3 Peak Hour Begins at 04:45 PM 4+ Axle Trucks Peak Hour Data North Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:45 PM 04:45 PM +0 mins.0 0 0 0 0 0 0 0 0 +15 mins.0 1 1 0 0 0 2 0 2 +30 mins.0 0 0 0 0 0 0 0 0 +45 mins.0 0 0 0 0 0 0 0 0 Total Volume 0 1 1 0 0 0 2 0 2 % App. Total 0 100 0 0 100 0 PHF .000 .250 .250 .000 .000 .000 .250 .000 .250 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-20    Memorandum: Footlab Focused Traffic Analysis 9 January 24, 2025 the transportation solutions company...Appendix D: Volume Development Worksheets     Exist Exist Exist Exist Traffic Exist Project Plus Traffic Exist Project Plus Counts Volumes Trips Project Counts Volumes Trips Project 1 . Project Dwy 1/Warner Ave NBL 0 00 0 0 07 7 NBT 0 00 0 0 00 0 NBR 0 00 0 0 07 7 SBL 000 0 000 0 SBT 000 0 000 0 SBR 000 0 000 0 EBL 000 0 000 0 EBT 0 829 2 831 0 1,238 9 1247 EBR 002 2 009 9 WBL 001 1 005 5 WBT 0 1,214 1 1215 0 1,075 12 1087 WBR 000 0 000 0 North Leg Approach 0 0 0 0 0 0 0 0 Departure 0 0 0 0 0 0 0 0 Total 0 00 0 0 00 0 South Leg Approach 0 0 0 0 0 0 14 14 Departure 0 0 3 3 0 0 14 14 Total 0 0 3 3 0 0 28 28 East Leg Approach 0 1,214 2 1,216 0 1,075 17 1,092 Departure 0 829 2 831 0 1,238 16 1,254 Total 0 2,043 4 2,047 0 2,313 33 2,346 West Leg Approach 0 829 4 833 0 1,238 18 1,256 Departure 0 1,214 1 1,215 0 1,075 19 1,094 Total 0 2,043 5 2,048 0 2,313 37 2,350 Total Approaches Approach 0 2,043 6 2,049 0 2,313 49 2,362 Departure 0 2,043 6 2,049 0 2,313 49 2,362 Total 0 4,086 12 4,098 0 4,626 98 4,724 Appendix D- Existing and With Project Conditions Peak Hour Volume Summary AM Peak Hour PM Peak Hour P:\Footlab Santa Ana\Focused Analysis\Analysis\Traffic Volumes D-1    Exist Exist Exist Exist Traffic Exist Project Plus Traffic Exist Project Plus Counts Volumes Trips Project Counts Volumes Trips Project Appendix D- Existing and With Project Conditions Peak Hour Volume Summary AM Peak Hour PM Peak Hour 2 Project Dwy 2/Warner Ave NBL 0 00 0 0 07 7 NBT 0 00 0 0 00 0 NBR 0 00 0 0 07 7 SBL 000 0 000 0 SBT 000 0 000 0 SBR 000 0 000 0 EBL 000 0 000 0 EBT 0 829 0 829 0 1,238 7 1245 EBR 002 2 009 9 WBL 001 1 005 5 WBT 0 1,214 1 1215 0 1,075 10 1085 WBR 000 0 000 0 North Leg Approach 0 0 0 0 0 0 0 0 Departure 0 0 0 0 0 0 0 0 Total 0 00 0 0 00 0 South Leg Approach 0 0 0 0 0 0 14 14 Departure 0 0 3 3 0 0 14 14 Total 0 0 3 3 0 0 28 28 East Leg Approach 0 1,214 2 1,216 0 1,075 15 1,090 Departure 0 829 0 829 0 1,238 14 1,252 Total 0 2,043 2 2,045 0 2,313 29 2,342 West Leg Approach 0 829 2 831 0 1,238 16 1,254 Departure 0 1,214 1 1,215 0 1,075 17 1,092 Total 0 2,043 3 2,046 0 2,313 33 2,346 Total Approaches Approach 0 2,043 4 2,047 0 2,313 45 2,358 Departure 0 2,043 4 2,047 0 2,313 45 2,358 Total 0 4,086 8 4,094 0 4,626 90 4,716 P:\Footlab Santa Ana\Focused Analysis\Analysis\Traffic Volumes D-2    Exist Exist Exist Exist Traffic Exist Project Plus Traffic Exist Project Plus Counts Volumes Trips Project Counts Volumes Trips Project Appendix D- Existing and With Project Conditions Peak Hour Volume Summary AM Peak Hour PM Peak Hour 3 Birch St/Warner Ave NBL 15 15 0 15 79 79 5 84 NBT 0 00 0 0 00 0 NBR 13 13 0 13 37 37 5 42 SBL 000 0 000 0 SBT 000 0 000 0 SBR 000 0 000 0 EBL 000 0 000 0 EBT 1,199 1,199 1 1200 996 996 10 1006 EBR 41 41 0 41 30 30 5 35 WBL 19 19 1 20 15 15 5 20 WBT 810 810 2 812 1,223 1,223 9 1232 WBR 000 0 000 0 North Leg Approach 0 0 0 0 0 0 0 0 Departure 0 0 0 0 0 0 0 0 Total 0 00 0 0 00 0 South Leg Approach 28 28 0 28 116 116 10 126 Departure 60 60 1 61 45 45 10 55 Total 88 88 1 89 161 161 20 181 East Leg Approach 829 829 3 832 1,238 1,238 14 1,252 Departure 1,212 1,212 1 1,213 1,033 1,033 15 1,048 Total 2,041 2,041 4 2,045 2,271 2,271 29 2,300 West Leg Approach 1,240 1,240 1 1,241 1,026 1,026 15 1,041 Departure 825 825 2 827 1,302 1,302 14 1,316 Total 2,065 2,065 3 2,068 2,328 2,328 29 2,357 Total Approaches Approach 2,097 2,097 4 2,101 2,380 2,380 39 2,419 Departure 2,097 2,097 4 2,101 2,380 2,380 39 2,419 Total 4,194 4,194 8 4,202 4,760 4,760 78 4,838 P:\Footlab Santa Ana\Focused Analysis\Analysis\Traffic Volumes D-3    Exist Exist Exist Exist Traffic Exist Project Plus Traffic Exist Project Plus Counts Volumes Trips Project Counts Volumes Trips Project Appendix D- Existing and With Project Conditions Peak Hour Volume Summary AM Peak Hour PM Peak Hour 4 Project Dwy 3/Birch St NBL 0 0 2 2 0 0 14 14 NBT 0 28 0 28 0 116 0 116 NBR 0 00 0 0 00 0 SBL 000 0 000 0 SBT 0600 60 0455 50 SBR 002 2 001414 EBL 001 1 001010 EBT 000 0 000 0 EBR 001 1 001010 WBL 000 0 000 0 WBT 000 0 000 0 WBR 000 0 000 0 North Leg Approach 0 60 2 62 0 45 19 64 Departure 0 28 1 29 0 116 10 126 Total 0 88 3 91 0 161 29 190 South Leg Approach 0 28 2 30 0 116 14 130 Departure 0 60 1 61 0 45 15 60 Total 0 88 3 91 0 161 29 190 East Leg Approach 0 0 0 0 0 0 0 0 Departure 0 0 0 0 0 0 0 0 Total 0 00 0 0 00 0 West Leg Approach 0 0 2 2 0 0 20 20 Departure 0 0 4 4 0 0 28 28 Total 0 0 6 6 0 0 48 48 Total Approaches Approach 0 88 6 94 0 161 53 214 Departure 0 88 6 94 0 161 53 214 Total 0 176 12 188 0 322 106 428 P:\Footlab Santa Ana\Focused Analysis\Analysis\Traffic Volumes D-4    Memorandum: Footlab Focused Traffic Analysis 10 January 24, 2025 the transportation solutions company...Appendix E: Levels of Service Worksheets     1: Dwy 1 & W Warner Ave Existing AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 1 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 829 0 0 1214 0 0 Future Vol, veh/h 829 0 0 1214 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 0 0 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 901 0 0 1320 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 901 0 1561 451 Stage 1 - - - - 901 - Stage 2 - - - - 660 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 750 - 103 556 Stage 1 - - - - 357 - Stage 2 - - - - 476 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 750 - 103 556 Mov Cap-2 Maneuver - - - - 232 - Stage 1 - - - - 357 - Stage 2 - - - - 476 - Approach EB WB NB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 750 - HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - - 0 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-1    2: Dwy 2 & W Warner Ave Existing AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 2 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 829 0 0 1214 0 0 Future Vol, veh/h 829 0 0 1214 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 901 0 0 1320 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 901 0 1561 451 Stage 1 - - - - 901 - Stage 2 - - - - 660 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 750 - 103 556 Stage 1 - - - - 357 - Stage 2 - - - - 476 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 750 - 103 556 Mov Cap-2 Maneuver - - - - 286 - Stage 1 - - - - 357 - Stage 2 - - - - 476 - Approach EB WB NB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 750 - HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - - 0 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-2    3: S Birch St. & W Warner Ave Existing AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 3 Intersection Int Delay, s/veh 0.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1199 41 19 810 15 13 Future Vol, veh/h 1199 41 19 810 15 13 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 83 83 83 83 83 83 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1445 49 23 976 18 16 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1494 0 2003 747 Stage 1 - - - - 1469 - Stage 2 - - - - 534 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 445 - 52 355 Stage 1 - - - - 178 - Stage 2 - - - - 552 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 445 - 49 355 Mov Cap-2 Maneuver - - - - 162 - Stage 1 - - - - 178 - Stage 2 - - - - 524 - Approach EB WB NB HCM Control Delay, s/v 0 0.31 24.64 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)217 - - 445 - HCM Lane V/C Ratio 0.156 - - 0.051 - HCM Control Delay (s/veh) 24.6 - - 13.5 - HCM Lane LOS C - - B - HCM 95th %tile Q(veh) 0.5 - - 0.2 - E-3    4: S Birch St. & Dwy 3 Existing AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 4 Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 0 0 28 60 0 Future Vol, veh/h 0 0 0 28 60 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 ----- Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 0 03065 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 96 65 65 0 - 0 Stage 1 65 ----- Stage 2 30 ----- Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 15.42----- Critical Hdwy Stg 25.42----- Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 904 999 1537 - - - Stage 1 957 ----- Stage 2 992 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 904 999 1537 - - - Mov Cap-2 Maneuver 904 ----- Stage 1 957 ----- Stage 2 992 ----- Approach EB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1537 ---- HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - 0 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0---- E-4    1: Dwy 1 & W Warner Ave Existing PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 1 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1238 0 0 1075 0 0 Future Vol, veh/h 1238 0 0 1075 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 0 0 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1346 0 0 1168 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1346 0 1930 673 Stage 1 - - - - 1346 - Stage 2 - - - - 584 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 508 - 58 398 Stage 1 - - - - 207 - Stage 2 - - - - 520 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 508 - 58 398 Mov Cap-2 Maneuver - - - - 156 - Stage 1 - - - - 207 - Stage 2 - - - - 520 - Approach EB WB NB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 508 - HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - - 0 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-5    2: Dwy 2 & W Warner Ave Existing PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 2 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1238 0 0 1075 0 0 Future Vol, veh/h 1238 0 0 1075 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1346 0 0 1168 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1346 0 1930 673 Stage 1 - - - - 1346 - Stage 2 - - - - 584 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 508 - 58 398 Stage 1 - - - - 207 - Stage 2 - - - - 520 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 508 - 58 398 Mov Cap-2 Maneuver - - - - 186 - Stage 1 - - - - 207 - Stage 2 - - - - 520 - Approach EB WB NB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 508 - HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - - 0 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-6    3: S Birch St. & W Warner Ave Existing PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 3 Intersection Int Delay, s/veh 1.3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 996 30 15 1223 79 37 Future Vol, veh/h 996 30 15 1223 79 37 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 97 97 97 97 97 97 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1027 31 15 1261 81 38 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1058 0 1704 529 Stage 1 - - - - 1042 - Stage 2 - - - - 661 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 654 - 83 494 Stage 1 - - - - 301 - Stage 2 - - - - 475 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 654 - ~ 81 494 Mov Cap-2 Maneuver - - - - 249 - Stage 1 - - - - 301 - Stage 2 - - - - 464 - Approach EB WB NB HCM Control Delay, s/v 0 0.13 25.17 HCM LOS D Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)296 - - 654 - HCM Lane V/C Ratio 0.404 - - 0.024 - HCM Control Delay (s/veh) 25.2 - - 10.6 - HCM Lane LOS D - - B - HCM 95th %tile Q(veh) 1.9 - - 0.1 - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon E-7    4: S Birch St. & Dwy 3 Existing PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 4 Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 0 0 116 45 0 Future Vol, veh/h 0 0 0 116 45 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 ----- Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 0 0 126 49 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 175 49 49 0 - 0 Stage 1 49 ----- Stage 2 126 ----- Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 15.42----- Critical Hdwy Stg 25.42----- Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 815 1020 1558 - - - Stage 1 974 ----- Stage 2 900 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 815 1020 1558 - - - Mov Cap-2 Maneuver 815 ----- Stage 1 974 ----- Stage 2 900 ----- Approach EB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1558 ---- HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - 0 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0---- E-8    1: Dwy 1 & W Warner Ave Existing Prj AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 1 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 831 2 1 1215 0 0 Future Vol, veh/h 831 2 1 1215 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 0 0 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 903 2 1 1321 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 905 0 1567 453 Stage 1 - - - - 904 - Stage 2 - - - - 663 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 747 - 102 554 Stage 1 - - - - 355 - Stage 2 - - - - 474 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 747 - 102 554 Mov Cap-2 Maneuver - - - - 230 - Stage 1 - - - - 355 - Stage 2 - - - - 474 - Approach EB WB NB HCM Control Delay, s/v 0 0.01 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 747 - HCM Lane V/C Ratio - - - 0.001 - HCM Control Delay (s/veh) 0 - - 9.8 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-9    2: Dwy 2 & W Warner Ave Existing Prj AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 2 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 829 2 1 1215 0 0 Future Vol, veh/h 829 2 1 1215 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 901 2 1 1321 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 903 0 1565 452 Stage 1 - - - - 902 - Stage 2 - - - - 663 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 748 - 102 555 Stage 1 - - - - 356 - Stage 2 - - - - 474 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 748 - 102 555 Mov Cap-2 Maneuver - - - - 286 - Stage 1 - - - - 356 - Stage 2 - - - - 474 - Approach EB WB NB HCM Control Delay, s/v 0 0.01 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 748 - HCM Lane V/C Ratio - - - 0.001 - HCM Control Delay (s/veh) 0 - - 9.8 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-10    3: S Birch St. & W Warner Ave Existing Prj AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 3 Intersection Int Delay, s/veh 0.4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1200 41 20 812 15 13 Future Vol, veh/h 1200 41 20 812 15 13 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 97 97 97 97 97 97 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1237 42 21 837 15 13 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1279 0 1718 640 Stage 1 - - - - 1258 - Stage 2 - - - - 460 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 538 - 81 418 Stage 1 - - - - 231 - Stage 2 - - - - 602 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 538 - 78 418 Mov Cap-2 Maneuver - - - - 209 - Stage 1 - - - - 231 - Stage 2 - - - - 579 - Approach EB WB NB HCM Control Delay, s/v 0 0.29 19.76 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)273 - - 538 - HCM Lane V/C Ratio 0.106 - - 0.038 - HCM Control Delay (s/veh) 19.8 - - 12 - HCM Lane LOS C - - B - HCM 95th %tile Q(veh) 0.4 - - 0.1 - E-11    4: S Birch St. & Dwy 3 Existing Prj AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 4 Intersection Int Delay, s/veh 0.3 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 1 1 2 28 60 2 Future Vol, veh/h 1 1 2 28 60 2 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 ----- Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1 1 23065 2 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 101 66 67 0 - 0 Stage 1 66 ----- Stage 2 35 ----- Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 15.42----- Critical Hdwy Stg 25.42----- Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 897 997 1534 - - - Stage 1 956 ----- Stage 2 988 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 896 997 1534 - - - Mov Cap-2 Maneuver 896 ----- Stage 1 955 ----- Stage 2 988 ----- Approach EB NB SB HCM Control Delay, s/v 8.82 0.49 0 HCM LOS A Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1534 - 944 - - HCM Lane V/C Ratio 0.001 - 0.002 - - HCM Control Delay (s/veh) 7.4 - 8.8 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0 - 0 - - E-12    1: Dwy 1 & W Warner Ave Existing Prj PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 1 Intersection Int Delay, s/veh 0.2 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1247 9 5 1087 7 7 Future Vol, veh/h 1247 9 5 1087 7 7 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 0 0 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1355 10 5 1182 8 8 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1365 0 1962 683 Stage 1 - - - - 1360 - Stage 2 - - - - 602 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 499 - 55 392 Stage 1 - - - - 204 - Stage 2 - - - - 510 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 499 - 55 392 Mov Cap-2 Maneuver - - - - 152 - Stage 1 - - - - 204 - Stage 2 - - - - 504 - Approach EB WB NB HCM Control Delay, s/v 0 0.06 22.66 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)219 - - 499 - HCM Lane V/C Ratio 0.069 - - 0.011 - HCM Control Delay (s/veh) 22.7 - - 12.3 - HCM Lane LOS C - - B - HCM 95th %tile Q(veh) 0.2 - - 0 - E-13    2: Dwy 2 & W Warner Ave Existing Prj PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 2 Intersection Int Delay, s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1245 9 5 1085 7 7 Future Vol, veh/h 1245 9 5 1085 7 7 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1353 10 5 1179 8 8 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1363 0 1959 682 Stage 1 - - - - 1358 - Stage 2 - - - - 601 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 500 - 56 393 Stage 1 - - - - 204 - Stage 2 - - - - 510 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 500 - 55 393 Mov Cap-2 Maneuver - - - - 183 - Stage 1 - - - - 204 - Stage 2 - - - - 505 - Approach EB WB NB HCM Control Delay, s/v 0 0.06 20.36 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)250 - - 500 - HCM Lane V/C Ratio 0.061 - - 0.011 - HCM Control Delay (s/veh) 20.4 - - 12.3 - HCM Lane LOS C - - B - HCM 95th %tile Q(veh) 0.2 - - 0 - E-14    3: S Birch St. & W Warner Ave Existing Prj PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 3 Intersection Int Delay, s/veh 1.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1006 35 20 1232 84 42 Future Vol, veh/h 1006 35 20 1232 84 42 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 97 97 97 97 97 97 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1037 36 21 1270 87 43 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1073 0 1731 537 Stage 1 - - - - 1055 - Stage 2 - - - - 676 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 645 - ~ 79 489 Stage 1 - - - - 296 - Stage 2 - - - - 467 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 645 - ~ 77 489 Mov Cap-2 Maneuver - - - - 244 - Stage 1 - - - - 296 - Stage 2 - - - - 452 - Approach EB WB NB HCM Control Delay, s/v 0 0.17 26.74 HCM LOS D Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)293 - - 645 - HCM Lane V/C Ratio 0.444 - - 0.032 - HCM Control Delay (s/veh) 26.7 - - 10.8 - HCM Lane LOS D - - B - HCM 95th %tile Q(veh) 2.2 - - 0.1 - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon E-15    4: S Birch St. & Dwy 3 Existing Prj PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 4 Intersection Int Delay, s/veh 1.3 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 10 10 14 116 50 14 Future Vol, veh/h 10 10 14 116 50 14 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 ----- Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 11 11 15 126 54 15 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 218 62 70 0 - 0 Stage 1 62 ----- Stage 2 157 ----- Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 15.42----- Critical Hdwy Stg 25.42----- Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 770 1003 1531 - - - Stage 1 961 ----- Stage 2 872 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 761 1003 1531 - - - Mov Cap-2 Maneuver 761 ----- Stage 1 950 ----- Stage 2 872 ----- Approach EB NB SB HCM Control Delay, s/v 9.27 0.79 0 HCM LOS A Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1531 - 866 - - HCM Lane V/C Ratio 0.01 - 0.025 - - HCM Control Delay (s/veh) 7.4 - 9.3 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0 - 0.1 - - E-16    E-17    JN 1364-001 CATEGORICAL EXEMPTION MEMO TO: City of Santa Ana, Planning and Building Agency Planning Division 20 Civic Center Plaza Santa Ana, CA 92701 FROM: Nicole Morse, Esq., Principal DATE: April 7, 2025 RE: CEQA Class 32 Exemption – 400 W Warner Ave I.PROJECT UNDERSTANDING Stake Sports LLC (“Project Applicant”) seeks to retrofit an existing 4.99-acre property located north of Dyer Road, south of West Warner Ave, west of South Birch Street, east of South Garnsey Street, and north of West Central Avenue in the City of Santa Ana (“City”), County of Orange. The subject property’s Assessor’s Parcel Number (APN) is 410-021-01 (“Project site”). The Project site is currently developed with an approximate 57,705 square foot (sf) one-story concrete building and an approximate 1,115 sf one-story metal secondary building for a total building perimeter footprint area of 58,820 sf. As shown on Figure 1, Site Plan, and Figure 2, Project Renderings, of Attachment A, Figures, the Project includes the retrofitting of the existing industrial warehouse building into a soccer training facility. The proposed retrofitting consists of interior and exterior architectural renovations, including mechanical, electrical, and plumbing improvements. The facility would be geared towards soccer and would serve as a venue for soccer practice, soccer courses, training and events, with integrated data analysis and specialized training apparatus intended to strengthen player skills. The facility would include amenities such as lounge areas, locker rooms, food and beverage areas, and a clothing/shoe store. As shown in Figure 3, Landscape Plan, new landscaping and lighting would be installed around the northern and eastern perimeter of the site. Landscaping would include 25 24-inch box strawberry trees, 5 15-gallon camphor trees, 11 15-gallon ‘pink dawn’ trees, and 17 15-gallon ‘little gem’ low branch trees and a variety of 5-gallon shrubs including, but not limited to, paw pink flowers, kangaroo paw orange, rock purslane, blutopia flax lily, and Mexican feather grass. Access to the Project site would be provided via four driveways on West Warner Avenue and South Birch Street. The Project would provide a total of 116 parking spaces including 25 Electric Vehicle capable parking spaces, 6 Electric Vehicle Charging Station (EVCS) parking spaces, 2 Level 2 EVCS parking spaces, 1 standard accessible EVCS parking space, and 1 van accessible EVCS parking space. A total of 8 bicycle parking spaces would also be provided onsite. The Project would incorporate improvements to curbs and gutter, fencing, sidewalk, parking, Americans with Disabilities Act (ADA) striping, ramp, and signage, consistent with City standards. Additionally, the Project     CEQA Class 32 Exemption – 400 W Warner Ave April 7, 2025 Page 2 of 10 would implement all necessary on-site utility and storm water management infrastructure that would connect to the existing infrastructure systems on West Warner Avenue and South Birch Street, consistent with City requirements. Construction of the Project is expected to commence in September 2025 and would last through February 2026. The following construction activities would occur as part of the Project: • Demolition • Site Preparation • Grading • Building Construction • Paving • Architectural Coating Miscellaneous site demolition for the Project will include (i) landscape, (ii) a small building, and (iii) miscellaneous parking lot lights. The existing building and parking lot will remain intact, and the existing building is being delivered as a cold shell. As a conservative estimate, this analysis assumes to up to 100 tons of debris will be generated from demolition activities. No import or export of soils would be required. The information presented in this Memorandum is based on our review and analysis of the following documents and information: (a) materials provided by the Project Applicant regarding the proposed Project; (b) publicly available documents and information from the City of Santa Ana website, including but not limited to the City’s General Plan, Zoning and Land Use Code, and (c) information provided by the City of Santa Ana staff. II. EXISTING CONDITIONS A. Existing Land Use The Project site is currently developed with an approximate 57,705 sf one-story concrete building and an approximate 1,115 sf one-story metal secondary building for a total building perimeter footprint area of 58,820sf on a 4.99-acre property located at 400 West Warner Avenue in the City of Santa Ana. The Project site was developed sometime between 1952 and 1963 and was previously occupied by the former Sears Parts & Repair Center. B. Existing General Plan Designation The City of Santa Ana General Plan designates the Project site as Industrial (IND). The Industrial (IND) land use designation provides space for activities such as light and heavy manufacturing, warehousing, processing, and distribution as well as commercial uses ancillary to industrial activities. Industrial districts are significant sources of employment and municipal revenue, and they contribute to the economic health of the City and the region. The maximum floor area ratio (FAR) for the allowed use is 0.45 and the typical maximum height is 35 feet. C. Existing Zoning The Project site is located within the Light Industrial (M-1) district. Chapter 41 Division 18 Section 41-472 through 472.5 of the City’s Municipal Code provides a list of uses permitted or conditionally permitted in the M-1 district.     CEQA Class 32 Exemption – 400 W Warner Ave April 7, 2025 Page 3 of 10 According to the City’s Municipal Code Chapter 41 Division 18 Section 41-472.5(s), indoor sport facilities are conditionally permitted in the M-1 zone, subject to the development and operational standards set forth below. According to Chapter 41 Division 18 Section 41-482, in addition to the standards of the M-1 district, indoor sport facilities shall comply with the following development and operational standards: a) All business activities shall by conducted and located within an enclosed structure. b) Any outdoor storage of equipment or materials shall be fully screened by a decorative masonry block wall. c) No indoor sport facility shall operate before 7:00 a.m. or after 10:00 p.m. on any day of the week. d) Ancillary uses including: meeting rooms, snack bars and equipment rental or sales are permitted within an indoor sport facility provided that their gross floor area of the ancillary use does not exceed twenty (20) percent of the total building area. e) Ancillary uses shall operate in conjunction with the primary recreation use, and shall maintain the same or fewer hours of operation. D. Surrounding Land Uses Surrounding land uses include industrial, industrial/flex, residential, and institutional within the City of Santa Ana limits. Specifically, the Project site includes single-family residences and Esqueda Elementary School to the north; industrial uses to the south; commercial and industrial uses to the east; and industrial uses to the west. Surrounding land uses are zoned R-1, C-5, and C-2 to the north; M-1 to the south and west; and C-1 and M-1 to the east. The Project is consistent with the General Plan and zoning and, therefore, would complement surrounding development. III. CEQA CATEGORICAL EXEMPTION A. Class 32 Exemption CEQA Guidelines Section 15332, In-Fill Development Projects, states that a Class 32 exemption consists of projects characterized as in-fill development meeting the conditions described below. (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value as habitat for endangered, rare or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services.     CEQA Class 32 Exemption – 400 W Warner Ave April 7, 2025 Page 4 of 10 The Project site is currently zoned M-1 and has a General Plan land use designation of IND. The Project is conditionally permitted, within this designation. The Project would be implemented consistent with all applicable General Plan and Zoning policies and regulations. The Project site consists of 4.99 acres and is located within the City of Santa Ana limits. Surrounding land uses include industrial uses, industrial/flex uses, residential uses, and institutional uses. Therefore, the proposed development occurs within City limits on a site of no more than five acres substantially surrounded by urban uses. The Project site is currently developed with urban uses surrounded by typical ornamental landscaping. According to the United States Fish and Wildlife Service’s National Wetlands Inventory and Mapper, the Project site does not contain any wetland, riparian habitat or other sensitive natural community.1 The Project site is currently developed and located in an urbanized area of the City. The Project site is located within an area that has not been identified as containing species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service. Therefore, the Project site has no value as habitat for endangered, rare or threatened species. The proposed retrofitting and operation of a project of this scale would not typically result in significant environmental impacts. For Class 32 Exemptions, the City requires the following reports: Focused Traffic Analysis, Air Quality /Greenhouse Gas (GHG) Assessment, and Noise Study. These reports have been prepared to support the finding of a Class 32 exemption for the Project and are summarized below. Focused Traffic Analysis The Focused Traffic Analysis is presented as Attachment B to this Memorandum. The existing permitted use (light industrial) would generate 57 passenger car equivalent (PCE) trips during the a.m. peak hour and 52 PCE trips during the p.m. peak hour. The trip generation for the existing use based on the Institute of Transportation Engineers Trip Generation, 11th Edition Land Use Code 110 – General Industrial. Because the Project is an atypical land use, the trip generation for the Project used empirical data collected at three similar facilities – TOCA in Costa Mesa, Momentous in Irvine, and The Map in Garden Grove - with similar operations to calculate the peak hour trip generation and trip generation rate. As a result, the Project is anticipated to generate 11 trips during the AM peak hour and 95 net trips during the PM peak hour. The Project would generate 46 fewer trips than the currently permitted use during the AM peak hour and 43 additional trips during the PM peak hour. The City requires preparation of a traffic study if a project generates more than 50 peak hour trips. As shown above, although the Project would generate less than 50 peak hour trips, a Focused Traffic Analysis was conducted. The analysis concluded that all study intersections would operate at satisfactory levels of service under existing and existing plus Project conditions. According to the City of Santa Ana Traffic Impact Study Guidelines, several types of projects can be screened out from a Vehicle Miles Traveled (VMT) assessment using the following criteria, indicating that these projects have the potential to reduce VMT per service population (VMT/SP) and result in a less-than significant transportation impact: 1 https://fwsprimary.wim.usgs.gov/wetlands/apps/wetlands-mapper/     CEQA Class 32 Exemption – 400 W Warner Ave April 7, 2025 Page 5 of 10 • Projects which serve the local community and have the potential to reduce VMT, such as neighborhood K-12 schools and local serving retail less than 50,000 SF (Charter schools are excluded from this criteria). • Projects that generate less than 110 net daily trips. • Projects located within Transit Priority Areas (TPAs). o TPAs are defined as a ½ mile radius around an existing or planned major transit stop (e.g. Metrolink Station, Streetcar Station, etc.) or an existing stop along a high quality transit corridor. o High Quality Transit Areas (HQTAs) are defined as a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours. A map of HQTAs can be reviewed on SCAG’s website (but should be verified by the engineer/planner related to the criteria for these areas). o Please note that projects that are in TPAs will also be required to complete a secondary screening step to verify the proposed project’s consistency with the assumptions from the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). This consistency can be a land use review (e.g. are the proposed land uses already included in the RTP/SCS) or can be reviewed from a VMT/SP perspective (e.g. does the resulting land use increase or decrease the VMT/SP in the Traffic Analysis Zone (TAZ) compared to the RTP/SCS assumptions). • Projects located in a low-VMT generating TAZ. As shown in Appendix A of the City’s Traffic Impact Study Guidelines, the Project is located within a TPA.2 Additionally, the Project proposes land use consistent with those permitted by the General Plan, which is consistent with the land uses assumed for the Project site as part of the RTP/SCS. Therefore, the Project would meet the screening threshold for being within a TPA. Additionally, the Project would serve the local community. Therefore, the Project would meet two of the screening thresholds and VMT impacts would be less than significant. Air Quality and Greenhouse Gas Emissions The Project’s Air Quality & Greenhouse Gas Assessment is presented as Attachment C to this Memorandum. As shown in Tables 4 and 5 of the Assessment, the Project would not result in an exceedance of the South Coast Air Quality Management District (South Coast AQMD) regional significance threshold for construction-source or operational-source emissions. Additionally, as shown in Table 7 of the Assessment, emissions resulting from the construction would not exceed the numerical thresholds of localized significance established by the South Coast AQMD for any criteria pollutant. Moreover, Table 8 of the Assessment shows that the Project would generate a total of approximately 2,018.62 MTCO2e/yr, which would not exceed the SCAQMD’s numeric threshold of significance of 3,000 MTCO2e/yr. 2 https://storage.googleapis.com/proudcity/santaanaca/uploads/2022/03/Santa-Ana-VMT-TIS-Guidelines.pdf     CEQA Class 32 Exemption – 400 W Warner Ave April 7, 2025 Page 6 of 10 Noise The Project’s Noise Assessment is presented as Attachment D to this Memorandum. According to Section 18- 314(e) of the city’s Municipal Code, noise sources associated with the construction, repair, remodeling, or grading of any real property, provided said activities do not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday are exempt from the noise ordinance. To evaluate whether the Project will generate potentially significant short-term noise levels at nearest receiver locations, a construction-related daytime noise level threshold of 80 dBA Leq is used as a reasonable threshold to assess the daytime construction noise level impacts. As presented in Table 7 of the Noise Assessment, construction noise analysis shows that the nearest receiver locations will satisfy the reasonable daytime 80 dBA Leq significance threshold during Project construction activities. As such, construction noise is considered less than significant at all receiver locations. Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods employed. As shown in Table 9 of the Noise Assessment, based on the maximum acceptable continuous vibration threshold of 0.30 PPV (in/sec), typical Project construction vibration levels will fall below the thresholds at all the noise-sensitive receiver locations. Therefore, the Project’s construction-related vibration impacts are considered less than significant. The Project-related exterior noise sources are expected to include roof-top air conditioning units, trash enclosure activity, and parking lot vehicle movements. To demonstrate compliance with local noise regulations, the Project- only operational noise levels were evaluated against exterior noise level thresholds based on the City of Santa Ana exterior noise level standards at nearby noise-sensitive receiver locations. As shown in Table 4 of the Noise Assessment, operational noise levels associated with the Project will not exceed the City of Santa Ana 55 dBA Leq daytime or the 50 dBA Leq nighttime exterior noise level standards. Therefore, the stationary operational noise impacts are considered less than significant at the nearby noise-sensitive receiver locations. Based on the traffic counts for Warner Avenue and Birch Street, Warner Avenue has an AM peak hour traffic volume of 2,073 and a P.M. peak-hour traffic volume of 2,293. The additional project related traffic would result in a less than 1 dBA CNEL increase in traffic noise along Warner Avenue. Therefore, land uses adjacent to the study area roadway segments would experience less than significant noise level impacts due to the Project-related traffic noise levels. Utilities and Public Services The Project site is currently served by existing utilities and public services. The Project includes the retrofitting of an existing industrial warehouse building into a soccer training facility and consists of interior and exterior architectural renovations, including mechanical, electrical, and plumbing improvements. The Project would implement all necessary on-site utility and storm water management infrastructure, consistent with City requirements. Therefore, the site can be adequately served by all required utilities and public services. B. Review Of Exceptions to The Categorical Exemption CEQA Guidelines include exceptions to all exemptions. As codified in Guidelines Section 15300.2, a project that would otherwise fit into an exemption must not be disqualified by the following sections:     CEQA Class 32 Exemption – 400 W Warner Ave April 7, 2025 Page 7 of 10 a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. f) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. The applicability of the above-listed conditions to the 400 W Warner Ave Project is discussed below. a) This Condition would not apply under a Class 32 exemption, as it only applies to Classes 3, 4, 5, 6, and 11. b) As presented within this Memorandum, the Project would not result in any significant individual or cumulative environmental impacts. As such, Condition b) is not applicable to the Project. c) No significant effects would occur as a result of the Project. The Project proposes retrofitting of an existing urban use within a developed area of the City. No unusual circumstances exist. As such, Condition c) is not applicable to the Project. d) According to the California Department of Transportation (Caltrans) California Scenic Highway Mapping System, the nearest officially designated state scenic highway is a portion of California State Route 91 located approximately 9.2 miles northeast of the Project site. This section of the scenic highway is not visible from the Project site or surrounding areas.3 As such, the Project would not result in damage to scenic resources within a highway officially designated as a state scenic highway; Condition d) is not applicable. e) Pursuant to Government Code Section 65962.5, the Hazardous Waste and Substances Sites (Cortese) List is a planning document used by the State and local agencies to comply with the California Environmental Quality Act requirements in providing information about the location of hazardous materials release sites. Below are the data resources that provide information regarding the facilities or sites identified as meeting the Cortese List requirements. 3 https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa.     CEQA Class 32 Exemption – 400 W Warner Ave April 7, 2025 Page 8 of 10 • List of Hazardous Waste and Substances sites from Department of Toxic Substances Control (DTSC) EnviroStor database. • List of Leaking Underground Storage Tank Sites from the State Water Board’s GeoTracker database. • List of solid waste disposal sites identified by Water Board with waste constituents above hazardous waste levels outside the waste management unit. • List of “active” Cease and Desist Orders and Cleanup and Abatement Orders from Water Board. • List of hazardous waste facilities subject to corrective action pursuant to Section 25187.5 of the Health and Safety Code, identified by DTSC. Based on a review of the Cortese List maintained by the CalEPA, the Project site is not identified as a hazardous materials site pursuant to Government Code Section 65962.5.4 According to the EnviroStor database, the Project site has an active listing due to the previous underground gasoline tank onsite.5 However, as part of the Project, a full Liquid Boot vapor barrier would be installed. As the Project is not located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code, Condition e) would not apply. f) Condition f) requires consideration of whether the Project may cause a substantial adverse change in the significance of a historical resource. The definition of "historical resources" is contained in CEQA Guidelines Section 15064.5. The City of Santa Ana maintains a Citywide Historic Resources Map and list identifying the City’s historic properties and districts. Although the existing building is over 50 years old, it is not listed as a significant historical resource in the Citywide Historic Resources Map.6 Furthermore, the Project consists of a retrofit and the existing 57,705 sf building and parking lot will remain intact. Therefore, the Project would not cause a substantial adverse change in the significance of a historical resource, and Condition f) would not apply. C. Conclusion Based on the technical analyses prepared for the Project, the Project would not result in any significant environmental impacts. Additionally, the Project meets the conditions of a Class 32 exemption and would not conflict with any of the exceptions as codified in CEQA Guidelines Section 15300. 4 https://calepa.ca.gov/sitecleanup/corteselist/ 5 https://www.envirostor.dtsc.ca.gov/public/profile_report?global_id=60003506 6 https://gis.santa-ana.org/portal/apps/webappviewer/index.html?id=30f66000ad114c40a93faaf5596c928d     CEQA Class 32 Exemption – 400 W Warner Ave Attachments Attachment A: Figures                 CEQA Class 32 Exemption – 400 W Warner Ave Attachments Attachment B: Focused Traffic Analysis     m e m o r a n d u m DATE: March 12, 2025 TO: Mr. Ruben Castañeda, Senior Engineer, Public Works Agency – Traffic Engineering City of Santa Ana FROM: Deepali Chausalkar Sandipan Bhattacharjee, PE, TE, AICP, ENV SP SUBJECT: Footlab – Focused Traffic Analysis Translutions, Inc. (Translutions) is pleased to provide this focused traffic analysis discussing the trip generation and levels of service for the Footlab project to be located at 400 W. Warner Avenue in the City of Santa Ana. The site includes an existing building that is classified as a light industrial use. PROJECT DESCRIPTION The project is an atypical land use and the site includes an existing building that is classified as a light industrial use. The project is located at Southwest corner of W Warner Avenue and S Birch Street in the City of Santa Ana. The project includes the reuse of a existing 57,705 square foot industrial building on a 4.99-acre lot as a soccer training facility. Access to the project will be provided via three driveways with Driveway 1 and Drive 2 on W Warner Avenue and Driveway 3 on S Birch Street. All three driveways are unsignalized. Figure 1 illustrates the site plan. STUDY AREA Based on discussion with City staff, the following study area intersections were evaluated for levels of service: 1. Project Dwy 1/Warner Ave; 2. Project Dwy 2/Warner Ave; 3. Birch St/Warner Ave; 4. Project Dwy 3/Birch St; ANALYSIS SCENARIOS The following scenarios were included in the analysis: 1. Existing Conditions. 2. Existing With Project Conditions. PROJECT TRIP GENERATION Since the project is an atypical land use, based on discussion with the City, the trip generation for the proposed project was based on surveys conducted at three similar facilities – TOCA in Costa Mesa, Momentous in Irvine, and The Map in Garden Grove. The resulting trip generation rates were used to calculate the trip generation for the proposed project. The survey data is included in Appendix A. Table A shows the peak hour trip generation as well as the trip generation rate for the three survey sites. The trip generation rate across the three sites was averaged to calculate the trip generation rate for the proposed project. Table A: Peak Hour Traffic Count Summary AM Peak Hour Counts PM Peak Hour Counts AM Peak Hour Rate PM Peak Hour Rate Location Area (TSF) IN OUT TOTAL IN OUT TOTAL IN OUT TOTAL IN OUT TOTAL TOCA 25 2 0 2 6 7 13 0.080 0.000 0.080 0.240 0.280 0.520 Momentous 130 20 8 28 158 135 293 0.154 0.062 0.215 1.215 1.038 2.254 The Map 80 14 9 23 81 91 172 0.175 0.113 0.288 1.013 1.138 2.15 Average Rate 0.136 0.058 0.194 0.823 0.819 1.641 translutionsthe transportation solutions company...     Memorandum: Footlab Focused Traffic Analysis 2 March 12, 2025 the transportation solutions company... The resulting trip generation for the proposed project is included in Table B. As seen on Table B, the proposed project is forecast to generate 11 trips during the a.m. peak hour and 95 net trips during the p.m. peak hour. Table B: Project Trip Generation AM Peak Hour PM Peak Hour Area (TSF) IN OUT TOTAL IN OUT TOTAL Average Rate 0.136 0.058 0.194 0.823 0.819 1.641 Footlab Trip Generation 57.705 8 3 11 47 48 95 It should be noted that the existing permitted use (light industrial) would generate 57 PCE trips during the a.m. peak hour and 52 PCE trips during the p.m. peak hour. The trip generation for the existing use based on the ITE Trip Generation, 11th Edition is included in Appendix B. Therefore, the project generates 46 fewer trips than the currently permitted use during the a.m. peak hour and 43 additional trips during the p.m. peak hour. The City requires a local traffic study if a project generates more than 50 peak hour trips. As seen above, the proposed project is anticipated to generate less than 50 trips over those that are currently permitted. However, based on City comments, this focused traffic analysis is conducted and includes an LOS analysis at the intersections of Birch Street at Warner Avenue and project driveways. In addition, the focused traffic analysis is based on the proposed project and no credits for the existing use will be applied. PROJECT TRIP DISTRIBUTION AND ASSIGNMENT Primary trip distribution patterns were developed based on the location of the project in relation to the surrounding land uses and the regional network. Figures 2 and 3 illustrate the primary project trip distribution and trip assignment and the resulting project trips at the study area intersections. VOLUME DEVELOPMENT Forecast traffic volumes at study intersections were developed for existing and existing plus project conditions. This section discusses the volume development methodology. Existing Conditions Existing traffic volumes are based on peak hour intersection turn movement counts collected by Counts Unlimited Inc. on a non-holiday weekday in December 2024. The counts are included in Appendix C. Figure 4 illustrates the existing and with project geometrics and stop control and Figure 5 illustrates the existing peak hour traffic volumes at the study area intersections. Volume development worksheets are included in Appendix D. Existing With Project Conditions Existing plus project peak hour traffic volumes were developed by adding the project trip assignment to the existing traffic volumes. Figure 6 shows the existing plus project peak hour traffic volumes at the study intersections. Detailed volume development worksheets are included in Appendix D. LEVEL OF SERVICE ANALYSIS Level of service (LOS) is a measure of the quality of operational conditions within a traffic stream and is generally expressed in terms of such measures as speed and travel time, freedom to maneuver, traffic interruptions, and comfort and convenience. Levels range from A to F, with LOS A representing excellent (free-flow) conditions and LOS F representing extreme congestion. Consistent to the guidelines, the Highway Capacity Manual (HCM) procedures have been used to evaluate levels of service. This section discusses the LOS definitions, procedures, and thresholds used in this report. The analysis of traffic operations at intersections was conducted according to the Highway Capacity Manual 7th Edition (HCM) delay methodologies, which is described in the Highway Capacity Manual (Transportation Research Board, Washington, D.C., 2022). Under the HCM methodology, LOS for signalized intersections is based on     Memorandum: Footlab Focused Traffic Analysis 3 March 12, 2025 the transportation solutions company...the average delay experienced by vehicles traveling through an intersection, whereas for unsignalized intersections, the LOS is based on the worst approach where the minor leg has a shared lane and on the worst movement where the minor leg has dedicated turn lanes. Table B presents a brief description of each level of service letter grade, as well as the range of delays associated with each grade. Table C: LOS Criteria LOS Description of Drivers’ Perception and Traffic Operation Delay in Seconds Unsignalized Signalized A This level is typically assigned when the volume-to-capacity ratio is low and either progression is exceptionally favorable, or the cycle length is very short. If it is due to favorable progression, most vehicles arrive during the green indication and travel through the intersection without stopping. < 10 < 10 B This level is assigned when the volume-to-capacity ratio is low and either progression is highly favorable, or the cycle length is short. More vehicles stop than with LOS A. > 10 and < 15 > 10 and < 20 C This level is typically assigned when progression is favorable, or the cycle length is moderate. Individual cycle failures (i.e., one or more queued vehicles are not able to depart as a result of insufficient capacity during the cycle) may begin to appear at this level. The number of vehicles stopping is significant, although many vehicles still pass through the intersection without stopping. > 15 and < 25 > 20 and < 35 D This level is typically assigned when the volume-to-capacity ratio is high and either progression is ineffective, or the cycle length is long. Many vehicles stop and individual cycle failures are noticeable. > 25 and < 35 > 35 and < 55 E This level is typically assigned when the volume-to-capacity ratio is high, progression is unfavorable, and the cycle length is long. Individual cycle failures are frequent. > 35 and < 50 > 55 and < 80 F This level is typically assigned when the volume-to-capacity ratio is very high, progression is very poor, and the cycle length is long. Most cycles fail to clear the queue. > 50 > 80 The City endeavors to maintain LOS D as the minimum level of service standard at intersections of collector or higher classification. Existing Levels of Service The levels of service for existing conditions were calculated using the existing lane geometrics and existing traffic volumes. The existing levels of service at the study intersections are shown in Table D. As shown in Table D, all intersections are currently operating at satisfactory levels of service. LOS worksheets are included in Appendix E. Table D: Existing and With Project Levels of Service Existing Existing With Project LOS AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Intersection Std. Control Delay LOS Delay LOS Delay LOS Delay LOS 1 . Project Dwy 1/Warner Ave D TWSC Does Not Exist Does Not Exist 0.01 A 22.66 C 2 . Project Dwy 2/Warner Ave D TWSC Does Not Exist Does Not Exist 0.01 A 20.36 C 3 . Birch St/Warner Ave D TWSC 24.64 C 25.17 D 19.76 C 26.74 D 4 . Project Dwy 3/Birch St D TWSC Does Not Exist Does Not Exist 8.82 A 9.27 A Notes: * Exceeds LOS Standard TWSC = Two-Way Stop Control; For TWSC intersections, reported delay is for worst-case movement. LOS = Level of Service Existing With Project Levels of Service The levels of service for existing with project conditions were calculated using the existing lane geometrics and existing with project traffic volumes. The existing with project levels of service at the study intersections are shown in Table D. As shown in Table D, all     Memorandum: Footlab Focused Traffic Analysis 4 March 12, 2025 the transportation solutions company...intersections are forecast to operate at satisfactory levels of service. LOS worksheets are included in Appendix E. It should be noted that with the addition of project trips, the peak hour LOS does not degrade from acceptable LOS to unacceptable LOS. CONCLUSION The proposed project is forecast to generate 11 trips during the a.m. peak hour and 95 trips during the p.m. peak hour. All study intersections are forecast to operate at satisfactory levels of service under existing and existing plus project conditions.     Source: Architects Orange FIGURE 1 Footlab Site Plan the transportation solutions com pany... P:\Footlab Santa Ana\Focused Analysis\Z12 Portrait Site Plan (1/24/2025)5    (25%)10%(10%)20%T 10%T 10%T 10% 20%RY (15%)RY (20%)RY 20%\20%\(10%)\ 1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave Z (20%)SR (20%)\ 4 Project Dwy 3/Birch St FIGURE 2 XXX%(YYY%) Inbound%(Outbound%) Percent Footlab Project Trip Distribution(15%)(15%)(15%)(15%)(10%)(10%)30%(10%)30%the transportation solutions company... P:\Footlab Santa Ana\Focused Analysis\Z 12 Project Dist 1/23/2025 6    1 / 12 1 / 10 2 / 9T1 / 5 T 1 / 5 T 1 / 5 2 / 9 RY 0 / 7 RY 1 / 10 RY 2 / 9 \2 / 9 \0 / 5 \ 1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave Z 1 / 10 SR 1 / 10 \ 4 Project Dwy 3/Birch St FIGURE 3 XXX / YYY AM / PM Peak Hour Trips Footlab Project Trip Assignment2 / 142 / 140 / 50 / 70 / 50 / 50 / 70 / 70 / 7the transportation solutions company... P:\Footlab Santa Ana\Focused Analysis\Z 12 Project Trips 1/23/2025 7    1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave 4 Project Dwy 3/Birch St FIGURE 4 Legend Signal Stop Sign Footlab Existing and With Project Intersection Lane Geometrics and Stop Controlcdcdaccaccgggcdaccwgb the transportation solutions company... P:\Footlab Santa Ana\Focused Analysis\04 Z12 Geo Exist and With Prj\Figure (1/24/2025)8    1215 / 1087 1215 / 1085 812 / 1232T1 / 5 T 1 / 5 T 20 / 20 831 / 1247 RY 829 / 1245 RY 1200 / 1006 RY 2 / 9 \2 / 9 \41 / 35 \ 1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave Z 1 / 10 SR 1 / 10 \ 4 Project Dwy 3/Birch St FIGURE 6 XXX / YYY AM / PM Peak Hour Trips Footlab Existing Plus Project Peak Hour Traffic Volumes0 / 70 / 70 / 70 / 715 / 8413 / 422 / 1460 / 502 / 1428 / 116the transportation solutions company... P:\Footlab Santa Ana\Focused Analysis\06 Z 12 Exist Plus Prj Vol 1/23/2025 9    810 / 1223T19 / 15 1199 / 996 RY 41 / 30 \ 1 Project Dwy 1/Warner Ave 2 Project Dwy 2/Warner Ave 3 Birch St/Warner Ave 4 Project Dwy 3/Birch St FIGURE 5 XXX / YYY AM / PM Peak Hour Trips Footlab Existing Peak Hour Traffic Volumes15 / 7913 / 37the transportation solutions company... Future Intersection Future Intersection Future Intersection P:\Footlab Santa Ana\Focused Analysis\05 Z 12 Exist Vol 1/23/2025 10    Memorandum: Footlab Focused Traffic Analysis 6 January 24, 2025 the transportation solutions company...Appendix A: Survey Data     LOCATION: DATE: 12/3/2024 CITY: DAY: Tuesday Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 7:00 AM 0 0 0 7:00 AM 0 0 0 7:15 AM 0 0 0 7:15 AM 0 0 0 7:30 AM 0 0 0 7:30 AM 0 0 0 7:45 AM 0 0 0 7:45 AM 0 0 0 8:00 AM 0 0 0 8:00 AM 0 0 0 8:15 AM 0 0 0 8:15 AM 0 0 0 8:30 AM 1 0 1 8:30 AM 0 0 0 8:45 AM 1 0 1 8:45 AM 0 0 0 Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 4:00 PM 1 0 1 4:00 PM 0 3 3 4:15 PM 1 0 1 4:15 PM 0 0 0 4:30 PM 1 0 1 4:30 PM 0 0 0 4:45 PM 3 0 3 4:45 PM 0 4 4 5:00 PM 0 0 0 5:00 PM 0 4 4 5:15 PM 0 0 0 5:15 PM 0 0 0 5:30 PM 2 0 2 5:30 PM 0 0 0 5:45 PM 0 0 0 5:45 PM 0 1 1 Trip Generation Survey ENTERING EXITING Toca Costa Mesa Costa Mesa ENTERING EXITING Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 A-1    LOCATION: DATE: 12/4/2024 CITY: DAY: Wednesday Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 7:00 AM 2 1 3 7:00 AM 0 0 0 7:15 AM 3 0 3 7:15 AM 0 0 0 7:30 AM 3 3 6 7:30 AM 0 0 0 7:45 AM 2 0 2 7:45 AM 0 0 0 8:00 AM 2 0 2 8:00 AM 0 0 0 8:15 AM 1 1 2 8:15 AM 0 1 1 8:30 AM 4 4 8 8:30 AM 3 0 3 8:45 AM 4 4 8 8:45 AM 2 2 4 Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 4:00 PM 1 30 31 4:00 PM 13 8 21 4:15 PM 2 75 77 4:15 PM 19 30 49 4:30 PM 2 31 33 4:30 PM 34 13 47 4:45 PM 3 14 17 4:45 PM 11 7 18 5:00 PM 1 10 11 5:00 PM 24 9 33 5:15 PM 2 13 15 5:15 PM 11 3 14 5:30 PM 2 37 39 5:30 PM 7 4 11 5:45 PM 1 86 87 5:45 PM 14 19 33 Trip Generation Survey ENTERING EXITING Momentous Sports Center Irvine ENTERING EXITING Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 A-2    LOCATION: DATE: 12/4/2024 CITY: DAY: Wednesday Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 7:00 AM 0 0 0 7:00 AM 0 0 0 7:15 AM 0 0 0 7:15 AM 0 0 0 7:30 AM 0 0 0 7:30 AM 0 0 0 7:45 AM 0 0 0 7:45 AM 0 0 0 8:00 AM 0 0 0 8:00 AM 0 0 0 8:15 AM 0 2 2 8:15 AM 1 0 1 8:30 AM 0 3 3 8:30 AM 1 0 1 8:45 AM 0 9 9 8:45 AM 7 0 7 Time North Driveway South Driveway TOTAL Time North Driveway South Driveway TOTAL 4:00 PM 0 9 9 4:00 PM 4 1 5 4:15 PM 2 24 26 4:15 PM 5 4 9 4:30 PM 3 11 14 4:30 PM 11 30 41 4:45 PM 3 18 21 4:45 PM 7 12 19 5:00 PM 5 15 20 5:00 PM 13 9 22 5:15 PM 6 11 17 5:15 PM 7 4 11 5:30 PM 2 9 11 5:30 PM 12 12 24 5:45 PM 0 9 9 5:45 PM 8 1 9 Trip Generation Survey ENTERING EXITING The Map Sports Facility Garden Grove ENTERING EXITING Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 A-3    Memorandum: Footlab Focused Traffic Analysis 7 January 24, 2025 the transportation solutions company...Appendix B: Existing Use Trip Generation     the transportation solutions company... Land Use Units In Out Total In Out Total Trip Generation Rates1 Per TSF 0.651 0.089 0.740 0.091 0.559 0.650 4.870 88% 12% 100% 14% 86% 100% 50%/50% 87.00% 87.00% 87.00% 87.00% 87.00% 87.00% 87.00% 1.0 1.0 1.0 1.0 1.0 1.0 1.0 0.766 0.077 0.644 0.079 0.486 0.566 4.237 1.03% 1.03% 1.03% 1.03% 1.03% 1.03% 1.03% 1.5 1.5 1.5 1.5 1.5 1.5 1.5 0.010 0.001 0.011 0.001 0.009 0.010 0.075 0.92% 0.92% 0.92% 0.92% 0.92% 0.92% 0.92% 2.0 2.0 2.0 2.0 2.0 2.0 2.0 0.012 0.002 0.014 0.002 0.010 0.012 0.090 11.05% 11.05% 11.05% 11.05% 11.05% 11.05% 11.05% 3.0 3.0 3.0 3.0 3.0 3.0 3.0 0.216 0.029 0.245 0.030 0.185 0.215 1.614 Warehouse Net PCE Rate 1.004 0.110 0.914 0.112 0.691 0.803 6.016 Warehouse 57.705 TSF 3353842933245 011011 3 011011 3 415145 32 3784553540283 3353842933245 022022 5 022022 6 1231531215 96 1271931619107 45 12 57 7 45 52 352 Notes: Per TSF = Per Thousand Square Feet 1 Rates based on Land Use 110 - "General Industrial" from Institute of Transportation Engineers (ITE) Trip Generation (11th Ed.). 2 Recommended Truck Mix Percentages per City of Fontana Truck Trip Generation Study for Industrial Park uses, August 2003 3 Recommended PCE Factors per HCM and FHWA. Total PCE Total Project Trip Generation (Trips, By Vehicle Type) Total Project Trip Generation (Passenger Car Eqivalent Trips, By Vehicle Type) Passenger Cars Passenger Cars 3-Axle Trucks 4+ Axle Trucks Total Vehicles Truck PCE 2-Axle Trucks 3-Axle Trucks 4+ Axle Trucks Total Truck PCE 4-Axle Trucks Recommended Mix (%)2 PCE Factor3 PCE Rates 2-Axle Trucks PCE Rates Passenger Cars Recommended Mix (%)2 PCE Factor3 PCE Rates 2-Axle Trucks Recommended Mix (%)2 PCE Factor3 PCE Rates 3-Axle Trucks Recommended Mix (%)2 PCE Factor3 Total Vehicle Rates PCE Inbound/Outbound Splits Passenger Car Equivalent Rates Calculations Appendix B - Trip Generation of Existing Use Peak Hour DailyAM Peak Hour PM Peak Hour P:\Footlab Santa Ana\Focused Analysis\Trip Gen Existing Use Light Industrial\Trip Gen Light Industrial TSF (1/24/2025)B-1    Memorandum: Footlab Focused Traffic Analysis 8 January 24, 2025 the transportation solutions company...Appendix C: Existing Traffic Count     File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Passenger Vehicles - Large 2 Axle Vehicles - 3 Axle Vehicles - 4+ Axle Trucks Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 3 115 118 1 1 2 231 8 239 359 07:15 AM 3 167 170 3 2 5 287 4 291 466 07:30 AM 1 185 186 6 4 10 272 9 281 477 07:45 AM 8 248 256 6 4 10 347 16 363 629 Total 15 715 730 16 11 27 1137 37 1174 1931 08:00 AM 7 201 208 1 3 4 279 7 286 498 08:15 AM 3 176 179 2 2 4 301 9 310 493 08:30 AM 4 144 148 7 7 14 294 9 303 465 08:45 AM 4 149 153 6 3 9 239 4 243 405 Total 18 670 688 16 15 31 1113 29 1142 1861 Grand Total 33 1385 1418 32 26 58 2250 66 2316 3792 Apprch %2.3 97.7 55.2 44.8 97.2 2.8 Total %0.9 36.5 37.4 0.8 0.7 1.5 59.3 1.7 61.1 Passenger Vehicles 30 1302 1332 25 21 46 2159 62 2221 3599 % Passenger Vehicles 90.9 94 93.9 78.1 80.8 79.3 96 93.9 95.9 94.9 Large 2 Axle Vehicles 3 68 71 7 5 12 80 3 83 166 % Large 2 Axle Vehicles 9.1 4.9 5 21.9 19.2 20.7 3.6 4.5 3.6 4.4 3 Axle Vehicles 0 5 5 0 0 0 6 0 6 11 % 3 Axle Vehicles 0 0.4 0.4 0 0 0 0.3 0 0.3 0.3 4+ Axle Trucks 0 10 10 0 0 0 5 1 6 16 % 4+ Axle Trucks 0 0.7 0.7 0 0 0 0.2 1.5 0.3 0.4 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 1 185 186 6 4 10 272 9 281 477 07:45 AM 8 248 256 6 4 10 347 16 363 629 08:00 AM 7 201 208 1 3 4 279 7 286 498 08:15 AM 3 176 179 2 2 4 301 9 310 493 Total Volume 19 810 829 15 13 28 1199 41 1240 2097 % App. Total 2.3 97.7 53.6 46.4 96.7 3.3 PHF .594 .817 .810 .625 .813 .700 .864 .641 .854 .833 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-1    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru810 Left19 OutTotalIn1212 829 2041 Left 15 Right 13 Out TotalIn 60 28 88 Thru1199 Right41 TotalOutIn825 1240 2065 Peak Hour Begins at 07:30 AM Passenger Vehicles Large 2 Axle Vehicles 3 Axle Vehicles 4+ Axle Trucks Peak Hour Data North Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:45 AM 07:45 AM +0 mins.1 185 186 6 4 10 347 16 363 +15 mins.8 248 256 1 3 4 279 7 286 +30 mins.7 201 208 2 2 4 301 9 310 +45 mins.3 176 179 7 7 14 294 9 303 Total Volume 19 810 829 16 16 32 1221 41 1262 % App. Total 2.3 97.7 50 50 96.8 3.2 PHF .594 .817 .810 .571 .571 .571 .880 .641 .869 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-2    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Passenger Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 3 108 111 1 1 2 220 7 227 340 07:15 AM 3 157 160 2 2 4 276 4 280 444 07:30 AM 1 172 173 4 2 6 263 9 272 451 07:45 AM 8 240 248 4 3 7 331 14 345 600 Total 15 677 692 11 8 19 1090 34 1124 1835 08:00 AM 5 184 189 1 2 3 274 7 281 473 08:15 AM 3 169 172 2 1 3 287 8 295 470 08:30 AM 4 135 139 6 7 13 284 9 293 445 08:45 AM 3 137 140 5 3 8 224 4 228 376 Total 15 625 640 14 13 27 1069 28 1097 1764 Grand Total 30 1302 1332 25 21 46 2159 62 2221 3599 Apprch %2.3 97.7 54.3 45.7 97.2 2.8 Total %0.8 36.2 37 0.7 0.6 1.3 60 1.7 61.7 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 1 172 173 4 2 6 263 9 272 451 07:45 AM 8 240 248 4 3 7 331 14 345 600 08:00 AM 5 184 189 1 2 3 274 7 281 473 08:15 AM 3 169 172 2 1 3 287 8 295 470 Total Volume 17 765 782 11 8 19 1155 38 1193 1994 % App. Total 2.2 97.8 57.9 42.1 96.8 3.2 PHF .531 .797 .788 .688 .667 .679 .872 .679 .864 .831 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-3    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru765 Left17 OutTotalIn1163 782 1945 Left 11 Right 8 Out TotalIn 55 19 74 Thru1155 Right38 TotalOutIn776 1193 1969 Peak Hour Begins at 07:30 AM Passenger Vehicles Peak Hour Data North Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:30 AM 07:30 AM +0 mins.1 172 173 4 2 6 263 9 272 +15 mins.8 240 248 4 3 7 331 14 345 +30 mins.5 184 189 1 2 3 274 7 281 +45 mins.3 169 172 2 1 3 287 8 295 Total Volume 17 765 782 11 8 19 1155 38 1193 % App. Total 2.2 97.8 57.9 42.1 96.8 3.2 PHF .531 .797 .788 .688 .667 .679 .872 .679 .864 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-4    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Large 2 Axle Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 0 5 5 0 0 0 11 1 12 17 07:15 AM 0 10 10 1 0 1 11 0 11 22 07:30 AM 0 12 12 2 2 4 6 0 6 22 07:45 AM 0 8 8 2 1 3 13 2 15 26 Total 0 35 35 5 3 8 41 3 44 87 08:00 AM 2 14 16 0 1 1 4 0 4 21 08:15 AM 0 5 5 0 1 1 13 0 13 19 08:30 AM 0 8 8 1 0 1 9 0 9 18 08:45 AM 1 6 7 1 0 1 13 0 13 21 Total 3 33 36 2 2 4 39 0 39 79 Grand Total 3 68 71 7 5 12 80 3 83 166 Apprch %4.2 95.8 58.3 41.7 96.4 3.6 Total %1.8 41 42.8 4.2 3 7.2 48.2 1.8 50 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 0 12 12 2 2 4 6 0 6 22 07:45 AM 0 8 8 2 1 3 13 2 15 26 08:00 AM 2 14 16 0 1 1 4 0 4 21 08:15 AM 0 5 5 0 1 1 13 0 13 19 Total Volume 2 39 41 4 5 9 36 2 38 88 % App. Total 4.9 95.1 44.4 55.6 94.7 5.3 PHF .250 .696 .641 .500 .625 .563 .692 .250 .633 .846 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-5    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru39 Left2 OutTotalIn41 41 82 Left 4 Right 5 Out TotalIn 4 9 13 Thru36 Right2 TotalOutIn43 38 81 Peak Hour Begins at 07:30 AM Large 2 Axle Vehicles Peak Hour Data North Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:30 AM 07:30 AM +0 mins.0 12 12 2 2 4 6 0 6 +15 mins.0 8 8 2 1 3 13 2 15 +30 mins.2 14 16 0 1 1 4 0 4 +45 mins.0 5 5 0 1 1 13 0 13 Total Volume 2 39 41 4 5 9 36 2 38 % App. Total 4.9 95.1 44.4 55.6 94.7 5.3 PHF .250 .696 .641 .500 .625 .563 .692 .250 .633 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-6    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- 3 Axle Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 0 2 2 0 0 0 0 0 0 2 07:15 AM 0 0 0 0 0 0 0 0 0 0 07:30 AM 0 0 0 0 0 0 2 0 2 2 07:45 AM 0 0 0 0 0 0 0 0 0 0 Total 0 2 2 0 0 0 2 0 2 4 08:00 AM 0 0 0 0 0 0 1 0 1 1 08:15 AM 0 2 2 0 0 0 1 0 1 3 08:30 AM 0 0 0 0 0 0 1 0 1 1 08:45 AM 0 1 1 0 0 0 1 0 1 2 Total 0 3 3 0 0 0 4 0 4 7 Grand Total 0 5 5 0 0 0 6 0 6 11 Apprch %0 100 0 0 100 0 Total %0 45.5 45.5 0 0 0 54.5 0 54.5 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 0 0 0 0 0 0 2 0 2 2 07:45 AM 0 0 0 0 0 0 0 0 0 0 08:00 AM 0 0 0 0 0 0 1 0 1 1 08:15 AM 0 2 2 0 0 0 1 0 1 3 Total Volume 0 2 2 0 0 0 4 0 4 6 % App. Total 0 100 0 0 100 0 PHF .000 .250 .250 .000 .000 .000 .500 .000 .500 .500 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-7    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru2 Left0 OutTotalIn4 2 6 Left 0 Right 0 Out TotalIn 0 0 0 Thru4 Right0 TotalOutIn2 4 6 Peak Hour Begins at 07:30 AM 3 Axle Vehicles Peak Hour Data North Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:30 AM 07:30 AM +0 mins.0 0 0 0 0 0 2 0 2 +15 mins.0 0 0 0 0 0 0 0 0 +30 mins.0 0 0 0 0 0 1 0 1 +45 mins.0 2 2 0 0 0 1 0 1 Total Volume 0 2 2 0 0 0 4 0 4 % App. Total 0 100 0 0 100 0 PHF .000 .250 .250 .000 .000 .000 .500 .000 .500 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-8    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- 4+ Axle Trucks Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 07:00 AM 0 0 0 0 0 0 0 0 0 0 07:15 AM 0 0 0 0 0 0 0 0 0 0 07:30 AM 0 1 1 0 0 0 1 0 1 2 07:45 AM 0 0 0 0 0 0 3 0 3 3 Total 0 1 1 0 0 0 4 0 4 5 08:00 AM 0 3 3 0 0 0 0 0 0 3 08:15 AM 0 0 0 0 0 0 0 1 1 1 08:30 AM 0 1 1 0 0 0 0 0 0 1 08:45 AM 0 5 5 0 0 0 1 0 1 6 Total 0 9 9 0 0 0 1 1 2 11 Grand Total 0 10 10 0 0 0 5 1 6 16 Apprch %0 100 0 0 83.3 16.7 Total %0 62.5 62.5 0 0 0 31.2 6.2 37.5 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 0 1 1 0 0 0 1 0 1 2 07:45 AM 0 0 0 0 0 0 3 0 3 3 08:00 AM 0 3 3 0 0 0 0 0 0 3 08:15 AM 0 0 0 0 0 0 0 1 1 1 Total Volume 0 4 4 0 0 0 4 1 5 9 % App. Total 0 100 0 0 80 20 PHF .000 .333 .333 .000 .000 .000 .333 .250 .417 .750 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-9    File Name : SNA_Birch_Warn AM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru4 Left0 OutTotalIn4 4 8 Left 0 Right 0 Out TotalIn 1 0 1 Thru4 Right1 TotalOutIn4 5 9 Peak Hour Begins at 07:30 AM 4+ Axle Trucks Peak Hour Data North Peak Hour Analysis From 07:30 AM to 08:15 AM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 07:30 AM 07:30 AM 07:30 AM +0 mins.0 1 1 0 0 0 1 0 1 +15 mins.0 0 0 0 0 0 3 0 3 +30 mins.0 3 3 0 0 0 0 0 0 +45 mins.0 0 0 0 0 0 0 1 1 Total Volume 0 4 4 0 0 0 4 1 5 % App. Total 0 100 0 0 80 20 PHF .000 .333 .333 .000 .000 .000 .333 .250 .417 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-10    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Passenger Vehicles - Large 2 Axle Vehicles - 3 Axle Vehicles - 4+ Axle Trucks Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 2 270 272 31 12 43 230 6 236 551 04:15 PM 2 269 271 21 6 27 205 9 214 512 04:30 PM 3 295 298 25 13 38 242 9 251 587 04:45 PM 2 303 305 22 9 31 224 10 234 570 Total 9 1137 1146 99 40 139 901 34 935 2220 05:00 PM 5 316 321 16 15 31 247 5 252 604 05:15 PM 1 297 298 19 9 28 258 9 267 593 05:30 PM 7 307 314 22 4 26 267 6 273 613 05:45 PM 9 287 296 12 6 18 228 5 233 547 Total 22 1207 1229 69 34 103 1000 25 1025 2357 Grand Total 31 2344 2375 168 74 242 1901 59 1960 4577 Apprch %1.3 98.7 69.4 30.6 97 3 Total %0.7 51.2 51.9 3.7 1.6 5.3 41.5 1.3 42.8 Passenger Vehicles 30 2298 2328 162 64 226 1849 55 1904 4458 % Passenger Vehicles 96.8 98 98 96.4 86.5 93.4 97.3 93.2 97.1 97.4 Large 2 Axle Vehicles 1 41 42 6 10 16 47 4 51 109 % Large 2 Axle Vehicles 3.2 1.7 1.8 3.6 13.5 6.6 2.5 6.8 2.6 2.4 3 Axle Vehicles 0 2 2 0 0 0 1 0 1 3 % 3 Axle Vehicles 0 0.1 0.1 0 0 0 0.1 0 0.1 0.1 4+ Axle Trucks 0 3 3 0 0 0 4 0 4 7 % 4+ Axle Trucks 0 0.1 0.1 0 0 0 0.2 0 0.2 0.2 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 2 303 305 22 9 31 224 10 234 570 05:00 PM 5 316 321 16 15 31 247 5 252 604 05:15 PM 1 297 298 19 9 28 258 9 267 593 05:30 PM 7 307 314 22 4 26 267 6 273 613 Total Volume 15 1223 1238 79 37 116 996 30 1026 2380 % App. Total 1.2 98.8 68.1 31.9 97.1 2.9 PHF .536 .968 .964 .898 .617 .935 .933 .750 .940 .971 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-11    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru1223 Left15 OutTotalIn1033 1238 2271 Left 79 Right 37 Out TotalIn 45 116 161 Thru996 Right30 TotalOutIn1302 1026 2328 Peak Hour Begins at 04:45 PM Passenger Vehicles Large 2 Axle Vehicles 3 Axle Vehicles 4+ Axle Trucks Peak Hour Data North Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:00 PM 04:45 PM +0 mins.2 303 305 31 12 43 224 10 234 +15 mins.5 316 321 21 6 27 247 5 252 +30 mins.1 297 298 25 13 38 258 9 267 +45 mins.7 307 314 22 9 31 267 6 273 Total Volume 15 1223 1238 99 40 139 996 30 1026 % App. Total 1.2 98.8 71.2 28.8 97.1 2.9 PHF .536 .968 .964 .798 .769 .808 .933 .750 .940 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-12    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Passenger Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 2 265 267 30 10 40 222 6 228 535 04:15 PM 2 262 264 20 4 24 198 9 207 495 04:30 PM 3 286 289 24 12 36 231 8 239 564 04:45 PM 2 296 298 20 7 27 221 9 230 555 Total 9 1109 1118 94 33 127 872 32 904 2149 05:00 PM 5 314 319 16 14 30 238 4 242 591 05:15 PM 1 285 286 19 8 27 252 8 260 573 05:30 PM 7 305 312 21 4 25 265 6 271 608 05:45 PM 8 285 293 12 5 17 222 5 227 537 Total 21 1189 1210 68 31 99 977 23 1000 2309 Grand Total 30 2298 2328 162 64 226 1849 55 1904 4458 Apprch %1.3 98.7 71.7 28.3 97.1 2.9 Total %0.7 51.5 52.2 3.6 1.4 5.1 41.5 1.2 42.7 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 2 296 298 20 7 27 221 9 230 555 05:00 PM 5 314 319 16 14 30 238 4 242 591 05:15 PM 1 285 286 19 8 27 252 8 260 573 05:30 PM 7 305 312 21 4 25 265 6 271 608 Total Volume 15 1200 1215 76 33 109 976 27 1003 2327 % App. Total 1.2 98.8 69.7 30.3 97.3 2.7 PHF .536 .955 .952 .905 .589 .908 .921 .750 .925 .957 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-13    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru1200 Left15 OutTotalIn1009 1215 2224 Left 76 Right 33 Out TotalIn 42 109 151 Thru976 Right27 TotalOutIn1276 1003 2279 Peak Hour Begins at 04:45 PM Passenger Vehicles Peak Hour Data North Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:45 PM 04:45 PM +0 mins.2 296 298 20 7 27 221 9 230 +15 mins.5 314 319 16 14 30 238 4 242 +30 mins.1 285 286 19 8 27 252 8 260 +45 mins.7 305 312 21 4 25 265 6 271 Total Volume 15 1200 1215 76 33 109 976 27 1003 % App. Total 1.2 98.8 69.7 30.3 97.3 2.7 PHF .536 .955 .952 .905 .589 .908 .921 .750 .925 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-14    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- Large 2 Axle Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 0 4 4 1 2 3 7 0 7 14 04:15 PM 0 5 5 1 2 3 6 0 6 14 04:30 PM 0 8 8 1 1 2 10 1 11 21 04:45 PM 0 7 7 2 2 4 3 1 4 15 Total 0 24 24 5 7 12 26 2 28 64 05:00 PM 0 1 1 0 1 1 7 1 8 10 05:15 PM 0 12 12 0 1 1 6 1 7 20 05:30 PM 0 2 2 1 0 1 2 0 2 5 05:45 PM 1 2 3 0 1 1 6 0 6 10 Total 1 17 18 1 3 4 21 2 23 45 Grand Total 1 41 42 6 10 16 47 4 51 109 Apprch %2.4 97.6 37.5 62.5 92.2 7.8 Total %0.9 37.6 38.5 5.5 9.2 14.7 43.1 3.7 46.8 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 0 7 7 2 2 4 3 1 4 15 05:00 PM 0 1 1 0 1 1 7 1 8 10 05:15 PM 0 12 12 0 1 1 6 1 7 20 05:30 PM 0 2 2 1 0 1 2 0 2 5 Total Volume 0 22 22 3 4 7 18 3 21 50 % App. Total 0 100 42.9 57.1 85.7 14.3 PHF .000 .458 .458 .375 .500 .438 .643 .750 .656 .625 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-15    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru22 Left0 OutTotalIn22 22 44 Left 3 Right 4 Out TotalIn 3 7 10 Thru18 Right3 TotalOutIn25 21 46 Peak Hour Begins at 04:45 PM Large 2 Axle Vehicles Peak Hour Data North Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:45 PM 04:45 PM +0 mins.0 7 7 2 2 4 3 1 4 +15 mins.0 1 1 0 1 1 7 1 8 +30 mins.0 12 12 0 1 1 6 1 7 +45 mins.0 2 2 1 0 1 2 0 2 Total Volume 0 22 22 3 4 7 18 3 21 % App. Total 0 100 42.9 57.1 85.7 14.3 PHF .000 .458 .458 .375 .500 .438 .643 .750 .656 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-16    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- 3 Axle Vehicles Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 0 1 1 0 0 0 0 0 0 1 04:15 PM 0 1 1 0 0 0 0 0 0 1 04:30 PM 0 0 0 0 0 0 1 0 1 1 04:45 PM 0 0 0 0 0 0 0 0 0 0 Total 0 2 2 0 0 0 1 0 1 3 05:00 PM 0 0 0 0 0 0 0 0 0 0 05:15 PM 0 0 0 0 0 0 0 0 0 0 05:30 PM 0 0 0 0 0 0 0 0 0 0 05:45 PM 0 0 0 0 0 0 0 0 0 0 Total 0 0 0 0 0 0 0 0 0 0 Grand Total 0 2 2 0 0 0 1 0 1 3 Apprch %0 100 0 0 100 0 Total %0 66.7 66.7 0 0 0 33.3 0 33.3 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 0 0 0 0 0 0 0 0 0 0 05:00 PM 0 0 0 0 0 0 0 0 0 0 05:15 PM 0 0 0 0 0 0 0 0 0 0 05:30 PM 0 0 0 0 0 0 0 0 0 0 Total Volume 0 0 0 0 0 0 0 0 0 0 % App. Total 0 0 0 0 0 0 PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-17    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru0 Left0 OutTotalIn0 0 0 Left 0 Right 0 Out TotalIn 0 0 0 Thru0 Right0 TotalOutIn0 0 0 Peak Hour Begins at 04:45 PM 3 Axle Vehicles Peak Hour Data North Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:45 PM 04:45 PM +0 mins.0 0 0 0 0 0 0 0 0 +15 mins.0 0 0 0 0 0 0 0 0 +30 mins.0 0 0 0 0 0 0 0 0 +45 mins.0 0 0 0 0 0 0 0 0 Total Volume 0 0 0 0 0 0 0 0 0 % App. Total 0 0 0 0 0 0 PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-18    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 1 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Groups Printed- 4+ Axle Trucks Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total 04:00 PM 0 0 0 0 0 0 1 0 1 1 04:15 PM 0 1 1 0 0 0 1 0 1 2 04:30 PM 0 1 1 0 0 0 0 0 0 1 04:45 PM 0 0 0 0 0 0 0 0 0 0 Total 0 2 2 0 0 0 2 0 2 4 05:00 PM 0 1 1 0 0 0 2 0 2 3 05:15 PM 0 0 0 0 0 0 0 0 0 0 05:30 PM 0 0 0 0 0 0 0 0 0 0 05:45 PM 0 0 0 0 0 0 0 0 0 0 Total 0 1 1 0 0 0 2 0 2 3 Grand Total 0 3 3 0 0 0 4 0 4 7 Apprch %0 100 0 0 100 0 Total %0 42.9 42.9 0 0 0 57.1 0 57.1 Warner Avenue Westbound S Birch Street Northbound Warner Avenue Eastbound Start Time Left Thru App. Total Left Right App. Total Thru Right App. Total Int. Total Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 0 0 0 0 0 0 0 0 0 0 05:00 PM 0 1 1 0 0 0 2 0 2 3 05:15 PM 0 0 0 0 0 0 0 0 0 0 05:30 PM 0 0 0 0 0 0 0 0 0 0 Total Volume 0 1 1 0 0 0 2 0 2 3 % App. Total 0 100 0 0 100 0 PHF .000 .250 .250 .000 .000 .000 .250 .000 .250 .250 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-19    File Name : SNA_Birch_Warn PM Site Code : 241066 Start Date : 12/4/2024 Page No : 2 City of Santa Ana N/S: S Birch Street E/W: Warner Avenue Weather: Clear Warner Avenue Warner Avenue S Birch Street Thru1 Left0 OutTotalIn2 1 3 Left 0 Right 0 Out TotalIn 0 0 0 Thru2 Right0 TotalOutIn1 2 3 Peak Hour Begins at 04:45 PM 4+ Axle Trucks Peak Hour Data North Peak Hour Analysis From 04:45 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Each Approach Begins at: 04:45 PM 04:45 PM 04:45 PM +0 mins.0 0 0 0 0 0 0 0 0 +15 mins.0 1 1 0 0 0 2 0 2 +30 mins.0 0 0 0 0 0 0 0 0 +45 mins.0 0 0 0 0 0 0 0 0 Total Volume 0 1 1 0 0 0 2 0 2 % App. Total 0 100 0 0 100 0 PHF .000 .250 .250 .000 .000 .000 .250 .000 .250 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 C-20    Memorandum: Footlab Focused Traffic Analysis 9 January 24, 2025 the transportation solutions company...Appendix D: Volume Development Worksheets     Exist Exist Exist Exist Traffic Exist Project Plus Traffic Exist Project Plus Counts Volumes Trips Project Counts Volumes Trips Project 1 . Project Dwy 1/Warner Ave NBL 0 00 0 0 07 7 NBT 0 00 0 0 00 0 NBR 0 00 0 0 07 7 SBL 000 0 000 0 SBT 000 0 000 0 SBR 000 0 000 0 EBL 000 0 000 0 EBT 0 829 2 831 0 1,238 9 1247 EBR 002 2 009 9 WBL 001 1 005 5 WBT 0 1,214 1 1215 0 1,075 12 1087 WBR 000 0 000 0 North Leg Approach 0 0 0 0 0 0 0 0 Departure 0 0 0 0 0 0 0 0 Total 0 00 0 0 00 0 South Leg Approach 0 0 0 0 0 0 14 14 Departure 0 0 3 3 0 0 14 14 Total 0 0 3 3 0 0 28 28 East Leg Approach 0 1,214 2 1,216 0 1,075 17 1,092 Departure 0 829 2 831 0 1,238 16 1,254 Total 0 2,043 4 2,047 0 2,313 33 2,346 West Leg Approach 0 829 4 833 0 1,238 18 1,256 Departure 0 1,214 1 1,215 0 1,075 19 1,094 Total 0 2,043 5 2,048 0 2,313 37 2,350 Total Approaches Approach 0 2,043 6 2,049 0 2,313 49 2,362 Departure 0 2,043 6 2,049 0 2,313 49 2,362 Total 0 4,086 12 4,098 0 4,626 98 4,724 Appendix D- Existing and With Project Conditions Peak Hour Volume Summary AM Peak Hour PM Peak Hour P:\Footlab Santa Ana\Focused Analysis\Analysis\Traffic Volumes D-1    Exist Exist Exist Exist Traffic Exist Project Plus Traffic Exist Project Plus Counts Volumes Trips Project Counts Volumes Trips Project Appendix D- Existing and With Project Conditions Peak Hour Volume Summary AM Peak Hour PM Peak Hour 2 Project Dwy 2/Warner Ave NBL 0 00 0 0 07 7 NBT 0 00 0 0 00 0 NBR 0 00 0 0 07 7 SBL 000 0 000 0 SBT 000 0 000 0 SBR 000 0 000 0 EBL 000 0 000 0 EBT 0 829 0 829 0 1,238 7 1245 EBR 002 2 009 9 WBL 001 1 005 5 WBT 0 1,214 1 1215 0 1,075 10 1085 WBR 000 0 000 0 North Leg Approach 0 0 0 0 0 0 0 0 Departure 0 0 0 0 0 0 0 0 Total 0 00 0 0 00 0 South Leg Approach 0 0 0 0 0 0 14 14 Departure 0 0 3 3 0 0 14 14 Total 0 0 3 3 0 0 28 28 East Leg Approach 0 1,214 2 1,216 0 1,075 15 1,090 Departure 0 829 0 829 0 1,238 14 1,252 Total 0 2,043 2 2,045 0 2,313 29 2,342 West Leg Approach 0 829 2 831 0 1,238 16 1,254 Departure 0 1,214 1 1,215 0 1,075 17 1,092 Total 0 2,043 3 2,046 0 2,313 33 2,346 Total Approaches Approach 0 2,043 4 2,047 0 2,313 45 2,358 Departure 0 2,043 4 2,047 0 2,313 45 2,358 Total 0 4,086 8 4,094 0 4,626 90 4,716 P:\Footlab Santa Ana\Focused Analysis\Analysis\Traffic Volumes D-2    Exist Exist Exist Exist Traffic Exist Project Plus Traffic Exist Project Plus Counts Volumes Trips Project Counts Volumes Trips Project Appendix D- Existing and With Project Conditions Peak Hour Volume Summary AM Peak Hour PM Peak Hour 3 Birch St/Warner Ave NBL 15 15 0 15 79 79 5 84 NBT 0 00 0 0 00 0 NBR 13 13 0 13 37 37 5 42 SBL 000 0 000 0 SBT 000 0 000 0 SBR 000 0 000 0 EBL 000 0 000 0 EBT 1,199 1,199 1 1200 996 996 10 1006 EBR 41 41 0 41 30 30 5 35 WBL 19 19 1 20 15 15 5 20 WBT 810 810 2 812 1,223 1,223 9 1232 WBR 000 0 000 0 North Leg Approach 0 0 0 0 0 0 0 0 Departure 0 0 0 0 0 0 0 0 Total 0 00 0 0 00 0 South Leg Approach 28 28 0 28 116 116 10 126 Departure 60 60 1 61 45 45 10 55 Total 88 88 1 89 161 161 20 181 East Leg Approach 829 829 3 832 1,238 1,238 14 1,252 Departure 1,212 1,212 1 1,213 1,033 1,033 15 1,048 Total 2,041 2,041 4 2,045 2,271 2,271 29 2,300 West Leg Approach 1,240 1,240 1 1,241 1,026 1,026 15 1,041 Departure 825 825 2 827 1,302 1,302 14 1,316 Total 2,065 2,065 3 2,068 2,328 2,328 29 2,357 Total Approaches Approach 2,097 2,097 4 2,101 2,380 2,380 39 2,419 Departure 2,097 2,097 4 2,101 2,380 2,380 39 2,419 Total 4,194 4,194 8 4,202 4,760 4,760 78 4,838 P:\Footlab Santa Ana\Focused Analysis\Analysis\Traffic Volumes D-3    Exist Exist Exist Exist Traffic Exist Project Plus Traffic Exist Project Plus Counts Volumes Trips Project Counts Volumes Trips Project Appendix D- Existing and With Project Conditions Peak Hour Volume Summary AM Peak Hour PM Peak Hour 4 Project Dwy 3/Birch St NBL 0 0 2 2 0 0 14 14 NBT 0 28 0 28 0 116 0 116 NBR 0 00 0 0 00 0 SBL 000 0 000 0 SBT 0600 60 0455 50 SBR 002 2 001414 EBL 001 1 001010 EBT 000 0 000 0 EBR 001 1 001010 WBL 000 0 000 0 WBT 000 0 000 0 WBR 000 0 000 0 North Leg Approach 0 60 2 62 0 45 19 64 Departure 0 28 1 29 0 116 10 126 Total 0 88 3 91 0 161 29 190 South Leg Approach 0 28 2 30 0 116 14 130 Departure 0 60 1 61 0 45 15 60 Total 0 88 3 91 0 161 29 190 East Leg Approach 0 0 0 0 0 0 0 0 Departure 0 0 0 0 0 0 0 0 Total 0 00 0 0 00 0 West Leg Approach 0 0 2 2 0 0 20 20 Departure 0 0 4 4 0 0 28 28 Total 0 0 6 6 0 0 48 48 Total Approaches Approach 0 88 6 94 0 161 53 214 Departure 0 88 6 94 0 161 53 214 Total 0 176 12 188 0 322 106 428 P:\Footlab Santa Ana\Focused Analysis\Analysis\Traffic Volumes D-4    Memorandum: Footlab Focused Traffic Analysis 10 January 24, 2025 the transportation solutions company...Appendix E: Levels of Service Worksheets     1: Dwy 1 & W Warner Ave Existing AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 1 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 829 0 0 1214 0 0 Future Vol, veh/h 829 0 0 1214 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 0 0 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 901 0 0 1320 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 901 0 1561 451 Stage 1 - - - - 901 - Stage 2 - - - - 660 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 750 - 103 556 Stage 1 - - - - 357 - Stage 2 - - - - 476 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 750 - 103 556 Mov Cap-2 Maneuver - - - - 232 - Stage 1 - - - - 357 - Stage 2 - - - - 476 - Approach EB WB NB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 750 - HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - - 0 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-1    2: Dwy 2 & W Warner Ave Existing AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 2 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 829 0 0 1214 0 0 Future Vol, veh/h 829 0 0 1214 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 901 0 0 1320 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 901 0 1561 451 Stage 1 - - - - 901 - Stage 2 - - - - 660 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 750 - 103 556 Stage 1 - - - - 357 - Stage 2 - - - - 476 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 750 - 103 556 Mov Cap-2 Maneuver - - - - 286 - Stage 1 - - - - 357 - Stage 2 - - - - 476 - Approach EB WB NB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 750 - HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - - 0 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-2    3: S Birch St. & W Warner Ave Existing AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 3 Intersection Int Delay, s/veh 0.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1199 41 19 810 15 13 Future Vol, veh/h 1199 41 19 810 15 13 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 83 83 83 83 83 83 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1445 49 23 976 18 16 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1494 0 2003 747 Stage 1 - - - - 1469 - Stage 2 - - - - 534 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 445 - 52 355 Stage 1 - - - - 178 - Stage 2 - - - - 552 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 445 - 49 355 Mov Cap-2 Maneuver - - - - 162 - Stage 1 - - - - 178 - Stage 2 - - - - 524 - Approach EB WB NB HCM Control Delay, s/v 0 0.31 24.64 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)217 - - 445 - HCM Lane V/C Ratio 0.156 - - 0.051 - HCM Control Delay (s/veh) 24.6 - - 13.5 - HCM Lane LOS C - - B - HCM 95th %tile Q(veh) 0.5 - - 0.2 - E-3    4: S Birch St. & Dwy 3 Existing AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 4 Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 0 0 28 60 0 Future Vol, veh/h 0 0 0 28 60 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 ----- Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 0 03065 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 96 65 65 0 - 0 Stage 1 65 ----- Stage 2 30 ----- Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 15.42----- Critical Hdwy Stg 25.42----- Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 904 999 1537 - - - Stage 1 957 ----- Stage 2 992 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 904 999 1537 - - - Mov Cap-2 Maneuver 904 ----- Stage 1 957 ----- Stage 2 992 ----- Approach EB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1537 ---- HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - 0 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0---- E-4    1: Dwy 1 & W Warner Ave Existing PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 1 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1238 0 0 1075 0 0 Future Vol, veh/h 1238 0 0 1075 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 0 0 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1346 0 0 1168 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1346 0 1930 673 Stage 1 - - - - 1346 - Stage 2 - - - - 584 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 508 - 58 398 Stage 1 - - - - 207 - Stage 2 - - - - 520 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 508 - 58 398 Mov Cap-2 Maneuver - - - - 156 - Stage 1 - - - - 207 - Stage 2 - - - - 520 - Approach EB WB NB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 508 - HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - - 0 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-5    2: Dwy 2 & W Warner Ave Existing PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 2 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1238 0 0 1075 0 0 Future Vol, veh/h 1238 0 0 1075 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1346 0 0 1168 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1346 0 1930 673 Stage 1 - - - - 1346 - Stage 2 - - - - 584 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 508 - 58 398 Stage 1 - - - - 207 - Stage 2 - - - - 520 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 508 - 58 398 Mov Cap-2 Maneuver - - - - 186 - Stage 1 - - - - 207 - Stage 2 - - - - 520 - Approach EB WB NB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 508 - HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - - 0 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-6    3: S Birch St. & W Warner Ave Existing PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 3 Intersection Int Delay, s/veh 1.3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 996 30 15 1223 79 37 Future Vol, veh/h 996 30 15 1223 79 37 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 97 97 97 97 97 97 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1027 31 15 1261 81 38 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1058 0 1704 529 Stage 1 - - - - 1042 - Stage 2 - - - - 661 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 654 - 83 494 Stage 1 - - - - 301 - Stage 2 - - - - 475 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 654 - ~ 81 494 Mov Cap-2 Maneuver - - - - 249 - Stage 1 - - - - 301 - Stage 2 - - - - 464 - Approach EB WB NB HCM Control Delay, s/v 0 0.13 25.17 HCM LOS D Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)296 - - 654 - HCM Lane V/C Ratio 0.404 - - 0.024 - HCM Control Delay (s/veh) 25.2 - - 10.6 - HCM Lane LOS D - - B - HCM 95th %tile Q(veh) 1.9 - - 0.1 - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon E-7    4: S Birch St. & Dwy 3 Existing PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 4 Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 0 0 116 45 0 Future Vol, veh/h 0 0 0 116 45 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 ----- Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 0 0 126 49 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 175 49 49 0 - 0 Stage 1 49 ----- Stage 2 126 ----- Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 15.42----- Critical Hdwy Stg 25.42----- Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 815 1020 1558 - - - Stage 1 974 ----- Stage 2 900 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 815 1020 1558 - - - Mov Cap-2 Maneuver 815 ----- Stage 1 974 ----- Stage 2 900 ----- Approach EB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1558 ---- HCM Lane V/C Ratio ----- HCM Control Delay (s/veh) 0 - 0 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0---- E-8    1: Dwy 1 & W Warner Ave Existing Prj AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 1 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 831 2 1 1215 0 0 Future Vol, veh/h 831 2 1 1215 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 0 0 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 903 2 1 1321 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 905 0 1567 453 Stage 1 - - - - 904 - Stage 2 - - - - 663 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 747 - 102 554 Stage 1 - - - - 355 - Stage 2 - - - - 474 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 747 - 102 554 Mov Cap-2 Maneuver - - - - 230 - Stage 1 - - - - 355 - Stage 2 - - - - 474 - Approach EB WB NB HCM Control Delay, s/v 0 0.01 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 747 - HCM Lane V/C Ratio - - - 0.001 - HCM Control Delay (s/veh) 0 - - 9.8 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-9    2: Dwy 2 & W Warner Ave Existing Prj AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 2 Intersection Int Delay, s/veh 0 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 829 2 1 1215 0 0 Future Vol, veh/h 829 2 1 1215 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 901 2 1 1321 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 903 0 1565 452 Stage 1 - - - - 902 - Stage 2 - - - - 663 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 748 - 102 555 Stage 1 - - - - 356 - Stage 2 - - - - 474 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 748 - 102 555 Mov Cap-2 Maneuver - - - - 286 - Stage 1 - - - - 356 - Stage 2 - - - - 474 - Approach EB WB NB HCM Control Delay, s/v 0 0.01 0 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)- - - 748 - HCM Lane V/C Ratio - - - 0.001 - HCM Control Delay (s/veh) 0 - - 9.8 - HCM Lane LOS A - - A - HCM 95th %tile Q(veh) - - - 0 - E-10    3: S Birch St. & W Warner Ave Existing Prj AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 3 Intersection Int Delay, s/veh 0.4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1200 41 20 812 15 13 Future Vol, veh/h 1200 41 20 812 15 13 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 97 97 97 97 97 97 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1237 42 21 837 15 13 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1279 0 1718 640 Stage 1 - - - - 1258 - Stage 2 - - - - 460 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 538 - 81 418 Stage 1 - - - - 231 - Stage 2 - - - - 602 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 538 - 78 418 Mov Cap-2 Maneuver - - - - 209 - Stage 1 - - - - 231 - Stage 2 - - - - 579 - Approach EB WB NB HCM Control Delay, s/v 0 0.29 19.76 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)273 - - 538 - HCM Lane V/C Ratio 0.106 - - 0.038 - HCM Control Delay (s/veh) 19.8 - - 12 - HCM Lane LOS C - - B - HCM 95th %tile Q(veh) 0.4 - - 0.1 - E-11    4: S Birch St. & Dwy 3 Existing Prj AM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 4 Intersection Int Delay, s/veh 0.3 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 1 1 2 28 60 2 Future Vol, veh/h 1 1 2 28 60 2 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 ----- Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1 1 23065 2 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 101 66 67 0 - 0 Stage 1 66 ----- Stage 2 35 ----- Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 15.42----- Critical Hdwy Stg 25.42----- Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 897 997 1534 - - - Stage 1 956 ----- Stage 2 988 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 896 997 1534 - - - Mov Cap-2 Maneuver 896 ----- Stage 1 955 ----- Stage 2 988 ----- Approach EB NB SB HCM Control Delay, s/v 8.82 0.49 0 HCM LOS A Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1534 - 944 - - HCM Lane V/C Ratio 0.001 - 0.002 - - HCM Control Delay (s/veh) 7.4 - 8.8 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0 - 0 - - E-12    1: Dwy 1 & W Warner Ave Existing Prj PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 1 Intersection Int Delay, s/veh 0.2 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1247 9 5 1087 7 7 Future Vol, veh/h 1247 9 5 1087 7 7 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 0 0 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1355 10 5 1182 8 8 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1365 0 1962 683 Stage 1 - - - - 1360 - Stage 2 - - - - 602 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 499 - 55 392 Stage 1 - - - - 204 - Stage 2 - - - - 510 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 499 - 55 392 Mov Cap-2 Maneuver - - - - 152 - Stage 1 - - - - 204 - Stage 2 - - - - 504 - Approach EB WB NB HCM Control Delay, s/v 0 0.06 22.66 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)219 - - 499 - HCM Lane V/C Ratio 0.069 - - 0.011 - HCM Control Delay (s/veh) 22.7 - - 12.3 - HCM Lane LOS C - - B - HCM 95th %tile Q(veh) 0.2 - - 0 - E-13    2: Dwy 2 & W Warner Ave Existing Prj PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 2 Intersection Int Delay, s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1245 9 5 1085 7 7 Future Vol, veh/h 1245 9 5 1085 7 7 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1353 10 5 1179 8 8 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1363 0 1959 682 Stage 1 - - - - 1358 - Stage 2 - - - - 601 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 500 - 56 393 Stage 1 - - - - 204 - Stage 2 - - - - 510 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 500 - 55 393 Mov Cap-2 Maneuver - - - - 183 - Stage 1 - - - - 204 - Stage 2 - - - - 505 - Approach EB WB NB HCM Control Delay, s/v 0 0.06 20.36 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)250 - - 500 - HCM Lane V/C Ratio 0.061 - - 0.011 - HCM Control Delay (s/veh) 20.4 - - 12.3 - HCM Lane LOS C - - B - HCM 95th %tile Q(veh) 0.2 - - 0 - E-14    3: S Birch St. & W Warner Ave Existing Prj PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 3 Intersection Int Delay, s/veh 1.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1006 35 20 1232 84 42 Future Vol, veh/h 1006 35 20 1232 84 42 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 2 - Grade, % 0 - - 0 0 - Peak Hour Factor 97 97 97 97 97 97 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1037 36 21 1270 87 43 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 1073 0 1731 537 Stage 1 - - - - 1055 - Stage 2 - - - - 676 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 645 - ~ 79 489 Stage 1 - - - - 296 - Stage 2 - - - - 467 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - 645 - ~ 77 489 Mov Cap-2 Maneuver - - - - 244 - Stage 1 - - - - 296 - Stage 2 - - - - 452 - Approach EB WB NB HCM Control Delay, s/v 0 0.17 26.74 HCM LOS D Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)293 - - 645 - HCM Lane V/C Ratio 0.444 - - 0.032 - HCM Control Delay (s/veh) 26.7 - - 10.8 - HCM Lane LOS D - - B - HCM 95th %tile Q(veh) 2.2 - - 0.1 - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon E-15    4: S Birch St. & Dwy 3 Existing Prj PM P:\Footlab Santa Ana\Focused Analysis\Synchro\Footlab.syn Page 4 Intersection Int Delay, s/veh 1.3 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 10 10 14 116 50 14 Future Vol, veh/h 10 10 14 116 50 14 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 ----- Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 11 11 15 126 54 15 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 218 62 70 0 - 0 Stage 1 62 ----- Stage 2 157 ----- Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 15.42----- Critical Hdwy Stg 25.42----- Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 770 1003 1531 - - - Stage 1 961 ----- Stage 2 872 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 761 1003 1531 - - - Mov Cap-2 Maneuver 761 ----- Stage 1 950 ----- Stage 2 872 ----- Approach EB NB SB HCM Control Delay, s/v 9.27 0.79 0 HCM LOS A Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1531 - 866 - - HCM Lane V/C Ratio 0.01 - 0.025 - - HCM Control Delay (s/veh) 7.4 - 9.3 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0 - 0.1 - - E-16    CEQA Class 32 Exemption – 400 W Warner Ave Attachments Attachment C: AQ & GHG Assessment     TECHNICAL MEMORANDUM 20341 SW Birch Street | Suite 230 | Newport Beach, CA 92660 | (949) 660-1994 | urbanxroads.com DATE: April 4, 2025 TO: Andres Cuenca, Stake Sports, LLC FROM: Haseeb Qureshi and Alyssa Barnett, Urban Crossroads, Inc. JOB NO: 16467-02 AQ & GHG SUBJECT: WARNER AVENUE FOOTLAB AIR QUALITY AND GREENHOUSE GAS ASSESSMENT Urban Crossroads, Inc. has completed the following air quality and greenhouse gas assessment for the Warner Avenue Footlab (Project), which is located at 400 West Warner Avenue, on the southwest corner of West Warner Avenue and S Birch Street in the City of Santa Ana. PROJECT OVERVIEW It is our understanding that the Project includes the reuse of an existing 57,705 square-foot (SF) industrial building on a 4.99-acre lot as a soccer training facility. SUMMARY OF FINDINGS Results of the assessment indicate that the Project at either site would result in a less than signiffcant impact with respect to air quality and greenhouse gases (GHGs). METHODOLOGY The California Air Pollution Control Oificers Association (CAPCOA) in conjunction with other California air districts, including South Coast Air Quality Management District (SCAQMD), released the California Emission Estimator Model (CalEEMod) 2022 in May 2022. CalEEMod periodically releases updates, as such the latest version available at the time of this report has been utilized in this analysis. The purpose of this model is to calculate construction-source and operational-source criteria pollutant (volatile organic compounds (VOCs), nitrogen oxides (NOX), sulfur oxides (SOX), carbon monoxide (CO), particulate matter 10 microns or less (PM10), and particulate matter 2.5 microns or less (PM2.5)) and GHG emissions from direct and indirect sources; and quantify applicable air quality and GHG reductions achieved from mitigation measures (12). Accordingly, the latest version of CalEEMod has been used for this Project to determine construction and operational air quality and GHG emissions.     16558-03 AQ & GHG Assessment 2 Warner Avenue Footlab EXHIBIT 1: SITE PLAN     16558-03 AQ & GHG Assessment 3 Warner Avenue Footlab PROJECT AIR QUALITY IMPACTS AIR QUALITY REGIONAL EMISSIONS THRESHOLDS The SCAQMD has developed regional signiffcance thresholds for criteria pollutants, as summarized at Table 1 (14). The SCAQMD’s California Environmental Quality Act (CEQA) Air Quality Signiffcance Thresholds (March 2023) indicate that any projects in the South Coast Air Basin (SCAB) with daily emissions that exceed any of the indicated thresholds should be considered as having an individually and cumulatively signiffcant air quality impact. TABLE 1: REGIONAL EMISSIONS SIGNIFICANCE THRESHOLDS Pollutant Construction Operations NOX 100 lbs/day 55 lbs/day VOC 75 lbs/day 55 lbs/day PM10 150 lbs/day 150 lbs/day PM2.5 55 lbs/day 55 lbs/day SOX 150 lbs/day 150 lbs/day CO 550 lbs/day 550 lbs/day Pb 3 lbs/day 3 lbs/day lbs/day = Pounds Per Day ppm = Parts Per Million µg/m3 = Micrograms Per Cubic Meter CONSTRUCTION ACTIVITIES Construction activities associated with the Project would result in emissions of VOCs, NOX, SOX, CO, PM10, and PM2.5. Construction related emissions are expected from the following construction activities: • Demolition • Site Preparation • Grading • Building Construction • Paving • Architectural Coating     16558-03 AQ & GHG Assessment 4 Warner Avenue Footlab DEMOLITION ACTIVITIES Miscellaneous site demolition for the Project will include (i) future landscape, (ii) a small building, (iii) miscellaneous parking lot lights, and (iv) interior oifice space. The existing building and parking lot will remain intact. As a conservative estimate, this analysis assumes to up to 620 tons of debris1 will be generated from demolition activities. GRADING ACTIVITIES Dust is typically a major concern during grading activities. Because such emissions are not amenable to collection and discharge through a controlled source, they are called “fugitive emissions.” Fugitive dust emissions rates vary as a function of many parameters (soil silt, soil moisture, wind speed, area disturbed, number of vehicles, depth of disturbance or excavation, etc.). CalEEMod was utilized to calculate fugitive dust emissions resulting from this phase of activity. This analysis assumes that earthwork activities are expected to balance on site and no import or export of soils would be required. CONSTRUCTION DURATION For purposes of analysis, construction of Project is expected to commence in September 2025 and would last through February 2026. The construction schedule utilized in the analysis represents a “worst-case” analysis scenario should construction occur any time after the respective dates since emission factors for construction decrease as time passes and the analysis year increases due to emission regulations becoming more stringent2. The duration of construction activity and associated equipment represents a reasonable approximation of the expected construction fleet as required per CEQA Guidelines (16). TABLE 2: CONSTRUCTION DURATION Construction Activity Start Date End Date Days Demolition 9/1/2025 9/29/2025 20 Site Preparation 9/30/2025 10/14/2025 10 Site & Tenant Improvements 10/15/2025 2/3/2026 80 Landscape Median, Misc. Hardscape, & Access Ramp 1/7/2026 2/3/2026 20 Architectural Coating 1/7/2026 2/3/2026 20 1 This amount is a conservative estimate that accounts for future landscape, a small exterior building, miscellaneous parking lot lights, and interior oifice space. Demolition quantities for the project were calculated consistent with CalEEMod's calculation procedures, with tonnage determined by converting building square footage and asphalt/concrete area based on the tonnage- to-floor space ratio from a 1976 analysis by Murphy and Chatterjee. 2 As shown in the CalEEMod User’s Guide Version 2022, Appendix G “Table G-11. Statewide Average Annual Offroad Equipment Emission Factors” as the analysis year increases, emission factors for the same equipment pieces decrease due to the natural turnover of older equipment being replaced by newer less polluting equipment and new regulatory requirements.     16558-03 AQ & GHG Assessment 5 Warner Avenue Footlab CONSTRUCTION EQUIPMENT Equipment used for construction of the Project is shown in Table 3. TABLE 3: CONSTRUCTION EQUIPMENT Construction Activity Equipment Quantity Hours Demolition Concrete/Industrial Saws 1 8 Excavators 3 8 Rubber Tired Dozers 2 8 Site Preparation Rubber Tired Dozers 3 8 Crawler Tractors 4 8 Site & Tenant Improvements Cranes 1 8 Forklifts 3 8 Generator Sets 1 8 Tractors/Loaders/Backhoes 3 8 Welders 1 8 Landscape Median, Misc. Hardscape, & Access Ramp Pavers 1 8 Paving Equipment 2 8 Rollers 2 8 Tractors/Loaders/Backhoes 1 8 Cement and Mortar Mixers 2 8 Architectural Coating Air Compressors 1 8 REGIONAL CONSTRUCTION EMISSIONS The estimated maximum daily construction emissions without mitigation are summarized in Table 4. Under the assumed scenario, emissions resulting from the Project construction would not exceed thresholds established by the SCAQMD for emissions of any criteria pollutant. Project construction- source emissions impacts would therefore be less-than-signiffcant. Detailed construction model outputs are presented in Appendix 1. TABLE 4: CONSTRUCTION EMISSIONS SUMMARY Year Emissions (lbs/day) VOC NOX CO SO2 PM10 PM2.5 Summer 2025 4.11 37.60 33.40 0.05 7.83 4.52 Winter 2025 4.11 37.60 33.30 0.05 7.83 4.52 2026 5.74 19.40 26.90 0.04 1.02 0.75 Maximum Daily Emissions 5.74 37.60 33.40 0.05 7.83 4.52 SCAQMD Regional Thresholds 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO     16558-03 AQ & GHG Assessment 6 Warner Avenue Footlab REGIONAL OPERATIONAL EMISSIONS Operational emissions associated with the Project are summarized in Table 5. Project operational- source emissions would not exceed the numerical thresholds of signiffcance established by the SCAQMD for any criteria pollutant, a less than signiffcant impact would occur for Project-related operational-source emissions and no mitigation is required. TABLE 5: PEAK OPERATIONAL EMISSIONS SUMMARY Source Emissions (lbs/day) VOC NOX CO SO2 PM10 PM2.5 Summer Mobile 11.50 8.44 97.20 0.25 24.00 6.20 Area 1.83 0.02 2.53 <0.005 <0.005 <0.005 Energy 0.04 0.67 0.56 <0.005 0.05 0.05 Maximum Daily Emissions 13.37 9.13 100.29 0.25 24.05 6.25 SCAQMD Regional Thresholds 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Winter Mobile 11.40 9.17 90.40 0.24 24.00 6.20 Area 1.42 0.00 0.00 0.00 0.00 0.00 Energy 0.04 0.67 0.56 0.00 0.05 0.05 Maximum Daily Emissions 12.86 9.84 90.96 0.24 24.05 6.25 SCAQMD Regional Thresholds 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO AIR QUALITY LOCALIZED EMISSIONS THRESHOLDS For this Project, the appropriate source receptor area (SRA) for the localized signiffcance thresholds (LST) analysis is the SCAQMD Central Orange County monitoring station (SRA 17). LSTs apply to CO, NO2, PM10, and PM2.5. The SCAQMD produced look-up tables for projects less than or equal to 5 acres in size. The SCAQMD’s screening look-up tables are utilized in determining localized impacts. It should be noted that since the look-up tables identify thresholds at only 1 acre, 2 acres, and 5 acres, linear regression has been utilized to determine localized signiffcance thresholds. Consistent with SCAQMD guidance, the thresholds presented in Table 6 were calculated by interpolating the threshold values for the Project’s disturbed acreage. The acres disturbed is based on the equipment list and days in the demolition, site preparation, mass grading, and ffne grading phase according to the anticipated maximum number of acres a given piece of equipment can pass over in an 8-hour workday. The equipment-speciffc grading rates are summarized in the CalEEMod user’s guide, Appendix A: Calculation Details for CalEEMod (15). It should be noted that the disturbed area per day is representative of a piece of equipment making multiple passes over the same land area. In other words, one Rubber Tired Dozer can make multiple passes over the same land area totaling 0.5 acres in a given 8-hour day. Appendix A of the CalEEMod User Manual only identiffes equipment-speciffc grading rates for Crawler Tractors, Graders, Rubber     16558-03 AQ & GHG Assessment 7 Warner Avenue Footlab Tired Dozers, and Scrapers; therefore, Tractors/Loaders/Backhoes equipment that was included in the site preparation and grading phase was replaced with Crawler Tractors. For analytical purposes, emissions associated with peak demolition, site preparation, and grading activities are considered for purposes of LSTs since this phase represents the maximum localized emissions that would occur. The Project’s construction activities could disturb a maximum of approximately 1 acre per day for demolition, 3.5 acres per day for site preparation, and 2.5 acres per day for grading activities. Any other construction phases of development would result in lesser emissions and consequently lesser impacts than what is disclosed herein. As such, Table 6 presents thresholds for localized construction and operational emissions. TABLE 6: MAXIMUM DAILY LOCALIZED CONSTRUCTION EMISSIONS THRESHOLDS Activity Emissions (lbs/day) NOX CO PM10 PM2.5 Demolition 81 485 10 4 Site Preparation 149 984 25 7 LOCALIZED CONSTRUCTION EMISSIONS The analysis makes use of methodology included in the SCAQMD Final Localized Significance Threshold Methodology (LST Methodology) (18). The SCAQMD has established that impacts to air quality are signiffcant if there is a potential to contribute or cause localized exceedances of the federal and/or state ambient air quality standards (National Ambient Air Quality Standards (NAAQS)/California Ambient Air Quality Standards (CAAQS). Collectively, these are referred to as LSTs. The SCAQMD established LSTs in response to the SCAQMD Governing Board’s Environmental Justice Initiative I-43. LSTs represent the maximum emissions from a project that will not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard at the sensitive receptor. The SCAQMD states that lead agencies can use the LSTs as another indicator of signiffcance in its air quality impact analyses. It should be noted that SCAQMD also states that Projects that are statutorily or categorically exempt under CEQA would not be subject to LST analyses. Receptors in the Project study area are described below and shown in Exhibit 2. Localized air quality impacts were evaluated at sensitive receptor land uses nearest the Project site. All distances are measured from the Project site boundary to the outdoor living areas (e.g., backyards) or at the building façade, whichever is closer to the Project site. • Location R1 represents the existing residence at 2246 South Van Ness Avenue, approximately 149 feet northwest of the Project site. • Location R2 represents the existing residence at 2335 South Van Ness Avenue, approximately 223 feet north of the Project site. 3 The purpose of SCAQMD’s Environmental Justice program is to ensure that everyone has the right to equal protection from air pollution and fair access to the decision-making process that works to improve the quality of air within their communities. Further, the SCAQMD defines Environmental Justice as “…equitable environmental policymaking and enforcement to protect the health of all residents, regardless of age, culture, ethnicity, gender, race, socioeconomic status, or geographic location, from the health effects of air pollution.”     16558-03 AQ & GHG Assessment 8 Warner Avenue Footlab • Location R3 represents a commercial building located at 417 West Warner Avenue, approximately 102 feet north of the Project site. • Location R4 represents the Esqueda Elementary School located at 2240 South Main Street, approximately 239 feet northeast of the Project site. • Location R5 represents the Las Gueritas Mexican restaurant located at 230 West Warner Avenue, approximately 89 feet east of the Project site. • Location R6 represents the Tibbetts Paint store located at 2337 South Birch Street, approximately 78 feet east of the Project site. • Location R7 represents Syco Enterprise, Inc. shopping service warehouse located at 500 West Warner Avenue, approximately 63 feet west of the Project site. The SCAQMD recommends that the nearest sensitive receptor be considered when determining the Project’s potential to cause an individual or cumulatively signiffcant impact. The nearest land use where an individual could remain for 24 hours to the Project site has been used to determine localized construction and operational air quality impacts for emissions of PM10 and PM2.5 (since PM10 and PM2.5 thresholds are based on a 24-hour averaging time). The nearest residential home is represented by R1, located at 2246 South Can Ness, approximately 149 feet (45 meters) northwest of the Project site. As such, for evaluation of localized PM10 and PM2.5, a 45-meter distance will be used. As previously stated, and consistent with LST Methodology, the nearest industrial/commercial use to the Project site is used to determine construction and operational LST air impacts for emissions of NOX and CO as the averaging periods for these pollutants are shorter (8 hours or less) and it is reasonable to assume that an individual could be present at these sites for periods of one to 8 hours. The Syco Enterprise, Inc. shopping service warehouse is the nearest commercial/industrial use and is located at 500 West Warner Avenue, approximately 63 feet (19 meters) west of the Project site. It should be noted that the LST Methodology explicitly states that “It is possible that a project may have receptors closer than 25 meters. Projects with boundaries located closer than 25 meters to the nearest receptor should use the LSTs for receptors located at 25 meters (18).” As such, for evaluation of localized NOX and CO, a 25-meter distance will be used. Table 7 identiffes the localized impacts at the nearest receptor location in the vicinity of the Project. Outputs from the model runs for construction LSTs are provided in Appendix 1. For analytical purposes, emissions associated with peak demolition, site preparation, and grading activities are considered for purposes of LSTs since these phases represent the maximum localized emissions that would occur. Any other construction phases of development that overlap would result in lesser emissions and consequently lesser impacts than what is disclosed herein. As shown in Table 7, emissions resulting from the construction will not exceed the numerical thresholds of signiffcance established by the SCAQMD for any criteria pollutant. Thus, a less than signiffcant impact would occur for localized Project-related construction-source emissions and no mitigation is required.     16558-03 AQ & GHG Assessment 9 Warner Avenue Footlab EXHIBIT 2: RECEPTOR LOCATIONS     16558-03 AQ & GHG Assessment 10 Warner Avenue Footlab TABLE 7: PROJECT LOCALIZED CONSTRUCTION IMPACTS Activity Year Scenario NOX CO PM10 PM2.5 Demolition 2025 Summer 22.20 19.90 1.35 0.90 Winter n/a n/a n/a n/a Maximum Daily Emissions 22.20 19.90 1.35 0.90 SCAQMD Regional Thresholds 81 485 10 4 Threshold Exceeded? NO NO NO NO Site Preparation 2025 Summer 37.50 32.40 7.59 4.47 Winter 37.50 32.40 7.59 4.47 Maximum Daily Emissions 37.50 32.40 7.59 4.47 SCAQMD Regional Thresholds 149 984 25 7 Threshold Exceeded? NO NO NO NO LOCALIZED OPERATIONAL EMISSIONS The proposed Project is to consist of the reuse of an existing 57,705 SF industrial building on a 4.99- acre lot as a soccer training facility. According to SCAQMD LST methodology, LSTs would apply to the operational phase of a proposed project, if the project includes stationary sources, or attracts mobile sources that may spend long periods queuing and idling at the site (e.g., transfer facilities and warehouse buildings). The proposed project does not include such uses, and thus, due to the lack of signiffcant stationary source emissions, no LST analysis is needed for operations. PROJECT GREENHOUSE GAS IMPACTS A numerical threshold for determining the signiffcance of GHG emissions in the South Coast Air Basin (SCAB) has not been established by the SCAQMD for Projects where it is not the lead agency. As an interim threshold based on guidance provided in the California Air Pollution Control Officers Association (CAPCOA) CEQA and Climate Change handbook, the City has opted to use a non-zero threshold approach based on Approach 2 of the handbook. Threshold 2.5 (Unit-Based Thresholds Based on Market Capture) establishes a numerical threshold based on capture of approximately 90% of emissions from future development. The latest threshold developed by SCAQMD using this method is 3,000 MTCO2e/yr for all projects (51). The estimated GHG emissions for Project land use are summarized in Table 8. The estimated GHG emissions include emissions from Carbon Dioxide (CO2), Methane (CH4), Nitrous Oxide (N2O), and Refrigerants (R). As shown in Table 8, the Project would generate a total of approximately 2,018.80 MTCO2e/yr. As such, the Project would not exceed the SCAQMD’s numeric threshold of 3,000 MTCO2e/yr if it were applied. Thus, the Project would not have the potential to result in a cumulatively considerable impact with respect to GHG emissions. Detailed construction and operation model outputs are presented in Appendix 1.     16558-03 AQ & GHG Assessment 11 Warner Avenue Footlab TABLE 8: PROJECT GHG EMISSIONS Source CO2 CH4 N2O R Total CO2E Annual construction emissions amortized over 30 years 5.99 3.33E-04 0.00 3.33E-04 6.00 Mobile 1,702.00 0.08 0.07 2.63 1,727.00 Area 1.18 0.00 0.00 0.00 1.19 Energy 222.00 0.02 0.00 0.00 223.00 Water 34.80 0.82 0.02 0.00 61.10 Waste 0.14 0.01 0.00 0.00 0.50 Refrigeration 0.00 0.00 0.00 0.01 0.01 Total CO2E (All Sources) 2,018.80 CONCLUSION Results of the assessment indicate that the Project is not anticipated to result in a signiffcant impact during construction or operational activities associated with air quality and GHG and no mitigation is required. If you have any questions, please contact me directly at hqureshi@urbanxroads.com.     16558-03 AQ & GHG Assessment 12 Warner Avenue Footlab REFERENCES 1. California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod). [Online] May 2022. www.caleemod.com. 2. South Coast Air Quality Management District (SCAQMD). SCAQMD Air Quality Significance Thresholds. [Online] https://www.aqmd.gov/docs/default-source/ceqa/handbook/south- coast-aqmd-air-quality-significance-thresholds.pdf. 3. State of California. 2020 CEQA California Environmental Quality Act. 2020. 4. California Air Pollution Control Officers Association (CAPCOA). Appendix A: Calculation Details for CalEEMod. CalEEMod. [Online] http://www.aqmd.gov/docs/default- source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6. 5. South Coast Air Quality Management District. Localized Significance Thresholds Methodology. s.l. : South Coast Air Quality Managment District, 2003. 6. —. BOARD MEETING DATE: December 5, 2008 Agenda No. 31. South Coast Air Quality Management District. [Online] December 5, 2008. http://www.aqmd.gov/hb/2008/December/081231a.htm .     16558-03 AQ & GHG Assessment 13 Warner Avenue Footlab APPENDIX 1: CALEEMOD OUTPUTS     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 1 / 31 Warner Ave. Footlab (Construction) Detailed Report Table of Contents 1. Basic Project Information 1.1. Basic Project Information 1.2. Land Use Types 1.3. User-Selected Emission Reduction Measures by Emissions Sector 2. Emissions Summary 2.1. Construction Emissions Compared Against Thresholds 2.2. Construction Emissions by Year, Unmitigated 3. Construction Emissions Details 3.1. Demolition (2025) - Unmitigated 3.3. Site Preparation (2025) - Unmitigated 3.5. Site & Tenant Improvements (2025) - Unmitigated 3.7. Site & Tenant Improvements (2026) - Unmitigated 3.9. Landscape Median, Misc. Hardscape, & Access Ramp (2026) - Unmitigated 3.11. Architectural Coating (2026) - Unmitigated 4. Operations Emissions Details     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 2 / 31 4.10. Soil Carbon Accumulation By Vegetation Type 4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated 4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated 4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated 5. Activity Data 5.1. Construction Schedule 5.2. Off-Road Equipment 5.2.1. Unmitigated 5.3. Construction Vehicles 5.3.1. Unmitigated 5.4. Vehicles 5.4.1. Construction Vehicle Control Strategies 5.5. Architectural Coatings 5.6. Dust Mitigation 5.6.1. Construction Earthmoving Activities 5.6.2. Construction Earthmoving Control Strategies 5.7. Construction Paving 5.8. Construction Electricity Consumption and Emissions Factors    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 3 / 31 5.18. Vegetation 5.18.1. Land Use Change 5.18.1.1. Unmitigated 5.18.1. Biomass Cover Type 5.18.1.1. Unmitigated 5.18.2. Sequestration 5.18.2.1. Unmitigated 6. Climate Risk Detailed Report 6.1. Climate Risk Summary 6.2. Initial Climate Risk Scores 6.3. Adjusted Climate Risk Scores 6.4. Climate Risk Reduction Measures 7. Health and Equity Details 7.1. CalEnviroScreen 4.0 Scores 7.2. Healthy Places Index Scores 7.3. Overall Health & Equity Scores 7.4. Health & Equity Measures 7.5. Evaluation Scorecard    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 4 / 31 7.6. Health & Equity Custom Measures 8. User Changes to Default Data     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 5 / 31 1. Basic Project Information 1.1. Basic Project Information Data Field Value Project Name Warner Ave. Footlab (Construction) Construction Start Date 9/1/2025 Lead Agency — Land Use Scale Project/site Analysis Level for Defaults County Windspeed (m/s)2.50 Precipitation (days)18.6 Location 33.71543858302745, -117.87240998162531 County Orange City Santa Ana Air District South Coast AQMD Air Basin South Coast TAZ 6820 EDFZ 7 Electric Utility Southern California Edison Gas Utility Southern California Gas App Version 2022.1.1.29 1.2. Land Use Types Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq ft) Special Landscape Area (sq ft) Population Description Arena 0.53 1000sqft 0.01 525 0.00 ——— Other Non-Asphalt Surfaces 41.3 1000sqft 0.95 0.00 0.00 ———     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 6 / 31 Parking Lot 116 Space 0.41 0.00 0.00 ——— Other Asphalt Surfaces 149 1000sqft 3.43 0.00 0.00 ——— 1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected 2. Emissions Summary 2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Unmit.4.89 4.11 37.6 33.4 0.05 1.93 5.90 7.83 1.78 2.74 4.52 —5,792 5,792 0.23 0.13 1.98 5,816 Daily, Winter (Max) —————————————————— Unmit.6.16 5.74 37.6 33.3 0.05 1.93 5.90 7.83 1.78 2.74 4.52 —5,781 5,781 0.23 0.06 0.03 5,804 Average Daily (Max) —————————————————— Unmit.0.52 0.43 4.02 4.23 0.01 0.17 0.21 0.38 0.16 0.08 0.24 —795 795 0.03 0.01 0.06 799 Annual (Max) —————————————————— Unmit.0.09 0.08 0.73 0.77 < 0.005 0.03 0.04 0.07 0.03 0.02 0.04 —132 132 0.01 < 0.005 0.01 132 2.2. Construction Emissions by Year, Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 7 / 31 Daily - Summer (Max) —————————————————— 2025 4.89 4.11 37.6 33.4 0.05 1.93 5.90 7.83 1.78 2.74 4.52 —5,792 5,792 0.23 0.13 1.98 5,816 Daily - Winter (Max) —————————————————— 2025 4.89 4.11 37.6 33.3 0.05 1.93 5.90 7.83 1.78 2.74 4.52 —5,781 5,781 0.23 0.06 0.03 5,804 2026 6.16 5.74 19.4 26.9 0.04 0.75 0.27 1.02 0.69 0.06 0.75 —4,688 4,688 0.18 0.05 0.03 4,708 Average Daily —————————————————— 2025 0.52 0.43 4.02 4.23 0.01 0.17 0.21 0.38 0.16 0.08 0.24 —795 795 0.03 0.01 0.06 799 2026 0.35 0.33 1.19 1.64 < 0.005 0.05 0.01 0.06 0.04 < 0.005 0.05 —288 288 0.01 < 0.005 0.02 290 Annual —————————————————— 2025 0.09 0.08 0.73 0.77 < 0.005 0.03 0.04 0.07 0.03 0.02 0.04 —132 132 0.01 < 0.005 0.01 132 2026 0.06 0.06 0.22 0.30 < 0.005 0.01 < 0.005 0.01 0.01 < 0.005 0.01 —47.7 47.7 < 0.005 < 0.005 < 0.005 47.9 3. Construction Emissions Details 3.1. Demolition (2025) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————— Daily, Summer (Max) —————————————————— Off-Roa d Equipm ent 2.86 2.40 22.2 19.9 0.03 0.92 —0.92 0.84 —0.84 —3,425 3,425 0.14 0.03 —3,437 Demoliti on ——————0.43 0.43 —0.06 0.06 ———————     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 8 / 31 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) —————————————————— Average Daily —————————————————— Off-Roa d Equipm ent 0.16 0.13 1.22 1.09 < 0.005 0.05 —0.05 0.05 —0.05 —188 188 0.01 < 0.005 —188 Demoliti on ——————0.02 0.02 —< 0.005 < 0.005 ——————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Off-Roa d Equipm ent 0.03 0.02 0.22 0.20 < 0.005 0.01 —0.01 0.01 —0.01 —31.1 31.1 < 0.005 < 0.005 —31.2 Demoliti on ——————< 0.005 < 0.005 —< 0.005 < 0.005 ——————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————— Daily, Summer (Max) —————————————————— Worker 0.06 0.05 0.05 0.84 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —199 199 < 0.005 0.01 0.75 202 Vendor < 0.005 < 0.005 0.03 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —31.9 31.9 < 0.005 < 0.005 0.09 33.3 Hauling 0.05 0.01 0.66 0.29 < 0.005 0.01 0.14 0.15 0.01 0.04 0.05 —540 540 0.04 0.09 1.14 569 Daily, Winter (Max) ——————————————————     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 9 / 31 ——————————————————Average Daily Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —10.5 10.5 < 0.005 < 0.005 0.02 10.7 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —1.75 1.75 < 0.005 < 0.005 < 0.005 1.82 Hauling < 0.005 < 0.005 0.04 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —29.6 29.6 < 0.005 < 0.005 0.03 31.1 Annual —————————————————— Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —1.74 1.74 < 0.005 < 0.005 < 0.005 1.77 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —0.29 0.29 < 0.005 < 0.005 < 0.005 0.30 Hauling < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —4.90 4.90 < 0.005 < 0.005 < 0.005 5.15 3.3. Site Preparation (2025) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————— Daily, Summer (Max) —————————————————— Off-Roa d Equipm ent 4.82 4.05 37.5 32.4 0.05 1.93 —1.93 1.78 —1.78 —5,528 5,528 0.22 0.04 —5,547 Dust From Material Movement ——————5.66 5.66 —2.69 2.69 ——————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) —————————————————— Off-Roa d Equipm ent 4.82 4.05 37.5 32.4 0.05 1.93 —1.93 1.78 —1.78 —5,528 5,528 0.22 0.04 —5,547     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 10 / 31 Dust From Material Movement ——————5.66 5.66 —2.69 2.69 ——————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average Daily —————————————————— Off-Roa d Equipm ent 0.13 0.11 1.03 0.89 < 0.005 0.05 —0.05 0.05 —0.05 —151 151 0.01 < 0.005 —152 Dust From Material Movement ——————0.16 0.16 —0.07 0.07 ——————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Off-Roa d Equipm ent 0.02 0.02 0.19 0.16 < 0.005 0.01 —0.01 0.01 —0.01 —25.1 25.1 < 0.005 < 0.005 —25.2 Dust From Material Movement ——————0.03 0.03 —0.01 0.01 ——————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————— Daily, Summer (Max) —————————————————— Worker 0.07 0.06 0.06 0.98 0.00 0.00 0.23 0.23 0.00 0.05 0.05 —232 232 < 0.005 0.01 0.88 236 Vendor < 0.005 < 0.005 0.03 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —31.9 31.9 < 0.005 < 0.005 0.09 33.3 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 11 / 31 Daily, Winter (Max) —————————————————— Worker 0.07 0.06 0.07 0.85 0.00 0.00 0.23 0.23 0.00 0.05 0.05 —221 221 < 0.005 0.01 0.02 224 Vendor < 0.005 < 0.005 0.03 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —31.9 31.9 < 0.005 < 0.005 < 0.005 33.3 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average Daily —————————————————— Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —6.14 6.14 < 0.005 < 0.005 0.01 6.22 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —0.87 0.87 < 0.005 < 0.005 < 0.005 0.91 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —1.02 1.02 < 0.005 < 0.005 < 0.005 1.03 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —0.14 0.14 < 0.005 < 0.005 < 0.005 0.15 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 3.5. Site & Tenant Improvements (2025) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————— Daily, Summer (Max) —————————————————— Daily, Winter (Max) —————————————————— Off-Roa d Equipm ent 1.45 1.21 11.3 14.1 0.03 0.47 —0.47 0.43 —0.43 —2,630 2,630 0.11 0.02 —2,639 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 12 / 31 Average Daily —————————————————— Off-Roa d Equipm ent 0.22 0.19 1.73 2.16 < 0.005 0.07 —0.07 0.07 —0.07 —402 402 0.02 < 0.005 —403 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Off-Roa d Equipm ent 0.04 0.03 0.32 0.39 < 0.005 0.01 —0.01 0.01 —0.01 —66.5 66.5 < 0.005 < 0.005 —66.7 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————— Daily, Summer (Max) —————————————————— Daily, Winter (Max) —————————————————— Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.79 2.79 < 0.005 < 0.005 < 0.005 2.82 Vendor < 0.005 < 0.005 0.03 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —31.9 31.9 < 0.005 < 0.005 < 0.005 33.3 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average Daily —————————————————— Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.43 0.43 < 0.005 < 0.005 < 0.005 0.44 Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —4.87 4.87 < 0.005 < 0.005 0.01 5.08 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.07 0.07 < 0.005 < 0.005 < 0.005 0.07 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —0.81 0.81 < 0.005 < 0.005 < 0.005 0.84 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 13 / 31 3.7. Site & Tenant Improvements (2026) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————— Daily, Summer (Max) —————————————————— Daily, Winter (Max) —————————————————— Off-Roa d Equipm ent 1.38 1.16 10.7 14.1 0.03 0.41 —0.41 0.38 —0.38 —2,630 2,630 0.11 0.02 —2,639 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average Daily —————————————————— Off-Roa d Equipm ent 0.09 0.08 0.71 0.94 < 0.005 0.03 —0.03 0.03 —0.03 —175 175 0.01 < 0.005 —176 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Off-Roa d Equipm ent 0.02 0.01 0.13 0.17 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —29.0 29.0 < 0.005 < 0.005 —29.1 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————— Daily, Summer (Max) ——————————————————     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 14 / 31 Daily, Winter (Max) —————————————————— Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.73 2.73 < 0.005 < 0.005 < 0.005 2.76 Vendor < 0.005 < 0.005 0.03 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —31.4 31.4 < 0.005 < 0.005 < 0.005 32.7 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average Daily —————————————————— Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.18 0.18 < 0.005 < 0.005 < 0.005 0.19 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —2.09 2.09 < 0.005 < 0.005 < 0.005 2.18 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.03 0.03 < 0.005 < 0.005 < 0.005 0.03 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —0.35 0.35 < 0.005 < 0.005 < 0.005 0.36 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 3.9. Landscape Median, Misc. Hardscape, & Access Ramp (2026) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————— Daily, Summer (Max) —————————————————— Daily, Winter (Max) —————————————————— Off-Roa d Equipm ent 0.99 0.83 7.46 10.4 0.02 0.31 —0.31 0.28 —0.28 —1,598 1,598 0.06 0.01 —1,604 Paving 0.50 0.50 ————————————————     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 15 / 31 0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite truck Average Daily —————————————————— Off-Roa d Equipm ent 0.05 0.05 0.41 0.57 < 0.005 0.02 —0.02 0.02 —0.02 —87.6 87.6 < 0.005 < 0.005 —87.9 Paving 0.03 0.03 ———————————————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Off-Roa d Equipm ent 0.01 0.01 0.07 0.10 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —14.5 14.5 < 0.005 < 0.005 —14.5 Paving 0.01 0.01 ———————————————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————— Daily, Summer (Max) —————————————————— Daily, Winter (Max) —————————————————— Worker 0.07 0.07 0.07 0.91 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —248 248 < 0.005 0.01 0.02 251 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average Daily —————————————————— Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —13.8 13.8 < 0.005 < 0.005 0.02 13.9 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 16 / 31 Annual —————————————————— Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.28 2.28 < 0.005 < 0.005 < 0.005 2.31 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 3.11. Architectural Coating (2026) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————— Daily, Summer (Max) —————————————————— Daily, Winter (Max) —————————————————— Off-Roa d Equipm ent 0.19 0.16 1.14 1.51 < 0.005 0.03 —0.03 0.03 —0.03 —178 178 0.01 < 0.005 —179 Architect ural Coating s 3.02 3.02 ———————————————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average Daily —————————————————— Off-Roa d Equipm ent 0.01 0.01 0.06 0.08 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —9.75 9.75 < 0.005 < 0.005 —9.79 Architect ural Coating s 0.17 0.17 ————————————————     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 17 / 31 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Off-Roa d Equipm ent < 0.005 < 0.005 0.01 0.02 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.61 1.61 < 0.005 < 0.005 —1.62 Architect ural Coating s 0.03 0.03 ———————————————— Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————— Daily, Summer (Max) —————————————————— Daily, Winter (Max) —————————————————— Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.55 0.55 < 0.005 < 0.005 < 0.005 0.55 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average Daily —————————————————— Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.03 0.03 < 0.005 < 0.005 < 0.005 0.03 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————— Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.01 0.01 < 0.005 < 0.005 < 0.005 0.01 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 18 / 31 4. Operations Emissions Details 4.10. Soil Carbon Accumulation By Vegetation Type 4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetati on TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Total —————————————————— Daily, Winter (Max) —————————————————— Total —————————————————— Annual —————————————————— Total —————————————————— 4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Total —————————————————— Daily, Winter (Max) —————————————————— Total —————————————————— Annual ——————————————————    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 19 / 31 Total —————————————————— 4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Avoided —————————————————— Subtotal —————————————————— Sequest ered —————————————————— Subtotal —————————————————— Remove d —————————————————— Subtotal —————————————————— ——————————————————— Daily, Winter (Max) —————————————————— Avoided —————————————————— Subtotal —————————————————— Sequest ered —————————————————— Subtotal —————————————————— Remove d —————————————————— Subtotal —————————————————— ——————————————————— Annual —————————————————— Avoided ——————————————————    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 20 / 31 Subtotal —————————————————— Sequest ered —————————————————— Subtotal —————————————————— Remove d —————————————————— Subtotal —————————————————— ——————————————————— 5. Activity Data 5.1. Construction Schedule Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Demolition Demolition 9/1/2025 9/29/2025 5.00 20.0 — Site Preparation Site Preparation 9/30/2025 10/14/2025 5.00 10.0 — Site & Tenant Improvements Building Construction 10/15/2025 2/3/2026 5.00 80.0 — Landscape Median, Misc. Hardscape,& Access Ramp Paving 1/7/2026 2/3/2026 5.00 20.0 — Architectural Coating Architectural Coating 1/7/2026 2/3/2026 5.00 20.0 — 5.2. Off-Road Equipment 5.2.1. Unmitigated Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Demolition Concrete/Industrial Saws Diesel Average 1.00 8.00 33.0 0.73 Demolition Excavators Diesel Average 3.00 8.00 36.0 0.38 Demolition Rubber Tired Dozers Diesel Average 2.00 8.00 367 0.40    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 21 / 31 Site Preparation Rubber Tired Dozers Diesel Average 3.00 8.00 367 0.40 Site Preparation Crawler Tractors Diesel Average 4.00 8.00 87.0 0.43 Site & Tenant Improvements Cranes Diesel Average 1.00 8.00 367 0.29 Site & Tenant Improvements Forklifts Diesel Average 3.00 8.00 82.0 0.20 Site & Tenant Improvements Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Site & Tenant Improvements Tractors/Loaders/Back hoes Diesel Average 3.00 8.00 84.0 0.37 Site & Tenant Improvements Welders Diesel Average 1.00 8.00 46.0 0.45 Landscape Median, Misc. Hardscape, & Access Ramp Pavers Diesel Average 1.00 8.00 81.0 0.42 Landscape Median, Misc. Hardscape, & Access Ramp Paving Equipment Diesel Average 2.00 8.00 89.0 0.36 Landscape Median, Misc. Hardscape, & Access Ramp Rollers Diesel Average 2.00 8.00 36.0 0.38 Landscape Median, Misc. Hardscape, & Access Ramp Tractors/Loaders/Back hoes Diesel Average 1.00 8.00 84.0 0.37 Landscape Median, Misc. Hardscape, & Access Ramp Cement and Mortar Mixers Diesel Average 2.00 8.00 10.0 0.56 Architectural Coating Air Compressors Diesel Average 1.00 8.00 37.0 0.48 5.3. Construction Vehicles 5.3.1. Unmitigated Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Demolition ————    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 22 / 31 Demolition Worker 15.0 18.5 LDA,LDT1,LDT2 Demolition Vendor 1.00 10.2 HHDT,MHDT Demolition Hauling 7.75 20.0 HHDT Demolition Onsite truck ——HHDT Site Preparation ———— Site Preparation Worker 17.5 18.5 LDA,LDT1,LDT2 Site Preparation Vendor 1.00 10.2 HHDT,MHDT Site Preparation Hauling 0.00 20.0 HHDT Site Preparation Onsite truck ——HHDT Site & Tenant Improvements ———— Site & Tenant Improvements Worker 0.22 18.5 LDA,LDT1,LDT2 Site & Tenant Improvements Vendor 1.00 10.2 HHDT,MHDT Site & Tenant Improvements Hauling 0.00 20.0 HHDT Site & Tenant Improvements Onsite truck ——HHDT Landscape Median, Misc. Hardscape,& Access Ramp ———— Landscape Median, Misc. Hardscape,& Access Ramp Worker 20.0 18.5 LDA,LDT1,LDT2 Landscape Median, Misc. Hardscape,& Access Ramp Vendor —10.2 HHDT,MHDT Landscape Median, Misc. Hardscape,& Access Ramp Hauling 0.00 20.0 HHDT Landscape Median, Misc. Hardscape,& Access Ramp Onsite truck ——HHDT Architectural Coating ———— Architectural Coating Worker 0.04 18.5 LDA,LDT1,LDT2 Architectural Coating Vendor —10.2 HHDT,MHDT Architectural Coating Hauling 0.00 20.0 HHDT Architectural Coating Onsite truck ——HHDT     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 23 / 31 5.4. Vehicles 5.4.1. Construction Vehicle Control Strategies Non-applicable. No control strategies activated by user. 5.5. Architectural Coatings Phase Name Residential Interior Area Coated (sq ft) Residential Exterior Area Coated (sq ft) Non-Residential Interior Area Coated (sq ft) Non-Residential Exterior Area Coated (sq ft) Parking Area Coated (sq ft) Architectural Coating 0.00 0.00 788 263 12,509 5.6. Dust Mitigation 5.6.1. Construction Earthmoving Activities Phase Name Material Imported (cy)Material Exported (cy)Acres Graded (acres)Material Demolished (Ton of Debris) Acres Paved (acres) Demolition 0.00 0.00 0.00 620 — Site Preparation ——35.0 0.00 — Landscape Median, Misc. Hardscape,& Access Ramp 0.00 0.00 0.00 0.00 4.79 5.6.2. Construction Earthmoving Control Strategies Control Strategies Applied Frequency (per day)PM10 Reduction PM2.5 Reduction Water Exposed Area 3 74%74% Water Demolished Area 2 36%36% 5.7. Construction Paving Land Use Area Paved (acres)% Asphalt Arena 0.00 0% Other Non-Asphalt Surfaces 0.95 0%    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 24 / 31 Parking Lot 0.41 100% Other Asphalt Surfaces 3.43 100% 5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (lb/MWh) Year kWh per Year CO2 CH4 N2O 2025 0.00 349 0.03 < 0.005 2026 0.00 346 0.03 < 0.005 5.18. Vegetation 5.18.1. Land Use Change 5.18.1.1. Unmitigated Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres 5.18.1. Biomass Cover Type 5.18.1.1. Unmitigated Biomass Cover Type Initial Acres Final Acres 5.18.2. Sequestration 5.18.2.1. Unmitigated Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year) 6. Climate Risk Detailed Report     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 25 / 31 6.1. Climate Risk Summary Cal-Adapt midcentury 2040–2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100. Climate Hazard Result for Project Location Unit Temperature and Extreme Heat 9.03 annual days of extreme heat Extreme Precipitation 3.50 annual days with precipitation above 20 mm Sea Level Rise —meters of inundation depth Wildfire 1.31 annual hectares burned Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal-Adapt, 2040–2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi. Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about ¾ an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi. Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal-Adapt (Radke et al., 2017, CEC-500-2017-008), and consider inundation location and depth for the San Francisco Bay, the Sacramento-San Joaquin River Delta and California coast resulting different increments of sea level rise coupled with extreme storm events. Users may select from four scenarios to view the range in potential inundation depth for the grid cell. The four scenarios are: No rise, 0.5 meter, 1.0 meter, 1.41 meters Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of different rainfall and temperature possibilities (MIROC5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi. 6.2. Initial Climate Risk Scores Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A Extreme Precipitation N/A N/A N/A N/A Sea Level Rise N/A N/A N/A N/A Wildfire N/A N/A N/A N/A Flooding N/A N/A N/A N/A Drought N/A N/A N/A N/A Snowpack Reduction N/A N/A N/A N/A Air Quality Degradation N/A N/A N/A N/A The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 26 / 31 The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt. The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate risk reduction measures. 6.3.Adjusted Climate Risk Scores Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A Extreme Precipitation N/A N/A N/A N/A Sea Level Rise N/A N/A N/A N/A Wildfire N/A N/A N/A N/A Flooding N/A N/A N/A N/A Drought N/A N/A N/A N/A Snowpack Reduction N/A N/A N/A N/A Air Quality Degradation N/A N/A N/A N/A The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure. The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt. The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures. 6.4.Climate Risk Reduction Measures 7. Health and Equity Details 7.1. CalEnviroScreen 4.0 Scores The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. Indicator Result for Project Census Tract Exposure Indicators — AQ-Ozone 57.0 AQ-PM 70.7     Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 27 / 31 AQ-DPM 86.4 Drinking Water 46.5 Lead Risk Housing 79.9 Pesticides 39.8 Toxic Releases 88.8 Traffic 93.8 Effect Indicators — CleanUp Sites 99.4 Groundwater 98.3 Haz Waste Facilities/Generators 98.7 Impaired Water Bodies 0.00 Solid Waste 59.2 Sensitive Population — Asthma 59.4 Cardio-vascular 40.8 Low Birth Weights 76.1 Socioeconomic Factor Indicators — Education 74.3 Housing 16.9 Linguistic 61.5 Poverty 53.9 Unemployment 41.8 7.2. Healthy Places Index Scores The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state. Indicator Result for Project Census Tract Economic — Above Poverty 40.56204286    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 28 / 31 Employed 40.65186706 Median HI 66.55973309 Education — Bachelor's or higher 53.18875914 High school enrollment 100 Preschool enrollment 37.11022713 Transportation — Auto Access 65.16104196 Active commuting 72.75760298 Social — 2-parent households 46.77274477 Voting 13.94841524 Neighborhood — Alcohol availability 15.19312203 Park access 81.35506224 Retail density 97.31810599 Supermarket access 16.56614911 Tree canopy 22.59720262 Housing — Homeownership 14.03823945 Housing habitability 20.06929296 Low-inc homeowner severe housing cost burden 13.64044655 Low-inc renter severe housing cost burden 75.42666496 Uncrowded housing 11.86962659 Health Outcomes — Insured adults 22.21224176 Arthritis 95.5 Asthma ER Admissions 53.4    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 29 / 31 High Blood Pressure 93.3 Cancer (excluding skin)94.8 Asthma 65.7 Coronary Heart Disease 90.3 Chronic Obstructive Pulmonary Disease 89.8 Diagnosed Diabetes 67.4 Life Expectancy at Birth 30.3 Cognitively Disabled 56.3 Physically Disabled 73.0 Heart Attack ER Admissions 60.6 Mental Health Not Good 45.5 Chronic Kidney Disease 73.0 Obesity 52.9 Pedestrian Injuries 93.3 Physical Health Not Good 53.6 Stroke 88.3 Health Risk Behaviors — Binge Drinking 8.9 Current Smoker 48.5 No Leisure Time for Physical Activity 43.0 Climate Change Exposures — Wildfire Risk 0.0 SLR Inundation Area 0.0 Children 26.6 Elderly 97.5 English Speaking 36.0 Foreign-born 82.9 Outdoor Workers 26.2    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 30 / 31 Climate Change Adaptive Capacity — Impervious Surface Cover 19.4 Traffic Density 94.8 Traffic Access 23.0 Other Indices — Hardship 66.4 Other Decision Support — 2016 Voting 36.0 7.3. Overall Health & Equity Scores Metric Result for Project Census Tract CalEnviroScreen 4.0 Score for Project Location (a)86.0 Healthy Places Index Score for Project Location (b)44.0 Project Located in a Designated Disadvantaged Community (Senate Bill 535)Yes Project Located in a Low-Income Community (Assembly Bill 1550)No Project Located in a Community Air Protection Program Community (Assembly Bill 617)No a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state. 7.4. Health & Equity Measures No Health & Equity Measures selected. 7.5. Evaluation Scorecard Health & Equity Evaluation Scorecard not completed. 7.6. Health & Equity Custom Measures No Health & Equity Custom Measures created. 8. User Changes to Default Data Screen Justification    Warner Ave. Footlab (Construction) Detailed Report, 4/4/2025 31 / 31 Land Use Parking stall dimensions assumed to be 8.5' x 18' Construction: Construction Phases Construction based on a 2026 Opening Year Construction: Off-Road Equipment Crawler Tractors used in lieu of Tractors/Loaders/Backhoes Construction: Trips and VMT Vendor Trips adjusted based on CalEEMod defaults for Building Construction and number of days for Demolition, Site Preparation, Grading, and Building Construction. Construction: Architectural Coatings Rule 1113 Operations: Vehicle Data Trip rates based on ITE LU Code 488 Operations: Refrigerants As of 1 January 2022, new commercial refrigeration equipment may not use refrigerants with a GWP of 150 or greater. Further, R-404A (the CalEEMod default) is unacceptable for new supermarket and cold storage systems as of 1 January 2019 and 2023, respectively. Beginning 1 January 2025, all new air conditioning equipment may not use refrigerants with a GWP of 750 or greater.     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 1 / 31 Warner Ave. Footlab (Operations) Detailed Report Table of Contents 1. Basic Project Information 1.1. Basic Project Information 1.2. Land Use Types 1.3. User-Selected Emission Reduction Measures by Emissions Sector 2. Emissions Summary 2.4. Operations Emissions Compared Against Thresholds 2.5. Operations Emissions by Sector, Unmitigated 4. Operations Emissions Details 4.1. Mobile Emissions by Land Use 4.1.1. Unmitigated 4.2. Energy 4.2.1. Electricity Emissions By Land Use - Unmitigated 4.2.3. Natural Gas Emissions By Land Use - Unmitigated 4.3. Area Emissions by Source 4.3.1. Unmitigated     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 2 / 31 4.4. Water Emissions by Land Use 4.4.1. Unmitigated 4.5. Waste Emissions by Land Use 4.5.1. Unmitigated 4.6. Refrigerant Emissions by Land Use 4.6.1. Unmitigated 4.7. Offroad Emissions By Equipment Type 4.7.1. Unmitigated 4.8. Stationary Emissions By Equipment Type 4.8.1. Unmitigated 4.9. User Defined Emissions By Equipment Type 4.9.1. Unmitigated 4.10. Soil Carbon Accumulation By Vegetation Type 4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated 4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated 4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated 5. Activity Data 5.9. Operational Mobile Sources    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 3 / 31 5.9.1. Unmitigated 5.10. Operational Area Sources 5.10.1. Hearths 5.10.1.1. Unmitigated 5.10.2. Architectural Coatings 5.10.3. Landscape Equipment 5.11. Operational Energy Consumption 5.11.1. Unmitigated 5.12. Operational Water and Wastewater Consumption 5.12.1. Unmitigated 5.13. Operational Waste Generation 5.13.1. Unmitigated 5.14. Operational Refrigeration and Air Conditioning Equipment 5.14.1. Unmitigated 5.15. Operational Off-Road Equipment 5.15.1. Unmitigated 5.16. Stationary Sources 5.16.1. Emergency Generators and Fire Pumps    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 4 / 31 5.16.2. Process Boilers 5.17. User Defined 5.18. Vegetation 5.18.1. Land Use Change 5.18.1.1. Unmitigated 5.18.1. Biomass Cover Type 5.18.1.1. Unmitigated 5.18.2. Sequestration 5.18.2.1. Unmitigated 6. Climate Risk Detailed Report 6.1. Climate Risk Summary 6.2. Initial Climate Risk Scores 6.3. Adjusted Climate Risk Scores 6.4. Climate Risk Reduction Measures 7. Health and Equity Details 7.1. CalEnviroScreen 4.0 Scores 7.2. Healthy Places Index Scores 7.3. Overall Health & Equity Scores    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 5 / 31 7.4. Health & Equity Measures 7.5. Evaluation Scorecard 7.6. Health & Equity Custom Measures 8. User Changes to Default Data     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 6 / 31 1. Basic Project Information 1.1. Basic Project Information Data Field Value Project Name Warner Ave. Footlab (Operations) Operational Year 2026 Lead Agency — Land Use Scale Project/site Analysis Level for Defaults County Windspeed (m/s)2.50 Precipitation (days)18.6 Location 33.71543858302745, -117.87240998162531 County Orange City Santa Ana Air District South Coast AQMD Air Basin South Coast TAZ 6820 EDFZ 7 Electric Utility Southern California Edison Gas Utility Southern California Gas App Version 2022.1.1.29 1.2. Land Use Types Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq ft) Special Landscape Area (sq ft) Population Description Arena 58.2 1000sqft 1.34 58,230 0.00 ——— Other Non-Asphalt Surfaces 41.3 1000sqft 0.95 0.00 0.00 ———     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 7 / 31 Parking Lot 116 Space 0.41 0.00 0.00 ——— Other Asphalt Surfaces 101 1000sqft 2.31 0.00 0.00 ——— 1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected 2. Emissions Summary 2.4. Operations Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Unmit.14.5 13.3 9.13 100 0.26 0.21 23.9 24.1 0.20 6.06 6.25 48.9 27,216 27,265 6.28 1.10 89.4 27,839 Daily, Winter (Max) —————————————————— Unmit.14.0 12.8 9.84 90.9 0.25 0.20 23.9 24.1 0.19 6.06 6.25 48.9 26,218 26,267 6.33 1.14 2.37 26,768 Average Daily (Max) —————————————————— Unmit.6.91 6.38 4.50 40.4 0.10 0.12 9.71 9.82 0.11 2.46 2.58 48.9 11,793 11,842 5.63 0.55 15.9 12,161 Annual (Max) —————————————————— Unmit.1.26 1.17 0.82 7.37 0.02 0.02 1.77 1.79 0.02 0.45 0.47 8.10 1,952 1,961 0.93 0.09 2.64 2,013 2.5. Operations Emissions by Sector, Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 8 / 31 Daily, Summer (Max) —————————————————— Mobile 12.6 11.5 8.44 97.2 0.25 0.15 23.9 24.0 0.14 6.06 6.20 —25,700 25,700 1.13 0.97 89.3 26,107 Area 1.87 1.83 0.02 2.53 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —10.4 10.4 < 0.005 < 0.005 —10.5 Energy 0.07 0.04 0.67 0.56 < 0.005 0.05 —0.05 0.05 —0.05 —1,343 1,343 0.12 0.01 —1,349 Water ———————————48.1 162 210 4.94 0.12 —369 Waste ———————————0.86 0.00 0.86 0.09 0.00 —3.02 Refrig.————————————————0.06 0.06 Total 14.5 13.3 9.13 100 0.26 0.21 23.9 24.1 0.20 6.06 6.25 48.9 27,216 27,265 6.28 1.10 89.4 27,839 Daily, Winter (Max) —————————————————— Mobile 12.5 11.4 9.17 90.4 0.24 0.15 23.9 24.0 0.14 6.06 6.20 —24,712 24,712 1.17 1.02 2.32 25,047 Area 1.42 1.42 ———————————————— Energy 0.07 0.04 0.67 0.56 < 0.005 0.05 —0.05 0.05 —0.05 —1,343 1,343 0.12 0.01 —1,349 Water ———————————48.1 162 210 4.94 0.12 —369 Waste ———————————0.86 0.00 0.86 0.09 0.00 —3.02 Refrig.————————————————0.06 0.06 Total 14.0 12.8 9.84 90.9 0.25 0.20 23.9 24.1 0.19 6.06 6.25 48.9 26,218 26,267 6.33 1.14 2.37 26,768 Average Daily —————————————————— Mobile 5.11 4.64 3.81 38.1 0.10 0.06 9.71 9.77 0.06 2.46 2.52 —10,280 10,280 0.48 0.42 15.9 10,433 Area 1.73 1.70 0.01 1.73 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —7.13 7.13 < 0.005 < 0.005 —7.16 Energy 0.07 0.04 0.67 0.56 < 0.005 0.05 —0.05 0.05 —0.05 —1,343 1,343 0.12 0.01 —1,349 Water ———————————48.1 162 210 4.94 0.12 —369 Waste ———————————0.86 0.00 0.86 0.09 0.00 —3.02 Refrig.————————————————0.06 0.06 Total 6.91 6.38 4.50 40.4 0.10 0.12 9.71 9.82 0.11 2.46 2.58 48.9 11,793 11,842 5.63 0.55 15.9 12,161 Annual ——————————————————    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 9 / 31 Mobile 0.93 0.85 0.70 6.95 0.02 0.01 1.77 1.78 0.01 0.45 0.46 —1,702 1,702 0.08 0.07 2.63 1,727 Area 0.32 0.31 < 0.005 0.32 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.18 1.18 < 0.005 < 0.005 —1.19 Energy 0.01 0.01 0.12 0.10 < 0.005 0.01 —0.01 0.01 —0.01 —222 222 0.02 < 0.005 —223 Water ———————————7.96 26.8 34.8 0.82 0.02 —61.1 Waste ———————————0.14 0.00 0.14 0.01 0.00 —0.50 Refrig.————————————————0.01 0.01 Total 1.26 1.17 0.82 7.37 0.02 0.02 1.77 1.79 0.02 0.45 0.47 8.10 1,952 1,961 0.93 0.09 2.64 2,013 4. Operations Emissions Details 4.1. Mobile Emissions by Land Use 4.1.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Arena 12.6 11.5 8.44 97.2 0.25 0.15 23.9 24.0 0.14 6.06 6.20 —25,700 25,700 1.13 0.97 89.3 26,107 Other Non-Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Total 12.6 11.5 8.44 97.2 0.25 0.15 23.9 24.0 0.14 6.06 6.20 —25,700 25,700 1.13 0.97 89.3 26,107 Daily, Winter (Max) ——————————————————     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 10 / 31 Arena 12.5 11.4 9.17 90.4 0.24 0.15 23.9 24.0 0.14 6.06 6.20 —24,712 24,712 1.17 1.02 2.32 25,047 Other Non-Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Total 12.5 11.4 9.17 90.4 0.24 0.15 23.9 24.0 0.14 6.06 6.20 —24,712 24,712 1.17 1.02 2.32 25,047 Annual —————————————————— Arena 0.93 0.85 0.70 6.95 0.02 0.01 1.77 1.78 0.01 0.45 0.46 —1,702 1,702 0.08 0.07 2.63 1,727 Other Non-Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Total 0.93 0.85 0.70 6.95 0.02 0.01 1.77 1.78 0.01 0.45 0.46 —1,702 1,702 0.08 0.07 2.63 1,727 4.2. Energy 4.2.1. Electricity Emissions By Land Use - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Arena ————————————530 530 0.05 0.01 —533     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 11 / 31 0.00—0.000.000.000.00————————————Other Non-Asphalt Surfaces Parking Lot ————————————14.8 14.8 < 0.005 < 0.005 —14.9 Other Asphalt Surfaces ————————————0.00 0.00 0.00 0.00 —0.00 Total ————————————545 545 0.05 0.01 —548 Daily, Winter (Max) —————————————————— Arena ————————————530 530 0.05 0.01 —533 Other Non-Asphalt Surfaces ————————————0.00 0.00 0.00 0.00 —0.00 Parking Lot ————————————14.8 14.8 < 0.005 < 0.005 —14.9 Other Asphalt Surfaces ————————————0.00 0.00 0.00 0.00 —0.00 Total ————————————545 545 0.05 0.01 —548 Annual —————————————————— Arena ————————————87.7 87.7 0.01 < 0.005 —88.2 Other Non-Asphalt Surfaces ————————————0.00 0.00 0.00 0.00 —0.00 Parking Lot ————————————2.46 2.46 < 0.005 < 0.005 —2.47 Other Asphalt Surfaces ————————————0.00 0.00 0.00 0.00 —0.00 Total ————————————90.2 90.2 0.01 < 0.005 —90.7     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 12 / 31 4.2.3. Natural Gas Emissions By Land Use - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Arena 0.07 0.04 0.67 0.56 < 0.005 0.05 —0.05 0.05 —0.05 —799 799 0.07 < 0.005 —801 Other Non-Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Total 0.07 0.04 0.67 0.56 < 0.005 0.05 —0.05 0.05 —0.05 —799 799 0.07 < 0.005 —801 Daily, Winter (Max) —————————————————— Arena 0.07 0.04 0.67 0.56 < 0.005 0.05 —0.05 0.05 —0.05 —799 799 0.07 < 0.005 —801 Other Non-Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Total 0.07 0.04 0.67 0.56 < 0.005 0.05 —0.05 0.05 —0.05 —799 799 0.07 < 0.005 —801 Annual —————————————————— Arena 0.01 0.01 0.12 0.10 < 0.005 0.01 —0.01 0.01 —0.01 —132 132 0.01 < 0.005 —133     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 13 / 31 0.00—0.000.000.000.00—0.00—0.000.00—0.000.000.000.000.000.00Other Non-Asphalt Surfaces Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Total 0.01 0.01 0.12 0.10 < 0.005 0.01 —0.01 0.01 —0.01 —132 132 0.01 < 0.005 —133 4.3. Area Emissions by Source 4.3.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Consum er Product s 1.26 1.26 ———————————————— Architect ural Coating s 0.16 0.16 ———————————————— Landsca pe Equipm ent 0.45 0.42 0.02 2.53 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —10.4 10.4 < 0.005 < 0.005 —10.5 Total 1.87 1.83 0.02 2.53 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —10.4 10.4 < 0.005 < 0.005 —10.5 Daily, Winter (Max) ——————————————————     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 14 / 31 ————————————————1.261.26Consum er Architect ural Coating s 0.16 0.16 ———————————————— Total 1.42 1.42 ———————————————— Annual —————————————————— Consum er Product s 0.23 0.23 ———————————————— Architect ural Coating s 0.03 0.03 ———————————————— Landsca pe Equipm ent 0.06 0.05 < 0.005 0.32 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.18 1.18 < 0.005 < 0.005 —1.19 Total 0.32 0.31 < 0.005 0.32 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.18 1.18 < 0.005 < 0.005 —1.19 4.4. Water Emissions by Land Use 4.4.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Arena ———————————48.1 162 210 4.94 0.12 —369 Other Non-Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 15 / 31 Parking Lot ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Other Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Total ———————————48.1 162 210 4.94 0.12 —369 Daily, Winter (Max) —————————————————— Arena ———————————48.1 162 210 4.94 0.12 —369 Other Non-Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Parking Lot ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Other Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Total ———————————48.1 162 210 4.94 0.12 —369 Annual —————————————————— Arena ———————————7.96 26.8 34.8 0.82 0.02 —61.1 Other Non-Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Parking Lot ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Other Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Total ———————————7.96 26.8 34.8 0.82 0.02 —61.1 4.5. Waste Emissions by Land Use 4.5.1. Unmitigated     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 16 / 31 Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Arena ———————————0.86 0.00 0.86 0.09 0.00 —3.02 Other Non-Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Parking Lot ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Other Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Total ———————————0.86 0.00 0.86 0.09 0.00 —3.02 Daily, Winter (Max) —————————————————— Arena ———————————0.86 0.00 0.86 0.09 0.00 —3.02 Other Non-Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Parking Lot ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Other Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Total ———————————0.86 0.00 0.86 0.09 0.00 —3.02 Annual —————————————————— Arena ———————————0.14 0.00 0.14 0.01 0.00 —0.50 Other Non-Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 17 / 31 0.00—0.000.000.000.000.00———————————Parking Lot Other Asphalt Surfaces ———————————0.00 0.00 0.00 0.00 0.00 —0.00 Total ———————————0.14 0.00 0.14 0.01 0.00 —0.50 4.6. Refrigerant Emissions by Land Use 4.6.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Arena ————————————————0.06 0.06 Total ————————————————0.06 0.06 Daily, Winter (Max) —————————————————— Arena ————————————————0.06 0.06 Total ————————————————0.06 0.06 Annual —————————————————— Arena ————————————————0.01 0.01 Total ————————————————0.01 0.01 4.7. Offroad Emissions By Equipment Type 4.7.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 18 / 31 Equipm Type TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Total —————————————————— Daily, Winter (Max) —————————————————— Total —————————————————— Annual —————————————————— Total —————————————————— 4.8. Stationary Emissions By Equipment Type 4.8.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm ent Type TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Total —————————————————— Daily, Winter (Max) —————————————————— Total —————————————————— Annual —————————————————— Total —————————————————— 4.9. User Defined Emissions By Equipment Type     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 19 / 31 4.9.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm ent Type TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Total —————————————————— Daily, Winter (Max) —————————————————— Total —————————————————— Annual —————————————————— Total —————————————————— 4.10. Soil Carbon Accumulation By Vegetation Type 4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetati on TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Total —————————————————— Daily, Winter (Max) —————————————————— Total —————————————————— Annual —————————————————— Total ——————————————————    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 20 / 31 4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Total —————————————————— Daily, Winter (Max) —————————————————— Total —————————————————— Annual —————————————————— Total —————————————————— 4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) —————————————————— Avoided —————————————————— Subtotal —————————————————— Sequest ered —————————————————— Subtotal —————————————————— Remove d —————————————————— Subtotal —————————————————— ———————————————————     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 21 / 31 ——————————————————Daily, Winter (Max) Avoided —————————————————— Subtotal —————————————————— Sequest ered —————————————————— Subtotal —————————————————— Remove d —————————————————— Subtotal —————————————————— ——————————————————— Annual —————————————————— Avoided —————————————————— Subtotal —————————————————— Sequest ered —————————————————— Subtotal —————————————————— Remove d —————————————————— Subtotal —————————————————— ——————————————————— 5. Activity Data 5.9. Operational Mobile Sources 5.9.1. Unmitigated Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Arena 642 3,644 3,644 547,383 5,943 33,732 33,732 5,067,168     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 22 / 31 Other Non-Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 5.10. Operational Area Sources 5.10.1. Hearths 5.10.1.1. Unmitigated 5.10.2. Architectural Coatings Residential Interior Area Coated (sq ft) Residential Exterior Area Coated (sq ft) Non-Residential Interior Area Coated (sq ft) Non-Residential Exterior Area Coated (sq ft) Parking Area Coated (sq ft) 0 0.00 87,345 29,115 9,582 5.10.3. Landscape Equipment Season Unit Value Snow Days day/yr 0.00 Summer Days day/yr 250 5.11. Operational Energy Consumption 5.11.1. Unmitigated Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr)CO2 CH4 N2O Natural Gas (kBTU/yr) Arena 558,585 346 0.0330 0.0040 2,492,357 Other Non-Asphalt Surfaces 0.00 346 0.0330 0.0040 0.00 Parking Lot 15,645 346 0.0330 0.0040 0.00    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 23 / 31 Other Asphalt Surfaces 0.00 346 0.0330 0.0040 0.00 5.12. Operational Water and Wastewater Consumption 5.12.1. Unmitigated Land Use Indoor Water (gal/year)Outdoor Water (gal/year) Arena 25,083,744 0.00 Other Non-Asphalt Surfaces 0.00 0.00 Parking Lot 0.00 0.00 Other Asphalt Surfaces 0.00 0.00 5.13. Operational Waste Generation 5.13.1. Unmitigated Land Use Waste (ton/year)Cogeneration (kWh/year) Arena 1.60 — Other Non-Asphalt Surfaces 0.00 — Parking Lot 0.00 — Other Asphalt Surfaces 0.00 — 5.14. Operational Refrigeration and Air Conditioning Equipment 5.14.1. Unmitigated Land Use Type Equipment Type Refrigerant GWP Quantity (kg)Operations Leak Rate Service Leak Rate Times Serviced Arena Other commercial A/C and heat pumps User Defined 750 < 0.005 4.00 4.00 18.0 Arena Stand-alone retail refrigerators and freezers User Defined 150 0.04 1.00 0.00 1.00     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 24 / 31 Arena Walk-in refrigerators and freezers User Defined 150 < 0.005 7.50 7.50 20.0 5.15. Operational Off-Road Equipment 5.15.1. Unmitigated Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor 5.16. Stationary Sources 5.16.1. Emergency Generators and Fire Pumps Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor 5.16.2. Process Boilers Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr)Daily Heat Input (MMBtu/day)Annual Heat Input (MMBtu/yr) 5.17. User Defined Equipment Type Fuel Type 5.18. Vegetation 5.18.1. Land Use Change 5.18.1.1. Unmitigated Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres 5.18.1. Biomass Cover Type     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 25 / 31 5.18.1.1. Unmitigated Biomass Cover Type Initial Acres Final Acres 5.18.2. Sequestration 5.18.2.1. Unmitigated Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year) 6. Climate Risk Detailed Report 6.1. Climate Risk Summary Cal-Adapt midcentury 2040–2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100. Climate Hazard Result for Project Location Unit Temperature and Extreme Heat 9.03 annual days of extreme heat Extreme Precipitation 3.50 annual days with precipitation above 20 mm Sea Level Rise —meters of inundation depth Wildfire 1.31 annual hectares burned Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal-Adapt, 2040–2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi. Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about ¾ an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi. Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal-Adapt (Radke et al., 2017, CEC-500-2017-008), and consider inundation location and depth for the San Francisco Bay, the Sacramento-San Joaquin River Delta and California coast resulting different increments of sea level rise coupled with extreme storm events. Users may select from four scenarios to view the range in potential inundation depth for the grid cell. The four scenarios are: No rise, 0.5 meter, 1.0 meter, 1.41 meters Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of different rainfall and temperature possibilities (MIROC5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi. 6.2. Initial Climate Risk Scores     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 26 / 31 Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A Extreme Precipitation N/A N/A N/A N/A Sea Level Rise N/A N/A N/A N/A Wildfire N/A N/A N/A N/A Flooding N/A N/A N/A N/A Drought N/A N/A N/A N/A Snowpack Reduction N/A N/A N/A N/A Air Quality Degradation N/A N/A N/A N/A The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure. The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt. The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate risk reduction measures. 6.3.Adjusted Climate Risk Scores Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A Extreme Precipitation N/A N/A N/A N/A Sea Level Rise N/A N/A N/A N/A Wildfire N/A N/A N/A N/A Flooding N/A N/A N/A N/A Drought N/A N/A N/A N/A Snowpack Reduction N/A N/A N/A N/A Air Quality Degradation N/A N/A N/A N/A The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure. The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 27 / 31 The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures. 6.4. Climate Risk Reduction Measures 7. Health and Equity Details 7.1. CalEnviroScreen 4.0 Scores The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. Indicator Result for Project Census Tract Exposure Indicators — AQ-Ozone 57.0 AQ-PM 70.7 AQ-DPM 86.4 Drinking Water 46.5 Lead Risk Housing 79.9 Pesticides 39.8 Toxic Releases 88.8 Traffic 93.8 Effect Indicators — CleanUp Sites 99.4 Groundwater 98.3 Haz Waste Facilities/Generators 98.7 Impaired Water Bodies 0.00 Solid Waste 59.2 Sensitive Population — Asthma 59.4 Cardio-vascular 40.8 Low Birth Weights 76.1 Socioeconomic Factor Indicators —    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 28 / 31 Education 74.3 Housing 16.9 Linguistic 61.5 Poverty 53.9 Unemployment 41.8 7.2. Healthy Places Index Scores The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state. Indicator Result for Project Census Tract Economic — Above Poverty 40.56204286 Employed 40.65186706 Median HI 66.55973309 Education — Bachelor's or higher 53.18875914 High school enrollment 100 Preschool enrollment 37.11022713 Transportation — Auto Access 65.16104196 Active commuting 72.75760298 Social — 2-parent households 46.77274477 Voting 13.94841524 Neighborhood — Alcohol availability 15.19312203 Park access 81.35506224 Retail density 97.31810599 Supermarket access 16.56614911    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 29 / 31 Tree canopy 22.59720262 Housing — Homeownership 14.03823945 Housing habitability 20.06929296 Low-inc homeowner severe housing cost burden 13.64044655 Low-inc renter severe housing cost burden 75.42666496 Uncrowded housing 11.86962659 Health Outcomes — Insured adults 22.21224176 Arthritis 95.5 Asthma ER Admissions 53.4 High Blood Pressure 93.3 Cancer (excluding skin)94.8 Asthma 65.7 Coronary Heart Disease 90.3 Chronic Obstructive Pulmonary Disease 89.8 Diagnosed Diabetes 67.4 Life Expectancy at Birth 30.3 Cognitively Disabled 56.3 Physically Disabled 73.0 Heart Attack ER Admissions 60.6 Mental Health Not Good 45.5 Chronic Kidney Disease 73.0 Obesity 52.9 Pedestrian Injuries 93.3 Physical Health Not Good 53.6 Stroke 88.3 Health Risk Behaviors —    Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 30 / 31 Binge Drinking 8.9 Current Smoker 48.5 No Leisure Time for Physical Activity 43.0 Climate Change Exposures — Wildfire Risk 0.0 SLR Inundation Area 0.0 Children 26.6 Elderly 97.5 English Speaking 36.0 Foreign-born 82.9 Outdoor Workers 26.2 Climate Change Adaptive Capacity — Impervious Surface Cover 19.4 Traffic Density 94.8 Traffic Access 23.0 Other Indices — Hardship 66.4 Other Decision Support — 2016 Voting 36.0 7.3. Overall Health & Equity Scores Metric Result for Project Census Tract CalEnviroScreen 4.0 Score for Project Location (a)86.0 Healthy Places Index Score for Project Location (b)44.0 Project Located in a Designated Disadvantaged Community (Senate Bill 535)Yes Project Located in a Low-Income Community (Assembly Bill 1550)No Project Located in a Community Air Protection Program Community (Assembly Bill 617)No     Warner Ave. Footlab (Operations) Detailed Report, 4/4/2025 31 / 31 a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state. 7.4. Health & Equity Measures No Health & Equity Measures selected. 7.5. Evaluation Scorecard Health & Equity Evaluation Scorecard not completed. 7.6. Health & Equity Custom Measures No Health & Equity Custom Measures created. 8. User Changes to Default Data Screen Justification Land Use Parking stall dimensions are 8.5' x 18' Construction: Construction Phases Construction based on a 2026 Opening Year Construction: Off-Road Equipment Crawler Tractors used in lieu of Tractors/Loaders/Backhoes Construction: Trips and VMT Vendor Trips adjusted based on CalEEMod defaults for Building Construction and number of days for Demolition, Site Preparation, Grading, and Building Construction. Construction: Architectural Coatings Rule 1113 Operations: Vehicle Data Trip rates based on ITE LU Code 488 Operations: Refrigerants As of 1 January 2022, new commercial refrigeration equipment may not use refrigerants with a GWP of 150 or greater. Further, R-404A (the CalEEMod default) is unacceptable for new supermarket and cold storage systems as of 1 January 2019 and 2023, respectively. Beginning 1 January 2025, all new air conditioning equipment may not use refrigerants with a GWP of 750 or greater.     CEQA Class 32 Exemption – 400 W Warner Ave Attachments Attachment D: Noise Assessment     TECHNICAL MEMORANDUM ͮͬͯͰͭ SW Birch Street | Suite ͮͯͬ | Newport Beach, CA ͵ͮͲͲͬ | (͵Ͱ͵) ͲͲͬ-ͭ͵͵Ͱ | urbanxroads.com DATE: April ͳ, ͮͬͮͱ TO: Andres Cuenca, Stake Sports, LLC FROM: Bill Maddux, Urban Crossroads, Inc. JOB NO: ͭͲͱͱʹ-ͬͰ Noise Memo.docx SUBJECT: WARNER AVENUE FOOTLAB NOISE ASSESSMENT Urban Crossroads, Inc. has completed the following Noise Assessment for the Warner Avenue Footlab (Project), which is at Ͱͬͬ West Warner Avenue, on the southwest corner of West Warner Avenue and South Birtch Street in the City of Santa Ana, as shown in Exhibit ͭ. PROJECT OVERVIEW It is our understanding that the Project includes the reuse of an existing ͱͳ,ͳͬͱ square-foot (SF) industrial building on a Ͱ.͵͵-acre lot as a soccer training facility. The Project site plan is shown in Exhibit ͮ SUMMARY OF FINDINGS The Noise Assessment shows that the Project will not exceed the established City of Santa Ana operational and construction thresholds. Therefore, the Project noise impacts are considered less than significant at the nearby noise-sensitive receiver locations. NOISE FUNDAMENTALS Noise is simply defined as "unwanted sound." Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm or when it has adverse effects on health. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). A-weighted decibels (dBA) approximate the subjective response of the human ear to broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear. Exhibit ͯ presents a summary of the typical noise levels and their subjective loudness and effects that are described in more detail below. Since the range of intensities that the human ear can detect is so large, the scale frequently used to measure intensity is a scale based on multiples of ͭͬ, the logarithmic scale. The scale for measuring intensity is the decibel scale. Each interval of ͭͬ decibels indicates a sound energy ten times greater than before, which is perceived by the human ear as being roughly twice as loud. (ͭ) The most common sounds vary between Ͱͬ dBA (very quiet) to ͭͬͬ dBA (very loud). Normal conversation at three feet is roughly at Ͳͬ dBA, while loud jet flyover noises equate to ͭͭͬ dBA at approximately ͭ,ͬͬͬ feet, which can cause serious discomfort. (ͮ) Another important aspect of noise is the duration of the sound and the way it is described and distributed in time.     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͮ Warner Avenue Footlab EXHIBIT 1: LOCATION MAP     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͯ Warner Avenue Footlab EXHIBIT 2: SITE PLAN     ͭͲͱͱʹ-ͬͰ Noise Memo.docx Ͱ Warner Avenue Footlab EXHIBIT 3: TYPICAL NOISE LEVELS OFF-SITE TRAFFIC NOISE ANALYSIS The Warner Avenue Footlab Traffic Assessment, prepared by Translutions, Inc. on January ͮͰ, ͮͬͮͱ, shows that the proposed Project will generate ͭͭ A.M. peak-hour trips and ͵ͱ P.M. peak-hour trips. Based on the traffic counts for Warner Avenue and Birch Street, Warner Avenue has an A.M. peak- hour traffic volume of ͮ,ͬͳͯ and a P.M. peak-hour traffic volume of ͮ,ͮ͵ͯ. The additional project- related traffic would result in a less than ͭ dBA CNEL increase in traffic noise along Warner Avenue. Therefore, land uses adjacent to the study area roadway segments would experience less than significant noise level impacts due to the Project-related traffic noise levels. RECEIVER LOCATIONS To assess the potential for noise impacts, the following receiver locations, as shown in Exhibit ͯ, were identified as representative locations for analysis. Sensitive uses or receivers are generally defined as locations where people reside or where the presence of unwanted sound could otherwise adversely affect the use of the land. To describe the potential off-site Project noise levels, three receiver locations in the vicinity of the Project site were identified, including the location of the nearest existing noise-sensitive residential receiver (Rͭ), located approximately ͭͰ͵ feet south of the Project site boundary. The selection of receiver locations is based on FHWA guidelines and is consistent with additional guidance provided by Caltrans and the FTA. Other sensitive land uses in the Project study area that are located at greater distances than those identified in this noise study will experience lower noise levels than those presented in this report due to the additional attenuation from distance and the shielding of intervening structures.     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͱ Warner Avenue Footlab NOISE PREDICTION MODEL To fully describe the exterior operational noise levels from the Project, Urban Crossroads, Inc. developed a noise prediction model using the CadnaA (Computer Aided Noise Abatement) computer program. CadnaA can analyze multiple types of noise sources using the spatially accurate Project site plan, georeferenced Nearmap aerial imagery, topography, buildings, and barriers in its calculations to predict outdoor noise levels. Using the ISO ͵Ͳͭͯ-ͮ protocol, CadnaA will calculate the distance from each noise source to the noise receiver locations, using the ground absorption, distance, and barrier/building attenuation inputs to provide a summary of the noise level at each receiver and the partial noise level contributions by noise source. The noise level calculations provided in this noise assessment account for the distance attenuation provided due to geometric spreading, when sound from a localized stationary source (i.e., a point source) propagates uniformly outward in a spherical pattern. A default ground attenuation factor of ͬ.ͱ was used in the CadnaA noise analysis to account for mixed ground representing a combination of hard and soft surfaces. OPERATIONAL NOISE ANALYSIS This section analyzes the potential stationary-source operational noise impacts at the nearby receiver locations resulting from the operation of the proposed Warner Avenue Footlab Project. OPERATIONAL NOISE STANDARDS The City of Santa Ana noise control guidelines for determining and mitigating non-transportation or stationary noise source impacts from operations in neighboring residential areas are found in the Municipal Code [Section ͭʹ-ͯͭͮ]. Section ͭʹ-ͯͭͮ indicates, “The following noise standards, unless otherwise specifically indicated, shall apply to all residential property within a designated noise zone.” The performance standards found in Section ͭʹ-ͯͭͮ limit the exterior noise level to ͱͱ dBA Leq during daytime hours (ͳ a.m. – ͭͬ p.m.) and ͱͬ dBA Leq during nighttime hours at residential receiver locations The City of Santa Ana noise ordinance is included in Appendix A. OPERATIONAL NOISE SOURCES The Project-related exterior noise sources are expected to include roof-top air conditioning units, trash enclosure activity, and parking lot vehicle movements. To estimate the Project operational noise impacts, reference noise level measurements were collected from similar types of activities to represent the noise levels expected with the development of the proposed Project. While sound pressure levels (e.g., Leq) quantify in decibels the intensity of given sound sources at a reference distance, sound power levels (Lw) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source and diminish because of intervening obstacles and barriers, air absorption, wind, and other factors. Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment. The Project reference operational and sound power levels are summarized below in Table ͭ. The reference project operational noise levels are based on the Project-related noise source activities shown in Exhibit Ͱ.     ͭͲͱͱʹ-ͬͰ Noise Memo.docx Ͳ Warner Avenue Footlab EXHIBIT 3: RECEIVER LOCATIONS     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͳ Warner Avenue Footlab TABLE 1: REFERENCE OPERATIONAL NOISE LEVELS Noise Source1 Noise Source Height (Feet) Min./ Hour2 Reference Noise Level (dBA Leq) @ 50 Feet Sound Power Level (dBA)3 Day Night Loading Activity 8' 60 0 72.1 103.7 Roof-Top Air Conditioning Units 5' 39 28 57.2 88.8 Trash Enclosure Activity 5' 10 0 57.4 89.0 Parking Lot Vehicle Movements 5' 60 0 49.5 81.1 Soccer Games 5' 60 0 58.4 90.0 1 As measured by Urban Crossroads, Inc. 2 Anticipated duration (minutes within the hour) of noise activity during typical hourly conditions expected at the Project site. "Daytime" = 7:00 a.m. - 10:00 p.m.; "Nighttime" = 10:00 p.m. - 7:00 a.m. 3 Sound power level represents the total amount of acoustical energy (noise level) produced by a sound source independent of distance or surroundings. Sound power levels calculated using the CadnaA noise model at the reference distance to the noise source. CADNAA NOISE PREDICTION MODEL To fully describe the exterior operational noise levels from the Project, Urban Crossroads, Inc. developed a noise prediction model using the CadnaA (Computer Aided Noise Abatement) computer program. CadnaA can analyze multiple types of noise sources using the spatially accurate Project site plan, georeferenced Nearmap aerial imagery, topography, buildings, and barriers in its calculations to predict outdoor noise levels. Using the ISO 9613-2 protocol, CadnaA will calculate the distance from each noise source to the noise receiver locations, using the ground absorption, distance, and barrier/building attenuation inputs to provide a summary of the noise level at each receiver and the partial noise level contributions by noise source. Consistent with the ISO 9613-2 protocol, the CadnaA noise prediction model relies on the reference sound power level (Lw) to describe individual noise sources. While sound pressure levels (e.g., Leq) quantify in decibels the intensity of given sound sources at a reference distance, sound power levels (Lw) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source and diminish because of intervening obstacles and barriers, air absorption, wind, and other factors. Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment. The operational noise level calculations provided in this noise study account for the distance attenuation provided due to geometric spreading, when sound from a localized stationary source (i.e., a point source) propagates uniformly outward in a spherical pattern. A default ground attenuation factor of 0.5 was used in the noise analysis to account for mixed ground representing a combination of hard and soft surfaces. Appendix B includes the detailed noise dBA Leq model inputs used to estimate the Project operational noise levels presented in this section.     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ʹ Warner Avenue Footlab EXHIBIT 4: OPERATIONAL NOISE SOURCE LOCATIONS     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͵ Warner Avenue Footlab PROJECT OPERATIONAL NOISE LEVELS Using the reference noise levels to represent the Project operations that include roof-top air conditioning units, trash enclosure activity, and parking lot vehicle movements, Urban Crossroads, Inc. calculated the operational source noise levels that are expected to be generated at the Project site and the Project-related noise level increases that would be experienced at each of the sensitive receiver locations. Table 2 shows the Project operational noise levels during the daytime hours of 7:00 a.m. to 10:00 p.m. The daytime hourly noise levels at the off-site receiver locations are expected to range from 43.6 to 48.7 dBA Leq. TABLE 2: DAYTIME PROJECT OPERATIONAL NOISE LEVELS Noise Source1 Operational Noise Levels by Receiver Location (dBA Leq) R1 R2 R3 Loading Dock Activity 48.0 41.7 35.2 Roof-Top Air Conditioning Units 38.9 40.3 39.6 Trash Enclosure Activity 31.1 26.8 19.9 Parking Lot Vehicle Movements 33.0 33.9 32.8 Soccer Games 28.1 29.9 39.3 Total (All Noise Sources) 48.7 44.7 43.6 1 See Exhibit 4 for the noise source locations. CadnaA noise model calculations are included in Appendix B. Table 3 shows the Project operational noise levels during the nighttime hours of 10:00 p.m. to 7:00 a.m. The nighttime hourly noise levels at the existing off-site receiver locations are expected to range from 37.2 to 38.1 dBA Leq. The differences between the daytime and nighttime noise levels are primarily related to the estimated duration of noise activity, as outlined in Table 1. Appendix B includes the detailed noise model inputs. TABLE 3: NIGHTTIME PROJECT OPERATIONAL NOISE LEVELS Noise Source1 Operational Noise Levels by Receiver Location (dBA Leq) R1 R2 R3 Loading Dock Activity 0.0 0.0 0.0 Roof-Top Air Conditioning Units 36.5 37.9 37.2 Trash Enclosure Activity 28.7 24.4 17.5 Parking Lot Vehicle Movements 0.0 0.0 0.0 Soccer Games 0.0 0.0 0.0 Total (All Noise Sources) 37.2 38.1 37.2 1 See Exhibit 4 for the noise source locations. CadnaA noise model calculations are included in Appendix B.     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͭͬ Warner Avenue Footlab OPERATIONAL NOISE LEVEL COMPLIANCE Using the reference noise levels to represent the proposed Project operations, Urban Crossroads, Inc. calculated the operational source noise levels and the Project-related noise level increases that would be experienced at each of the sensitive receiver locations. To demonstrate compliance with local noise regulations, the Project-only operational noise levels are evaluated against exterior noise level thresholds based on the City of Santa Ana exterior noise level standards at nearby noise-sensitive receiver locations. Table Ͱ shows the operational noise levels associated with the Project will not exceed the City of Santa Ana ͱͱ dBA Leq daytime or the ͱͬ dBA Leq nighttime exterior noise level standards. Therefore, the operational noise impacts are considered less than significant at the nearby noise-sensitive receiver locations. TABLE 4: OPERATIONAL NOISE LEVEL COMPLIANCE Receiver Location1 Land Use Project Operational Noise Levels (dBA Leq)2 Noise Level Standards (dBA Leq)3 Noise Level Standards Exceeded?4 Daytime Nighttime Daytime Nighttime Daytime Nighttime R1 Residential 48.7 37.2 55 50 No No R2 Residential 44.7 38.1 55 50 No No R3 School 43.6 37.2 55 50 No No 1 See Exhibit 3 for the receiver locations. 2 Proposed Project operational noise calculations are included in Appendix B. 3 Exterior noise level standards. 4 Do the estimated Project operational noise source activities exceed the noise level standards? 5 Receiver locations do not include any noise sensitive nighttime use. "Daytime" = 7:00 a.m. - 10:00 p.m.; "Nighttime" = 10:00 p.m. - 7:00 a.m. CONSTRUCTION NOISE ANALYSIS This section analyzes potential impacts resulting from the short-term construction activities associated with the development of the Project. Exhibit ͱ illustrates the on-site construction noise source activity in relation to the nearest sensitive receiver locations, as previously shown in Exhibit ͯ. CONSTRUCTION NOISE STANDARDS The City of Santa Ana has set restrictions to control noise impacts associated with the construction of the proposed Project. According to Section ͭʹ-ͯͭͰ(e) of the city’s Municipal Code, Noise sources associated with the construction, repair, remodeling, or grading of any real property, provided said activities do not take place between the hours of ʹ:ͬͬ p.m. and ͳ:ͬͬ a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday are exempt from the noise ordinance. (ͯ) Project construction noise levels are, therefore, considered exempt from municipal regulation if activities occur within the hours specified in the City of Santa Ana Municipal Code, Section ͭʹ-ͯͭͰ(e). However, neither the General Plan nor the Municipal Code establishes numeric maximum acceptable construction source noise levels at potentially affected receivers for CEQA analysis purposes. Therefore, a numerical construction threshold based on the Federal Transit Administration (FTA) Transit Noise and Vibration Impact Assessment Manual is used for the analysis of daytime construction impacts. The FTA considers a daytime exterior construction noise level of ʹͬ dBA Leq as a reasonable threshold for noise-sensitive residential land use. (Ͱ)     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͭͭ Warner Avenue Footlab EXHIBIT 5: CONSTRUCTION NOISE SOURCE LOCATIONS     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͭͮ Warner Avenue Footlab CONSTRUCTION NOISE LEVELS The FTA Transit Noise and Vibration Impact Assessment Manual recognizes that construction projects are accomplished in several different stages and outlines the procedures for assessing noise impacts during construction. Each stage has a specific equipment mix, depending on the work to be completed during that stage. As a result of the equipment mix, each stage has its own noise characteristics; some stages have higher continuous noise levels than others, and some have higher impact noise levels than others. The Project construction activities are expected to occur in the following stages: o Demolition o Grading o Site Preparation o Building Construction o Architectural Coating o Paving CONSTRUCTION REFERENCE NOISE LEVELS To describe construction noise activities, this construction noise analysis was prepared using reference construction equipment noise levels from the Federal Highway Administration (FHWA) published the Roadway Construction Noise Model (RCNM), which includes a national database of construction equipment reference noise emission levels. (ͱ) The RCNM equipment database provides a comprehensive list of the noise-generating characteristics of specific types of construction equipment. In addition, the database provides an acoustical usage factor to estimate the fraction of time each piece of construction equipment is operating at full power (i.e., its loudest condition) during a construction operation. According to the EPA, FTA, and FHWA, the overall construction noise level is governed primarily by the noisiest pieces of equipment. The quieter pieces do not affect the overall level, but they do reduce the magnitude of the fluctuations in the noise level. Therefore, a rough estimate of the noise level need only include the noisiest pieces of equipment expected at the site. (Ͳ) (Ͱ) (ͳ) Consistent with FHWA and FTA guidance for detailed construction noise assessment, Table ͱ presents the combined noise levels for the loudest construction activities expected for each stage, assuming all equipment operates simultaneously. CONSTRUCTION NOISE ANALYSIS Construction projects involve various stages, and activities frequently shift from one location to another. For example, during site preparation and grading, noise-generating activities may concentrate in an area for a short period to remove an obstruction, while the majority of the grading involves the equipment moving back and forth in a predictable pattern throughout the site; building construction and foundation work generally concentrate near the building footprint, while paving generally involves a predictable pattern of movement throughout the site. Therefore, construction activities are best evaluated as multiple moving point sources within the construction area since the speed and power of the equipment vary, and the equipment constantly changes position in terms of its distance and direction relative to the receivers. (Ͱ) (ʹ) Using the reference construction equipment noise levels and the CadnaA noise prediction model, calculations of the Project construction noise level impacts by phase at the nearby sensitive receiver locations were completed.     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͭͯ Warner Avenue Footlab TABLE 5: CONSTRUCTION EQUIPMENT REFERENCE NOISE LEVELS Construction Stage Reference Construction Equipmnet1 Reference Noise Level @ 50 Feet (dBA Leq) Composite Reference Noise Level (dBA Leq)2 Reference Power Level (dBA Lw)3 Demolition Jack Hammer 82 86.2 117.9 Concrete Saw 83 Dozer 78 Site Preparation Tractor 80 84.0 115.6 Backhoe 74 Grader 81 Grading Scraper 80 83.3 114.9 Excavator 77 Dozer 78 Building Construction Crane 73 81.1 112.8 Tractor 80 Welder/Torch 70 Architectural Coating Man Lift 68 79.8 111.4 Compressor (air) 74 Generator 78 Paving Paver 74 77.8 109.5 Dump Truck 72 Roller 73 1 FHWA Road Construction Noise Model. 2 Represents the combined noise level for all equipment assuming they operate at the same time consistent with FTA Transit Noise and Vibration Impact Assessment guidance. 3 Sound power level represents the total amount of acoustical energy (noise level) produced by a sound source independent of distance or surroundings. To account for the dynamic nature of construction activities, the CadnaA construction noise analysis evaluates the noise source activities as multiple moving point sources, or construction crews, within the limits of construction. Construction impacts are based on the loudest activity and the highest noise level calculated at each receiver location. As shown in Table Ͳ, the construction noise levels are expected to range from ͱͯ.Ͱ to Ͳͭ.ͭ dBA Leq at the nearby receiver locations. Appendix C includes the detailed CadnaA construction noise model inputs.     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͭͰ Warner Avenue Footlab TABLE 6: CONSTRUCTION EQUIPMENT NOISE LEVEL SUMMARY Receiver Location1 Construction Noise Levels (dBA Leq) Site Preparation Grading Building Construction Paving Architectural Coating Highest Levels2 R1 61.1 60.4 58.2 55.0 56.9 61.1 R2 60.5 59.8 57.6 54.4 56.3 60.5 R3 59.5 58.8 56.6 53.4 55.3 59.5 1 Construction noise source and receiver locations are shown in Exhibit 5. 2 Construction noise level calculations based on distance from the construction activity, which is measured from the Project site boundary to the nearest receiver locations. CadnaA construction noise model inputs are included in Appendix C. CONSTRUCTION NOISE COMPLIANCE To evaluate whether the Project will generate potentially significant short-term noise levels at nearest receiver locations, a construction-related daytime noise level threshold of ʹͬ dBA Leq is used as a reasonable threshold to assess the daytime construction noise level impacts. The construction noise analysis shows that the nearest receiver locations will satisfy the reasonable daytime ʹͬ dBA Leq significance threshold during Project construction activities as shown in Table ͳ. Therefore, the noise impacts due to Project construction noise are considered less than significant at all receiver locations. TABLE 7: CONSTRUCTION NOISE LEVEL COMPLIANCE Receiver Location1 Construction Noise Levels (dBA Leq) Highest Construction Noise Levels2 Threshold3 Threshold Exceeded?4 R1 61.1 80 No R2 60.5 80 No R3 59.5 80 No 1 Construction noise source and receiver locations are shown in Exhibit 5. 2 Highest construction noise level calculations based on distance from the construction noise source activity to the nearest receiver locations as shown in Table 6. 3 Construction noise level thresholds based on FTA Guidance, 2018. 4 Do the estimated Project construction noise levels exceed the construction noise level threshold? CONSTRUCTION VIBRATION ANALYSIS Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods employed. Operation of construction equipment causes ground vibrations that spread through the ground and diminish in strength with distance. Ground vibration levels associated with various types of construction equipment are summarized in Table 8. Based on the representative vibration levels presented for various construction equipment types, it is possible to estimate the potential for human response (annoyance) and building damage using the following vibration assessment methods defined by the FTA. To describe the vibration impacts, the FTA provides the following equation: PPVequip = PPVref x (25/D)1.5     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͭͱ Warner Avenue Footlab TABLE 8: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT Equipment PPV (in/sec) at 25 feet Small bulldozer 0.003 Jackhammer 0.035 Loaded Trucks 0.076 Large bulldozer 0.089 Vibratory Roller 0.210 Federal Transit AdministraƟon, Transit Noise and VibraƟon Impact Assessment Manual Using the vibration source level of construction equipment provided in Table 8 and the construction vibration assessment methodology published by the FTA, it is possible to estimate the Project vibration impacts. Table 9 presents the expected Project-related vibration levels at the nearby receiver locations. At distances ranging from 149 to 239 feet from Project construction activities, construction vibration velocity levels are estimated to range from less than 0.01 to 0.01 PPV (in/sec). Based on the maximum acceptable continuous vibration threshold of 0.30 PPV (in/sec), the typical Project construction vibration levels will fall below the thresholds at all the noise-sensitive receiver locations. Therefore, the Project-related vibration impacts are considered less than significant during typical construction activities at the Project site. TABLE 9: PROJECT CONSTRUCTION VIBRATION LEVELS Location1 Distance to Const. Activity (Feet)2 Typical Construction Vibration Levels PPV (in/sec)3 Thresholds PPV (in/sec)4 Thresholds Exceeded?5 Small bulldozer Jack- hammer Loaded Trucks Large bulldozer Vibratory Roller Highest Vibration Level R1 149' 0.00 0.00 0.01 0.01 0.01 0.01 0.30 No R2 223' 0.00 0.00 0.00 0.00 0.01 0.01 0.30 No R3 239' 0.00 0.00 0.00 0.00 0.01 0.01 0.30 No 1 Construction noise source and receiver locations are shown in Exhibit 5. 2 Distance from receiver building facade to Project construction boundary (Project site boundary). 3 Based on the Vibration Source Levels of Construction Equipment (Table 8). 4 Caltrans Transportation and Construction Vibration Guidance Manual, April 2020, Table 19, p. 38. 5 Does the peak vibration exceed the acceptable vibration thresholds? "PPV" = Peak Particle Velocity     ͭͲͱͱʹ-ͬͰ Noise Memo.docx ͭͲ Warner Avenue Footlab REFERENCES ͭ. California Department of Transportation Environmental Program. Technical Noise Supplement - A Technical Supplement to the Traffic Noise Analysis Protocol. Sacramento, CA : s.n., September ͮͬͭͯ. ͮ. Environmental Protection Agency Office of Noise Abatement and Control. Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety. March ͭ͵ͳͰ. EPA/ONAC ͱͱͬ/͵/ͳͰ-ͬͬͰ. ͯ. City of Santa Ana. Municipal Code, Chapter ͭʹ, Article VI - Noise Control. Santa Ana Municode Codification. [Online] ͭ͵ͳʹ. https://library.municode.com/ca/santa_ana/codes/code_of_ordinances?nodeId=PTIITHC O_CHͭʹHESA_ARTVINOCO. Ͱ. U.S. Department of Transportation, Federal Transit Administration. Transit Noise and Vibration Impact Assessment Manual, FTA Report No. ͬͭͮͯ. September ͮͬͭʹ. ͱ. U.S. Department of Transportation, Federal Highway Administration, Office of Environment and Planning. FHWA Roadway Construction Noise Model. January, ͮͬͬͲ. Ͳ. U.S. Environmental Protection Agency. Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances. ͭ͵ͳͭ. NTIDͯͬͬ.ͭ. ͳ. U.S. Department of Transportation, Federal Highway Administration. Special Report - Measurement, Prediction, and Mitigation. Office of Planning, Environment, and Realty - Environment - Noise. [Online] ͮͬͭͳ. https://www.fhwa.dot.gov/environment/noise/construction_noise/special_report/hcnͬͬ.c fm. ʹ. —. FHWA Highway Construction Noise Handbook. Final Report August ͮͬͬͲ.     ͭͲͱͱʹ-ͬͰ Noise Memo.docx Warner Avenue Footlab APPENDIX A: CITY OF SANTA ANA NOISE CONTROL ORDINANCE 17    ͭͲͱͱʹ-ͬͰ Noise Memo.docx Warner Avenue Footlab This page intentionally left blank 18    ARTICLE VI. - NOISE CONTROL Footnotes: --- (6) --- Editor's note— Ord. No. NS-1441, § 1, enacted Aug. 21, 1978, amended Art. VI to read as set out in §§ 18-308—18-321. Formerly Art. VI, pertaining to noise, was derived from Code 1952, §§ 4270, 4270.1, 6390.9, and Ord. No. 1334, adopted Jan. 19, 1953. Sec. 18-308. - Declaration of policy. In order to control unnecessary, excessive and annoying sounds emanating from areas of the city, it is hereby declared to be the policy of the city to prohibit such sounds generated from all sources as specified in this article. It is determined that certain sound levels are detrimental to the public health, welfare and safety, and contrary to public interest. (Ord. No. NS-1441, 1, 8-21-78) Sec. 18-309. - Denitions. The following words, phrases and terms as used in this article shall have the meaning as indicated below: Ambient noise level shall mean the all-encompassing noise level associated with a given environment, being a composite of sounds from all sources, excluding the alleged offensive noise, at the location and approximate time at which a comparison with the alleged offensive noise is to be made. Cumulative period shall mean an additive period of time composed of individual time segments which may be continuous or interrupted. Decibel (dB) shall mean a unit which denotes the ratio between two (2) quantities which are proportional to power: The number of decibels corresponding to the ratio of two (2) amounts of power is ten (10) times the logarithm to the base ten (10) of this ratio. Dwelling unit shall mean a single unit providing complete, independent living facilities for one or more persons including permanent provisions for living, sleeping, eating, cooking and sanitation. Emergency machinery, vehicle or work shall mean any machinery, vehicle or work used, employed or performed in an effort to protect, provide or restore safe conditions in the community or for the citizenry, or work by private or public utilities when restoring utility service. 4/2/25, 5:26 PM Santa Ana, CA Code of Ordinances about:blank 1/7 19    Fixed noise source shall mean a stationary device which creates sounds while fixed or motionless, including, but not limited to, industrial and commercial machinery and equipment, pumps, fans, compressors, generators, air conditioners and refrigeration equipment. Grading shall mean any excavating or filling of earth material, or any combination thereof, conducted at a site to prepare said site for construction or other improvements thereon. Impact noise shall mean the noise produced by the collision of one mass which may be either in motion or at rest. Mobile noise source shall mean any noise source other than a fixed noise source. Noise level shall mean the "A" weighted sound pressure level in decibels obtained by using a sound level meter at slow response with a reference pressure of twenty (20) micronewtons per square meter. The unit of measurement shall be designated as dB (A). Person shall mean a person, firm, association, copartnership, joint venture, corporation or any entity, public or private in nature. Residential property shall mean a parcel of real property which is developed and used either in part or in whole for residential purposes, other than transient uses such as hotels and motels. Simple tone noise shall mean a noise characterized by a predominant frequency or frequencies so that other frequencies cannot be readily distinguished. Sound level meter shall mean an instrument meeting American National Standard Institute's Standard S1.4-1971 for Type 1 or Type 2 sound level meters or an instrument and the associated recording and analyzing equipment which will provide equivalent data. Sound pressure level of a sound, in decibels, shall mean twenty (20) times the logarithm to the base ten (10) of the ratio of the pressure of the sound to a reference pressure, which reference pressure shall be explicitly stated. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-310. - Noise level measurement criteria. Any noise level measurements made pursuant to the provisions of this article shall be performed using a sound level meter as defined in section 18-309. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-311. - Designated noise zone. The entire City of Santa Ana is hereby designated as "Noise Zone 1." 4/2/25, 5:26 PM Santa Ana, CA Code of Ordinances about:blank 2/7 20    (a) (b) (1) (2) (3) (4) (5) (c) (a) (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-312. - Exterior noise standards. The following noise standards, unless otherwise specifically indicated, shall apply to all residential property within a designated noise zone: NOISE STANDARDS Noise Zone Noise Level Time Period 1 55 dB(A) 7:00 a.m.—10:00 p.m. 50 dB(A)10:00 p.m.— 7:00 a.m. In the event the alleged offensive noise consists entirely of impact noise, simple tone noise, speech, music, or any combination thereof, each of the above noise levels shall be reduced by five (5) dB (A). It shall be unlawful for any person at any location within the City of Santa Ana to create any noise, or to allow the creation of any noise on property owned, leased, occupied, or otherwise controlled by such person, when the foregoing causes the noise level, when measured on any other residential property, to exceed: The noise standard for a cumulative period of more than thirty (30) minutes in any hour; or The noise standard plus five (5) dB(A) for a cumulative period of more than fifteen (15) minutes in any hour; or The noise standard plus ten (10) dB(A) for a cumulative period of more than five (5) minutes in any hour; or The noise standard plus fifteen (15) dB(A) for a cumulative period of more than one minute in any hour; or The noise standard plus twenty (20) dB(A) for any period of time. In the event the ambient noise level exceeds any of the first four (4) noise limit categories above, the cumulative period applicable to said category shall be increased to reflect said ambient noise level. In the event the ambient noise level exceeds the fifth noise limit category, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-313. - Interior noise standards. The following interior noise standards, unless otherwise specifically indicated, shall apply to all residential property within a designated noise zone: INTERIOR NOISE STANDARDS 4/2/25, 5:26 PM Santa Ana, CA Code of Ordinances about:blank 3/7 21    (b) (1) (2) (3) (c) (a) (b) (c) (d) (e) Noise Zone Noise Level Time Period 1 55 dB(A)7:00 a.m.—10:00 p.m. 45 dB(A)10:00 p.m.—7:00 a.m. In the event the alleged offensive noise consists entirely of impact noise, simple tone noise, speech, music, or any combination thereof, each of the above noise levels shall be reduced by five (5) dB(A). It shall be unlawful for any person at any location within the City of Santa Ana to create any noise, or to allow the creation of any noise on property owned, leased, occupied, or otherwise controlled by such person, when the foregoing causes the noise level, when measured within any other dwelling unit on any residential property, to exceed: The interior noise standard for a cumulative period of more than five (5) minutes in any hour; or The interior noise standard plus five (5) dB(A) for a cumulative period of more than one minute in any hour; or The interior noise standard plus ten (10) dB(A) for any period of time. In the event the ambient noise level exceeds either of the first two (2) noise limit categories above, the cumulative period applicable to said category shall be increased to reflect said ambient noise level. In the event the ambient noise level exceeds the third noise limit category, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-314. - Special provisions. The following activities shall be exempted from the provisions of this article: Activities conducted on the grounds of any public or private nursery, elementary, intermediate or secondary school or college. Outdoor gatherings, public dances and shows, provided said events are conducted pursuant to a license issued by the City of Santa Ana. Activities conducted on any park or playground, provided such park or playground is owned and operated by a public entity. Any mechanical device, apparatus or equipment used, related to or connected with emergency machinery, vehicle or work. Noise sources associated with construction, repair, remodeling, or grading of any real property, provided said activities do not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday. 4/2/25, 5:26 PM Santa Ana, CA Code of Ordinances about:blank 4/7 22    (f) (g) (h) (i) (j) All mechanical devices, apparatus or equipment which are utilized for the protection or salvage of agricultural crops during periods of potential or actual frost damage or other adverse weather conditions. Mobile noise sources associated with agricultural operations, provided such operations do not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or at any time on Sunday or a federal holiday. Mobile noise sources associated with agricultural pest control through pesticide application, provided that the application is made in accordance with restricted material permits issued by or regulations enforced by the agricultural commissioner. Noise sources associated with the maintenance of real property, provided said activities take place between 7:00 a.m. and 8:00 p.m. on any day except Sunday or a federal holiday, or between the hours of 9:00 a.m. and 8:00 p.m. on Sunday or a federal holiday. Any activity to the extent regulation thereof has been preempted by state or federal law. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-315. - Schools, hospitals and churches; special provisions. It shall be unlawful for any person to create any noise which causes the noise level at any school, hospital or church while the same is in use to exceed the noise limits as specified in section 18-312 prescribed for the assigned noise zone in which the school, hospital or church is located, or which noise level unreasonably interferes with the use of such institutions or which unreasonably disturbs or annoys patients in the hospital, provided conspicuous signs are displayed in three (3) separate locations within one-tenth ( 1/10 ) of a mile of the institution indicating the presence of a school, church or hospital. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-316. - Air conditioning and refrigeration; special provisions. During the five-year period following the effective date of this article, the noise standards enumerated in sections 18-312 and 18-313 shall be increased eight (8) dB(A) where the alleged offensive noise source is an air conditioning or refrigeration system or associated equipment which was installed prior to the effective date of this article. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-317. - Noise level measurement. The location selected for measuring exterior noise levels shall be at any point on the affected property. Interior noise measurements shall be made within the affected dwelling unit. The measurement shall be made at a point at least four (4) feet from the wall, ceiling, or floor nearest the alleged offensive noise 4/2/25, 5:26 PM Santa Ana, CA Code of Ordinances about:blank 5/7 23    source and may be made with the windows of the affected unit open. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-318. - Manner of enforcement. The chief of police, the Orange County health officer and their duly authorized representatives are directed to enforce the provisions of this article. The chief of police, the Orange County health officer and their duly authorized representatives are authorized, pursuant to Penal Code Section 836.5, to arrest any person without a warrant when they have reasonable cause to believe that such person has committed a misdemeanor in their presence. No person shall interfere with, oppose or resist any authorized person charged with the enforcement of this article while such person is engaged in the performance of his duty. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-319. - Variance procedure. The owner or operator of a noise source which violates any of the provisions of this article may file an application with the Orange County health officer for a variance from the provisions thereof wherein said owner or operator shall set forth all actions taken to comply with said provisions, the reasons why immediate compliance cannot be achieved, a proposed method of achieving compliance, and a proposed time schedule for its accomplishment. Said application shall be accompanied by a fee as established by resolution of the city council. A separate application shall be filed for each noise source; provided however, that several mobile sources under common ownership, or several fixed sources on a single property may be combined into one application. Upon receipt of said application and fee, the health officer shall refer it with his recommendation thereon within thirty (30) days to the Orange County Noise Variance Board for action thereon in accordance with the provisions of applicable law. An applicant for a variance shall remain subject to prosecution under the terms of this article until a variance is granted. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-320. - Appeals. Within fifteen (15) days following the decision of the Orange County Variance Board on an application, the applicant, the health officer, or any member of the city council, may appeal the decision to the city council by filing a notice of appeal with the secretary of the Orange County Variance Board. In the case of an appeal by the applicant for a variance, the notice of appeal shall be accompanied by a fee to be computed by the secretary of the Orange County Variance Board on the basis of the estimated cost of preparing the 4/2/25, 5:26 PM Santa Ana, CA Code of Ordinances about:blank 6/7 24    materials required to be forwarded to the city council as discussed hereafter. If the actual cost of such preparation differs from the estimated cost appropriate payments shall be made either to or by the secretary of the Orange County Variance Board. Within fifteen (15) days following receipt of a notice of appeal and the appeal fee, the secretary of the Variance Board shall forward to the city council copies of the application for variance; the recommendation of the health officer; the notice of appeal; all evidence concerning said application received by the variance board and its decision thereon. In addition, any person may file with the clerk of the city council written arguments supporting or attacking said decision and the city council may in its discretion hear oral arguments thereon. The clerk of the city council shall mail to the applicant a notice of the date set for hearing of the appeal. The notice shall be mailed at least ten (10) days prior to the hearing date. Within sixty (60) days following its receipt of the notice of appeal, the city council shall either affirm, modify or reverse the decision, of the variance board. Such decision shall be based upon the city council's evaluation of the matters submitted to the city council in light of the powers conferred on the variance board and the factors to be considered, both as enumerated in section 18-319 and Orange County Ordinance section 4-6-13. As part of its decision, the city council may direct the variance board to conduct further proceedings on said application. Failure of the city council to affirm, modify or reverse the decision of the variance board within said sixty-day period shall constitute an affirmance of the decision. (Ord. No. NS-1441, § 1, 8-21-78) Sec. 18-321. - Violations; misdemeanors. Any person violating any or the provisions of this article shall be deemed guilty of a misdemeanor. Each day such violation is committed or permitted to continue shall constitute a separate offense and shall be punishable as such. The provisions of this article shall not be construed as permitting conduct not prescribed herein and shall not affect the enforceability of any other applicable provisions of law. (Ord. No. NS-1441, § 1, 8-21-78) Secs. 18-322—18-350. - Reserved. 4/2/25, 5:26 PM Santa Ana, CA Code of Ordinances about:blank 7/7 25    ͭͲͱͱʹ-ͬͰ Noise Memo.docx Warner Avenue Footlab This page intentionally left blank 26    ͭͲͱͱʹ-ͬͰ Noise Memo.docx Warner Avenue Footlab APPENDIX B: CADNAA OPERATIONAL NOISE CALCULATIONS 27    ͭͲͱͱʹ-ͬͰ Noise Memo.docx Warner Avenue Footlab This page intentionally left blank 28    16558 - Footlab CadnaA Noise Prediction Model: 16558-02_Operation.cna Date: 03.04.25 Analyst: B. Maddux Calculation Configuration Configuration Parameter Value General Max. Error (dB)0.00 Max. Search Radius (ft)6561.70 Min. Dist Src to Rcvr 0.00 Partition Raster Factor 0.50 Max. Length of Section (ft)3280.80 Min. Length of Section (ft)3.30 Min. Length of Section (%)0.00 Proj. Line Sources On Proj. Area Sources On Ref. Time Daytime Penalty (dB)0.00 Recr. Time Penalty (dB)5.00 Night-time Penalty (dB)10.00 DTM Standard Height (m)0.00 Model of Terrain Triangulation Reflection max. Order of Reflection 2 Search Radius Src 328.08 Search Radius Rcvr 328.08 Max. Distance Source - Rcvr 3280.84 3280.84 Min. Distance Rvcr - Reflector 3.28 3.28 Min. Distance Source - Reflector 0.33 Industrial (ISO 9613 (1996)) Lateral Diffraction some Obj Obst. within Area Src do not shield On Screening Incl. Ground Att. over Barrier Dz with limit (20/25) Barrier Coefficients C1,2,3 3.0 20.0 0.0 Temperature (°F)50 rel. Humidity (%)70 Ground Absorption G 0.50 Wind Speed for Dir. (mph)6.7 Roads (TNM) Railways (FTA/FRA) Aircraft (???) Strictly acc. to AzB Receiver Noise Levels Name M.ID Level Lr Limit. Value Land Use Height Coordinates Day Night CNEL Day Night CNEL Type Auto Noise Type X Y Z (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)(ft)(ft)(ft)(ft) R1 R1 48.8 37.2 47.6 0.0 0.0 0.0 x Total 5.00 r 6068073.09 2208083.42 5.00 R2 R2 44.7 38.1 45.9 0.0 0.0 0.0 x Total 5.00 r 6068239.49 2208213.22 5.00 R3 R3 43.6 37.3 45.0 0.0 0.0 0.0 x Total 5.00 r 6068847.31 2208099.48 5.00 Point Source(s) Name M.ID Result. PWL Lw / Li Operating Time Height Coordinates Day Evening Night Type Value norm.Day Special Night X Y Z (dBA)(dBA)(dBA)dB(A)(min)(min)(min)(ft)(ft)(ft)(ft) AC1 AC1 88.9 88.9 88.9 Lw 88.9 585.00 0.00 252.00 5.00 g 6068450.17 2207880.70 25.00 AC2 AC2 88.9 88.9 88.9 Lw 88.9 585.00 0.00 252.00 5.00 g 6068415.89 2207884.05 25.00 AC3 AC3 88.9 88.9 88.9 Lw 88.9 585.00 0.00 252.00 5.00 g 6068395.26 2207865.09 25.00 AC4 AC4 88.9 88.9 88.9 Lw 88.9 585.00 0.00 252.00 5.00 g 6068446.83 2207753.31 25.00 AC5 AC5 88.9 88.9 88.9 Lw 88.9 585.00 0.00 252.00 5.00 g 6068225.78 2207696.16 25.00 AC6 AC6 88.9 88.9 88.9 Lw 88.9 585.00 0.00 252.00 5.00 g 6068410.55 2207812.90 25.00 AC7 AC7 88.9 88.9 88.9 Lw 88.9 585.00 0.00 252.00 5.00 g 6068419.39 2207801.42 25.00 TRASH1 TRASH1 89.0 89.0 89.0 Lw 89 585.00 0.00 252.00 8.00 r 6068193.18 2207523.94 8.00 AC8 AC8 88.9 88.9 88.9 Lw 88.9 585.00 0.00 252.00 5.00 g 6068529.37 2207773.03 19.00 Line Source(s) Name M.ID Result. PWL Result. PWL'Lw / Li Operating Time Moving Pt. Src Height Day Evening Night Day Evening Night Type Value norm.Day Special Night Number Speed (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)dB(A)(min)(min)(min)Day Evening Night (mph)(ft) Urban Crossroads, Inc.29    Name ID Height Coordinates Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft) Area Source(s) Name M.ID Result. PWL Result. PWL''Lw / Li Operating Time Height Day Evening Night Day Evening Night Type Value norm.Day Special Night (ft) (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)dB(A)(min)(min)(min) PARK1 PARK1 81.4 81.4 81.4 51.9 51.9 51.9 Lw 81.4 900.00 0.00 0.00 5 r PARK2 PARK2 81.4 81.4 81.4 59.1 59.1 59.1 Lw 81.4 900.00 0.00 0.00 5 r PARK3 PARK3 81.4 81.4 81.4 48.4 48.4 48.4 Lw 81.4 900.00 0.00 0.00 5 r SOCCER1 SOCCER1 90.0 90.0 90.0 66.6 66.6 66.6 Lw 90 900.00 0.00 0.00 5 r SOCCER2 SOCCER2 90.0 90.0 90.0 70.3 70.3 70.3 Lw 90 900.00 0.00 0.00 5 r SOCCER3 SOCCER3 90.0 90.0 90.0 66.3 66.3 66.3 Lw 90 900.00 0.00 0.00 5 r SOCCER4 SOCCER4 90.0 90.0 90.0 66.7 66.7 66.7 Lw 90 900.00 0.00 0.00 5 r SOCCER5 SOCCER5 90.0 90.0 90.0 57.2 57.2 57.2 Lw 90 900.00 0.00 0.00 5 r SOCCER6 SOCCER6 90.0 90.0 90.0 57.2 57.2 57.2 Lw 90 900.00 0.00 0.00 5 r LOAD1 LOAD1 103.4 103.4 103.4 82.4 82.4 82.4 Lw 103.4 900.00 0.00 0.00 8 r PARK4 PARK4 81.4 81.4 81.4 64.8 64.8 64.8 Lw 81.4 900.00 0.00 0.00 5 r Name ID Height Coordinates Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft) PARK1 PARK1 5.00 r 6068211.81 2207922.15 5.00 0.00 6068212.42 2207950.95 5.00 0.00 6068246.29 2207950.54 5.00 0.00 6068246.90 2207980.15 5.00 0.00 6068391.10 2207976.91 5.00 0.00 6068390.29 2207917.48 5.00 0.00 PARK2 PARK2 5.00 r 6068402.46 2207975.89 5.00 0.00 6068471.62 2207974.68 5.00 0.00 6068470.61 2207947.30 5.00 0.00 6068401.85 2207950.34 5.00 0.00 PARK3 PARK3 5.00 r 6068509.75 2207973.05 5.00 0.00 6068634.69 2207970.42 5.00 0.00 6068634.08 2207950.74 5.00 0.00 6068654.77 2207950.14 5.00 0.00 6068654.56 2207821.55 5.00 0.00 6068505.69 2207824.79 5.00 0.00 SOCCER1 SOCCER1 5.00 r 6068639.86 2207754.14 5.00 0.00 6068639.17 2207714.87 5.00 0.00 6068578.79 2207716.02 5.00 0.00 6068579.70 2207755.51 5.00 0.00 SOCCER2 SOCCER2 5.00 r 6068539.52 2207748.40 5.00 0.00 6068534.47 2207724.29 5.00 0.00 6068494.75 2207732.09 5.00 0.00 6068500.03 2207756.43 5.00 0.00 SOCCER3 SOCCER3 5.00 r 6068502.79 2207705.00 5.00 0.00 6068561.34 2207693.29 5.00 0.00 6068552.84 2207651.73 5.00 0.00 6068493.83 2207663.67 5.00 0.00 SOCCER4 SOCCER4 5.00 r 6068577.87 2207690.08 5.00 0.00 6068637.10 2207689.39 5.00 0.00 6068636.65 2207649.90 5.00 0.00 6068577.18 2207651.50 5.00 0.00 SOCCER5 SOCCER5 5.00 r 6068630.64 2207629.34 5.00 0.00 6068627.93 2207514.23 5.00 0.00 6068448.75 2207519.12 5.00 0.00 6068451.47 2207634.22 5.00 0.00 SOCCER6 SOCCER6 5.00 r 6068402.60 2207635.58 5.00 0.00 6068399.89 2207520.48 5.00 0.00 6068219.63 2207524.55 5.00 0.00 6068223.43 2207639.65 5.00 0.00 LOAD1 LOAD1 8.00 r 6068195.37 2207537.27 8.00 0.00 6068195.77 2207600.33 8.00 0.00 6068217.45 2207600.13 8.00 0.00 6068216.46 2207536.87 8.00 0.00 PARK4 PARK4 5.00 r 6068609.43 2207778.95 5.00 0.00 6068609.00 2207797.90 5.00 0.00 6068635.49 2207797.47 5.00 0.00 6068635.06 2207778.31 5.00 0.00 Barrier(s) Name Sel.M.ID Absorption Z-Ext.Cantilever Height Coordinates left right horz.vert.Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft)(ft)(ft)(ft) Urban Crossroads, Inc.30    Building(s) Name Sel.M.ID RB Residents Absorption Height Coordinates Begin x y z Ground (ft)(ft)(ft)(ft)(ft) B1 B1 x 0 20.00 r 6068218.53 2207908.23 20.00 0.00 6068456.75 2207902.53 20.00 0.00 6068450.89 2207664.90 20.00 0.00 6068211.24 2207670.60 20.00 0.00 B2 B2 x 0 14.00 r 6068506.80 2207779.98 14.00 0.00 6068593.82 2207778.02 14.00 0.00 6068593.39 2207766.31 14.00 0.00 6068507.24 2207768.69 14.00 0.00 Ground Absorption(s) Name Sel.M.ID G Coordinates x y (ft)(ft) Vertical Area Source(s) Name ID Height Coordinates Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft) Rail Name Sel.M.ID Lw'Train Class Correct.Vmax Day Night Track (dBA)(dBA)(dB)(km(mph) Sound Level Spectra Name ID Type Oktave Spectrum (dB)Source Weight.31.5 63 125 250 500 1000 2000 4000 8000 A lin Roads Name Sel.M.ID Lme Count Data exact Count Data Speed Limit SCS Surface Gradient Mult. Reflection Day Evening Night DTV Str.class.M p (%)Auto Truck Dist.Dstro Type Drefl Hbuild Dist. (dBA)(dBA)(dBA)Day Evening Night Day Evening Night (mph)(mph)(dB)(%)(dB)(ft)(ft) RoadsGeo Name Height Coordinates Dist LSlope Begin End x y z Ground (ft)(%) (ft)(ft)(ft)(ft)(ft)(ft) Urban Crossroads, Inc.31    ͭͲͱͱʹ-ͬͰ Noise Memo.docx Warner Avenue Footlab This page intentionally left blank 32    ͭͲͱͱʹ-ͬͰ Noise Memo.docx Warner Avenue Footlab APPENDIX C: CADNAA CONSTRUCTION NOISE CALCULATIONS 33    ͭͲͱͱʹ-ͬͰ Noise Memo.docx Warner Avenue Footlab This page intentionally left blank 34    16558 - Footlab CadnaA Noise Prediction Model: 16558-02_Construction.cna Date: 03.04.25 Analyst: B. Maddux Calculation Configuration Configuration Parameter Value General Max. Error (dB)0.00 Max. Search Radius (ft)6561.70 Min. Dist Src to Rcvr 0.00 Partition Raster Factor 0.50 Max. Length of Section (ft)3280.80 Min. Length of Section (ft)3.30 Min. Length of Section (%)0.00 Proj. Line Sources On Proj. Area Sources On Ref. Time Daytime Penalty (dB)0.00 Recr. Time Penalty (dB)5.00 Night-time Penalty (dB)10.00 DTM Standard Height (m)0.00 Model of Terrain Triangulation Reflection max. Order of Reflection 2 Search Radius Src 328.08 Search Radius Rcvr 328.08 Max. Distance Source - Rcvr 3280.84 3280.84 Min. Distance Rvcr - Reflector 3.28 3.28 Min. Distance Source - Reflector 0.33 Industrial (ISO 9613 (1996)) Lateral Diffraction some Obj Obst. within Area Src do not shield On Screening Incl. Ground Att. over Barrier Dz with limit (20/25) Barrier Coefficients C1,2,3 3.0 20.0 0.0 Temperature (°F)50 rel. Humidity (%)70 Ground Absorption G 0.50 Wind Speed for Dir. (mph)6.7 Roads (TNM) Railways (FTA/FRA) Aircraft (???) Strictly acc. to AzB Receiver Noise Levels Name M.ID Level Lr Limit. Value Land Use Height Coordinates Day Night CNEL Day Night CNEL Type Auto Noise Type X Y Z (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)(ft)(ft)(ft)(ft) R1 R1 61.1 -38.9 58.1 0.0 0.0 0.0 x Total 5.00 r 6068073.09 2208083.42 5.00 R2 R2 60.5 -39.5 57.5 0.0 0.0 0.0 x Total 5.00 r 6068239.49 2208213.22 5.00 R3 R3 59.5 -40.5 56.5 0.0 0.0 0.0 x Total 5.00 r 6068847.31 2208099.48 5.00 Point Source(s) Name M.ID Result. PWL Lw / Li Operating Time Height Coordinates Day Evening Night Type Value norm.Day Special Night X Y Z (dBA)(dBA)(dBA)dB(A)(min)(min)(min)(ft)(ft)(ft)(ft) Line Source(s) Name M.ID Result. PWL Result. PWL'Lw / Li Operating Time Moving Pt. Src Height Day Evening Night Day Evening Night Type Value norm.Day Special Night Number Speed (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)dB(A)(min)(min)(min)Day Evening Night (mph)(ft) Name ID Height Coordinates Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft) Area Source(s) Name M.ID Result. PWL Result. PWL''Lw / Li Operating Time Height Day Evening Night Day Evening Night Type Value norm.Day Special Night (ft) (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)dB(A)(min)(min)(min) CA1 CA1 115.6 15.6 15.6 72.4 -27.6 -27.6 PWL-Pt 115.6 8 r Urban Crossroads, Inc.35    Name ID Height Coordinates Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft) CA1 CA1 8.00 r 6068647.94 2207499.29 8.00 0.00 6068178.09 2207511.31 8.00 0.00 6068190.60 2207991.87 8.00 0.00 6068635.45 2207980.48 8.00 0.00 6068635.15 2207968.49 8.00 0.00 6068639.48 2207968.00 8.00 0.00 6068643.66 2207966.76 8.00 0.00 6068647.56 2207964.81 8.00 0.00 6068651.06 2207962.22 8.00 0.00 6068654.06 2207959.06 8.00 0.00 6068656.46 2207955.43 8.00 0.00 6068658.20 2207951.43 8.00 0.00 6068659.22 2207947.20 8.00 0.00 6068659.48 2207942.85 8.00 0.00 Barrier(s) Name Sel.M.ID Absorption Z-Ext.Cantilever Height Coordinates left right horz.vert.Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft)(ft)(ft)(ft) Building(s) Name Sel.M.ID RB Residents Absorption Height Coordinates Begin x y z Ground (ft)(ft)(ft)(ft)(ft) Ground Absorption(s) Name Sel.M.ID G Coordinates x y (ft)(ft) Vertical Area Source(s) Name ID Height Coordinates Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft) Rail Name Sel.M.ID Lw'Train Class Correct.Vmax Day Night Track (dBA)(dBA)(dB)(km(mph) Sound Level Spectra Name ID Type Oktave Spectrum (dB)Source Weight.31.5 63 125 250 500 1000 2000 4000 8000 A lin Roads Name Sel.M.ID Lme Count Data exact Count Data Speed Limit SCS Surface Gradient Mult. Reflection Day Evening Night DTV Str.class.M p (%)Auto Truck Dist.Dstro Type Drefl Hbuild Dist. (dBA)(dBA)(dBA)Day Evening Night Day Evening Night (mph)(mph)(dB)(%)(dB)(ft)(ft) RoadsGeo Name Height Coordinates Dist LSlope Begin End x y z Ground (ft)(%) (ft)(ft)(ft)(ft)(ft)(ft) Urban Crossroads, Inc.36    EXHIBIT 11 – GENERAL PLAN CONSISTENCY FINDINGS 1 Land Use Element Goal LU-1 encourages land use decisions that improve the quality of life and respect the character of the surrounding community. Policy LU-1.1 promotes compatibility between land uses to enhance livability and encourage healthy lifestyles. The proposed use aligns with this policy by integrating an active recreation facility into an existing industrial area with minimal conflict. As an indoor/outdoor soccer and fitness center, Footlab would provide a healthy, family-oriented activity center accessible to Santa Ana residents while maintaining compatibility with nearby industrial operations. Goal LU-2 encourages a balanced mix of land uses that meet Santa Ana’s diverse needs. Policy LU-2.7 specifically supports land use decisions that promote business creation and retention. In addition, Goal LU-3 supports the preservation and improvement of neighborhood character while Policy LU-3.1 encourages new development that provides a net community benefit. The project repurposes an underutilized industrial property to introduce a dynamic use that meets recreational and wellness needs while contributing to business activity. The flexible hours of operation, which begin after most industrial activity concludes, further ensures compatibility with surrounding land uses. Moreover, the proposed project revitalizes a currently underused parcel through site and architectural enhancements, outdoor field improvements, and integrated landscaping, creating a facility that reflects the City’s goals for quality design and positive community presence. Economic Prosperity Element Goal EP-1 supports the development of a dynamic local economy with broad employment opportunities. Policy EP-1.2 encourages new job-producing businesses that offer living- wage employment. Moreover, Goal EP-3 promotes a business-friendly environment that builds on Santa Ana’s strengths and Policy EP-3.8 encourages balancing fiscal and community benefits in land use decisions. The project will create a range of employment opportunities, including facility management, coaching, event staffing, and operations support, many of which may be filled by local residents. In addition, the proposed use introduces a unique economic engine in the form of sports and recreation, drawing patrons to the area, activating a site that has been underutilized, and potentially increasing revenue for surrounding businesses. The project enhances economic sustainability without detracting from surrounding land uses. Open Space Element Goal OS-1 encourages the provision of accessible parks, open spaces, and recreational opportunities that improve community well-being. Policy OS-1.10 supports the use of creative solutions to address open space deficiencies through partnerships with private organizations and the development of innovative facilities. The proposed Footlab facility is consistent with Goal OS-1 and Policy OS-1.10 as it provides a privately operated, yet publicly accessible, recreation facility that helps meet the need for active open space i n     EXHIBIT 11 – GENERAL PLAN CONSISTENCY FINDINGS 2 a park-deficient area of the City. By offering both indoor and outdoor sports opportunities, the project delivers a unique and flexible recreational amenity that enhances the well - being of local residents, while reducing pressure on the City’s existing park resources. Goal OS-2 focuses on enhancing health, safety, and inclusivity through improved access to open space and recreational opportunities. Policy OS-2.1 encourages a variety of recreational facilities to meet diverse community needs, and Policy OS-2.2 promotes the integration of open space that supports active lifestyles. The Footlab facility aligns with these policies by providing indoor and outdoor athletic spaces designed to serve all ages and interests, fostering active living and social connection. In addition, Policy OS-2.7 supports healthy indoor recreation alternatives in areas with air quality concerns, particularly relevant in the City’s industrial zones. Footlab provides a safe and controlled indoor environment for physical activity, addressing this concern direc tly. Furthermore, the project is consistent with Policy OS-2.15, which emphasizes inclusive and affordable recreation, by offering programming and access that is available to the community regardless of income or background. Community, Noise, and Urban Design Elements Goal CM-1 supports creating a safe and healthy city with increased access to physical activity and recreational opportunities. Policy CM-1.3 promotes equitable distribution of recreational facilities. Footlab enhances the community’s access to sports and fitness activities, especially for youth and families in nearby residential areas. Its location along a major corridor and near Esqueda Elementary School supports its accessibility and community-serving function. Moreover, the proposed project represents a valuable recreational asset that can significantly benefit the broader community, particularly in our park-deficient City. Specifically, the indoor component provides year -round access to recreational opportunities in a controlled and safe environment, which is especially beneficial in urban areas where available land for traditional outdoor parks and sports fields is limited. Goal N-1 encourages the reduction of noise impacts to sensitive receptors. Policy N-1.4 supports buffering strategies and operational adjustments to minimize noise impacts. The proposed project includes a range of noise mitigation measures, such as limited outdoor operational hours, restrictions on amplified sound, and landscaped buffers along Warner Avenue to reduce potential impacts on nearby residences and school uses. These efforts align with the City’s goal of maintaining a peaceful environment for all community members. Goal UD-2 emphasizes the importance of high -quality design that improves the visual character of neighborhoods and commercial areas. Policy UD-2.1 promotes the integration of pedestrian-friendly and visually engaging spaces. Footlab’s site improvements, including façade upgrades, outdoor field enhancements, lighting controls, and landscaping, significantly improve the aesthetics of the existing property. The design     EXHIBIT 11 – GENERAL PLAN CONSISTENCY FINDINGS 3 creates an inviting and active street presence that contributes positively to the built environment.     O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 400 W. Warner Ave. 04/18/2025 Publication www.capublicnotices.com Total $136.00 $20.00 $156.00 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3915536 !A000007071973! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process.We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action:The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below.Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location:400 West Warner Avenue,located within the Light Industrial (M1)zoning district. Project Applicant:Andres Cuenca with Stake Sports,LLC dba Footlab (Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit No.2025-10 to establish an indoor sports facility focused on soccer at an existing 57,705 sq.ft.warehouse building, and to allow ancillary business activities to be conducted outdoors.The applicant is making the request pursuant to Sections 41-472.5 and 41-650 of the Santa Ana Municipal Code,which require Planning Commission review and approval of a CUP for an indoor sports facility and modifications to regulations set forth for the district in which the facility is located. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines,the project is exempt from further review pursuant to Class 32,Section 15332 (In- Fill Development Projects)of the CEQA Guidelines.Categorical Exemption ER No.2024-98 will be filed for this project. Meeting Details:This matter will be heard on Monday,April 28,2025,at 5:30 p.m.in the City Council Chambers,22 Civic Center Plaza,Santa Ana,CA 92701. Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting,please visit https://www.santa-ana.org/planning- and-building-meeting-participation/. Written Comments:If you are unable to participate in the meeting,you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item #in the subject line)or by mail to Nuvia Ocampo, Recording Secretary,City of Santa Ana, 20 Civic Center Plaza –M20,Santa Ana, CA 92701.Deadline to submit written comments is 3:30 p.m.on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s),including the full text of the discretionary item,may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions,please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org. Note:If you challenge the decision on the above matter,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at,or prior to,the public hearing. Si tiene preguntas en español,favor de llamar a Nuvia Ocampo (714)667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 4/18/25 OR-3915536#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 400 West Warner Avenue, located within the Light Industrial (M1) zoning district. Project Applicant: Andres Cuenca with Stake Sports, LLC dba Footlab (Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 2025-10 to establish an indoor sports facility focused on soccer at an existing 57,705 sq. ft. warehouse building, and to allow ancillary business activities to be conducted outdoors. The applicant is making the request pursuant to Sections 41-472.5 and 41-650 of the Santa Ana Municipal Code, which require Planning Commission review and approval of a CUP for an indoor sports facility and modifications to regulations set forth for the district in which the facility is located. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 2024-98 will be filed for this project. Meeting Details: This matter will be heard on Monday, April 28, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal.     Who To Contact For Questions: Should you have any project questions, please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             Planning and Building Agency Item # 3 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report April 28, 2025 Topic: Conditional Use Permit (CUP) No. 2025-11 – Dutch Bros Inc. (1819 N. Tustin Avenue) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2025-11 for drive-through window service, as conditioned. EXECUTIVE SUMMARY John Caglia, representing Dutch Bros Inc., (Applicant), on behalf of Hall John C Trust (Property Owner), is requesting approval of Conditional Use Permit (CUP) No. 2025-11, to allow the construction of a new eating establishment, Dutch Bros, with drive-through window services at 1819 N. Tustin Avenue. Pursuant to Section 41-365.5(e) of the Santa Ana Municipal Code (SAMC), eating establishments with drive-through window service require approval of a CUP. Staff recommends approval of the request as the proposed project will revitalize a vacant site along a major commercial corridor, reintroducing business activity to the area. Moreover, the project aligns with General Plan goals and policies by preserving and enhancing the character and integrity of existing neighborhoods and districts, promoting a clean, safe environment while fostering economic growth and fiscal stability for the City. The project’s design carefully addresses potential impacts related to noise, traffic, lighting, and odor, ensuring it will not adversely affect the surrounding community. DISCUSSION Project Description The proposed project includes construction of a new single-story, 1,025-square-foot commercial pad building with site improvements of approximately 20,629 square feet in size. The development includes rehabilitated and enhanced drought-tolerant landscaping throughout the site, double drive-through lanes spanning approximately 272 feet with a 500-foot stacking length, a trash enclosure, and 24 parking stalls, four of which are designed to be EV-ready. To facilitate the project, the applicant proposes merging two parcels, APNs 396-302-031 and 396-312-15.     CUP No. 2025-11 – Dutch Bros (1819 N. Tustin Avenue) April 28, 2025 Page 2 4 9 5 2 Table 1: Project and Location Information Item Information Project Address and Council Ward 1819 North Tustin Avenue – Ward 3 Nearest Intersection Tustin Avenue and Seventeenth Street General Plan Designation General Commercial (GC) Existing Zoning Designation Community Commercial (C-1) North Commercial Nursery and Multi-family Residential East Single-Family Residential South Eating EstablishmentSurrounding Land Uses West Eating Establishment Property Size 1.28-acres (55,871 square feet) Existing Site Development The subject site is a currently vacant Proposed Building Size 1,025 square feet Use Permissions Allowed with a conditional use permit (CUP) Uses SAMC Section 41-365.5(e)Zoning Code Sections Affected Operational Standards SAMC Section 41-366 As designed, the project site would provide vehicular access from both the Tustin Avenue frontage road and Ponderosa Street via a 28-foot drive aisle. The proposed building would be centrally located on the property, with the drive-through entry accessed along the east side and extending along the northern property line. The double drive-through lanes are designed to accommodate vehicle queuing of up to 24 vehicles. Additionally, the proposed drive-through lane includes approximately 150 feet of additional spillover area located behind the parking stalls, ensuring it does not interfere with vehicle parking back up requirements. An additional 150 feet of spillover space is provided between the driveway entrance off the Tustin Avenue frontage road and the driveway exit area (designated as “do not block”), resulting in a total of 300 feet of spillover area beyond the start of the drive-through lanes. The approximately 250-foot double drive-through lane (providing 500 feet of stacking space) exceeds the minimum required stacking/queuing requirements outlined in the SAMC, which mandate 80 feet from the entry to the order point and 80 feet from the order point to the pickup window. For reference, Dutch Bros operates on a mobile runner system, where an employee with a portable menu, takes customer orders throughout the drive-through area. The proposed building design reflects the contemporary style typical of Dutch Bros locations, incorporating stone veneer, fiber cement siding, and cement plaster. The neutral color palette features grey and white for the main body, complemented by a tower element painted “Dutch Bros Blue.” Additionally, rooftop mechanical and heating, ventilation, and air conditioning (HVAC) equipment will be screened by roof parapet extensions constructed of matching materials, ensuring they blend seamlessly with the overall building design. Commercial storefront windows, attached trellis elements, stone veneer, and score lines are also placed across all elevations to enhance the commercial aesthetic and eliminate large expanses of blank wall space. The project site will feature approximately 20,629 square feet     CUP No. 2025-11 – Dutch Bros (1819 N. Tustin Avenue) April 28, 2025 Page 3 4 9 5 2 of updated drought-tolerant landscaping, further improving the overall appearance of the property. The plant palette would include a variety of robust plant materials such as shade- producing trees (such as Australian Willow, Brisbane Box, and Chinese Pistache), shrubs, succulents, grasses, and groundcover. Included as part of the landscaped area will be an adjacent off-site area within the public right-of-way off the Tustin Avenue shoulder road, towards the northwestern portion of the site. This area, approximately 1,200 square feet and owned by the City of Santa Ana, will be developed and maintained by Dutch Bros as part of the project. The restaurant will propose walk-up service operations in conjunction with drive-through service. Both services will operate Monday through Sunday from 5:00 a.m. to 11:00 p.m. At this time, the applicant is not requesting live entertainment, alcohol sales for on-site consumption, or after-hours operations. Table 2 below provides a detailed comparison of the project’s compliance with the applicable land use and development standards. Table 2: Development Standards The proposed project requires eight parking spaces, four bicycle spaces, and one loading zone pursuant to Chapter 41 (Zoning) of the SAMC. The applicant is exceeding this requirement by providing 24 on-site parking stalls, along with four bicycle stalls, and one loading zone. Four parking stalls will be EV-ready stalls to accommodate future charging stations. To address potential traffic circulation concerns, conditions of approval would require the applicant to proactively, through the established parking management plan, Standard Required by the C-1 Zoning District Provided Front yard 15 feet minimum Complies: ~90 feet Side yard 20 feet minimum for buildings higher than 15 feet Complies: 43 feet and 1 inch Rear yard (through lot)20 feet minimum for buildings higher than 15 feet Complies: ~50 feet Landscape Buffer 15 feet at Tustin Avenue & Ponderosa Street Complies: Tustin Avenue– 15 feet Ponderosa Street – Minimum15 feet Building Height 35 feet maximum Complies: 24 feet Parking Restaurant: 8 spaces minimum (8 spaces per 1,000 sq. ft. restaurant) 8 spaces required 4 bicycle spaces 1 loading zone Complies: 24 spaces provided 4 bicycle spaces provided 1 loading zone provided Floor Area Ratio (F.A.R.)0.50 FAR maximum Complies: 0.02 FAR (1,025 square feet) (both lots) Stacking Distance 160 feet; 80 feet to menu board and 80 feet to pick-up window Complies: Min 107 feet from the order point/menu board to beginning of drive-through lane, Min 157 feet from pick-up window/pay window to the menu board     CUP No. 2025-11 – Dutch Bros (1819 N. Tustin Avenue) April 28, 2025 Page 4 4 9 5 2 ensure parking areas remain useable and open for customers to use during peak operational hours. Project Background From 1960 to 1997, the site was improved with several commercial buildings, including a dry-cleaning business and a service station. In 1997, the site was cleared to prepare for a new drug store project, which was ultimately canceled, leaving the site vacant to this day. According to the California Department of Toxic Substances Control (DTSC), the dry-cleaning and service station facility had chemical releases consisting of tetrachloroethylene (PCE) and trichloroethylene (TCE) into the soil (Exhibit 10). In 2013, the property owner entered into a voluntary cleanup program agreement with DTSC to evaluate and remediate environmental conditions at the site. On May 24, 2017, DTSC conditionally approved the redevelopment of the site, requiring appropriate vapor mitigation measures in future construction. Currently, groundwater is monitored quarterly and soil vapor is monitored annually. As part of this project, Dutch Bros proposes to retain the existing soil vapor extraction equipment with additional screening improvements which include the installation of an eight-foot-high lattice fence with hanging vines and surrounding shrubs to visually and physically buffer the area. On December 16, 2019, the City of Santa Ana annexed the subject site and the general vicinity, which were previously under the jurisdiction of the County of Orange. Since 2019, 1819 North Tustin Avenue (APN: 396-302-03) and APN 396-312-15 have remained vacant. In 2023, electrical permits were issued to facilitate the construction of remediation equipment, which continues on the site to this day. The proposed Dutch Bros would be the first location in Santa Ana. The two nearest Dutch Bros locations are in Fountain Valley, approximately 8.4 and 8.9 miles southwest. Project Analysis Staff recommends approval of the applicant’s request for a CUP to allow drive-through window service, as it would provide additional services to the community, facilitate development of a long-vacant site, promote economic growth and contribute to the City’s fiscal stability. The project is designed and will be operated in a manner that is not anticipated to create a nuisance for neighboring properties. By providing drive-through window services, the proposed eating establishment will provide additional food service offerings in a manner that is convenient to both residents of Santa Ana, nearby workers, and commuters. Additionally, the project will create new permanent jobs for the community and increase property and sales tax revenues. The proposed project is also designed to minimize any nuisance to the residential neighbors to the north and east along Ponderosa Street, particularly with respect to     CUP No. 2025-11 – Dutch Bros (1819 N. Tustin Avenue) April 28, 2025 Page 5 4 9 5 2 vehicle circulation, light pollution, and noise. Dutch Bros has prepared a Traffic Management Plan (Exhibit 9) to address overflow scenarios during peak hours. Under this plan, Dutch Bros staff will deploy employees to key areas of the drive-through to expedite operations. “Drink Runners” will deliver food orders more quickly, “Line Busters” will take orders more efficiently, and “Traffic Coordinators” will manage parking lot circulation to ensure smooth traffic flow and prevent sensitive areas from being blocked. Additionally, during peak hours of operation, access to the drive-through will be restricted to the Tustin Avenue frontage road. Per the traffic management plan, temporary directional signage will be installed to close ingress driveway areas and direct traffic into the site from the Tustin Avenue frontage road. As a condition of approval, the applicant will be required to provide a final landscape plan that includes enhanced buffer shrubs/vines in conjunction with appropriately sized fencing alongside the southern property line from Tustin Avenue until the location of where the In-N-Out building begins, in an effort to mitigate and discourage any unsafe crossing of pedestrians through the drive aisle connecting the Dutch Brother’s site and 1809 North Tustin Avenue (In-N-Out site). Additionally, signage instructing pedestrians to use the sidewalk shall be installed in this location in an effort to ensure traffic flow and pedestrians remain on designed walkways for safety. Additionally, by locating commercial activity closer towards Tustin Avenue, noise and light from the business will have minimal affect across Ponderosa Street, which is approximately 280 feet from the commercial building. The applicant is proposing exterior lighting and strategically placed light standards to limit impacts to the neighboring residential properties while ensuring all adequate illumination for all commercial and parking areas. Lighting adjacent to residential properties would be less than 5-foot candles as required by the City’s design guidelines and range from 0 to 1.5-foot candles at the property line, adjacent to the residences to the east and north. Within the drive- through lane, through the landscape plan, enhanced shrubs and vegetation will act as a buffer, screening vehicular lights and areas outside of the drive-through. In commercial and parking areas, a minimum of 1-foot candle light is provided throughout the site for a well illuminated area in which contributes to overall safety and security. The primary noise sources associated with the proposed Dutch Bros would consist of drive-through operations (e.g., sound from the employees taking orders and vehicles idling/queuing in the drive-through lanes), parking lot noise, and mechanical equipment. To mitigate noise concerns, the applicant proposes enhanced landscaping along the northern property line wall with Davis Gold Toyon shrubs and Australian Willow trees. These plants can grow up to the height of the perimeter wall in order to provide additional sound attenuation, which would supplement existing/proposed perimeter block walls. Moreover, the nearest residence, located north at 2232-2240 Lenita Lane, is buffered by an existing parking area consisting of carports and is physically located approximately     CUP No. 2025-11 – Dutch Bros (1819 N. Tustin Avenue) April 28, 2025 Page 6 4 9 5 2 126 feet from the drive-through area, further acting as a natural barrier towards any noise generated by drive-through operations. General Plan Consistency The approval of the proposed project is consistent with the General Plan land use designation of General Commercial (GC), as the proposed project would serve a commercial use, which are supported in land use designation area. Additionally, the project aligns with several goals and policies of the General Plan. Specifically, the project aligns with Land Use Element (LU) Goal LU-2 and Policies LU-2.2 and LU-2.6, which aim to provide a balanced mix of land uses that meet the City’s diverse needs, capture local spending, offer a range of employment opportunities, and promote rehabilitation. The proposed project would provide a new food service opportunity in the local area that would include an additional service to Santa Ana residents and visitors, which would promote local spending and offer employment opportunities. Furthermore, the applicant’s investment to develop the property would further encourage development in the surrounding area. The proposed redevelopment as part of the project would also be consistent with Goal LU- 3 and Policies LU-3.4 and LU-3.7, which seek to preserve and enhance the character of the existing commercial area, foster a safe and clean environment for the community and ensure that the new development is compatible in scale and massing. The applicant proposes constructing a new pad building with associated site improvements and extensive site landscaping, which would enhance the character of the area considering the site was previously vacant and undeveloped. The proposed building is designed to be 24 feet in height and 1,025 square feet in size, ensuring compatibility with adjacent residential properties and would not cast a shadow or create a looming effect on neighboring homes. Furthermore, landscaping improvements, which will feature a variety of plant materials including trees, perennials, succulents, shrubs, grasses, and groundcover. These enhancements will not only improve the visual appeal fo the commercial site but also contribute to harmonious environment that promotes a clean and safe environment for Santa Ana’s residents, workers, and visitors. The project would also be consistent with the Economic Prosperity Element (EP), Goal EP-1 and Policy EP-1.2, which seeks to foster a dynamic local economy that provides and creates employment opportunities and expand the City’s efforts in achieving its full employment potential. The proposed request would allow the owner and applicant to establish a business and construct a new building that would result in fostering a dynamic local economy by creating new employment opportunities through activating an underutilized undeveloped property. This would in turn promote the fiscal stability and growth of the sales tax of the City as a whole. This would also be consistent with Policy EP-1.8, which promotes fiscal stability and growth of sales tax. Lastly, the project would be consistent with Goal EP-3 and Policies EP-3.7 and EP-3.8, which promote a business- friendly environment where businesses thrive, promote a solution-based customer focus     CUP No. 2025-11 – Dutch Bros (1819 N. Tustin Avenue) April 28, 2025 Page 7 4 9 5 2 in order to facilitate additional development, and promote a balance of community benefits. Consistent with these goals the redevelopment of site to develop with a new pad building that would be occupied by an eating establishment would create a more business friendly environment along Tustin Avenue as it would deter any illicit activity and encourage business operations at neighboring properties and other remaining undeveloped properties in the corridor. Additionally, it would provide services to the community and additional food service options through the drive-through in a manner that is not anticipated to create on-site or off-site impacts to customers or the community through careful site planning and operation practices. 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 11. The site is not located within a designated neighborhood, but is adjacent to the Meredith Parkwood Neighborhood, on the west side of Tustin Avenue. Being within the 1,000-foot radius, the Meredith Parkwood Neighborhood Association was notified. At the time this report was printed, no additional issues of concern were raised. 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 of the CEQA Guidelines (Class 3 – New Construction). Class 3 exemptions consist of construction and location of limited numbers of new, small facilities or structures, which includes commercial buildings such as a restaurant use not exceeding 2,500 square feet in floor area. In urbanized areas, the exemption also applies to up to four commercial buildings not exceeding 10,000 square feet on sites zoned for such use if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The project proposes to establish an eating establishment within a new 1,025-square-foot commercial building with double drive-through lanes in an urbanized area. The proposed size of the project is less than 2,500 square feet, does not involve the use of significant amounts of hazardous substances, and the surrounding area is not environmentally sensitive. As such, a Notice of Exemption, Environmental Review No. 2024-36, will be filed for this project ECONOMIC AND FISCAL IMPACTS There is no fiscal impact associated with this action. EXHIBITS 1. Conditional Use Permit Resolution – Drive-Through Facility     CUP No. 2025-11 – Dutch Bros (1819 N. Tustin Avenue) April 28, 2025 Page 8 4 9 5 2 2. Vicinity Zoning and Aerial Map 3. Site Photo 4. Project Site Plan 5. Project Floor Plan 6. Project Elevations 7. Conceptual Landscape Plan 8. Project Photometric Plan 9. Traffic Management Plan 10.Existing Site Remediation Information 11.Copy of Public Notices Submitted By: Cristian Santana, Assistant Planner II Approved By: Ali Pezeshkpour, AICP, Acting Executive Director, Planning and Building Agency     Resolution No. 2025-XX Page 1 of 7 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-11 AS CONDITIONED TO ALLOW DRIVE-THROUGH SERVICES FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396-302-031 and 396-312-15) 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. John Caglia, representing Dutch Bros Inc. (”Applicant”), on behalf of Hall John C Trust (“Property Owner”), is requesting approval of Conditional Use Permit (“CUP”) No. 2025-11 to allow drive-through window service for an eating establishment in the Community Commercial (C-1) zoning district located at 1819 North Tustin Avenue (“Project”). B. In 2019, the City of Santa Ana annexed Assessor Parcel Nos (APNs) 396-302-03 & 396-312-15, previously under the jurisdiction of the County of Orange. Both sites are currently vacant parcels. C. On April 2, 2024, the Applicant submitted Development Project (DP) application No. 2024-06 to the City. Since then, the Applicant has worked with City staff on addressing various agency comments. D. Santa Ana Municipal Code (“SAMC”) Section 41-365.5(e) requires approval of a CUP for eating establishments located within the C-1 zoning district with drive- through window service. E. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the CUP for this Project as set forth by the Santa Ana Municipal Code. F. On April 28, 2025, the Planning Commission held a duly noticed public hearing for CUP No. 2025-11. G. The Planning Commission of the City of Santa Ana has considered the information and determines that the following findings, which must be established in order to grant CUP No. 2025-11, for drive-through window service, have been established as required by SAMC Section 41-638. 1. That the proposed use will provide a service or facility, which will contribute to the general wellbeing of the neighborhood or community.     Resolution No. 2025-XX Page 2 of 7 The eating establishment with drive-through window service will contribute to the general well-being of the neighborhood or community by providing additional food servicing options that are convenient for people working or residing in the surrounding area, facilitate development of a long vacant site, promote economic growth, and contribute to the City’s fiscal security. Moreover, as part of the Project, the Applicant will develop a long-vacant and under- utilized site and construct a new pad building featuring a contemporary design characterized by stone veneer, fiber cement siding, and cement plaster in a neutral color scheme of grey, white, and alongside a tower element painted “Dutch Bros Blue”. Rooftop mechanical and heating, ventilation and air conditioning (HVAC) equipment will be screened by roof parapet extensions made of matching materials, ensuring they blend seamlessly with the overall building design. This development will reintroduce commercial activity to the previously underutilized site and vacant site since 1997.The new commercial development will deter illicit activity and generate business that, in the long term, will promote the economic viability of the City and the well-being of the community through the creation of new permanent jobs and increase in property and sales tax revenue. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed use would not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity, but rather the intent of the proposed use is to provide an additional service to the community and to provide a convenient method for customers to enjoy takeout food. Additionally, the drive-through layout was designed in a manner that ensures safe onsite circulation by providing an approximate 250-foot double drive- throughout lane (500 feet of stacking space) that yields a capacity for 24 vehicles. An additional 150 feet of spillover space is located behind the parking stalls, ensuring it does not interfere with vehicle parking back up requirements. An additional 150 feet of spill over area is provided between the driveway entrance off Tustin Avenue Frontage Road and the driveway exit area (designated as “do not block”), resulting in a total of 300 feet of spillover area beyond the start of the drive-through lanes. Furthermore, the drive-through lane would have a clearly delineated exit area, which would further prevent blocked vehicles and avoid any site circulation concerns. Lastly, while the property is located adjacent to residential land uses towards the north and east, the design and measures related to noise, lighting, and traffic would be taken would result in a project that is not anticipated to result in a nuisance to the neighboring properties. The lighting would not be detrimental to the persons residing in the adjacent residential properties as it the illumination     Resolution No. 2025-XX Page 3 of 7 would be less than 5-foot candles as required by the City’s design guidelines and range from 0.49 to 4.2-foot candles at the property line. Beyond the property line, the illumination would reduce to 0.0- foot candles as a result of caref ul placement, light shields, and landscaping. Within the drive-through lane, through the landscape plan, enhanced shrubs and vegetation will act as a buffer, screening vehicular lights and areas outside of the drive-through. In commercial and parking areas, a minimum of 1-foot candle light is provided throughout the site for a well illuminated area which contributes to overall safety and security. The primary noise sources associated with the proposed Dutch Bros would consist of drive-through operations (e.g., sound from the employees taking orders and vehicles idling/queuing in the drive- thru lanes), parking lot noise, and mechanical equipment. To mitigate noise concerns, the Applicant proposes enhanced landscaping along the northern property line wall with Davis Gold Toyon shrubs and Australian Willow trees. These plants can grow up to the height of the perimeter wall in order to provide additional sound attenuation, which would supplement existing/proposed perimeter block walls. Moreover, the nearest residence, located north at 2232-2240 Lenita Lane, is buffered by an existing parking area consisting of carports and is physically located approximately 126 feet from the drive-through area, further acting as a natural barrier towards any noise generated by drive- through operations. Relating to traffic concerns, Dutch Bros has prepared an onsite queuing Traffic Management Plan (Exhibit 9) during peak hours to address emergency overflow scenarios. Under this plan, Dutch Bros staff will deploy employees to key areas of the drive-through to expedite operations. “Drink Runners” will deliver food orders more quickly, “Line Busters” will take orders more efficiently, and “Traffic Coordinators” will manage parking lot circulation to ensure smooth traffic flow and prevent sensitive areas from being blocked. Additionally, during peak hours of operation, access to the drive- through will be restricted to Tustin Avenue frontage road. Per the traffic management plan, temporary directional signage will be installed to close ingress driveway areas and direct traffic into the site from Tustin frontage road. Therefore, the Project would not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The drive-through will not adversely affect the economic stability or future economic development of properties in the surrounding area,     Resolution No. 2025-XX Page 4 of 7 as the site is currently vacant and closed off with temporary construction fencing. Approval of the subject request would allow the Applicant to establish a new eating establishment in the city and reintroduce activity to the site. Additionally, the food service offerings stimulate commercial business that generates sales tax revenue for the City as well would generate new and permanent employment opportunities in favor of the economic growth and stability of the City. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed use will be in compliance with all applicable regulations of Chapter 41 of the SAMC for eating establishments in which operate a drive-through service. Approval of the CUP will bring the use into compliance with operational standards and conditions of approval will mitigate any potential impacts to the general vicinity and ensure that the use does not impact neighboring properties or create an attractive nuisance. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The approval of the proposed Project is consistent with the General Plan land use designation of General Commercial (GC), as the proposed Project would serve a commercial use, which are supported in the land use designation area. Additionally, the proposed Project would also be consistent with several goals and policies of the General Plan. Specifically, the Project aligns with Land Use Element (LU) Goal LU-2 and Policies LU-2.2 and LU-2.6, which aims to provide a balance mix of land uses that meet the City’s diverse needs, capture local spending, offer a range of employment opportunities, and promote rehabilitation. The proposed project would provide for a new food service opportunity in the local area that would include an additional service to Santa Ana residents and visitors, which would promote local spending and offer employment opportunities. Furthermore, the Applicant’s investment to develop the property would further encourage development in the surrounding area. The proposed redevelopment as part of the Project would also be consistent with Goal LU-3 and Policies LU-3.4 and LU-3.7, which seek to preserve and enhance the character of the existing commercial area, foster a safe and clean environment for the community and ensure that the scale and massing of the new development is compatible and harmonious. The Applicant is proposing to construct a new pad building with associated site improvements and extensive site landscaping, which would overall enhance the character of the area considering the site was previously vacant and undeveloped. Additionally, the proposed     Resolution No. 2025-XX Page 5 of 7 building would be 24 feet in height and 1,025 square feet in size to ensure the building size is compatible with the adjacent residential properties and would not cast a shadow or create a looming effect on adjacent residential properties. The Project proposes landscaping improvements, which will feature a variety of plant materials including trees, perennials, succulents, shrubs, grasses, and groundcover, which would further help enhanced the viability of the commercial site, would create a harmonious environment, and would help promote a clean and safe environment for Santa Ana’s residents, workers, and visitors. The Project would also be consistent with the Economic Prosperity Element (EP), Goal EP-1 and Policy EP-1.2, which seeks to foster a dynamic local economy that provides and creates employment opportunities and expand the City’s efforts in achieving its full employment potential. The proposed request would allow the Property Owner and Applicant to establish a business and construct a new building that would result in fostering a dynamic local economy, by creating new employment opportunities through activating an underutilized undeveloped property. This would in turn promote the fiscal stability and growth of the sales tax of the City as a whole. This would also be consistent with Policy EP-1.8, which promotes fiscal stability and growth of sales tax. Lastly, the Project would be consistent with Goal EP-3 and Policies EP-3.7 and EP- 3.8, which promotes a business-friendly environment where businesses thrive, promotes a solution-based customer focus in order to facilitate additional development, and promotes a balance of community benefits. Consistent with these goals, the redevelopment of the with a new pad building that would serve an eating establishment would create a more business- friendly environment along Tustin Avenue as it would deter any illicit activity and encourage business operations at neighboring properties and other remaining undeveloped properties in the corridor. Additionally, it would provide services to the community and additional food service options through the drive-through in a manner that is not anticipated to create on-site or off-site impacts to customers or the community, through careful site planning and operation practices. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 of the CEQA Guidelines (Class 3 – New Construction). Class 3 exemptions consist of construction and location of limited numbers of new, small facilities or structures, which includes commercial buildings such as a restaurant use not exceeding 2,500 square feet in floor area. In urbanized areas, the exemption also applies to up to four commercial buildings not exceeding 10,000 square feet on sites zoned for such use if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The Project proposes to establish an eating establishment within a new 1,025-square-foot commercial building with double drive-through     Resolution No. 2025-XX Page 6 of 7 lanes in an urbanized area. The proposed size of the project is less than 2,500 square feet, does not involve the use of significant amounts of hazardous substances, and the surrounding area is not environmentally sensitive. As such, a Notice of Exemption, Environmental Review No. 2024-36, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of , or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025-11, as conditioned in Exhibit A, attached hereto and incorporated herein, for the Project. This decision is based upon the evidence submitted at the above-referenced hearing, including, but not limited to: The Request for Planning Commission Action dated April 28, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 28th day of April 2025 by the following vote. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Jennifer Oliva Chairperson     Resolution No. 2025-XX Page 7 of 7 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney 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 April 28, 2025. Date: Nuvia Ocampo Recording Secretary City of Santa Ana     EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-11 Conditional Use Permit (“CUP”) No. 2025-11 for drive-through window service 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, they shall meet the following conditions of approval: The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. The Applicant must comply with all conditions and requirements of the Development Review Committee for the Development Project (DP) No. 2024-06. 2. Any proposed amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 3. Prior to the issuance of a Building Permit, the Applicant shall submit a landscape and irrigation plan for the entire site to the Planning Division for review and approval. The landscape and irrigation shall comply with the zoning district's landscape standards, the Water Efficient Landscape Ordinance (WELO), and the Citywide Design Guidelines. The landscape plan shall also include a proposal for a diverse selection of shade-producing trees, reviewed and approved by the Planning Division and enhanced buffer shrubs/vines in conjunction with appropriately sized fencing alongside the southern property line from Tustin Avenue until the location of where the In-N-Out building begins, in an effort to mitigate and discourage any unsafe crossing of pedestrians through the drive aisle connecting the Dutch Brother’s site and 1809 North Tustin Avenue (In-N-Out site). 4. Prior to issuance of a Certificate of Occupancy, the Applicant shall install signage instructing pedestrians to use the designated sidewalk in an effort to mitigate and discourage any unsafe crossing of pedestrians through the drive aisle connecting the Dutch Brother’s site and 1809 North Tustin Avenue (In-N-Out site). Such signage shall be subject to review and approval by the Planning and Building Agency. 5. The Applicant shall, beginning from the date of issuance of the Certificate of Occupancy, until a period of six (6) months, implement a separate Grand Opening Traffic Management Plan that addresses onsite emergency overflow scenarios in which encroach upon the public street. This separate traffic management plan shall be reviewed and approved by the Planning Division, Public Works Agency Traffic Division, and the Santa Ana Police Department. The Grand Opening Traffic Management Plan shall include increased staff to provided traffic control throughout operating hours to assist with vehicular overflow should patron vehicles encroach into public streets or obstruct access onto adjacent private properties. The Grand Opening Traffic Management Plan shall be required to be implemented for the f irst six initial     months of business operations and subsequently extended for another six-month period, at the sole discretion of the City, until the initial visitor crowds have stabilized to a more consistent level. Stabilization shall mean that visitors shall be able to fully queue onsite and where the queue does not enter public streets or obstruct access to adjacent private properties during operating hours. At the end of each six-month period, the Applicant shall provide a queuing status report to the P lanning Division, in which includes average waiting time, average queue vehicular length, overall staffing numbers, assigned traffic management stations/locations, and a site plan of existing directional signage, cones, and stations for traffic control. The City, at any time may require adjustment of the Grand Opening Traffic Management Plan to address any ongoing queuing concerns. Once the queuing status report indicates there is no consistent queuing spillover into the public street, the standard Traffic Management Plan, indicated in Condition Nos. 7 & 8, shall be implemented to address traffic spillover entirely within the subject site. Failure by the Applicant to maintain adequate traffic control measures whereby the City of Santa Ana has to provide traffic control shall result in all costs being borne by the applicant as determined by the Chief of Police and Executive Director of Public Works. 6. All landscaping shall be installed per the approved landscape and irrigation plan. In addition, Applicant shall be required maintain the landscaping in a healthy manner and in accordance with the approved landscape and irrigation plan throughout the lifetime of the CUP. Moreover, any unhealthy or dead landscaping shall be required to be removed and replaced in-kind immediately. 7. At any time that vehicle stacking extends beyond the entrance to the drive-through facility, the establishment shall implement the Traffic Management Plan in place and provide field staff as reasonably required to expedite drive-through operations, assist with onsite parking, and prevent vehicles from blocking onsite parking spaces, drive aisles, the ingress and egress easement onto adjacent properties, sidewalks and bicycle lanes, and/or queuing onto public roadways. A stacking plan illustrating vehicle stacking management in parking areas shall be reviewed and approved by Planning Staff and shall be posted and maintained onsite. 8. In the event that the adopted Traffic Management Plan results in a nuisance for the surrounding neighborhood, the Applicant is required to develop a revised traffic management plan to be reviewed and approved by Planning & Public Works Traffic Staff. Failure by the Applicant to maintain adequate traffic control measures whereby the City of Santa Ana has to provide traffic control shall result in all costs being borne by the applicant as determined by the Chief of Police and Executive Director of the Public Works Agency. 9. All parking areas shall be reasonably accessible to the general public while accessing the site. In the event that overflow from the drive through occurs, employees of the establishment shall assist with traffic management practices to ensure guests can enter the site, park their vehicle, and adequately leave the site when appropriate. 10. In the event that site parking availability results in a nuisance for the surrounding neighborhood, the Applicant is to develop a Parking Management Plan to be reviewed and approved by Planning Staff and shall be posted and maintained onsite.     11. The Applicant shall process and record a lot merger prior to issuance of a building permit. 12. The business shall post in a conspicuous location at the entry to the building the contact information for the responsible onsite manager, including full name, phone number, and emergency or backup phone number, in case of noise and related operational complaints. 13. Site illumination levels must remain in compliance with Section 8-211 (Special Commercial Building Provisions) of the Santa Ana Municipal Code at all times. 14. 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 Maintenance Agreement with the City of Santa Ana. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The Applicant must execute and submit the agreement to the Planning Division within ninety (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); 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 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 issuance of final approval for any construction permit related to this entitlement.     Conditional Use Permit No. 2025-11 - Dutch Brothers Coffee1819 North Tustin Avenue Exhibit 2 - Vicinity Zoning and Aerial View © 2025 Digital Map Products. All rights reserved. Santa Ana Boundary Zoning 470 feet 3/27/25, 2:10 PM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1/1     CUP No. 2025-11 1819 North Tustin Avenue Exhibit 3 – Site Photo         ARMET DAVI S NEWLOVE &ASSOCI ATES, AI A ARCHI TECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742 3'-0" 3'-2"5'-0" 11'-3" DATE: 02/26/2024REV: DATE:DESCRIPTION: SHEET NAME: EQUIPMENT PLAN/ENLARGED PLANSSHEET NUMBER:1 EQUIPMENT PLAN A1.0SCALE: 3/8" = 1'-0"0'1'2'3' c                                 SITE ADDRESS PROJECT NO. DATE JURISDICTION N.W.C. of 17th and Tustin Santa Ana, California 92705 23222 July 10, 2024 City of Santa Ana Queuing Management Plan PREPARED BY Dutch Bros Coffee (CA7301) Barghausen Consulting Engineers, Inc. PREPARED FOR CLIENT ADDRESS Dutch Bros Coffee 110 S.W. 4th Street, Grants Pass, OR 97526     1 23222.005-QMP Overview The project proposes to develop a 1.28-acre area for construction of a new 950-square-foot Dutch Bros Coffee with dual drive-through lanes to accommodate up to 23 vehicles in the queue. Specific measures are identified to improve operations and efficiency. These measures improve the overall vehicular and pedestrian traffic by minimizing spillover onto adjacent sites and public roads once the site is constructed and established. Dutch Bros Coffee will create a traffic plan to handle events of high volume of vehicle traffic when the level of service exceeds the 23-vehicle drive-through queuing area. Site Design The Dutch Bros Coffee site is proposing an extensive directional sign package that will direct customers throughout the site to significantly improve the flow of traffic. This will include signs to enter and exit the drive-through and clearly marked areas that customers are not allowed to block in order to allow for safe exiting of the site. A sign package is prepared to depict the directional signage graphics and locations. The layout of the site is designed to create the best possible flow and to maximize the queuing capacity to minimize the potential for spillover. Approximately 500 feet of stacking space is available behind the drive- through window to provide queuing for up to 23 vehicles. Based on available queuing data from other established Dutch Bros Coffee sites in the region, a maximum of 15 vehicles in the queue are projected in the A.M. Peak Hour (7:00 a.m. to 9:00 a.m.) and 22 vehicles are projected in the queue during P.M. Peak Hours (3:00 p.m. to 5:00 p.m.). Based on this information, the proposed dual drive-through with queuing capacity for up to 23 vehicles is sufficient to handle the projected volume. The Site Plan is enclosed to show the site design and layout that will be enacted when queues are observed to exceed drive-through lanes. Operations All staff are required to attend a monthly shop meeting to discuss traffic plans in detail. In addition, the staff will gather before each shift to ensure that the traffic strategy is set. As previously mentioned, Dutch Bros Coffee will create a traffic plan to handle the initial rush of customers expected during the opening weeks since customer volumes may initially exceed projections for the site in the established condition. This plan will be enacted when queues are observed to exceed drive-through lanes. Dutch Bros Coffee will implement a runner system at the proposed facility that is designed to increase speed and efficiency in serving drive-through customers. Approximately three (3) to four (4) Dutch Bros Coffee employees travel from vehicle to vehicle to greet customers and take orders. These "runners" utilize a handheld device to transmit customers’ orders to the multiple drink stations inside the building. Additionally, runners will charge individuals while in line, so by the time they arrive at the service window, they may pick up their order and be on their way. The Dutch Bros Coffee runner system greatly reduces the amount of time necessary in the drive-through queuing lanes with the efficient runner system, which effectively maintains a steady flow of service to mitigate against potential overflow events. The combination of wayfinding signage and on-site “Runners” ensures that patrons are able to easily navigate the site and a Dutch Bros Coffee operational strategies are upheld at all times. The runner system will reduce customers’ time at the window to 30 to 45 seconds. If customers are taking longer than that timeframe, the drink runners will bring drinks to the customers in line behind the window to allow those customers to exit via the escape lane. This means customers are not required to reach the drive-through window to receive their order and exit the site. The escape lane connects directly to the Elder Creek Road access point where patrons may exit quickly after service as to not cause congestion to customers entering the Dutch Bros Coffee site. In addition to the three (3) to four (4) runners, one (1) person's sole responsibility will be traffic control. During peak hours, one (1) additional person will be on staff to assist with traffic control. Tactics will include instructing all vehicles to pull forward as close as possible to utilize the maximum queuing available,     2 23222.005-QMP directing cars into the escape lane if needed, and ensuring no cars are blocking the road or areas they are not allowed to block. During times of high heat, Dutch Bros has operational measures in place to care for their employees . If the temperature is above 115 degrees, Dutch Bros employees are allowed to remain inside the conditioned building instead of taking customer orders within the stacking lanes . If the temperature is between 100-114 degrees, outdoor positions must wear an “Ice Hug” or ice vest and rotate every 30 minutes. If the temperature is between 90-99 degrees, the outdoor positions must wear Ice Hugs and rotate every 60 minutes. In addition, there is a proposed patio over the customer walk -up window that will provide shade on the site. In the rare event of spillover, additional space is provided in the parking area for cars to idle. Cones can be placed by the Dutch Bros Coffee employee to direct traffic around the parking lot prior to making the entrance to the dual drive-through lanes as shown in the Grand Opening Staffing Plan. The Grand Opening Signage Plan shows the placement of signage on the site during peak events to clearly communicate the Dutch Bros traffic management operations. Conclusion The above measures will significantly improve the efficiency of the drive -through lanes. The site design and operational measures will minimize spillover onto adjacent properties and public roads and effectively manage the stacking of vehicles.     Traffic Management Plan Property Management Team CA7301 - Santa Ana 17th and Tustin Ave Santa Ana, CA Construction Manager: John Caglia Construction Coordinator: Sarah Montelongo    Timing Standards 45 seconds per car (at window). Speed timings conducted weekly in addition to a quarterly company wide evaluation. Speed, Quality, Service Escape Lane An escape lane permits customers to leave the line as soon as their drinks are delivered by a drink runner. Peak Hours DB will staff an additional traffic controller during peak hours as needed.     Off-Site Operations DB always evaluates the need of off-duty police officer support during our grand opening period. Off duty police officers provide off-site support during business hours as determined necessary by DB leadership. Their job is to safely direct customer vehicles to and from a location. Prevent vehicles from blocking critical drives or otherwise restricting traffic flow (off-site). Staffing Model Schedules are written a minimum of 1-2 weeks in advance (in accordance with state and local guidelines) based on gross sales, trends, local events, and weather. Speed, Quality, Service     Speed, Quality, Service Line Buster (LB) Job Duty: Increase speed of the customers experience by taking orders while ensuring 2’ gap between cars. Ensuring when the line pulls forward the customers moves forward. Drink Runner (DR) Job Duty: Deliver completed drinks to the customer in line before reaching the window. Ensuring escape lane is used to minimize service time. Outside Traffic Management Dutch Bros Traffic Controller (DBTC) Job Duty: Direct traffic in and out of location. Ensuring vehicles from blocking critical drives or otherwise restricting traffic flow (on-site).     Training and FAQ’s Full Shop Meetings: ●Monthly meetings in which all shop personnel are required to attend. Discuss traffic plans and new commitments in detail. Pre-Shift Huddles: ●Before each shift (morning, noon, night) the crew goes over updates, important communication, issues, and ensures strategy is set for the shift Promotional Days / Major Holidays / Sticker Days: ●Dutch will determine if needed and hire a Third-Party Traffic Control Company to come in when the Stacking could possibly be an issue. Evolving Traffic Plan: ●The Grand Opening plan will be utilized whenever necessary to mitigate traffic congestion that may occur from our new shop opening. We reserve the right to adjust the plan as conditions dictate, and expect that after the initial community response, our traffic patterns will settle to a predictable level within the first 90 days of operation.     Directional Signage Examples     Queueing Staffing Plan     Queueing Signage Plan     PONDEROSA STREETMANIFOLDSIDEWALK VAPOR EXTRACTION SYSTEM CARBON VESSELS SIDEW ALKCHAIN LINK FENCE WITH GATELPLC LP LPLP SIDEW ALKCOMMERCIAL PROPERTY PLANTERIN ‘N’ OUT WALL CHAIN LINK FENCE CHAIN LINK FENCE VE1d MW5 MW6 VPs-1 VE1s&m VPd-5 VPd-1 VPs-2 8’ Deep 5’ Deep 4’ Deep 6’ Deep7’ Deep 3’ Deep Proposed ISCO Soil Boring Location 3” Ø Concrete Irrigation pipe (3’ BGS)` Electrical Box Electrical Conduit (2-4’ BGS) IW11 VE8s,m&d 839 S. BEACON STREET #1967, SAN PEDRO, CALIFORNIA 90733 (310) 505-3675, FAX (310) 997-3481 S HA R P EN VI R O NM EN TA L T EC HNOL O GI ES, I N C. FIGURE 3 Hall Family Trust Vapor Extraction System and Development of Dutch Bros. Coffee Shop 1701, 1809 & 1819 North Tustin Avenue Santa Ana, California 92705 Project No.: 21-918 Date: 04/27/2023 Drawn by: st Reviewed by: gb/jes N SHARP ENVIRONMENTAL TECHNOLOGIES, iNC. VPs-6 MW10 SOIL VAPOR PROBE (SHALLOW [s] AND DEEP [d]) IW10 VE6 d,m&s GROUNDWATER INJECTION WELL CENTER LINE PROPERTY LINE UNDERGROUND SOIL INJECTION PIPING LEGEND: SOIL VAPOR EXTRACTION WELL (SHALLOW, MEDIUM, DEEP) GROUNDWATER MONITORING WELL PROPOSED SOIL BORING FOR ISCO BENCH TEST PROPOSED GROUNDWATER MONITORING WELL MW9 PROPOSED GROUNDWATER INJECTION WELL IW11 UNDERGROUND SOIL VAPOR EXTRACTION PIPING Approximate Scale in Feet: 1”=30’ 0 30’60’ 0 1”2”PARKINGDUTCH BROS. COFFEEENTRANCE PARKINGPARKING NOTE: OBJECT SHAWN IN RED, EXCEPT VE PIPING, PART OF DUTCH BROS. COFFEE DEVELOPMENT     503.07'CHICK-FIL-APARKING 17th STREET PARKING SIDEWALKMANIFOLDSIDEWALK LVAPOR EXTRACTION SYSTEM CARBON VESSELS SIDEW ALKSIDEWALK SEVEN ELEVEN PONDEROSA STREETNORTH TUSTIN AVENUECHAIN L INK FENCE WITH GATECLPLC LP LPLPLP SIDEW ALKSIDEWALK SIDEWALKCOMMERCIAL PROPERTY TUTTO FRESCO PARKING PLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERIN ‘N’ OUT PLANTE R WALL CHAIN LINK FENCE CHAIN LINK FENCE VE1d 839 S. Beacon Street #1967, San Pedro, California 90733 (310) 505-3675, FAX (310) 997-3481 S HAR P EN VIR ONMENTAL TECHNOLOGIES, INC. FIGURE 2 Site Plan with Groundwater Monitoring and Injection Wells 1701, 1809 & 1819 North Tustin Avenue Santa Ana, California 92705 Approximate Scale in Feet: 1”=60’ 0 60’120’ Project No.: 21-918 Date: 10/13/23 0 1”2”Drawn by: st Reviewed by: gb/jes N SHARP ENVIRONMENTAL TECHNOLOGIES, iNC. VE2 d&s MW10 MW5 MW4 MW8 MW1 MW2 MW3 MW6 VPs-1 IW5 VE8 d,m & s VE7s,m&d VE2 m VE6 d,m&s VE3 s VE4 d VE4 m&s VE5 m VE5 d&s IW3 IW1 IW2 IW9 IW4 IW6 IW8 IW10 IW7 VE1m&s VPd-5 VPd-3 VPd-1 VPs-5 VPs-2 VPs-6 VPd-4 VPs-3 VPd-2 VPs-4 VPs-6 MW10 SOIL VAPOR PROBE (SHALLOW [s] AND DEEP [d]) IW10 VE6 d,m&s GROUNDWATER INJECTION WELL CENTER LINE PROPERTY LINE UNDERGROUND SOIL INJECTION PIPING LEGEND: SOIL VAPOR EXTRACTION WELL (SHALLOW, MEDIUM, DEEP) GROUNDWATER MONITORING WELL PROPOSED SOIL BORING FOR ISCO BENCH TEST PROPOSED GROUNDWATER MONITORING WELL MW9 PROPOSED GROUNDWATER INJECTION WELL IW11 UNDERGROUND SOIL VAPOR EXTRACTION PIPING VE3 m&d 8’ Deep 5’ Deep 4’ Deep 6’ Deep 7’ Deep 3’ Deep Proposed ISCO Soil Boring Location 3” Ø Concrete Irrigation pipe (3’ BGS)` Electrical Box Electrical Conduit (2-4’ BGS) A A’ B B’ C C’ CROSS SECTION LINE (DETAIL ON FIGURES 3 AND 4) MW7 MW9 IW11                 O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 1819 N. Tustin Ave. 04/18/2025 Publication www.capublicnotices.com Total $139.40 $20.00 $159.40 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3915538 !A000007072068! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process.We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action:The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below.Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location:1819 North Tustin Avenue located within the Community Commercial (C1)zoning district. Project Applicant:John Caglia representing Dutch Bros,Inc.(Applicant) on behalf of Hall John C Trust (Property Owner) Proposed Project:The applicant is seeking approval for Conditional Use Permit (CUP)No.2025-11 to construct a new eating establishment,Dutch Bros, which will feature a drive-through window service.Pursuant to Santa Ana Municipal Code Section 41-365.5,eating establishments with drive-through window service require Planning Commission review and approval of a CUP.The project involves the construction of a new single-story commercial building measuring 1,025 square feet,along with additional site improvements such as a new parking lot,landscaping upgrades, and ADA accessibility enhancements. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines,the project is exempt from further review pursuant to Class 3,Section 15303 (New Construction or Conversion of Small Structures)of the CEQA Guidelines. Categorical Exemption ER No.2024-36 will be filed for this project. Meeting Details:This matter will be heard on Monday,April 28,2025,at 5:30 p.m.in the City Council Chambers,22 Civic Center Plaza,Santa Ana,CA 92701. Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting,please visit https://www.santa-ana.org/planning- and-building-meeting-participation/. Written Comments:If you are unable to participate in the meeting,you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item #in the subject line)or by mail to Nuvia Ocampo, Recording Secretary,City of Santa Ana, 20 Civic Center Plaza –M20,Santa Ana, CA 92701.Deadline to submit written comments is 3:30 p.m.on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s),including the full text of the discretionary item,may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions,please contact case planner Cristian Santana with the Planning Division by phone at (714)667-2728 or by email at CSantana@santa-ana.org. Note:If you challenge the decision on the above matter,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at,or prior to,the public hearing. Si tiene preguntas en español,favor de llamar a Nuvia Ocampo (714)667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 4/18/25 OR-3915538#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 1819 North Tustin Avenue located within the Community Commercial (C1) zoning district. Project Applicant: John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner) Proposed Project: The applicant is seeking approval for Conditional Use Permit (CUP) No. 2025-11 to construct a new eating establishment, Dutch Bros, which will feature a drive-through window service. Pursuant to Santa Ana Municipal Code Section 41-365.5, eating establishments with drive-through window service require Planning Commission review and approval of a CUP. The project involves the construction of a new single-story commercial building measuring 1,025 square feet, along with additional site improvements such as a new parking lot, landscaping upgrades, and ADA accessibility enhancements. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2024-36 will be filed for this project. Meeting Details: This matter will be heard on Monday, April 28, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal.     Who To Contact For Questions: Should you have any project questions, please contact case planner Cristian Santana with the Planning Division by phone at (714) 667-2728 or by email at CSantana@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             Planning and Building Agency Item # XX City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report April 28, 2025 Topic: Conditional Use Permit No. 2025-07 – Santa Ana River Brewing Company (501 N. French Street) RECOMMENDED ACTIONS Adopt a resolution approving Conditional Use Permit No. 2025-07 for the sale of beer for on-premises and off-premises consumption as conditioned. EXECUTIVE SUMMARY Geoff Brand with Santa Ana River Brewing Company (Applicant), and on behalf of the Chase Family Trust (Property Owner), is requesting approval of Conditional Use Permit (CUP) No. 2025-07 to allow the sale of beer for on-premises and off-premises consumption through a Type-23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control (ABC) at a proposed brewpub at 501 N. French Street (Project). Pursuant to Section 41-196 of the Santa Ana Municipal Code (SAMC) and Section 41-2007 of the Transit Zoning Code / Specific Development No. 84 (SD-84), establishments wishing to sell alcoholic beverages for on-premises and/or off-premises consumption require approval of a CUP. Staff is recommending approval of the Applicant’s request due to the site’s location in Downtown and surrounded by similar uses and the applicant/operator’s history of compliance with City and ABC regulations. In addition, applicable operational standards and proposed conditions of approval will ensure that the sale of beer for on-premises and off-premises consumption will not negatively affect the surrounding community. DISCUSSION Project Description The proposed brewpub will be operated and managed as a “satellite” location by the Santa Ana River Brewing Company (SARBC), which has an established micro-brewery location at 3480 W. Warner Avenue, Unit B. However, no on-site brewing will occur at this location. The brewpub will occupy an existing 2,024-square-foot building, which has been previously occupied by the Property Owner as an office. The SARBC operations at this site will be a bona fide eating establishment with on-site consumption of beer through a satellite tasting room, to-go beer in manufacturer-sealed containers (e.g., sealed cans, bottles, or growlers), and merchandise sales. SARBC is in the process of finalizing its     CUP No. 2025-07 – Santa Ana River Brewing Company (501 N. French Street) April 28, 2025 Page 2 4 9 6 1 menu and food offerings for this location, but will serve the necessary hot meals to comply with ABC regulations pertaining to bona fide eating establishment requirements. Pending approval of the CUP, the Applicant would submit tenant improvement plans that would include demolition of the interior walls and construction of a kitchen for meal service, restrooms, storage rooms, beer taps and bar, and a new building entry at the northeast corner of French Street and Fifth Street. Exterior improvements would include construction of an outdoor patio, in accordance with the regulations set forth in Article XXI (Outdoor Dining on Private Property) of Chapter 41 (Zoning) of the SAMC, and a new roll- up door for deliveries, as well as restriping of the surface parking lot. As part of the conditions of approval and to enhance the site’s overall condition, staff is recommending that the existing landscape planters along French Street and Fifth Street be rehabilitated with new landscape, that the nonconforming chain-link fence along the west and north property lines be removed, that all barbed wires be removed from the property, that the east block wall be repaired, as needed, and repainted with an anti-graffiti coating, and that the existing trash enclosure be altered to meet current code requirements per Section 41-623 of the SAMC. Once constructed, the brewpub will accommodate approximately 60 patrons within the indoor and outdoor dining areas. The indoor area will operate daily from 12:00 p.m. (noon) to 12:00 a.m. (midnight) while staff is recommending that the outdoor patio cover be conditioned to only be operational Sunday to Thursday from 8:00 a.m. to 9:00 p.m. and Friday and Saturday from 8:00 a.m. to 10:00 p.m. All alcoholic beverages will be stored and displayed in accordance with Section 41-196 of the SAMC. The Applicant is not requesting approval of after-hours operation nor live entertainment at this time. Should the Applicant seek these additional operations in the future, the Applicant will need to submit a new CUP application for after-hours operation and an entertainment permit application pursuant to Section 11-6 of the SAMC. Table 1: Project and Location Information Item Information Project Address and Council Ward 501 N. French Street – Ward 6 Nearest Intersection French Street and Fifth Street General Plan Designation District Center – Medium High (DC-3) Zoning Designation Downtown District (DT) of SD-84 North Laundromat East Live/work building South Vacant lot Surrounding Land Uses West Multi-family residences Existing Site Development The subject site is developed with a 2,024-square foot commercial building and associated surface lot. Tenant Size 2,024 square feet Use Permissions Allowed with a conditional use permit (CUP) Uses Section 41-2007 of SD-84 Section 41-196 of the SAMCZoning Code Sections Affected Operational Standards Section 41-196(g) of the SAMC     CUP No. 2025-07 – Santa Ana River Brewing Company (501 N. French Street) April 28, 2025 Page 3 4 9 6 1 Item Information Census Tract No.744.05 Census Tract and ABC License Information No. of Allowed and Existing Licenses Eight (8) on-premises licenses are allowed and currently there are five (5) while three (3) off-premises licenses are allowed and currently there are two (2). However, Type-23 ABC licenses are not subject to ABC’s concentration limits. Table 2: Operational Standards Standards Permissible by SAMC Provided Eating Establishment Type Bona-Fide Bona-Fide Hours of Operation for ABC Sales 7:00 a.m. to 12:00 a.m. (midnight), unless extended by a separate after-hours CUP Monday through Sunday from 12:00 p.m. (noon) to 12:00 a.m. (midnight). Outdoor patio cover be conditioned to only be operational Sunday to Thursday from 8:00 a.m. to 9:00 p.m. and Friday and Saturday from 8:00 a.m. to 10:00 p.m. Window Display 25% of Window Coverage Will comply Alcohol Storage and Display 5% of G.F.A.Will comply Project Background The commercial building and associated surface parking were constructed in 1981. Over the years the building has been occupied by various businesses and is currently being occupied as an office by the Property Owner. In 2019, CUP Nos. 2019-26, -27, and -28 were approved by the Planning Commission to allow the operation of a micro-brewery with on-premises and off-premises sale of beer and after-hours operations for Nobel Ale Works. However, Nobel Ale Works never moved forward with the micro-brewery improvements, and the entitlements expired in 2022. In 2022, AB 2307 was signed into state law and increased the number of authorized branch office locations for a licensed beer manufacturer from six to eight. In addition, it increased the number of branch office locations that are authorized to be a bona fide eating establishment owned by the beer manufacturer from two to four. Beer manufacturing is classified under two ABC categories, small and large beer manufacturers. The Type-23 license is issued to small beer manufacturers, which produce less than 60,000 barrels of beer annually. These establishments are also granted the privilege to sell beer produced to consumers for on-sale and off-sale consumption at the licensed premises of production or at location holding duplicate licenses (known as a “satellite” location). These satellite locations can be used for self-distribution, warehousing, tastings, and direct-to-consumer sales of their beer.     CUP No. 2025-07 – Santa Ana River Brewing Company (501 N. French Street) April 28, 2025 Page 4 4 9 6 1 In addition, in 2022, SB 389 was signed into state law, which made permanent temporary regulatory reliefs offered during the COVID-19 pandemic. SB 389 authorizes certain restaurant and alcohol manufacturer license types to sell alcohol in manufacturer-sealed containers (e.g., sealed cans or bottles) for off-site consumption, as long as the alcohol is physically picked up from the premises by the consumer and proper identification is displayed. The Applicant submitted the requested CUP application on March 6, 2025. Since 2016, SARBC has been operating a microbrewery with a tasting room pursuant to CUP No. 2016-34 at 3480 W. Warner Avenue, Unit B lawfully with no complaints to date. The proposed brewpub will be their second establishment in Santa Ana. Project Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. The purpose of regulating establishments that sell alcoholic beverages is to set forth operating practices and procedures and to minimize impacts to surrounding areas. Staff has reviewed the applicant’s request and has determined the proposed CUP will not be detrimental to the health, safety, and welfare of the community. SARBC has a record of operating lawfully in accordance with City and ABC regulations. The proposed brewpub, if approved, will be SARBC second establishment in Santa Ana and will provide a unique establishment in Downtown Santa Ana. In addition to food, patrons of the brewpub will have the ability to purchase beer with their meal that is locally produced. The brewpub is located within Downtown Santa Ana and within the Downtown District of SD-84 which is a pedestrian-oriented area of the City that consists of multi- story urban buildings that accommodate a mixture of retail, office, light service, and residential uses and will be compatible with nearby commercial uses in Downtown Santa Ana that offer similar services and will be economically beneficial to the surrounding area. The subject site is not adjacent to any schools, parks, and religious institutions. The closest religious institution (Alcance Victoria Santa Ana) is approximately 200 feet away and Mariposa Park and James A. Garfield Elementary School are approximately 1,000 feet away. However, the property is next to a live/work building and multi-family residences across French Street. To ensure the use does not become a nuisance to the adjacent residential uses, the outdoor patio area will be design to comply with Article XXI (Outdoor Dining on Private Property) of Chapter 41 (Zoning) of the SAMC which requires additional mitigation measures to address to noise, light, and odor impacts that will be addressed during the Building plan check process. Furthermore, as a condition of approval, staff is recommending that the outdoor patio area only be operational Sunday to Thursday from 8:00 a.m. to 9:00 p.m. and Friday and Saturday from 8:00 a.m. to 10:00 p.m. As a result, the granting of the CUP will not negatively impact any sensitive land     CUP No. 2025-07 – Santa Ana River Brewing Company (501 N. French Street) April 28, 2025 Page 5 4 9 6 1 uses that may be nearby. Moreover, the operational standards applicable to an ABC license and conditions of approval, such as annual review, Good Neighbor Policy, and property maintenance agreement, will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. General Plan Consistency The approval of the requested CUP is consistent with the General Plan land use designation of District Center – Medium High (DC-3), as commercial uses are a supported land use. This general plan designation provides for distinctly urban retail, residential mixed-use, and employment centers that are well connected to public transportation. Additionally, the Project would also be consistent with several goals and policies of the General Plan. Specifically, the Project aligns with Land Use Element (LU) Goal LU-2 and Policies LU-2.2 and LU-2.6, which aim to provide a balanced mix of land uses that meet the City’s diverse needs, capture local spending, offer a range of employment opportunities, and promote rehabilitation. Additionally, the Project aligns with Economic Prosperity Element (EP) Goals EP-1, EP-2, and EP-3. Specifically, policy EP-1.2 supports efforts to strengthen and expand citywide business attraction in order to achieve the City’s full employment potential, policy EP-2.11 supports economic development initiatives and land use strategies that preserve and foster an environment that allows the goods producing sector to thrive, and policy EP-3.4 encourages development of “complete communities” that provide a range of housing, services, amenities, and transportation options to support the retention and attraction of a skilled workforce and employment base. The Project would provide for a unique brewpub in Downtown Santa Ana that would provide an additional dining and drinking option to Santa Ana residents, workers, and visitors and would promote local spending and offer employment opportunities. Police Department Analysis The Police Department has reviewed this request and has no concerns, as the operational standards applicable to an ABC license and the proposed conditions of approval will mitigate any potential impacts to the surrounding community. The Police Department reviews such applications for the sale and service of alcoholic beverages in order to ensure that the potential crime and nuisance behaviors associated with alcohol consumption are mitigated to the greatest extent possible. The Police Department analyzes the crime rate in the area using the standards and definitions contained in the Business and Professions Code Section 23948.4(c)(2), which are also utilized by ABC. This section defines “reported crimes” as criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny theft, and motor vehicle theft, combined with all arrests for other crimes, both felonies and misdemeanors, except traffic citations. The Police Department then compares the number of such crimes in the reporting district as compared to the number of crimes in other reporting districts. In keeping with the standard used by ABC and the Business and Professions Code, should the Police Department determine that the reporting district has a 20 percent greater number of     CUP No. 2025-07 – Santa Ana River Brewing Company (501 N. French Street) April 28, 2025 Page 6 4 9 6 1 reported crimes than the average number found in all reporting districts, the Police Department will consider this information in making its recommendation. From March 25, 2025 to date, there has been a total of 498 calls for service within 500 feet of the subject site, of which, 198 have resulted in reports ranging from domestic violence, hit and run collision, malicious mischief, child/spouse abuse, and battery. Although the property falls within the 20-percentile high crime threshold, the Police Departments has reviewed the Applicant’s request for sale of beer for on-premises and off-premises consumption and has no prejudicial concerns, as the operational standards applicable to the ABC license and proposed conditions of approval will mitigate the potential impacts to the surrounding community. Based on its review, the Police Department is satisfied with applicable operational standards and proposed conditions and does not object to the granting of the CUP. Table 3: Police Department Analysis and Criteria for Recommendation Police Department Analysis and Criteria for Recommendation Police Grid No. and Rank Police Grid No. 185; ranked 3 out of 102 Police Reporting Grids (2nd Percentile). Threshold for High Crime This reporting district IS within the 20 percent threshold established by the State for high crime. Police Department Recommendation As part of the review approval process, this application was analyzed by the Santa Ana Police Department. Based its our review, the Police Department has no issues of concern regarding this application. Although the property falls within the 20-percentile high crime threshold, the Police Departments does not foresee the proposed operations contributing to the overall crime of the area. The Police Department is satisfied that the operational standards applicable to on premise Type 23 ABC license, and conclude that the conditions set forth will mitigate any potential negative impact to the surrounding community and therefore, does not oppose the granting of a CUP. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 6. The site is located within the boundaries of the Lacy Neighborhood, and adjacent to the French Park and Downtown neighborhoods. These neighborhood association representatives were contacted to identify any areas of concern due to the proposed application request. At the time this report was printed, no issues of concern were raised regarding the proposed CUP.     CUP No. 2025-07 – Santa Ana River Brewing Company (501 N. French Street) April 28, 2025 Page 7 4 9 6 1 ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The Project proposes to allow the sale of beer for on-premises and off-premises consumption at a proposed brewpub. As such, a Notice of Exemption, Environmental Review No. 2025-24, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution for CUP No. 2025-07 2. Vicinity Zoning and Aerial View Map 3. Site Photo 4. Architectural Plans 5. Map of ABC Licenses in Project Vicinity 6. Copy of Public Notices Prepared By: Jerry C. Guevara, AICP, Senior Planner Approved By: Ali Pezeshkpour, AICP, Acting Executive Director, Planning and Building Agency     Resolution No. 2025-XX Page 1 of 15 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-07 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON-PREMISES AND OFF- PREMISES CONSUMPTION THROUGH A TYPE-23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398-324- 10) 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. Geoff Brand with Santa Ana River Brewing Company (SARBC) (Applicant), and on behalf of Chase Family Trust (Property Owner), is requesting approval of Conditional Use Permit (CUP) No. 2025-07 to allow the sale of beer for on-premises and off-premises consumption through a Type-23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control (ABC) at a proposed brewpub located at 501 N. French Street (Project). B. Section 41-196 of the Santa Ana Municipal Code (SAMC) and Section 41- 2007 of the Transit Zoning Code / Specific Development No. 84 (SD -84) requires approval of a CUP for establishments wishing to sell alcoholic beverages for on-premises and off-premises consumption. C. In 2019, CUP Nos. 2019-26, -27, and -28 were approved by the Planning Commission to allow the operation of a micro-brewery with on-premises and off-premises sale of beer and after-hours operations for Nobel Ale Works. However, Nobel Ale Works never moved forward with the micro-brewery improvements and the entitlements expired in 2022. D. In 2022, AB 2307 was signed into state law and increased the number of authorized branch office locations for a licensed beer manufacturer from six to eight and, in addition, it increased the number of branch office locations that are authorized to be a bona fide eating establis hment owned by the beer manufacturer from two to four. Beer manufacturing is classified under two ABC categories, small and large beer manufacturers. The Type -23 license is issued to small beer manufacturers, which produces less than 60,000 barrels of beer annually. These establishments are also granted the privilege to sell beer produced to consumers for on-sale and off-sale     Resolution No. 2025-XX Page 2 of 15 consumption at the licensed premises of production or at location holding duplicate licenses (known as a “satellite” location). These satellite locations can be used for self-distribution, warehousing, tastings, and direct-to- consumer sales of their beer. E. In addition, in 2022, SB 389 was signed into state law and made some temporary regulatory relief that was offered during the COVID-19 pandemic permanent. SB 389 authorizes certain restaurant and alcohol manufacturer license types to alcohol in manufacturer-sealed containers (e.g. sealed cans or bottles) for off-site consumption as long as the order is picked up from the premise by the consumer and proper identification is displayed. F. The proposed brewpub meets all required standards specified by Section 41-196 of the SAMC and the State Department of ABC for the sale of alcoholic beverages for on-premises and off-premises consumption by containing a full kitchen and a menu of hot and cold food items for purchase. G. On April 28, 2025, the Planning Commission held a duly-noticed public hearing on CUP No. 2025-07. H. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a CUP pursuant to Section 41-638 of the SAMC, have been established for CUP No. 2025-07 to allow the sale of beer for on-premises and off-premises consumption at a proposed brewpub located at 501 N. French Street. 1. That the proposed use will provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The sale of alcoholic beverages for on-premises and off-premises consumption at this location will provide an ancillary service to the brewpub’s customers by allowing them the ability to purchase beer with their meal but also to take home. This will thereby benefit the community by providing a brewpub with an additional and complementary food and drinking related amenity, in an area of the City designated by the General Plan for walkability and a mixture of supporting land uses. Operational standards applicable to the ABC license and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity.     Resolution No. 2025-XX Page 3 of 15 The subject site is not adjacent to any schools, parks, and religious institutions. The closest religious institution (Alcance Victoria Santa Ana) is approximately 200 feet away and Mariposa Park and James A. Garfield Elementary School are approximately 1,000 feet away. However, the property is next to a live/work building and multi-family residences across French Street. To ensure the use does not become a nuisance to the adjacent residential uses, the outdoor patio area will be design to comply with Article XXI (Outdoor Dining on Private Property) of Chapter 41 (Zoning) of the SAMC which requires additional mitigation measures to address to noise, light, and odor impacts that will be addressed during the Building plan check process. Furthermore, as a condition of approval, staff is recommending that the outdoor patio area only be operational Sunday to Thursday from 8:00 a.m. to 9:00 p.m. and Friday and Saturday from 8:00 a.m. to 10:00 p.m. As a result, the granting of the CUP will not negatively impact any sensitive land uses that may be nearby. Moreover, the operational standards applicable to an ABC license and conditions of approval, such as annual review, Good Neighbor Policy, and property maintenance agreement, will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the economic stability of the area. The sale of alcoholic beverages for on -premises and off- premises consumption will allow the brewpub to compete with other nearby establishments that offer a full selection of alcoholic beverages for sale to their customers and will allow the brewpub to remain economically viable, thereby contributing to the overall success of the City. The alcohol license for on-premises and off- premises sale and consumption will benefit the surrounding area, as the reinvestment on the site will increase economic activity in the area. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The sale of alcoholic beverages for on-premises and off-premises consumption will be in compliance with all applicable regulations and operational standards imposed on an eating establishment and market selling alcoholic beverages for on-premises and off-premises consumption pursuant to Section 41-196 of the SAMC. The facility will be maintained as a bona-fide eating establishment, having     Resolution No. 2025-XX Page 4 of 15 suitable kitchen facilities and supplying an assortment of foods. Additionally, the eating brewpub will utilize no more than five percent (5%) of the gross floor area for display and storage of alcoholic beverages, which is the maximum threshold established by the SAMC. In addition, operational standards will ensure the project remains in compliance with all applicable codes and regulations related to alcohol sales to ensure that the use does not impact neighboring properties or create an attractive nuisance. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The approval of the requested CUP is consistent with the General Plan land use designation of District Center – Medium High (DC-3), as commercial uses are a supported land use. This general plan designation provides for distinctly urban retail, residential mixed-use, and employment centers that are well connected to public transportation. Additionally, the Project would also be consistent with several goals and policies of the General Plan. Specifically, the Project aligns with Land Use Element (LU) Goal LU-2 and Policies LU-2.2 and LU-2.6, which aim to provide a balanced mix of land uses that meet the City’s diverse needs, capture local spending, offer a range of employment opportunities, and promote rehabilitation. Additionally, the Project aligns with Economic Prosperity Element (EP) Goals EP-1, EP-2, and EP-3. Specifically, policy EP-1.2 supports efforts to strengthen and expand citywide business attraction in order to achieve the City’s full employment potential, policy EP-2.11 supports economic development initiatives and land use strategies that preserve and foster an environment that allows the goods producing sector to thrive, and policy EP-3.4 encourages development of “complete communities” that provide a range of housing, services, amenities, and transportation options to s upport the retention and attraction of a skilled workforce and employment base. The Project would provide for a unique brewpub in Downtown Santa Ana that would provide an additional dining and drinking option to Santa Ana residents, workers, and visitors and would promote local spending and offer employment opportunities. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The Project proposes to allow the sale of beer for on-premises and off-premises consumption     Resolution No. 2025-XX Page 5 of 15 at a proposed brewpub. As such, a Notice of Exemption, Environmental Review No. 2025 - 24, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Plannin g and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting a public hearing, hereby approves Conditional Use Permit No. 2025-07, as conditioned in Exhibit A, and on Exhibit B, Operational Standards for On-Sale and Off-Sale Establishments, attached hereto and incorporated herein, for the sale of beer for on- premises and off-premises consumption at a proposed brewpub located at 501 N. French Street. This decision is based upon the evidence submitted at the above-referenced hearing, including but not limited to: The Request for Planning Commission Action dated April 28, 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 15 ADOPTED this 28th day of April 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 7 of 15 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 April 28, 2025. Date: Nuvia Ocampo Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 8 of 15 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-07 Conditional Use Permit No. 2025-07 allowing the sale of alcoholic beverages for on- premises and off-premises consumption is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Building Standards Code, and all other applicable regulations: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. Any proposed amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 2. The sale, service, and consumption of alcoholic beverages shall be permitted in accordance with the operational standards for on-premises and off-premises establishments pursuant to Section 41-196 of the Santa Ana Municipal Code (“SAMC”), in accordance with the provisions of an on-premises alcohol license by the California Department of Alcoholic Beverage Control (“ABC”), and in accordance with the site and floor plans attached to the staff report documenting the approved scope of the Project. 3. The sale, service, and consumption of alcoholic beverages indoors shall be limited from Monday through Sunday from 7:00 a.m. to 12:00 a.m. (midnight) and the outdoor patio operation, including serving and consumption of alcoholic beverages, shall be limited Sunday to Thursday from 8:00 a.m. to 9:00 p.m. and Friday and Saturday from 8:00 a.m. to 10:00 p.m. Operation between 12:00 a.m. (midnight) and 7:00 a.m. shall only take place through Planning Commission approval of a separate conditional use permit application for after-hours operations pursuant to Section 41-2007 of the Transit Zoning Code / Specific Development No. 84 (SD-84). 4. No on-site brewing shall occur at this location. Operation of on-site brewing shall only take place through Planning Commission approval of a separate conditional use permit application for artisan/craft product manufacturing pursuant to Section 41-2007 of SD-84. 5. The business shall comply with all provisions of local, state or federal laws, regulations or orders, including, but not limited to, those of ABC, California Business and Profession Code Sections 24200, 24200.6, and 25612.5, as well as     Resolution No. 2025-XX Page 9 of 15 any condition imposed on any permits issued pursuant to applicable laws, regulations or orders. This includes compliance with the City’s business license annual renewal. 6. The Planning Division shall review CUP No. 2025-07 no later than twelve (12) months after full execution of this conditional use permit. Should any issues be identified during such review that are attributable to the site and/or its operations, CUP No. 2025-07 shall be scheduled for public hearing at the Applicant’s full expense for condition modification(s). 7. Violations of the CUP, as contained in Section 41 -647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41 -651 of the SAMC. 8. The business owner shall maintain and adhere to a “Good Neighbor Policy,” implementing measures to ensure patrons comply with applicable noise, parking, and outdoor smoking regulations, and removing litter and preventing loitering in the areas in the immediate vicinity of the business. 9. The Applicant shall be responsible for monitoring both patron and employee conduct on the premises and within the parking areas under his/her control to assure such conduct does not adversely affect or detract from the quality of life for adjoining residents, property owners, and businesses. 10. At least one on-duty manager with authority over the activities within the facility shall be on the premises during business hours. The on -duty manager’s contact information shall be posted in a conspicuous location at the restaurant’s front entry. The on-duty manager’s responsibilities shall include the monitoring of the premises to ensure compliance with all applicable State laws, Municipal Code requirements and the conditions imposed by ABC and the conditional use herein. Every effort shall be undertaken in managing the subject premises and the facility to discourage illegal and criminal activities and any exterior area over which the building owner exercises control. 11. Prior to Building Plan Check, the Applicant shall submit plans to the Planning Division for review and approval of the following site improvements: a. Removal of nonconforming chain-link fence along the north and west property lines. If a new fence/wall is desired by the Applicant, such fence/wall needs to comply with Section 41-610.5 of the SAMC and Section 9.8.4 of Chapter 9 (Commercial Design Guidelines) of the Citywide Design Guidelines. b. Removal of all barbed and razor wires from the property; c. Repairing or rebuilding damaged sections of east block wall, as needed,     Resolution No. 2025-XX Page 10 of 15 and painted with an anti-graffiti paint; d. Removal and replacement of dead landscape of existing landscape planters along French Street and Fifth Street; e. Outdoor dining area to be constructed in accordance with Article XXI (Outdoor Dining on Private Property) Chapter 41 (Zoning) of the SAMC; f. Parking lot to be restriped with double stripes in accordance with curr ent code requirements; and g. Existing trash enclosure to be modified or reconstructed per current code requirements pursuant to Section 41-623 of the SAMC. 12. Subject to review and applicability by 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 maintenance agreement with the City of Santa Ana. The agreement which shall be recorded against the property by the City and which 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 maintenance agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or     Resolution No. 2025-XX Page 11 of 15 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; and 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.     Resolution No. 2025-XX Page 12 of 15 EXHIBIT B Operational Standards for Conditional Use Permit No. 2025-07 Conditional Use Permit No. 2025-07 to allow the on-sale an off-sale consumption of alcoholic beverages is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code (“SAMC”), the California Building Standards Code, and all other applicable regulations. The Applicant/ Licensee (hereinafter, “Applicant”) shall comply with each and every operational standard listed below, pursuant to SAMC Section 41-196, in order to exercise the rights conferred by this conditional use permit. Pursuant to SAMC Section 41-196, these SAMC operational standards are reprinted to establish compliance with SAMC requirements for the granting of a Conditional Use Permit for on-premises and off- premises alcoholic beverage consumption. The Applicant must remain in compliance with all operational standards listed below throughout the life of the conditional use permit. Failure to comply with each and every operational standard may result in the revocation of the conditional use permit. 1. The premises shall at all times be maintained as a bona-fide eating establishment as defined in Section 23038 of the California Business and Professions Code and shall provide a menu containing an assortment of foods normally offered. The premises must have suitable kitchen facilities and supply an assortment of foods commonly ordered at various hours of the day. Full and complete meals must be served whenever the privileges of the on-sale license are being exercised. 2. There shall be no fixed bar or lounge area upon the premises maintained for the sole purpose of sales, service or consumption of alcoholic beverages directly to patrons. A fixed bar or lounge may be permitted if patrons may order food being offered to the general patrons of the eating establishment. 3. The sales, service, and consumption of alcoholic beverages shall be permitted only between the hours of 7:00 a.m. and 12:00 a.m. unless otherwise amended by the granting of a conditional use permit for after-hours operations pursuant to Santa Ana Municipal Code Chapter 41. 4. It shall be the Applicant's responsibility to ensure that no alcoholic beverages are consumed on any property adjacent to the licensed premises under the control of the Applicant, with the exception of any enclosed patio areas. 5. The Applicant or an employee of the licensee must be present to monitor all areas of the establishment, including outdoor patios, during all times that alcoholic beverages are being served or consumed. 6. All employees serving alcoholic beverages must complete responsible beverage     Resolution No. 2025-XX Page 13 of 15 service training, or an equivalent approved by the State Department of Alcoholic Beverage Control, prior to being able to serve alcoholic beverages to patrons. Evidence of the completion of such training must be maintained on the premi ses and available for inspection upon request by the city. 7. During those times when patrons are restricted to twenty-one (21) years of age or older, the Applicant shall at all times utilize an age verification means or device for all purchases of alcoholic beverages. Such verification of age is not intended to discriminate against patrons based on race, ethnicity or legal status, but only to comply with state law restricting the sale of alcohol to those twenty-one (21) and older. 8. Queuing lines shall be managed in an orderly manner and all disruptive and/or intoxicated patrons shall be denied entry. The business owner, or his designee, shall be responsible for monitoring the queuing lines at all times. 9. The outdoor queuing line shall not block public walkways or obstruct the entry or exit doors of adjacent businesses. Stanchions or barriers must be used to maintain order at all times the queue exceeds twenty-five (25) patrons. All stanchions or barriers located on public property must be approved by th e public works agency. 10. Employees and contract security personnel shall not consume any alcoholic beverages during their work shift, except for product sampling for purposes of employee education about new products. Under no circumstances may contract security personnel consume alcoholic beverages during their work shift. 11. There shall be no exterior advertising of any kind or type, including window signs or other signs visible from outside, that promote or indicate the availability of alcoholic beverages on the premises. Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior, shall constitute a violation of this condition. Permissible window displays must be kept to a minimum for maximum visibility and shall not exceed twenty-five (25) per cent of window coverage. Floor displays shall not exceed three (3) feet in height. 12. There shall be no promotions encouraging intoxication or drinking contests or advertisements indicating "buy one (1) drink, get one (1) free", "two (2) for the price of one (1)", or "all you can drink for..." or similar language. 13. Any pool tables, amusement machines or video games maintained on the premises at any time must be reviewed and approved in a security plan submitted to the chief of police. 14. Live entertainment, including, but not limited to, amplified music, karaoke, performers and dancing, shall be subject to the issuance of an entertainment permit pursuant to Santa Ana Municipal Code ("SAMC") Chapter 11 — Entertainment, and shall comply with all of the standards contained therein.     Resolution No. 2025-XX Page 14 of 15 Notwithstanding this requirement, music/noise shall not be audible beyond twenty (20) feet from the exterior of the premises in any direction. 15. Neither the Applicant, nor any person or entity operating the premises wit h the permission of the Applicant, shall violate the City's adult entertainment ordinance contained in SAMC Section 12-1 and 12-2. 16. The premises shall not be operated as an adult entertainment business as such term is defined in SAMC Section 41-1701.6. 17. The Applicant(s) shall be responsible for maintaining free of litter the area adjacent to the premises under the control of the licensee. 18. There shall be no public telephones located on the exterior of the premises. All interior pay phones must be designed to allow outgoing calls only. 19. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the licensee(s) shall be removed or painted within twenty -four (24) hours of being applied. 20. Existing bona fide eating establishment and required parking must conform to the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project lighting, door/window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. Prior to issuance of letter of approval to the Alcohol Beverage Control Board, this condition must be complied with. 21. A timed-access cash controller or drop safe must be installed. 22. Install a silent armed robbery alarm. 23. The owner or manager of the licensed premises shall maintain on the premises a written security policy and procedures manual, that has been approved by the police department, addressing at a minimum the following items: a. Procedures for handling obviously intoxicated persons. b. The method for establishing a reasonable ratio of employees to patrons, based upon activity level, in order to ensure adequate staffing levels to monitor beverage sales and patron behavior. c. Procedures for handling patrons involved in fighting, arguing or loitering about the building, and/or in the immediate adjacent area that is owned, leased, rented or used under agreement by the licensee(s).     Resolution No. 2025-XX Page 15 of 15 d. Procedures for verifying the age of patrons for purposes of alcohol sales. e. Procedures for ensuring that servers monitor patrons to ensure that their drinking limit/potential intoxication is not exceeded. This procedure should include a description of the procedure the server would use to warn, or refuse to serve, the patron. f. Procedures for calling the police regarding observed or reported criminal activity. g. Procedures for management of queuing lines. h. The location and description of any video games proposed to be on the premises. 24. The operator shall be responsible for submitting a detailed outdoor fencing and dining plan where outdoor dining is proposed as part of the business operation. If the proposed dining area or fencing is in the public right-of-way, the Applicant must obtain all required permits and approvals from the Public Works Agency. 25. Combined alcohol storage and display areas shall not exceed five (5) percent of the gross floor area of the licensed establishment.     CUP No. 2025-07 for Santa Ana River Brewing Company501 N. French Street Exhibit 2 - Vicinity Zoning & Aerial View Map ©2025 Digital Map Products.All rights reserved. Zoning Zoning 400 feet 3/24/25, 5:00 PM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1/1     CUP No. 2025-07 for Santa Ana River Brewing Company 501 N. French Street Exhibit 3 – Site Photo     8 0 5 . 4 5 9 . 1 6 0 9 NO     8 0 5 . 4 5 9 . 1 6 0 9     8 0 5 . 4 5 9 . 1 6 0 9     8 0 5 . 4 5 9 . 1 6 0 9     Zoning Zoning 400 feet 3/24/25, 5:00 PM . CUP No. 2025-07 for Santa Ana River Brewing Company 501 N. French Street Exhibit 6 – Map of ABC Licenses within 1,000 Feet © 2025 Digital Map Products. All rights reserved. 1/1 # ABC Licenses 1 Food 4 Less (Type 21) 2 Festival Hall (Type 47) 3 4th Street Market (Type 47) 4 Detention (Type 47) 5 Native Son Alehouse (Type 47) 6 Wursthaus (Type 41) 7 McFadden Market (Type 47) 8 El Mercado Restaurant (Type 47) 9 El Rincon Mexicano (Type 47) 10 Novy Ranch Market (Type 20) 11 Kaizen Shabu (Type 47) 12 Alta Baja Market (Type 47) 13 The Frida Cinema (Type 64) 14 Yost Theater (Type 47) 15 Hammer Burger (Type 41) 16 Taqueria Guadalajara (Type 41) 17 Loosies Pizza (Type 41) 18 Benchmark (Type 47) 19 Jugos Acapulco with Wings (Type 47) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 19 18     This space for filing stamp only OR #: O R A N G E C O U N T Y R E P O R T E R ~ SINCE 1921 ~ 600 W. Santa Ana Blvd., Suite 205, Santa Ana, California 92701-4542 Telephone (714) 543-2027 / Fax (714) 542-6841 PROOF OF PUBLICATION (2015.5 C.C.P.) State of Calif ornia ) County of Orange ) ss Notice Type: Ad Description: I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the City of Santa Ana, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of Orange, State of California, under date of June 2, 1922, Case No. 13,421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: Executed on: 10/10/2004 At Los Angeles, California I certify (or declare) under penalty of perjury that the foregoing is true and correct. Signature O R A N G E C O U N T Y R E P O R T E R ~ SINCE 1921 ~ 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 (714) 543-2027 (714) 542-6841 OR 3915537 NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGEN 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA - 92702 GPN - GOVT PUBLIC NOTICE 501 N. French St. I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the city of SANTA ANA, county of ORANGE, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of ORANGE, State of California, under date 06/20/1922, Case No. 13421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: 04/18/2025 04/18/2025 ORANGE !A000007079457! Email NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 501 North French Street located within the Downtown District (DT) of the Transit Zoning Code/Specific Development No. 84 (SD- 84) Project Applicant:Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner). Proposed Project:Applicant is requesting approval of the Conditional Use Permit No. 2025-07 to allow the sale of beer for on-premises and off-premises consumption through a Type-23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub (Project). 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. A Categorical Exemption, ER No. 2025-24, will be filed for this project. Meeting Details:This matter will be heard on Monday, April 28, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning- and-building-meeting-participation/. Written Comments:If you are unable to participate in the meeting, you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m.on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any Project questions, please contact Case Planner, Jerry Guevara, with the Planning Division by phone at (714) 647-5481 or by email at JGuevara@santa-ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 4/18/25 OR-3915537#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 501 North French Street located within the Downtown District (DT) of the Transit Zoning Code/Specific Development No. 84 (SD-84) Project Applicant: Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner). Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 2025-07 to allow the sale of beer for on-premises and off-premises consumption through a Type-23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub (Project). 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. A Categorical Exemption, ER No. 2025-24, will be filed for this project. Meeting Details: This matter will be heard on Monday, April 28, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal. Who To Contact For Questions: Should you have any Project questions, please contact Case Planner, Jerry Guevara, with the Planning Division by phone at (714) 647-5481 or by email at JGuevara@santa- ana.org.     Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP