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HomeMy WebLinkAboutPacket 6.23.25Planning Commission Regular Meeting Agenda June 23, 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/86235853278 Join from your mobile phone via Zoom App. Meeting ID: 86235853278 Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  86235853278 *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 Gema Zapien Acting 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 Acting Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from May 12, 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. Item 1 legal notice was published in the OC Reporter on May 30, 2025, and notices were mailed on said date. Item 2 legal notice was published in the OC Register on May 7, 2025. 1.DENSITY BONUS AGREEMENT NO. 2025­03 FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTER DISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUED FROM JUNE 9, 2025) Project Applicant:Donald Verleur (Applicant) representing Olive Crest (Property Owner). Proposed Project: Request for approval of Density Bonus Agreement No. 2025­03 to construct a fifteen­unit multi­family residential development, including three units proposed as affordable to very low­income households earning less than 30­50 percent of the area median income (AMI). As proposed, the project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41­1600 through 41­1607. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. Categorical Exemption Environmental Review No. 2023­94 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­03 TO ALLOW A FIFTEEN­UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET (APN: 400­091­23) Recommended Action: Adopt a resolution approving concessions and a waiver or reduction in a development standard as memorialized in Density Bonus Agreement No. 2025­ 03, as conditioned. 2.ZONING ORDINANCE AMENDMENT NO. 2025­01 AMENDING CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO REGULATE THE ESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OF SANTA ANA. (CONTINUED FROM MAY 27, 2025) Project Location: Citywide Project Applicant: City of Santa Ana Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2025­01 to amend Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations for the location, licensing, permitting, and operational requirements related to group homes. The proposed amendment also includes modifications to definitions. Environmental Impact: Pursuant to the California Environmental Quality Act (‘‘CEQA’’) and the CEQA Guidelines, the adoption of this Ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Moreover, 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 adopt regulations pertaining to location, licensing, permitting and operating standards at group homes, and will not expand the existing use. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply to the Class 1 exemption applicable here. As a result, a Notice of Exemption, Environmental Review No. 2025­43, will be filed upon adoption of this ordinance. ORDINANCE NO. NS­XXXX ZONING ORDINANCE AMENDMENT NO. 2025­01 AND ORDINANCE AMENDMENT NO. 2025­01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8 (BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE RELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATING SUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C) (3), AND/OR 15301(C) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025­01 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes and land use definitions. *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025 at 5:30 PM in the Council Chamber 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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 AgendaJune 23, 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/86235853278Join from your mobile phone via Zoom App. Meeting ID: 86235853278Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  86235853278*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 Gema Zapien Acting 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 Acting Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from May 12, 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. Item 1 legal notice was published in the OC Reporter on May 30, 2025, and notices were mailed on said date. Item 2 legal notice was published in the OC Register on May 7, 2025. 1.DENSITY BONUS AGREEMENT NO. 2025­03 FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTER DISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUED FROM JUNE 9, 2025) Project Applicant:Donald Verleur (Applicant) representing Olive Crest (Property Owner). Proposed Project: Request for approval of Density Bonus Agreement No. 2025­03 to construct a fifteen­unit multi­family residential development, including three units proposed as affordable to very low­income households earning less than 30­50 percent of the area median income (AMI). As proposed, the project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41­1600 through 41­1607. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. Categorical Exemption Environmental Review No. 2023­94 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­03 TO ALLOW A FIFTEEN­UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET (APN: 400­091­23) Recommended Action: Adopt a resolution approving concessions and a waiver or reduction in a development standard as memorialized in Density Bonus Agreement No. 2025­ 03, as conditioned. 2.ZONING ORDINANCE AMENDMENT NO. 2025­01 AMENDING CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO REGULATE THE ESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OF SANTA ANA. (CONTINUED FROM MAY 27, 2025) Project Location: Citywide Project Applicant: City of Santa Ana Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2025­01 to amend Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations for the location, licensing, permitting, and operational requirements related to group homes. The proposed amendment also includes modifications to definitions. Environmental Impact: Pursuant to the California Environmental Quality Act (‘‘CEQA’’) and the CEQA Guidelines, the adoption of this Ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Moreover, 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 adopt regulations pertaining to location, licensing, permitting and operating standards at group homes, and will not expand the existing use. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply to the Class 1 exemption applicable here. As a result, a Notice of Exemption, Environmental Review No. 2025­43, will be filed upon adoption of this ordinance. ORDINANCE NO. NS­XXXX ZONING ORDINANCE AMENDMENT NO. 2025­01 AND ORDINANCE AMENDMENT NO. 2025­01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8 (BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE RELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATING SUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C) (3), AND/OR 15301(C) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025­01 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes and land use definitions. *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025 at 5:30 PM in the Council Chamber 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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 AgendaJune 23, 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/86235853278Join from your mobile phone via Zoom App. Meeting ID: 86235853278Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  86235853278*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 Gema ZapienActing 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 Acting Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from May 12, 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. Item 1 legal notice was published in the OC Reporter on May 30, 2025, and notices were mailed on said date. Item 2 legal notice was published in the OC Register on May 7, 2025. 1.DENSITY BONUS AGREEMENT NO. 2025­03 FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTER DISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUED FROM JUNE 9, 2025) Project Applicant:Donald Verleur (Applicant) representing Olive Crest (Property Owner). Proposed Project: Request for approval of Density Bonus Agreement No. 2025­03 to construct a fifteen­unit multi­family residential development, including three units proposed as affordable to very low­income households earning less than 30­50 percent of the area median income (AMI). As proposed, the project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41­1600 through 41­1607. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. Categorical Exemption Environmental Review No. 2023­94 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­03 TO ALLOW A FIFTEEN­UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET (APN: 400­091­23) Recommended Action: Adopt a resolution approving concessions and a waiver or reduction in a development standard as memorialized in Density Bonus Agreement No. 2025­ 03, as conditioned. 2.ZONING ORDINANCE AMENDMENT NO. 2025­01 AMENDING CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO REGULATE THE ESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OF SANTA ANA. (CONTINUED FROM MAY 27, 2025) Project Location: Citywide Project Applicant: City of Santa Ana Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2025­01 to amend Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations for the location, licensing, permitting, and operational requirements related to group homes. The proposed amendment also includes modifications to definitions. Environmental Impact: Pursuant to the California Environmental Quality Act (‘‘CEQA’’) and the CEQA Guidelines, the adoption of this Ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Moreover, 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 adopt regulations pertaining to location, licensing, permitting and operating standards at group homes, and will not expand the existing use. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply to the Class 1 exemption applicable here. As a result, a Notice of Exemption, Environmental Review No. 2025­43, will be filed upon adoption of this ordinance. ORDINANCE NO. NS­XXXX ZONING ORDINANCE AMENDMENT NO. 2025­01 AND ORDINANCE AMENDMENT NO. 2025­01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8 (BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE RELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATING SUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C) (3), AND/OR 15301(C) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025­01 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes and land use definitions. *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025 at 5:30 PM in the Council Chamber 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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 AgendaJune 23, 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/86235853278Join from your mobile phone via Zoom App. Meeting ID: 86235853278Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  86235853278*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 Gema ZapienActing Recording 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, AICPActing Recording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from May 12, 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, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Item 1 legal notice was published in the OC Reporter on May 30, 2025, and notices were mailed on said date. Item 2 legal notice was published in the OC Register on May 7, 2025. 1.DENSITY BONUS AGREEMENT NO. 2025­03 FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTER DISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUED FROM JUNE 9, 2025) Project Applicant:Donald Verleur (Applicant) representing Olive Crest (Property Owner). Proposed Project: Request for approval of Density Bonus Agreement No. 2025­03 to construct a fifteen­unit multi­family residential development, including three units proposed as affordable to very low­income households earning less than 30­50 percent of the area median income (AMI). As proposed, the project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41­1600 through 41­1607. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. Categorical Exemption Environmental Review No. 2023­94 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­03 TO ALLOW A FIFTEEN­UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET (APN: 400­091­23) Recommended Action: Adopt a resolution approving concessions and a waiver or reduction in a development standard as memorialized in Density Bonus Agreement No. 2025­ 03, as conditioned. 2.ZONING ORDINANCE AMENDMENT NO. 2025­01 AMENDING CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO REGULATE THE ESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OF SANTA ANA. (CONTINUED FROM MAY 27, 2025) Project Location: Citywide Project Applicant: City of Santa Ana Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2025­01 to amend Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations for the location, licensing, permitting, and operational requirements related to group homes. The proposed amendment also includes modifications to definitions. Environmental Impact: Pursuant to the California Environmental Quality Act (‘‘CEQA’’) and the CEQA Guidelines, the adoption of this Ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Moreover, 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 adopt regulations pertaining to location, licensing, permitting and operating standards at group homes, and will not expand the existing use. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply to the Class 1 exemption applicable here. As a result, a Notice of Exemption, Environmental Review No. 2025­43, will be filed upon adoption of this ordinance. ORDINANCE NO. NS­XXXX ZONING ORDINANCE AMENDMENT NO. 2025­01 AND ORDINANCE AMENDMENT NO. 2025­01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8 (BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE RELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATING SUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C) (3), AND/OR 15301(C) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025­01 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes and land use definitions. *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025 at 5:30 PM in the Council Chamber 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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 AgendaJune 23, 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/86235853278Join from your mobile phone via Zoom App. Meeting ID: 86235853278Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  86235853278*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 Gema ZapienActing Recording 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, AICPActing Recording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from May 12, 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. Item 1 legal notice was published in the OC Reporter on May 30, 2025,and notices were mailed on said date. Item 2 legal notice was published in the OCRegister on May 7, 2025.1.DENSITY BONUS AGREEMENT NO. 2025­03 FOR THE PROPERTY LOCATEDAT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTERDISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUEDFROM JUNE 9, 2025)Project Applicant:Donald Verleur (Applicant) representing Olive Crest (PropertyOwner).Proposed Project: Request for approval of Density Bonus Agreement No. 2025­03 toconstruct a fifteen­unit multi­family residential development, including three unitsproposed as affordable to very low­income households earning less than 30­50 percentof the area median income (AMI). As proposed, the project will utilize concessions anda waiver or reduction to deviate from development standards through the density bonusagreement pursuant to California Government Code Sections 65915 through 65918and Santa Ana Municipal Code (SAMC) Sections 41­1600 through 41­1607.Environmental Impact: Pursuant to the California Environmental Quality Act(“CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15168 (Program EIR) of the CEQA Guidelines. Categorical ExemptionEnvironmental Review No. 2023­94 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OFDEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TOBE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­03 TO ALLOW AFIFTEEN­UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT2130 EAST FOURTH STREET (APN: 400­091­23)Recommended Action:Adopt a resolution approving concessions and a waiver or reduction in adevelopment standard as memorialized in Density Bonus Agreement No. 2025­03, as conditioned.2.ZONING ORDINANCE AMENDMENT NO. 2025­01 AMENDING CHAPTER 41(ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO REGULATE THEESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OFSANTA ANA. (CONTINUED FROM MAY 27, 2025)Project Location: CitywideProject Applicant: City of Santa Ana Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2025­01 to amend Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations for the location, licensing, permitting, and operational requirements related to group homes. The proposed amendment also includes modifications to definitions. Environmental Impact: Pursuant to the California Environmental Quality Act (‘‘CEQA’’) and the CEQA Guidelines, the adoption of this Ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Moreover, 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 adopt regulations pertaining to location, licensing, permitting and operating standards at group homes, and will not expand the existing use. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply to the Class 1 exemption applicable here. As a result, a Notice of Exemption, Environmental Review No. 2025­43, will be filed upon adoption of this ordinance. ORDINANCE NO. NS­XXXX ZONING ORDINANCE AMENDMENT NO. 2025­01 AND ORDINANCE AMENDMENT NO. 2025­01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8 (BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE RELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATING SUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C) (3), AND/OR 15301(C) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025­01 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes and land use definitions. *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025 at 5:30 PM in the Council Chamber 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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 AgendaJune 23, 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/86235853278Join from your mobile phone via Zoom App. Meeting ID: 86235853278Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  86235853278*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 Gema ZapienActing Recording 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, AICPActing Recording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from May 12, 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. Item 1 legal notice was published in the OC Reporter on May 30, 2025,and notices were mailed on said date. Item 2 legal notice was published in the OCRegister on May 7, 2025.1.DENSITY BONUS AGREEMENT NO. 2025­03 FOR THE PROPERTY LOCATEDAT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTERDISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUEDFROM JUNE 9, 2025)Project Applicant:Donald Verleur (Applicant) representing Olive Crest (PropertyOwner).Proposed Project: Request for approval of Density Bonus Agreement No. 2025­03 toconstruct a fifteen­unit multi­family residential development, including three unitsproposed as affordable to very low­income households earning less than 30­50 percentof the area median income (AMI). As proposed, the project will utilize concessions anda waiver or reduction to deviate from development standards through the density bonusagreement pursuant to California Government Code Sections 65915 through 65918and Santa Ana Municipal Code (SAMC) Sections 41­1600 through 41­1607.Environmental Impact: Pursuant to the California Environmental Quality Act(“CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15168 (Program EIR) of the CEQA Guidelines. Categorical ExemptionEnvironmental Review No. 2023­94 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OFDEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TOBE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­03 TO ALLOW AFIFTEEN­UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT2130 EAST FOURTH STREET (APN: 400­091­23)Recommended Action:Adopt a resolution approving concessions and a waiver or reduction in adevelopment standard as memorialized in Density Bonus Agreement No. 2025­03, as conditioned.2.ZONING ORDINANCE AMENDMENT NO. 2025­01 AMENDING CHAPTER 41(ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO REGULATE THEESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OFSANTA ANA. (CONTINUED FROM MAY 27, 2025)Project Location: CitywideProject Applicant: City of Santa AnaProposed Project: Planning Commission recommendation that the CityCouncil adopt Zoning Ordinance Amendment (ZOA) No. 2025­01 to amend Chapter 41(Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations for thelocation, licensing, permitting, and operational requirements related to group homes.The proposed amendment also includes modifications to definitions.Environmental Impact: Pursuant to the California Environmental Quality Act(‘‘CEQA’’) and the CEQA Guidelines, the adoption of this Ordinance is exempt fromCEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQAGuidelines because it will not result in a direct or reasonably foreseeable indirectphysical change in the environment. The project is also exempt from CEQA pursuant tosection 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty thatthere is no possibility that the activity in question may have a significant effect on theenvironment. Moreover, the project is categorically exempt from further review perSection 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1exemption applies to the operation, repair, maintenance, permitting, leasing, licensing,or minor alteration of existing public or private structures, facilities, mechanicalequipment, or topographical features, involving negligible or no expansion of existing orformer use. The project proposes to adopt regulations pertaining to location, licensing,permitting and operating standards at group homes, and will not expand the existinguse. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply tothe Class 1 exemption applicable here. As a result, a Notice of Exemption,Environmental Review No. 2025­43, will be filed upon adoption of this ordinance.ORDINANCE NO. NS­XXXXZONING ORDINANCE AMENDMENT NO. 2025­01 AND ORDINANCE AMENDMENTNO. 2025­01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTAANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8(BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODERELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATINGSUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTIONTO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C)(3), AND/OR 15301(C)Recommended Action:Recommend that the City Council adopt an ordinance approving ZoningOrdinance Amendment No. 2025­01 to amend several sections of Chapter 41(Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes andland use definitions.*End of Business Calendar*WORK STUDY SESSION3.THE VILLAGE SPECIFIC PLAN *End of Work Study Session Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025 at 5:30 PM in the Council Chamber 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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 AgendaJune 23, 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/86235853278Join from your mobile phone via Zoom App. Meeting ID: 86235853278Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  86235853278*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 Gema ZapienActing Recording 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, AICPActing Recording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from May 12, 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. Item 1 legal notice was published in the OC Reporter on May 30, 2025,and notices were mailed on said date. Item 2 legal notice was published in the OCRegister on May 7, 2025.1.DENSITY BONUS AGREEMENT NO. 2025­03 FOR THE PROPERTY LOCATEDAT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTERDISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUEDFROM JUNE 9, 2025)Project Applicant:Donald Verleur (Applicant) representing Olive Crest (PropertyOwner).Proposed Project: Request for approval of Density Bonus Agreement No. 2025­03 toconstruct a fifteen­unit multi­family residential development, including three unitsproposed as affordable to very low­income households earning less than 30­50 percentof the area median income (AMI). As proposed, the project will utilize concessions anda waiver or reduction to deviate from development standards through the density bonusagreement pursuant to California Government Code Sections 65915 through 65918and Santa Ana Municipal Code (SAMC) Sections 41­1600 through 41­1607.Environmental Impact: Pursuant to the California Environmental Quality Act(“CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15168 (Program EIR) of the CEQA Guidelines. Categorical ExemptionEnvironmental Review No. 2023­94 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OFDEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TOBE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025­03 TO ALLOW AFIFTEEN­UNIT MULTI­FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT2130 EAST FOURTH STREET (APN: 400­091­23)Recommended Action:Adopt a resolution approving concessions and a waiver or reduction in adevelopment standard as memorialized in Density Bonus Agreement No. 2025­03, as conditioned.2.ZONING ORDINANCE AMENDMENT NO. 2025­01 AMENDING CHAPTER 41(ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO REGULATE THEESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OFSANTA ANA. (CONTINUED FROM MAY 27, 2025)Project Location: CitywideProject Applicant: City of Santa AnaProposed Project: Planning Commission recommendation that the CityCouncil adopt Zoning Ordinance Amendment (ZOA) No. 2025­01 to amend Chapter 41(Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations for thelocation, licensing, permitting, and operational requirements related to group homes.The proposed amendment also includes modifications to definitions.Environmental Impact: Pursuant to the California Environmental Quality Act(‘‘CEQA’’) and the CEQA Guidelines, the adoption of this Ordinance is exempt fromCEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQAGuidelines because it will not result in a direct or reasonably foreseeable indirectphysical change in the environment. The project is also exempt from CEQA pursuant tosection 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty thatthere is no possibility that the activity in question may have a significant effect on theenvironment. Moreover, the project is categorically exempt from further review perSection 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1exemption applies to the operation, repair, maintenance, permitting, leasing, licensing,or minor alteration of existing public or private structures, facilities, mechanicalequipment, or topographical features, involving negligible or no expansion of existing orformer use. The project proposes to adopt regulations pertaining to location, licensing,permitting and operating standards at group homes, and will not expand the existinguse. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply tothe Class 1 exemption applicable here. As a result, a Notice of Exemption,Environmental Review No. 2025­43, will be filed upon adoption of this ordinance.ORDINANCE NO. NS­XXXXZONING ORDINANCE AMENDMENT NO. 2025­01 AND ORDINANCE AMENDMENTNO. 2025­01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTAANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8(BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODERELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATINGSUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTIONTO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C)(3), AND/OR 15301(C)Recommended Action:Recommend that the City Council adopt an ordinance approving ZoningOrdinance Amendment No. 2025­01 to amend several sections of Chapter 41(Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes andland use definitions.*End of Business Calendar*WORK STUDY SESSION3.THE VILLAGE SPECIFIC PLAN*End of Work Study Session Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on July 14, 2025 at 5:30 PM in theCouncil Chamber 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 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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 May 12, 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 Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m. and Commissioner Escamilla arriving at 5:40 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from April 28, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. Escamilla Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* 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 May 2, 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 28, 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. A 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: Continue item for 60 days. Moved by Commissioner Leo, seconded by Commissioner Woo to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2015­19 FOR THE PROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.  Project Applicant:      Jeff Coffman (Applicant) representing Benchmark SA (Property Owner). Proposed Project:    Applicant is requesting approval for a modification to Conditional Use Permit No. 2015­19 to upgrade to a Type 47 license from the Department of Alcoholic Beverage Control to allow the sale of beer, wine, and distilled spirits for on­premise consumption. The applicant is also requesting a modification to expand operations to a neighboring suite. 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. A Categorical Exemption, ER No. 2015­109, 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. 2015­19­MOD­1, THEREBY MODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONAL USE PERMIT NO. 2015­19, AS CONDITIONED, TO ALLOW THE ON­PREMISE SALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47 – BEER, WINE, AND DISTILLED SPIRITS) AND TO EXPAND ITS OPERATIONS TO A NEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN: 398­301­21) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2015­19­MOD­1 as conditioned. Minutes: Vice Chair Ramos recused herself due to a possible conflict of interest, as she lives within 500 square feet of the project location. Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for applicant. Applicant, Jeff Coffman, answered questions from the Commission.  Resident, Lisandro Orozco, spoke in favor of this project via Zoom.  Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 0 –  Status: 6 – 0 – 1 – 0 – Pass 3.CONDITIONAL USE PERMIT NO. 2025­08 FOR THE PROPERTY LOCATED AT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.  Project Applicant:      German Nunez with Costa Azul 17  St, Inc. (Applicant) on behalf of Tawil Investments (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit No. 2025­08 to upgrade from an existing Alcoholic Beverage Control (ABC) Type 41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, and distilled spirits for on­premises consumption 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. A Categorical Exemption, ER No. 2025­26, 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. 2025­08 AS CONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON­PREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W. SEVENTEENTH STREET (APN: 398­571­04) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­08 as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, German Nunez, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass BUSINESS CALENDAR – Miscellaneous 4.General Plan Consistency Finding for the Fiscal Year 2025­2026 Capital Improvement Program RESOLUTION NO. 2025­XXX  A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FINDING THE FISCAL YEAR 2025­2026 CAPITAL IMPROVEMENT PROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN  Recommended Action: Adopt a Resolution finding the Fiscal Year 2025­2026 Capital Improvement Program (CIP) consistent with the General Plan. Minutes: Public Works Projects Manager, Hayle Gilbert, provided a short presentation. Commission had questions for staff. Public Works staff answered questions from the commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in the Council Chamber 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. th  1 Planning Commission 5/12/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMay 12, 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 Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m. and Commissioner Escamilla arriving at 5:40 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from April 28, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. Escamilla Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* 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 May 2, 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 28, 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. A 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: Continue item for 60 days. Moved by Commissioner Leo, seconded by Commissioner Woo to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2015­19 FOR THE PROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.  Project Applicant:      Jeff Coffman (Applicant) representing Benchmark SA (Property Owner). Proposed Project:    Applicant is requesting approval for a modification to Conditional Use Permit No. 2015­19 to upgrade to a Type 47 license from the Department of Alcoholic Beverage Control to allow the sale of beer, wine, and distilled spirits for on­premise consumption. The applicant is also requesting a modification to expand operations to a neighboring suite. 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. A Categorical Exemption, ER No. 2015­109, 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. 2015­19­MOD­1, THEREBY MODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONAL USE PERMIT NO. 2015­19, AS CONDITIONED, TO ALLOW THE ON­PREMISE SALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47 – BEER, WINE, AND DISTILLED SPIRITS) AND TO EXPAND ITS OPERATIONS TO A NEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN: 398­301­21) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2015­19­MOD­1 as conditioned. Minutes: Vice Chair Ramos recused herself due to a possible conflict of interest, as she lives within 500 square feet of the project location. Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for applicant. Applicant, Jeff Coffman, answered questions from the Commission.  Resident, Lisandro Orozco, spoke in favor of this project via Zoom.  Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 0 –  Status: 6 – 0 – 1 – 0 – Pass 3.CONDITIONAL USE PERMIT NO. 2025­08 FOR THE PROPERTY LOCATED AT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.  Project Applicant:      German Nunez with Costa Azul 17  St, Inc. (Applicant) on behalf of Tawil Investments (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit No. 2025­08 to upgrade from an existing Alcoholic Beverage Control (ABC) Type 41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, and distilled spirits for on­premises consumption 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. A Categorical Exemption, ER No. 2025­26, 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. 2025­08 AS CONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON­PREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W. SEVENTEENTH STREET (APN: 398­571­04) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­08 as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, German Nunez, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass BUSINESS CALENDAR – Miscellaneous 4.General Plan Consistency Finding for the Fiscal Year 2025­2026 Capital Improvement Program RESOLUTION NO. 2025­XXX  A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FINDING THE FISCAL YEAR 2025­2026 CAPITAL IMPROVEMENT PROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN  Recommended Action: Adopt a Resolution finding the Fiscal Year 2025­2026 Capital Improvement Program (CIP) consistent with the General Plan. Minutes: Public Works Projects Manager, Hayle Gilbert, provided a short presentation. Commission had questions for staff. Public Works staff answered questions from the commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in the Council Chamber 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. th  2 Planning Commission 5/12/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMay 12, 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, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:40 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 28, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* 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 May 2, 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 28, 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. A 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: Continue item for 60 days. Moved by Commissioner Leo, seconded by Commissioner Woo to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2015­19 FOR THE PROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.  Project Applicant:      Jeff Coffman (Applicant) representing Benchmark SA (Property Owner). Proposed Project:    Applicant is requesting approval for a modification to Conditional Use Permit No. 2015­19 to upgrade to a Type 47 license from the Department of Alcoholic Beverage Control to allow the sale of beer, wine, and distilled spirits for on­premise consumption. The applicant is also requesting a modification to expand operations to a neighboring suite. 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. A Categorical Exemption, ER No. 2015­109, 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. 2015­19­MOD­1, THEREBY MODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONAL USE PERMIT NO. 2015­19, AS CONDITIONED, TO ALLOW THE ON­PREMISE SALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47 – BEER, WINE, AND DISTILLED SPIRITS) AND TO EXPAND ITS OPERATIONS TO A NEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN: 398­301­21) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2015­19­MOD­1 as conditioned. Minutes: Vice Chair Ramos recused herself due to a possible conflict of interest, as she lives within 500 square feet of the project location. Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for applicant. Applicant, Jeff Coffman, answered questions from the Commission.  Resident, Lisandro Orozco, spoke in favor of this project via Zoom.  Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 0 –  Status: 6 – 0 – 1 – 0 – Pass 3.CONDITIONAL USE PERMIT NO. 2025­08 FOR THE PROPERTY LOCATED AT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.  Project Applicant:      German Nunez with Costa Azul 17  St, Inc. (Applicant) on behalf of Tawil Investments (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit No. 2025­08 to upgrade from an existing Alcoholic Beverage Control (ABC) Type 41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, and distilled spirits for on­premises consumption 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. A Categorical Exemption, ER No. 2025­26, 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. 2025­08 AS CONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON­PREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W. SEVENTEENTH STREET (APN: 398­571­04) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­08 as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, German Nunez, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass BUSINESS CALENDAR – Miscellaneous 4.General Plan Consistency Finding for the Fiscal Year 2025­2026 Capital Improvement Program RESOLUTION NO. 2025­XXX  A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FINDING THE FISCAL YEAR 2025­2026 CAPITAL IMPROVEMENT PROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN  Recommended Action: Adopt a Resolution finding the Fiscal Year 2025­2026 Capital Improvement Program (CIP) consistent with the General Plan. Minutes: Public Works Projects Manager, Hayle Gilbert, provided a short presentation. Commission had questions for staff. Public Works staff answered questions from the commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in the Council Chamber 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. th  3 Planning Commission 5/12/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMay 12, 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, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:40 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 28, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*Public 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 May 2, 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 28, 2025)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. 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. A Categorical Exemption, ER No. 2025­22,will be 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:Continue item for 60 days.Moved by Commissioner Leo, seconded by Commissioner Woo to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass 2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2015­19 FOR THE PROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.  Project Applicant:      Jeff Coffman (Applicant) representing Benchmark SA (Property Owner). Proposed Project:    Applicant is requesting approval for a modification to Conditional Use Permit No. 2015­19 to upgrade to a Type 47 license from the Department of Alcoholic Beverage Control to allow the sale of beer, wine, and distilled spirits for on­premise consumption. The applicant is also requesting a modification to expand operations to a neighboring suite. 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. A Categorical Exemption, ER No. 2015­109, 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. 2015­19­MOD­1, THEREBY MODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONAL USE PERMIT NO. 2015­19, AS CONDITIONED, TO ALLOW THE ON­PREMISE SALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47 – BEER, WINE, AND DISTILLED SPIRITS) AND TO EXPAND ITS OPERATIONS TO A NEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN: 398­301­21) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2015­19­MOD­1 as conditioned. Minutes: Vice Chair Ramos recused herself due to a possible conflict of interest, as she lives within 500 square feet of the project location. Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for applicant. Applicant, Jeff Coffman, answered questions from the Commission.  Resident, Lisandro Orozco, spoke in favor of this project via Zoom.  Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 0 –  Status: 6 – 0 – 1 – 0 – Pass 3.CONDITIONAL USE PERMIT NO. 2025­08 FOR THE PROPERTY LOCATED AT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.  Project Applicant:      German Nunez with Costa Azul 17  St, Inc. (Applicant) on behalf of Tawil Investments (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit No. 2025­08 to upgrade from an existing Alcoholic Beverage Control (ABC) Type 41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, and distilled spirits for on­premises consumption 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. A Categorical Exemption, ER No. 2025­26, 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. 2025­08 AS CONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON­PREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W. SEVENTEENTH STREET (APN: 398­571­04) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­08 as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, German Nunez, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass BUSINESS CALENDAR – Miscellaneous 4.General Plan Consistency Finding for the Fiscal Year 2025­2026 Capital Improvement Program RESOLUTION NO. 2025­XXX  A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FINDING THE FISCAL YEAR 2025­2026 CAPITAL IMPROVEMENT PROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN  Recommended Action: Adopt a Resolution finding the Fiscal Year 2025­2026 Capital Improvement Program (CIP) consistent with the General Plan. Minutes: Public Works Projects Manager, Hayle Gilbert, provided a short presentation. Commission had questions for staff. Public Works staff answered questions from the commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in the Council Chamber 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. th  4 Planning Commission 5/12/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMay 12, 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, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:40 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 28, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*Public 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 May 2, 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 28, 2025)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. 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. A Categorical Exemption, ER No. 2025­22,will be 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:Continue item for 60 days.Moved by Commissioner Leo, seconded by Commissioner Woo toApprove.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2015­19 FOR THEPROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATEDWITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT. Project Applicant:      Jeff Coffman (Applicant) representing Benchmark SA(Property Owner).Proposed Project:    Applicant is requesting approval for a modification toConditional Use Permit No. 2015­19 to upgrade to a Type 47 license from theDepartment of Alcoholic Beverage Control to allow the sale of beer, wine, anddistilled spirits for on­premise consumption. The applicant is also requesting amodification to expand operations to a neighboring suite.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. ACategorical Exemption, ER No. 2015­109, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2015­19­MOD­1, THEREBYMODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONALUSE PERMIT NO. 2015­19, AS CONDITIONED, TO ALLOW THE ON­PREMISESALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47 – BEER,WINE, AND DISTILLED SPIRITS) AND TO EXPAND ITS OPERATIONS TO ANEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN:398­301­21)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2015­19­MOD­1as conditioned.Minutes: Vice Chair Ramos recused herself due to a possible conflict ofinterest, as she lives within 500 square feet of the project location.Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for applicant.Applicant, Jeff Coffman, answered questions from the Commission. Resident, Lisandro Orozco, spoke in favor of this project via Zoom.  Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 0 –  Status: 6 – 0 – 1 – 0 – Pass 3.CONDITIONAL USE PERMIT NO. 2025­08 FOR THE PROPERTY LOCATED AT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.  Project Applicant:      German Nunez with Costa Azul 17  St, Inc. (Applicant) on behalf of Tawil Investments (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit No. 2025­08 to upgrade from an existing Alcoholic Beverage Control (ABC) Type 41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, and distilled spirits for on­premises consumption 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. A Categorical Exemption, ER No. 2025­26, 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. 2025­08 AS CONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON­PREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W. SEVENTEENTH STREET (APN: 398­571­04) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­08 as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, German Nunez, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass BUSINESS CALENDAR – Miscellaneous 4.General Plan Consistency Finding for the Fiscal Year 2025­2026 Capital Improvement Program RESOLUTION NO. 2025­XXX  A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FINDING THE FISCAL YEAR 2025­2026 CAPITAL IMPROVEMENT PROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN  Recommended Action: Adopt a Resolution finding the Fiscal Year 2025­2026 Capital Improvement Program (CIP) consistent with the General Plan. Minutes: Public Works Projects Manager, Hayle Gilbert, provided a short presentation. Commission had questions for staff. Public Works staff answered questions from the commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in the Council Chamber 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. th  5 Planning Commission 5/12/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMay 12, 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, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:40 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 28, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*Public 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 May 2, 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 28, 2025)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. 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. A Categorical Exemption, ER No. 2025­22,will be 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:Continue item for 60 days.Moved by Commissioner Leo, seconded by Commissioner Woo toApprove.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2015­19 FOR THEPROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATEDWITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT. Project Applicant:      Jeff Coffman (Applicant) representing Benchmark SA(Property Owner).Proposed Project:    Applicant is requesting approval for a modification toConditional Use Permit No. 2015­19 to upgrade to a Type 47 license from theDepartment of Alcoholic Beverage Control to allow the sale of beer, wine, anddistilled spirits for on­premise consumption. The applicant is also requesting amodification to expand operations to a neighboring suite.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. ACategorical Exemption, ER No. 2015­109, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2015­19­MOD­1, THEREBYMODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONALUSE PERMIT NO. 2015­19, AS CONDITIONED, TO ALLOW THE ON­PREMISESALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47 – BEER,WINE, AND DISTILLED SPIRITS) AND TO EXPAND ITS OPERATIONS TO ANEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN:398­301­21)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2015­19­MOD­1as conditioned.Minutes: Vice Chair Ramos recused herself due to a possible conflict ofinterest, as she lives within 500 square feet of the project location.Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for applicant.Applicant, Jeff Coffman, answered questions from the Commission. Resident, Lisandro Orozco, spoke in favor of this project via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Woo toApprove.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, JenniferOliva, Carl BenningerNO: 0 –  ABSTAIN: 1 – Isuri RamosABSENT: 0 –  Status: 6 – 0 – 1 – 0 – Pass3.CONDITIONAL USE PERMIT NO. 2025­08 FOR THE PROPERTY LOCATEDAT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THECOMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      German Nunez with Costa Azul 17  St, Inc. (Applicant) onbehalf of Tawil Investments (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use PermitNo. 2025­08 to upgrade from an existing Alcoholic Beverage Control (ABC) Type41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, anddistilled spirits for on­premises consumption 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 reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. A Categorical Exemption, ER No. 2025­26, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­08 ASCONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FORON­PREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W.SEVENTEENTH STREET (APN: 398­571­04)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2025­08 asconditioned.Minutes: Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, German Nunez, answered questions from the Commission.Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass BUSINESS CALENDAR – Miscellaneous 4.General Plan Consistency Finding for the Fiscal Year 2025­2026 Capital Improvement Program RESOLUTION NO. 2025­XXX  A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FINDING THE FISCAL YEAR 2025­2026 CAPITAL IMPROVEMENT PROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN  Recommended Action: Adopt a Resolution finding the Fiscal Year 2025­2026 Capital Improvement Program (CIP) consistent with the General Plan. Minutes: Public Works Projects Manager, Hayle Gilbert, provided a short presentation. Commission had questions for staff. Public Works staff answered questions from the commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in the Council Chamber 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. th  6 Planning Commission 5/12/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMay 12, 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, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:40 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 28, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*Public 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 May 2, 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 28, 2025)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. 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. A Categorical Exemption, ER No. 2025­22,will be 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:Continue item for 60 days.Moved by Commissioner Leo, seconded by Commissioner Woo toApprove.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2015­19 FOR THEPROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATEDWITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT. Project Applicant:      Jeff Coffman (Applicant) representing Benchmark SA(Property Owner).Proposed Project:    Applicant is requesting approval for a modification toConditional Use Permit No. 2015­19 to upgrade to a Type 47 license from theDepartment of Alcoholic Beverage Control to allow the sale of beer, wine, anddistilled spirits for on­premise consumption. The applicant is also requesting amodification to expand operations to a neighboring suite.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. ACategorical Exemption, ER No. 2015­109, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2015­19­MOD­1, THEREBYMODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONALUSE PERMIT NO. 2015­19, AS CONDITIONED, TO ALLOW THE ON­PREMISESALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47 – BEER,WINE, AND DISTILLED SPIRITS) AND TO EXPAND ITS OPERATIONS TO ANEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN:398­301­21)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2015­19­MOD­1as conditioned.Minutes: Vice Chair Ramos recused herself due to a possible conflict ofinterest, as she lives within 500 square feet of the project location.Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for applicant.Applicant, Jeff Coffman, answered questions from the Commission. Resident, Lisandro Orozco, spoke in favor of this project via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Woo toApprove.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, JenniferOliva, Carl BenningerNO: 0 –  ABSTAIN: 1 – Isuri RamosABSENT: 0 –  Status: 6 – 0 – 1 – 0 – Pass3.CONDITIONAL USE PERMIT NO. 2025­08 FOR THE PROPERTY LOCATEDAT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THECOMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      German Nunez with Costa Azul 17  St, Inc. (Applicant) onbehalf of Tawil Investments (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use PermitNo. 2025­08 to upgrade from an existing Alcoholic Beverage Control (ABC) Type41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, anddistilled spirits for on­premises consumption 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 reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. A Categorical Exemption, ER No. 2025­26, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­08 ASCONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FORON­PREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W.SEVENTEENTH STREET (APN: 398­571­04)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2025­08 asconditioned.Minutes: Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, German Nunez, answered questions from the Commission.Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – PassBUSINESS CALENDAR – Miscellaneous4.General Plan Consistency Finding for the Fiscal Year 2025­2026 CapitalImprovement Program RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA FINDING THE FISCAL YEAR 2025­2026 CAPITAL IMPROVEMENTPROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN Recommended Action: Adopt a Resolution finding the Fiscal Year 2025­2026Capital Improvement Program (CIP) consistent with the General Plan.Minutes: Public Works Projects Manager, Hayle Gilbert, provided a shortpresentation.Commission had questions for staff.Public Works staff answered questions from the commission.Moved by Commissioner Escamilla, seconded by CommissionerBenninger to Approve.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in theCouncil Chamber 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 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. th  7 Planning Commission 5/12/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesMay 12, 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, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m.and Commissioner Escamilla arriving at 5:40 p.m.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from April 28, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Manuel J. EscamillaStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*Public 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 May 2, 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 28, 2025)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. 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. A Categorical Exemption, ER No. 2025­22,will be 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:Continue item for 60 days.Moved by Commissioner Leo, seconded by Commissioner Woo toApprove.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 2015­19 FOR THEPROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATEDWITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT. Project Applicant:      Jeff Coffman (Applicant) representing Benchmark SA(Property Owner).Proposed Project:    Applicant is requesting approval for a modification toConditional Use Permit No. 2015­19 to upgrade to a Type 47 license from theDepartment of Alcoholic Beverage Control to allow the sale of beer, wine, anddistilled spirits for on­premise consumption. The applicant is also requesting amodification to expand operations to a neighboring suite.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. ACategorical Exemption, ER No. 2015­109, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2015­19­MOD­1, THEREBYMODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONALUSE PERMIT NO. 2015­19, AS CONDITIONED, TO ALLOW THE ON­PREMISESALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47 – BEER,WINE, AND DISTILLED SPIRITS) AND TO EXPAND ITS OPERATIONS TO ANEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN:398­301­21)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2015­19­MOD­1as conditioned.Minutes: Vice Chair Ramos recused herself due to a possible conflict ofinterest, as she lives within 500 square feet of the project location.Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for applicant.Applicant, Jeff Coffman, answered questions from the Commission. Resident, Lisandro Orozco, spoke in favor of this project via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Woo toApprove.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, JenniferOliva, Carl BenningerNO: 0 –  ABSTAIN: 1 – Isuri RamosABSENT: 0 –  Status: 6 – 0 – 1 – 0 – Pass3.CONDITIONAL USE PERMIT NO. 2025­08 FOR THE PROPERTY LOCATEDAT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THECOMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant:      German Nunez with Costa Azul 17  St, Inc. (Applicant) onbehalf of Tawil Investments (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use PermitNo. 2025­08 to upgrade from an existing Alcoholic Beverage Control (ABC) Type41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, anddistilled spirits for on­premises consumption 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 reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. A Categorical Exemption, ER No. 2025­26, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­08 ASCONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FORON­PREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W.SEVENTEENTH STREET (APN: 398­571­04)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2025­08 asconditioned.Minutes: Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, German Nunez, answered questions from the Commission.Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – PassBUSINESS CALENDAR – Miscellaneous4.General Plan Consistency Finding for the Fiscal Year 2025­2026 CapitalImprovement Program RESOLUTION NO. 2025­XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA FINDING THE FISCAL YEAR 2025­2026 CAPITAL IMPROVEMENTPROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN Recommended Action: Adopt a Resolution finding the Fiscal Year 2025­2026Capital Improvement Program (CIP) consistent with the General Plan.Minutes: Public Works Projects Manager, Hayle Gilbert, provided a shortpresentation.Commission had questions for staff.Public Works staff answered questions from the commission.Moved by Commissioner Escamilla, seconded by CommissionerBenninger to Approve.YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.Escamilla, Jennifer Oliva, Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 0 –  Status: 7 – 0 – 0 – 0 – Pass*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in theCouncil Chamber 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 commentYou are invited to submit a written comment in one of the following ways:E­mail PBAecomments@santa­ana.org and reference the topic in the subject line.Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza– M20, Santa Ana, CA 92701.Deadline to submit written comments, including any supplemental materials forconsideration 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. th  8 Planning Commission 5/12/2025     Planning and Building Agency Item # 1 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report June 23, 2025 Topic: Density Bonus Agreement No. 2025-03 – Olive Crest at 2130 East Fourth Street RECOMMENDED ACTION Adopt a resolution approving concessions and a waiver or reduction in a development standard as memorialized in Density Bonus Agreement No. 2025-03, as conditioned. EXECUTIVE SUMMARY Donald Verleur (“Applicant”), with Olive Crest (“Property Owner”), is requesting approval of Density Bonus Application (DBA) No. 2025-03 to allow the construction of a fifteen-unit multi- family residential development, including three units proposed as affordable to very low- income households earning less than 30-50 percent of the area median income (AMI), at the property located at 2130 East First Street (“Project”). As proposed, the Project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41-1600 through 41-1607. Staff recommends approval of the Applicant’s request as the Project meets the General Plan goals and policies and will contribute to the City’s housing stock through the production of rental housing units. Additionally, the Project contributes to the community’s affordable housing stock, aims to provide housing for at-risk young adults, represents a significant reinvestment in an underutilized site, and does not result in adverse environmental impacts or serious public health concerns. DISCUSSION Table 1: Project and Location Information Item Information Project Address and Council Ward 2130 East Fourth Street – Ward 3 Nearest Intersection Fourth Street and Golden Circle Drive General Plan Designation District Center – Medium High (DC-3) Zoning Designation Professional (P); Village Center District within the Metro East Use Overly Zone (MEMU)     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 2 5 0 7 0 Background and Context The Project’s site is currently developed with a two-story, 53,089-square-foot office building and parking lot, both constructed in the early 1970s. Since its development, the office building has been occupied by various professional and medical office uses. More recently, the building has been occupied by mortgage brokers, commercial real estate, financial consultants, law firms, medical offices, and counseling services. Olive Crest is a nonprofit organization founded in 1973 that offers a range of services, including foster care, adoption, counseling, and parent education programs, aiming to strengthen families and provide safe, loving homes for children in need. Between 1973 and 1993, the Olive Crest office was located at the Northpark Plaza, at 1201-1223 E. Seventeen Street. From 1993 through 1995, their offices were located in the City of Anaheim. In 1995, Olive Crest permanently moved their headquarters to 2130 East Fourth Street, Unit 100. In the past year, all previous tenant leases have expired or not been renewed and Olive Crest is the sole occupant of the building. California Senate Bill 330 The Applicant is proposing a “housing development project,” defined by Government Code Section 65589.5(h) as “a use consisting of residential units only, mixed use development consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use, and transitional housing or supportive housing.” As such, the subject development will be subject to the limitations imposed by California Senate Bill (SB) 330, the Housing Crisis Act of 2019 or the HCA. SB 330 made numerous changes to existing State law and adopted the Housing Crisis Act of 2019. The changes proposed by SB 330 became effective on January 1, 2020, Item Information North Professional Offices East Medical and Professional Offices South Multifamily ResidentialSurrounding Land Uses West Professional Offices Gross Area: 2.64 acres (115,029 square feet)Property Size Net Area: 0.32 acres (13,801 square feet) Existing Site Development 53,089-square-foot (gross floor area) office building occupied by Olive Crest offices, and surface parking lot. There’s 31,266 square feet of useable office area, including 16,359 square feet on the first floor and 14,907 square feet on the second floor. Use Permissions Multi-Family Residential (permitted under MEMU, as part of SB 330 request) Zoning Code Sections Affected Uses Article XVI.I (Density Bonus); Village Center District within the Metro East Mixed Use Overlay Zone (MEMU);     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 3 5 0 7 0 establishing a statewide “housing emergency” until January 1, 2025. One of the provisions of the Senate Bill amended Government Code Section 65941.1 with the broad goals of facilitating increased production of new residential units, protecting existing units, and providing for an expedited review and approval process for housing development projects through submittal of a “preliminary application.” On January 1, 2022, the HCA was extended until January 1, 2030, with the passage of Senate Bill 8. Among other changes, SB 330 requires the following for applicable housing development projects: •New, non-objective development standards established after January 1, 2020, cannot be imposed or enforced. •Applicable housing development projects must receive a decision in no more than five (5) public hearings - whether the item is being heard by a Design Review Board, Planning Commission or City Council, and including any appeals (save for those related to a legislative action). •Prohibits any moratorium, project or action that would result in a net downzoning, limit the number of permits to be issued, or otherwise reduce housing or limit overall population. As a “housing development project,” the application is being submitted pursuant SB 330. The development is required to comply with the objective zoning code standards applicable to the property, but only to the extent that they facilitate the development at the density allowed, 90 dwelling unit per acre (du/ac) per the District Center – Medium High (DC-3) General Plan land use designation. On August 1, 2023, the Applicant submitted an SB 330 Preliminary Application for the proposed Project, which was deemed complete on August 17, 2023. Typically, in order to exercise the option to develop a multi-family residential project under the Metro East Use Overly Zone (MEMU), a project would require a Site Plan Review (SPR) application to be reviewed and approved by the Planning Commission, pursuant to Sections 2.3 and 8.1 of the MEMU. This is typically the requirement given that the underlying zoning designations within the MEMU area are commercial (e.g., Community Commercial “C1” or Arterial Commercial “C5”) or Professional (P), which do not allow residential or mixed-use projects. However, as an SB 330 project, the Applicant can propose to develop per the underlying DC-3 General Plan land use designation, which permits standalone residential and mixed-used projects, without having to rezone the subject property and without being subject to additional entitlements to “activate” the MEMU. As such, the proposed Project is not subject to the SPR requirements outlined in the MEMU. Although not subject to an SPR, the Project has been carefully designed to be consistent with the Village Center (VC) district standards outlined in the MEMU, with exception of the requested concessions and waiver or reduction through the density bonus agreement, which are discussed in subsequent sections in this report.     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 4 5 0 7 0 Project Description The development will consist of two identical, two-story buildings each 7,976 square feet in size, to be located towards the rear (south) of the existing site. As outlined in Exhibit 4, the Project would be developed with a gross density of 5.68 dwelling units per acre (du/ac) and a net density of 46.87 du/ac, well below the permitted 90 du/ac by the DC-3 land use designation. The units are designed as flats/apartments with Building A1 having seven two- bedroom units and an area dedicated as Common Area, to include a community room, office, bathroom, and laundry area. Building A2 would include eight two-bedroom units. The unit sizes will vary between 761 and 785 square feet, and each unit will be fully equipped with a kitchen, bedrooms, bathrooms, and common living areas. As previously described, the Project will include affordable units, with three units designated for very low-income households earning 30-50 percent of the AMI which is currently $84,600 for a four-person household, as determined by the California Department of Housing and Community Development (HCD). Two affordable units would be included in Building A2, and would be 785 square feet in size. The additional affordable unit would be included in Building A1 and would be 761 square feet in size. Like the market rate units, each affordable unit will be fully equipped with a kitchen, bedrooms, bathrooms, and common living areas, ensuring a high standard of living for future residents. The Project incorporates a combination of a contemporary/Mediterranean architectural style consistent with many multi-family and mixed-use residential communities currently under construction in Santa Ana and the surrounding region. The overall design, massing, materials, and architectural features are intended to be compatible with, yet distinct from multi-family residences existing and currently under construction in the MEMU. The architectural style is characterized by a combination stucco walls painted in a warm earth tone color, natural stone wainscoting along the building base, decorative louvers, window trims, and exposed rafter tails. Table 2 below details the Project’s conformance to the MEMU development standards. Table 2: Development Standards Development Standards (MEMU) Standard Required/Allowed Provided Use Mixed-use Horizontal mixed-use (multi- family and professional offices) Density 90 du/ac 5.68 du/ac (net) and 46.87 du/ac (gross) Lot Size 30,000 square feet 115,029 (2.67 acres) Floor Area Ratio (FAR)3.00 FAR 0.38 FAR Building Height Six stories (max.)Two stories Minimum Floor Heights 9-15 Feet 9’-1” ground; 9’-1” upper     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 5 5 0 7 0 Standard Required/Allowed Provided Setbacks East side yard: 5 feet (min.) Rear: 5 feet (min.) Internal aisle: 3 feet (min.) Adjacent to parking: 7 feet (min.) Building to building: 6 feet (min.) East side yard: 10 feet (min.) Rear: 10 feet (min.) Internal aisle: 3 feet (min.) Adjacent to parking: 7 feet (min.) Building to building: 10 feet Frontage Type Front Porch, Stoop, Forecourt, Shop Front, Gallery, or Arcade Arcade frontage provided. Publicly Accessible Open Space 10-percent of the gross site area (11,503 square feet) None provided. – Requires Concession, Incentive, or Waiver Common Open Space Common: Five-percent of the total development site area (gross area) for nonresidential uses (5,062 square feet) 1.4 percent of the lot (1,430 square feet) – Requires Concession, Incentive, or Waiver) Private Open Space 90 square feet per unit (1,350 square feet) None provided. – Requires Concession, Incentive, or Waiver Parking Spaces Residential: 2.25 spaces per unit (34 spaces required) Non-residential: 3 spaces/ 1,000 square feet (94 spaces required) Total: 128 spaces required State Density Bonus Ratio* Residential: 23 spaces (1.5 per 2 bedroom units) Residential: Zero spaces per unit Non-residential: 136 spaces Total: 136 Requires Concession, Incentive, or Waiver * Pursuant to California Government Code Section 65915-65918 Density Bonus Law As part of the Project, the Applicant is seeking concessions allowable by the California Density Bonus law which allow developers proposing five or more residential units to seek increases in base density for providing on-site housing units in exchange for providing affordable units on site. To help make constructing on-site affordable units feasible, the law allows developers to seek up to three incentives/concessions and an unlimited number of waivers, which are essentially variances from development standards that would help the Project be built without significant burden and without detriment to public health. The first version of the Density Bonus Law was adopted in 1979 and has since been amended at various times. Recent revisions allow affordable housing developers to request incentives/concessions and/or waivers or reductions for affordable or mixed-income developments, even if they do not require a numerical density bonus. Moreover, in early 2017, the law was amended to restrict the ability of local jurisdictions to require studies to “justify” the density bonus and requested incentives/waivers and places the onus on local jurisdictions to prove that the incentives/concessions or waivers are not financially warranted.     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 6 5 0 7 0 For this Project, the developer is not requesting a State density bonus for additional units but will avail themselves of the incentive/concessions and waiver or reductions that are required to be provided by State density bonus law for projects with the requisite affordability. Due to the Project’s twenty-percent (20%) affordability rate, the developer can seek three density bonus incentive/concessions and unlimited waivers, pursuant to Section 65915 et al. of the California Government Code (Density Bonuses and Other Incentives). In addition, California Assembly Bill No. 2345, approved September 28, 2020, revised the State Density Bonus Law originally adopted in 1979 to provide additional benefits for projects that include qualifying affordable housing. The purpose of the State Density Bonus Law is to encourage the development and availability of affordable housing. Pursuant to California Government Code sections 65915 (d)(1) and 65915 (e)(1), a local jurisdiction is limited in its ability to deny requested incentives, concessions, and waivers. The City has analyzed the Project and has identified several areas of potential impacts; however, the conditions of approval proposed for the Project are intended to address the Project’s potential impacts. Table 3: Requested Concessions and Waiver Standard Required by MEMU Provided Publicly Accessible Open Space Ten-percent of the gross site area (115,029 square feet) No publicly accessible open space provided. Requires Concession (1 of 3), Cal. Gov’t Code Sec. 65915 (d)(2)(C) Private Open Space •90 square feet per unit (1,350 square feet); and • No private open space provided. Requires Concession (2 of 3), Cal. Gov’t Code Sec. 65915 (d)(2)(C) Parking Requirements •Residential: 34 spaces •Non-residential: 94 spaces •Total required: 128 spaces •Total residential required by State Density Bonus: 23 spaces •Zero spaces provided for residential units proposed. •136 parking spaces provided for non-residential. Requires Concession (3 of 3), Cal. Gov’t Code Sec. 65915 (d)(2)(C) Common Open Space •Five-percent of the gross site area for nonresidential uses (5,062 square feet) •Common open space provided at rate of 1.4-percent of the gross site area (1,430 square feet) Requires Waiver, Cal. Gov’t Code Sec. 65915 (e)(1) Onsite Parking To accommodate the Project, the Applicant is proposing to reduce the overall onsite parking from 163 to 136 parking stalls, a reduction of 27 spaces. The office building’s gross floor area is approximately 53,089 square feet, inclusive of corridors, walkways, stairwells, etc. The useable office floor area is approximately 31,266 square feet, with 16,359 square feet     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 7 5 0 7 0 on the first floor and 14,907 square feet on the second floor. Pursuant to the City’s off-street parking requirements, the office building requires a total of 94 parking stalls. Moreover, the required residential parking pursuant to the State Density Bonus requirements would be 23 spaces. Therefore, the total required parking for the Project would be 117 parking spaces. The Applicant is proposing a total of 136 surface parking stalls, which would be a surplus of 19 parking stalls. Given the above parking analysis, the Project is not anticipated to have any parking impacts. However, to proactively address any neighborhood parking impacts that could result from the Project, the conditions of approval and terms of the DBA include provisions requiring the following parking management practices, to be incorporated into the Project and which shall apply throughout the life of the Project: •Requiring onsite parking permits (such as stickers or hang-tags) for any parking dedicated to the residential units, inclusive of guest parking spaces; •Policies for maximum time vehicles may be parked in the surface guest spaces; and •Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang- tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed. Project Analysis Pursuant to SAMC Section 41-1607, the Planning Commission must review and approve deviations based on specified findings. The Planning Commission’s approval of the deviations is based on the following: 1. The proposed development will materially assist in accomplishing the goal of providing affordable housing opportunities in economically balanced communities throughout the city. 2. The development will not be inconsistent with the purpose of the underlying zone or applicable designation in the general plan land use element. 3. The deviation is necessary to make it economically feasible for the applicant to utilize a density bonus authorized for the development pursuant to section 41- 1603.     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 8 5 0 7 0 Table 4: Analysis of the Requested Concessions (3) and Waiver (1) Standard Analysis Publicly Accessible Open Space (Incentive/Concession) Section 4.5 (Publicly Accessible Open Space) of the MEMU states that a minimum of ten-percent of the gross site area (115,029 square feet) is required to be dedicated to publicly accessible open space. Instead, the Project provides no accessible open space. Providing the required publicly accessible open space would reduce the total number of units that can be developed, reduce the overall number of surface parking on the site, and/or impact the drive aisle area, compromising the Project's feasibility and safety for residents and emergency responders. Moreover, given the existing office building development location, limited drive aisle width along Fourth Street, and the overall site configuration, providing publicly accessible open space would be physically infeasible. It would require physically altering/reducing the existing office building along the Fourth Street frontage to allow for the required plaza, courtyard, or other publicly accessible open space area. Therefore, the site cannot accommodate the publicly accessible open space required without making the Project financially infeasible. This would likely lead to a reduced unit count, smaller unit sizes, or a narrower drive aisle, creating a multiplying effect that ultimately decreases the size of the buildings. The units have been carefully designed to balance common areas and bedroom space, and any further reduction could compromise livability for future owners. Moreover, if the Project becomes financially unviable, it could result in the loss of the three affordable units. Lastly, the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park, which is located approximately 4,500 linear feet (0.85 miles) to the southwest of the project site, and Cabrillo Park, which is approximately 2,400 linear feet (0.45 miles) to the northwest of the project site. The close proximity of the City park space reduces the overall impact of the concession for the publicly accessible open space. Private Open Space (Incentive/Concession) Section 4.6 (Private/Common Open Space) of the MEMU indicates that the minimum required private open space is 90 square feet per dwelling unit. As proposed, the Project does not provide any private open space for the units. The most direct approach to meeting the minimum private open space requirement would involve constructing balconies, patios, terraces, or rooftop decks for each unit. This requirement would not only compromise the livability but also reduce the sense of privacy for residents, as the anticipated residents would include transitional age youth (TAY), who often includes individuals who are aging out of foster care, exiting the juvenile justice system, or experiencing homelessness, mental health challenges, or other vulnerabilities. Additionally, constructing balconies, patios, terraces, or rooftop decks for each unit would be economically infeasible and the strict adherence would lead to the elimination of residential units, which would affect the feasibility to construct the Project. Staff notes that the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park and Cabrillo Park, which are located approximately 0.85-miles and 0.45-miles     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 9 5 0 7 0 Standard Analysis away. The close proximity of the City park space reduces the overall impact of the concession for the private open space requirement. Parking Requirements (Incentive/Concession) Section 4.8 (Parking and Access) of the MEMU outlines parking requirements for mixed-use developments in the Village Center district of the MEMU. Specifically, as a mixed-use project site the overall development requires 34 parking spaces for the residential component (2.25 spaces per unit) and 94 spaces for the office component (3 spaces per 1,000 square feet), a total of 128 spaces. The total required residential parking pursuant to the State Density Bonus is 23 spaces (1.5 spaces per 2 bedroom unit). Therefore, the total parking required with the State Density Bonus parking requirements would be 117 spaces. The Applicant is proposing a total of 136 surface parking stalls, which would be a surplus of 19 parking stalls. Therefore, the Project is not anticipated to have any parking impacts. Staff notes that the Applicant is requesting a concession from the parking requirements for the residential component, due to the financial constraints and hardships associated with meeting building code requirements for new parking. The primary concern would be the financial burden associated with complying with the electric vehicle charging stations requirements. For multi-family dwellings, forty-percent of total parking spaces must be equipped with low- power Level 2 Electric Vehicle (EV) charging receptacles and ten-percent of parking spaces must have Level 2 Electric Vehicle Supply Equipment (EVSE) installed. EVSE refers to the charging infrastructure that delivers electrical energy from the grid to an electric vehicle (EV). In order to meet these EV charging requirements, an upgrade to the existing electrical infrastructure would be required, including the installation of a larger transformer in compliance with Southern California Edison (SCE) standards. However, such an upgrade presents a significant financial challenge. The costs associated with transformer upgrades including design, permitting, utility coordination, and construction, can exceed hundreds of thousands of dollars. Furthermore, the process is often time consuming and subject to extended delays due to SCE’s backlog and project review protocols. Given these high costs and logistical barriers, the transformer upgrade necessary to comply with EVSE requirements would be financially infeasible for the Applicant and would place an undue hardship on the development of the residential project. Common Open Space (Waiver) Section 4.6 (Private/Common Open Space) of the MEMU indicates that a minimum of five-percent of common open space is required for non-residential uses (i.e., office), which would result in a requirement of 5,062 square feet. As proposed, the Project includes common open space at rate of 1.4-percent of the gross site area, which equates to 1,430 square feet. Strict adherence to the common open space requirement would result in a reduction in the number of units that can be provided in the overall Project, affecting the feasibility to construct the Project. In order to provide the required common open space and maintain the current proposed unit count, the     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 10 5 0 7 0 Standard Analysis developer would be required to remove additional surface parking stalls on the site, which would which would create overall parking constraints on the site and would further increase development costs making the Project economically infeasible. To help alleviate the common open space deficiency, the Project proposes a 761-square-foot community area to include a community room, office, bathroom, and laundry area. Moreover, the 1,430 square feet of outdoor open space would be improved with high quality decorative pavers, synthetic turn lawn, moveable furnishings, and landscaping. Lastly, the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park and Cabrillo Park, which are located approximately 0.85-miles and 0.45-miles away. The close proximity of the City park space reduces the overall impact of the waiver for the open space requirement. Based on the analysis provided within this report, the proposed development will materially assist in accomplishing the goal of providing additional affordable and market-rate rental housing stock in the city and will consistent with the applicable designation in the general plan land use element. In addition, the proposed deviations are necessary to make the Project economically feasible pursuant to section 41-1603. General Plan Consistency The proposed Project aligns with several goals and policies of the City of Santa Ana’s General Plan. Goal LU-1 of the Land Use Element (LU) seeks to provide a land use plan that enhances quality of life while respecting the existing community. By introducing high- quality, service-enriched housing for transitional aged youth (TAY), the Project would improve quality of life for both future residents and the broader community. The development activates an underutilized site adjacent to Olive Crest’s Children and Family Resource Center, and introduces a compatible residential use that is consistent in scale and form with the surrounding neighborhood. This supports Policy LU-1.1, which promotes compatible land uses to enhance livability and promote a healthy lifestyle. The Project furthers the City’s goal of diversifying the housing stock by providing transitional supportive housing tailored to the unique needs of TAY, a population with limited access to stable housing. This aligns with Policy LU-1.5, which encourages quality infill residential development that includes diverse housing types for all income levels and age groups. By focusing specifically on youth emerging from foster care, homelessness, or other housing-insecure circumstances, the Project offers a deeply needed housing solution that expands the City’s capacity to accommodate all residents, regardless of income or background. Additionally, the development promotes inclusive neighborhoods, supporting Policy LU-4.7, which encourages mixed-income developments and housing variety to foster economically diverse communities.     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 11 5 0 7 0 From a housing policy perspective, the Project is also consistent with key objectives in the Housing Element. Goal HE-2 promotes the development of a diverse range of high- quality housing options to meet the needs of residents across all household types, ages, and income levels. The Project responds to this goal by providing fifteen units in a shared housing configuration, designed specifically for young adults who are experiencing or at risk of homelessness. This development adds to the City’s housing diversity and helps fill a critical service gap. In addition, the Project supports Policy HE-2.5, which calls for a variety of housing types, prices, and sizes. The shared living design and supportive services component offer a unique living experience that goes beyond traditional housing models and contributes meaningfully to the diversity of the City’s housing inventory. The development leverages partnerships, services, and community-based programming to deliver housing that is both deeply affordable and holistically supportive. Overall, the Project is thoughtfully designed to meet the immediate and long-term needs of a vulnerable population while advancing the City of Santa Ana’s goals for inclusive, complete, and livable neighborhoods. It represents a high-quality infill project that adds to the city’s housing diversity and contributes to long-term community stability. Affordable Housing Opportunity and Creation Ordinance The Project exceeds the affordable housing goal for the rental category of the City’s Affordable Housing Opportunity and Creation Ordinance (AHOCO) by 100-percent, by providing three (3) onsite units designated for households earning 30-50 percent of the AMI (very low-income), which is currently set at $84,600 for a four-person household. Two affordable units would be included in Building A2, and would be 785 square feet in size. The additional affordable unit would be included in Building A1 and would be 761 square feet in size. Each affordable unit will be fully equipped with a kitchen, bedrooms, bathrooms, and common living areas, ensuring a high standard of living for future residents. The developer’s Inclusionary Housing Plan has been reviewed and approved by the City’s Housing Division. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 9. The site is located within the boundaries of the Zoo District neighborhood and adjacent to the Lyon Street neighborhood. The 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 additional issues of concern were raised.     DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025 Page 12 5 0 7 0 ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines, the proposed Project is exempt from further environmental review under Section 15168 (Program EIR). This exemption applies when a previously certified Program Environmental Impact Report (Program EIR) has adequately analyzed the environmental effects of an activity, and no new significant impacts would result from the proposed Project. If the proposed Project remains within the scope of the Program EIR and does not require a subsequent Environmental Impact Report (EIR), no additional environmental documentation is required. Therefore, a Notice of Exemption, Environmental Review No. 2023-94, will be filed for the Project. EXHIBITS 1. Resolution 2. Vicinity Zoning and Aerial View 3. Site Photos 4. Site Plan 5. Floor Plans 6. Elevations 7. Conceptual Landscape Plan 8. Draft Density Bonus Agreement 9. Copy of Public Notice Submitted By: Pedro Gomez, AICP, Principal Planner Approved By: Ali Pezeshkpour, AICP, Acting Executive Director, Planning and Building Agency     Resolution No. 2025-XX Page 1 of 13 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OF A DEVELOPMENT STANDARD PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025-03 TO ALLOW A FIFTEEN- UNIT MULTI-FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET (APN: 400-091-23) 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. Donald Verleur (“Applicant”), with Olive Crest (“Property Owner”), is requesting approval of Density Bonus Application (DBA) No. 2025-03 to allow the construction of a fifteen-unit multi-family residential development, including three units proposed as affordable to very low-income households earning less than 30-50 percent of the area median income (AMI), at the property located at 2130 East First Street (“Project”). B. California Senate Bill 330, the Housing Crisis Act of 2019 (HCA), amending the Permit Streamlining Act and the Housing Accountability Act, became effective on January 1, 2020, and established a statewide "housing emergency" until January 1, 2025. C. On January 1, 2022, the HCA was extended until January 1, 2030, with the passage of Senate Bill 8. D. The proposed development is being submitted as a Senate Bill No. 330 (SB 330) application. In consultation with City Staff, the Applicant has selected the Village Center district zoning designation within the Metro East Use Overly Zone (MEMU) as the proposed zoning for the Project. E. As an SB 330 project, the Project is not subject to the Site Plan Review requirements pursuant to Sections 2.3 and 8.1 of the MEMU. The Project will be developed pursuant to the underlying District Center-Medium High (DC-3) General Plan land use designation. F. The MEMU was adopted in 2007 to encourage mixed-use residential and commercial development. The overlay district was later expanded in 2018. The regulating plan, which establishes land uses and development     Resolution No. 2025-XX Page 2 of 13 standards, allows a variety of housing projects, including multi-family and mixed-use residential communities, as well as live/work units. G.The proposed Project conforms to a majority of the development standards of the Village Center district of the MEMU with the exception of publicly accessible open space, private/common open space, building frontage, and parking requirements. The Applicant is seeking concessions or incentives, and a waiver or reduction in development standards pursuant to Section 65915 of the California Government Code. H.The California Density Bonus law allows developers to seek increases in base density for providing on-site housing units in exchange for providing affordable units on site. To help make constructing on-site affordable units feasible, the law allows developers to seek incentives/concessions or waivers or reduction of development standards. I.The Applicant’s request has been evaluated by the City’s Development Review Committee (“DRC”) through Development Project No. 2023-32. Through this review, the DRC has considered the subject site, proposed development, and the Applicant’s request for concessions, incentives, and waiver or reduction in a development standard. J.On June 23, 2025, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and at that time considered all testimony, written and oral. K.Section 41-1607 of the Santa Ana Municipal Code (SAMC) requires that deviations (incentives/concessions and/or waivers or reductions) be approved by the Planning Commission. L.The Planning Commission determined that the following findings, which must be established in order to grant a deviation pursuant to SAMC Section 41-1607 have been established for Density Bonus Agreement No. 2025-03 to allow construction of the proposed Project: 1.That the proposed development will materially assist in accomplishing the goal of providing affordable housing opportunities in economically balanced communities throughout the city. The proposed Project will provide fifteen rental housing units, including three units designated for very low-income households earning between 30-50 percent of the Area Median Income (AMI). This affordability commitment exceeds the goals of the City’s Affordable Housing Opportunity and Creation Ordinance (AHOCO) by 100-percent. Moreover, the Project will serve transitional aged youth (TAY), a vulnerable population that includes individuals aging out of foster care,     Resolution No. 2025-XX Page 3 of 13 exiting the juvenile justice system, or experiencing homelessness. By expanding the City’s rental housing stock for deeply affordable housing the Project will contribute to the City’s efforts to provide economically inclusive, balanced communities and will help address a critical service gap identified in the General Plan Housing Element. Moreover, by introducing affordable housing the Project contributes to an economically balanced community, ensuring that individuals and families across different income levels and demographics have access to quality housing. Lastly, its strategic location within an area rich in employment opportunities, commercial developments, and existing market-rate housing further enhances its role in fostering a well-rounded, sustainable, and thriving urban environment. 2. That the development will not be inconsistent with the purpose of the underlying zone or applicable designation in the general plan land use element. The Project is located within the District Center – Medium High (DC-3) General Plan designation and the Professional (P) zone within the Metro East Mixed Use (MEMU) Overlay Zone. While the base zoning is oriented toward professional and office uses, the MEMU overlay and the City’s compliance with State Senate Bill 330 allow for residential development consistent with the DC-3 land use designation. The DC-3 designation is intended to support urban, mixed- use, and employment centers that are well connected to public transportation and provide opportunities for new urban - scale development. It encourages a mix of uses, including medium to urban density housing types (e.g., condominiums, apartments, and townhomes), professional and multilevel corporate offices, as well as retail, cultural, and recreational amenities. Both horizontal and vertical mixed -use configurations are permitted, supporting integrated urban neighborhoods. The Project is consistent with the DC-3 designation as it introduces a fifteen-unit multi-family residential development, including three units designated for very low-income households, on a site currently occupied by professional offices. The development represents a horizontal mixed-use configuration, with residential units integrated alongside the existing Olive Crest office facilities.     Resolution No. 2025-XX Page 4 of 13 The Project maintains compatibility with surrounding uses, including nearby medical and professional offices, as well as multifamily residential to the south, while promoting transit accessibility and walkability. Moreover, the Project’s scale, design, and mix of uses advance the goals of the DC-3 designation by supporting infill housing, expanding residential opportunities in an employment-rich area, and contributing to a vibrant, urban activity center. The proposed density, at 46.87 du/ac is well within the 90 du/ac maximum allowed under the DC-3 designation, further reinforcing consistency with the General Plan. 3. That the deviation is necessary to make it economically feasible for the Applicant to utilize a density bonus authorized for the development pursuant to section 41-1603. The proposed Project requires three deviations through incentives/concessions: publicly accessible open space, private open space, and parking requirements; as well as one deviation from a waiver in the common open space requirements. The four deviations are described as follows: Publicly Accessible Open Space (Incentive/Concession) Section 4.5 (Publicly Accessible Open Space) of the MEMU states that a minimum of ten-percent of the gross site area (115,029 square feet) is required to be dedicated to publicly accessible open space. Instead, the Project provides no accessible open space. Providing the required publicly accessible open space would reduce the total number of units that can be developed, reduce the overall number of surface parking on the site, and/or impact the drive aisle area, compromising the Project's feasibility and safety for residents and emergency responders. Moreover, given the existing office building development location, limited drive aisle width along Fourth Street, and the overall site configuratio n, providing publicly accessible open space would be physically infeasible. It would require physically altering/reducing the existing office building along the Fourth Street frontage to allow for the required plaza, courtyard, or other publicly accessible open space area. Therefore, the site cannot accommodate the publicly accessible open space required without making the Project financially infeasible. This would likely lead to a reduced unit     Resolution No. 2025-XX Page 5 of 13 count, smaller unit sizes, or a narrower drive aisle, creating a ripple effect that ultimately decreases the size of the buildings. The units have been carefully designed to balance common areas and bedroom space, and any further reduction could compromise livability for future owners. Moreover, if the Project becomes financially unviable, it could result in the loss of the three affordable units. Lastly, the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park, which is located approximately 4,500 linear feet (0.85 miles) to the southwest of the project site, and Cabrillo Park, which is approximately 2,400 linear feet (0.45 miles) to the northwest of the project site. The close proximity of the City park space reduces the overall impact of the concession for the publicly accessible open space. Private Open Space (Incentive/Concession) Section 4.6 (Private/Common Open Space) of the MEMU indicates that the minimum required private open space is 90 square feet per dwelling unit. As proposed, the Project does not provide any private open space for the units. The most direct approach to meeting the minimum private open space requirement would involve constructing balconies, patios, terraces, or rooftop decks for each unit. This requirement would not only compromise the livability but also reduce the sense of privacy for residents, as the anticipated residents would include transitional age youth (TAY), who often includes individuals who are aging out of foster care, exiting the juvenile justice system, or experiencing homelessness, mental health challenges, or other vulnerabilities. Additionally, constructing balconies, patios, terraces, or rooftop decks for each unit would be economically infeasible and the strict adherence would lead to the elimination of residential units, which would affect the feasibility to construct the Project. Staff notes that the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park and Cabrillo Park, which are located approximately 0.85-miles and 0.45-miles away. The close proximity of the City park space reduces the overall impact of the concession for the private open space requirement.     Resolution No. 2025-XX Page 6 of 13 Parking Requirements (Incentive/Concession) Section 4.8 (Parking and Access) of the MEMU outlines parking requirements for mixed-use developments in the Village Center district of the MEMU. Specifically, as a mixed - use project site the overall development requires 34 parking spaces for the residential component (2.25 spaces per unit) and 94 spaces for the office component (3 spaces per 1,000 square feet), a total of 128 spaces. The total required residential parking pursuant to the State Density Bonus is 23 spaces (1.5 spaces per 2 bedroom unit). Therefore, the total parking required with the State Density Bonus parking requirements would be 117 spaces. The Applicant is proposing a total of 136 surface parking stalls, which would be a surplus of 19 parking stalls. Therefore, the Project is not anticipated to have any parking impacts. Staff notes that the Applicant is requesting a concession from the parking requirements for the residential component, due to the financial constraints and hardships associated with meeting building code requirements for new parking. The primary concern would be the financial burden associated with complying with the electric vehicle charging stations requirements. For multi-family dwellings, forty-percent of total parking spaces must be equipped with low-power Level 2 Electric Vehicle (EV) charging receptacles and ten-percent of parking spaces must have Level 2 Electric Vehicle Supply Equipment (EVSE) installed. EVSE refers to the charging infrastructure that delivers electrical energy from the grid to an electric vehicle (EV). In order to meet these EV charging requirements, an upgrade to the existing electrical infrastructure would be required, including the installation of a larger transformer in compliance with Southern California Edison (SCE) standards. However, such an upgrade presents a significant financial challenge. The costs associated with transformer upgrades including design, permitting, utility coordination, and construction, can exceed hundreds of thousands of dollars. Furthermore, the process is often time consuming and subject to extended delays due to SCE’s backlog and project review protocols. Given these high costs and logistical barriers, the transformer upgrade necessary to comply with EVSE requirements would be financially infeasible for the Applicant and would place an undue hardship on the development of the residential project.     Resolution No. 2025-XX Page 7 of 13 Common Open Space (Waiver) Section 4.6 (Private/Common Open Space) of the MEMU indicates that a minimum of five-percent of common open space is required for non-residential uses (i.e., office), which would result in a requirement of 5,062 square feet. As proposed, the Project includes common open space at rate of 1.4-percent of the gross site area, which equates to 1,430 square feet. Strict adherence to the common open space requirement would result in a reduction in the number of units that can be provided in the overall Project, affecting the feasibility to construct the Project. In order to provide the required common open space and maintain the current proposed unit count, the developer would be required to remove additional surface parking stalls on the site, which would which would create overall parking constraints on the site and would further increase development costs making the Project economically infeasible. To help alleviate the common open space deficiency, the Project proposes a 761-square-foot community area to include a community room, office, bathroom, and laundry area. Moreover, the 1,430 square feet of outdoor open space would be improved with high quality decorative pavers, synthetic turn lawn, moveable furnishings, and landscaping. Lastly, the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park and Cabrillo Park, which are located approximately 0.85-miles and 0.45-miles away. The close proximity of the City park space reduces the overall impact of the waiver for the open space requirement. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines, the proposed Project is exempt from further environmental review under Section 15168 (Program EIR). This exemption applies when a previously certified Program Environmental Impact Report (Program EIR) has adequately analyzed the environmental effects of an activity, and no new significant impacts would result from the proposed Project. If the proposed P roject remains within the scope of the Program EIR and does not require a subsequent Environmental Impact Report (EIR), no additional environmental documentation is required. Therefore, a Notice of Exempti on, Environmental Review No. 2023-94, will be filed for the Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute     Resolution No. 2025-XX Page 8 of 13 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 that certain concessions and those waivers or reductions of development standards (deviations), as described in this Resolution and in the City’s Staff Report and as memorialized in Density Bonus Agreement No. 2025-03 in Exhibit A attached hereto and incorporated as though fully set forth herein and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated June 23, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 23rd day of June 2025, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Jennifer Oliva Chairperson     Resolution No. 2025-XX Page 9 of 13 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Melissa M. Crosthwaite Senior Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, GEMA ZAPIEN, Acting 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 June 23, 2025. Date: ________________ ____________________________________ Gema Zapien Acting Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 10 of 13 EXHIBIT A Conditions for Approval for Density Bonus Agreement Application No. 2025-03 The incentives/concessions and waiver or reduction of a development standard (deviations) as memorialized in Density Bonus Agreement Application No. 2025 -03 are approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, it shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this Resolution. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. 1. All proposed site improvements must conform to the Development Project (DP) approval of DP No. 2023-32 and the plans presented to the Planning Commission on the date of public hearing and project approval. 2. Any proposed amendment to the DP No. 2023-32, including modifications to approved materials, finishes, architecture, site plan, landscaping, unit count, mix, and square footages must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Development Project Review must be amended. 3. The project shall comply with all applicable mitigation measures as identified by the Mitigation Monitoring and Reporting Program of the 2007 Environmental Impact Report (EIR) and 2018 Subsequent EIR (SCH No. 2006031041). 4. 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. 5. Walls and Fencing. a. The Applicant is responsible for coordination with any adjacent property owners to avoid double-walls or gaps between walls/fencing where possible. b. Climbing vines shall be planted at regularly-spaced intervals along all exposed walls and wrought-iron fencing to deter graffiti. All solid walls shall be finished with anti-graffiti coating.     Resolution No. 2025-XX Page 11 of 13 6.All mechanical equipment shall be screened from view from public and courtyard areas. 7.The following parking management practices shall be incorporated and shall apply through the life of the Project: a.Requiring onsite parking permits (such as stickers or hang-tags) for any parking dedicated to the residential units, inclusive of guest parking spaces; b.Policies for maximum time vehicles may be parked in the surface guest parking spaces; and c.Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang-tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed. 8.Prior to issuance of building permits, the Applicant shall submit a construction schedule and staging plan to the Planning Division for review and approval. The plan shall include construction hours, staging areas, parking and site security/screening during project construction. 9.A final detailed amenity plan must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the hardscape design, lighting concepts and outdoor furniture for amenity, plaza, or courtyard areas as well as an installation plan. The exact specifications for these items are subject to the review and approval by the Planning Division. 10. 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. 11. 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. 12. After Project occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans.     Resolution No. 2025-XX Page 12 of 13 13. 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. 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 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 po rtion 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     Resolution No. 2025-XX Page 13 of 13 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 o ut 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 issuance of building permits.         Exhibit 3 – Site Photos DBA-2025-03 2130 E. Fourth Street Fourth Street – Looking West Rear Site Area – Looking North Parking Area – Looking East Parking Area – Looking South Parking Area – Looking Southeast Parking Area – Looking Southwest     140140 140 140 140140E 4TH STICV1'-6"(TS)1'-7"(TS)WORK AREAWORK AREAWORK AREAWORK AREAWORK AREAWORK AREA E A S T 4 T H S T R E E TC/LFIRE LANE DS DS DS DS DSDSDS DSDSDSDS DSPROVIDED STBK10' - 0"BTWN. BLDGS.10' - 0"2 FOOT DEDICATION AND 8 FOOT OFFER OF DEDICATION ALONG 4TH STREET, SEE CIVIL PLANS FOR MORE INFO. R 41' - 9"11' - 6"11' - 6"R 41' - 1"R 4 1 ' - 9 "11' - 6"R 41' - 1"R 41' - 9"TRASH TRUCK ROUTE 20' - 0"21' - 0"TRASH ENCLOSURE, SEE LANDSCAPE OFF STREET LOADING AREA (300 SF MIN, 420 SF SHOWN; NO DIM LESS THAN 10 FT) ADDRESS: 2150 & 2160 E. 4TH STREET SITE INFORMATION PARCEL NO.: 400-091-23 SITE AREA: 115, 029 SF / 2.64 AC EXISTING ZONING: PROFESSIONAL; METRO EAST MIXED USE EXISTING GENERAL PLAN: OVERLAY ZONE ("MEMU") DISTRIC CENTER -MEDIUM HIGH CONSTRUCTION TYPE / FIRE RATING: V-A OCCUPANCY TYPE: R2 FIRE SPRINKLER TYPE: NFPA 13R AREA OF IMPROVEMENT: 13, 801 SF / 0.32 AC CITY: SANTA ANA COUNTY: COUNTY OF ORANGE FIRE CODE: CALIFORNIA FIRE CODE PROPOSED UNITS: 15 UNITS (including 3 Very Low Income Units (20%) SITE PLAN SUMMARY GROSS / NET DENSITY: 5.68 DU / GROSS AC | 46.87 DU / NET AC UNITS (NET SIZES) BUILDING FLOOR AREA GROSS PER BUILDING TOTAL 2 BUILDINGS 7,830 SF 15,660 SF UNIT A-1 LEVEL 1 6-UNITS 761 SF 2 BED / 1 BATH UNIT A-1 LEVEL 2 6-UNITS 785 SF 2 BED / 1 BATH TOTAL 15-UNITS 11,607 SF SETBACKS: MEMU SUMMARY ADJACENT TO ALL OTHER USES: 10 FT PROVIDED PARKING: BICYCLE PARKING: RESIDENTIAL PARKING: 0 PROVIDED -DEVELOPMENT WAIVER REQUESTED OFFICE PARKING (FOR REFERENCE): REQUIRED STALLS: 117 ( 3 / 1,000 SF (MEMU)) | PROVIDED STALLS: 135 (INCL. 6 ADA) 4 SPACES PROVIDED OPEN SPACE: PUBLIC OPEN SPACE: 1,430 SF PROVIDED -DEVELOPMENT CONCESSION REQUESTED PRIVATE OPEN SPACE: DEVELOPMENT WAIVER REQUESTED COMMON AREA SUMMARY LEVEL 1 761 SF (LAUNDRY, OFFICE, BATH, KITCHEN & TV AREA) (NET SIZE) UNIT A-1 LEVEL 1 1-UNITS 761 SF 2 BED / 1 BATH (VERY LOW INCOME) UNIT A-1 LEVEL 2 2-UNITS 785 SF 2 BED / 1 BATH (VERY LOW INCOME)all ideas, designs and plans represented by this drawing are the exclusive property of bsb design, inc. and shall not be reproduced in whole or in part without the express prior written permission of said architects, any unauthorized reuse of these plans other than for the project and location shown is prohibited.JOB NO. SUBMITTAL DATE SHEET TITLE SHEET NO. CLIENT: Plot Date:File: REVISION DATE 2130 E 4TH ST #200SANTA ANA, CA 927051ST PLAN CHECK SUBMITTAL 08/20/2024 970 W. 190TH ST., STE 250, TORRANCE CA 90502 O: 310.217.8885 BSBDESIGN.COM D E S I G N BSB 1ST P.C. SUBMITTAL 08/20/2024 9/30/2024 6:53:25 PM MR230056 A101 SD SITE PLANOLIVECREST RESIDENTIAL2150 E. FOURTH AND 2160 E. FOURTHSANTA ANA CA 92705OLIVECRESTSCALE: 1"=20' 0 10'20'40'60' NORTH MAIN VEHICULAR ENTRY / EXIT EXISTING BUILDING 2130 E. 4TH STREET (NOT A PART) EXISTING BUILDING 2204 E. 4TH STREET (NOT A PART) EXISTING BUILDING 2112 E. 4TH STREET (NOT A PART) LINE INDICATES ADA PATH OF TRAVEL BLDG. A1 PROPOSED FIRE HYDRANT BLDG. A2 PROPOSED COMMON AREA (1,430 SF PROVIDED) WALKWAY OFFICE LAUNDRY COMMON AREA PUBLIC WORKS NOTES: 1. INSTALL 24” BOX STREET TREES AND TREE WELLS PER THE CITY STANDARDS AND APPROVED PLAN, AS NEEDED. 2. REMOVAL AND CONSTRUCTION OF NEW 10” FULL WIDTH SIDEWALK, ALONG THE PROJECT FRONTAGE ON FOURTH STREET, PER CITY STANDARDS. 3. NO GATES WILL BE INSTALLED ON THE PREMISES 4. "NO LEFT TURN” AT THE DRIVEWAY ON FOURTH STREET. 5. THIS SITE WILL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THE CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION ORDER NO. R8-2009-0030 DISCHARGE REQUIREMENTS (MS4 PERMIT). 6. PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT, THE APPLICANT IS TO 1) SUBMIT AND HAVE APPROVED DESIGN PLANS FOR THE CONSTRUCTION/RELOCATION OF ANY PUBLIC UTILITIES (I.E., WATER, FIRE, SEWER, STORM, ETC.), 2) OBTAIN A STREET WORK PERMIT, 3) CONSTRUCT ALL AFOREMENTIONED IMPROVEMENTS, AND 4) HAVE THE IMPROVEMENTS ACCEPTED BY THE CITY ENGINEER AND/OR HIS REPRESENTATIVE PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT. 7. THE BMPS, SHOWN ON THE APPROVED SITE PLAN ARE ONLY PRELIMINARY AND WILL BE REVISED OR MODIFIED AS NECESSARY UPON COMPLETION OF THE WQMP. PRIOR TO THE ISSUANCE OF THE GRADING PERMIT, THE APPROVED GRADING/UTILITY PLAN SHALL INCORPORATE ALL REQUIRED STRUCTURAL BMPS. FOR ASSISTANCE AND AN INFORMATIONAL HANDOUT (INCLUDING A WQMP TEMPLATE) EXISTING MASONRY WALL TO REMAIN, SEE LAND PLANS FOR MORE INFO. NEW MASONRY WALL TO MATCH EXISTING, , SEE LAND PLANS FOR MORE INFO. EXISTING MASONRY WALL TO REMAIN, SEE LAND PLANS FOR MORE INFO. 6' HT. TUBULAR STEEL SECURITY FENCING, SEE LAND PLANS FOR MORE INFO. 15’ X 15’ SIGHT DISTANCE TRIANGLE, SEE CIVIL FOR MORE INFO. AFFORDABLE UNIT @ LEVEL 2 AFFORDABLE UNIT @ LEVEL 2 AFFORDABLE UNIT @ LEVEL 1 PROPERTY LINE PROPERTY LINEMACHANICAL EQUIP. SCREENED WITH LANDSCAPE AND PERIMETER FENCE, TYP.     DSDSDSDSDS DSDSDS DSDSDS 45' - 2020 20 20 40 - 76' 20 20 20 20 20 x' y X EGRESS AND OCCUPANCY LEGEND MAXIMUM TRAVEL DISTANCE (1017.2) R-2 = 250' MAX OCCUPANCY TYPE AREA OF SPACE # OF OCCUPANTS OCCUPANT LOAD FACTOR PER CBC 1004.1.2 y EXIT DOOR (AND MAX # OF OCCUPANTS SERVED BY DOOR) EXIT DISCHARGE (AND MAX # OF OCCUPANTS SERVED) DOOR FIRE RATING (PROVIDED FOR CONVENIENCE, SEE PLANS FOR DOOR TAGS AND DOOR SCHEDULE FOR ADDITIONAL INFO) X X X z 23.4 35.0 2.4 1RST FLOOR TOTAL WALL AREA: 663.0 SF TOTAL OPENING AREA : 2*2.4 + 2*23.4 + 2*35 = 121.6 SF PERCENTAGE: 18.3% 2ND FLOOR TOTAL WALL AREA: 605.3 SF TOTAL OPENING AREA : 2*2.4 + 2*23.4 = 51.6 SF PERCENTAGE: 8.5% BUILDING TYPE: VA EXTERIOR BEARING WALL PROTECTION: 1 HR EXTERIOR NON BEARING WALL PROTECTION: 0 HR FIRE SEPARATION DESTIANCE = 10'-0" MAX. ALLOWED UNPROTECTED OPENING = 45%9' - 1 1/8"9' - 11 3/8"23.4 53.3 2ND FLOOR TOTAL WALL AREA: 528.5. SF TOTAL OPENING AREA : 4*23.4+53.3 = 146.9 SF PERCENTAGE: 27.8% 1RST FLOOR TOTAL WALL AREA: 668.0 SF TOTAL OPENING AREA : 122.2 SF PERCENTAGE: 18.3% BUILDING TYPE: VA EXTERIOR BEARING WALL PROTECTION: 1 HR EXTERIOR NON BEARING WALL PROTECTION: 0 HR FIRE SEPARATION DESTIANCE = 10'-2" MAX. ALLOWED UNPROTECTED OPENING = 45% 28.6 all ideas, designs and plans represented by this drawing are the exclusive property of bsb design, inc. and shall not be reproduced in whole or in part without the express prior written permission of said architects, any unauthorized reuse of these plans other than for the project and location shown is prohibited.JOB NO. SUBMITTAL DATE SHEET TITLE SHEET NO. CLIENT: Plot Date:File: REVISION DATE 2130 E 4TH ST #200SANTA ANA, CA 927051ST PLAN CHECK SUBMITTAL 08/20/2024 970 W. 190TH ST., STE 250, TORRANCE CA 90502 O: 310.217.8885 BSBDESIGN.COM D E S I G N BSB 1ST P.C. SUBMITTAL 08/20/2024 9/19/2024 4:15:54 PM MR230056 A020 Project InformationOLIVECREST RESIDENTIAL2150 E. FOURTH AND 2160 E. FOURTHSANTA ANA CA 92705OLIVECRESTPROJECT LOCATION APN: 400-091-23 PROJECT ADDRESS: 2130 E. 4TH STREET SANTA ANA, CA 92705 PROJECT DESCRIPTION THE PROJECT CONSISTS OF 15 UNITS OF SUPPORTIVE MULTI-FAMILY HOUSING CONSISTING OF ONE EIGHT-UNIT AND ONE SEVEN UNIT TWO STORY BUILDINGS TO BE CONSTRUCTED ON THE CLIENT'S SITE IN THE CITY OF SANTA ANA, CA. THE SITE CONSISTS OF AN EXISTING PARKING LOT THAT SERVES THE ADMINISTRATIVE OFFICES OF THE COMPANY. A TOTAL OF 15 APARTMENTS WILL BE BUILT ON THE SITE. BUILDING "A1 & A2" : 2-STORY (15 - UNITS) 1. BUILDING 1: 2-STORY - 7 UNITS 2. BUILDING 2: 2-STORY - 8 UNITS PROJECT SUMMARY AND ZONING INFORMATION ZONE: OVERLAY ZONE ("MEMU"), DISTRICT CENTER - MEDIUM HIGH LOT SIZE: 115,029 S.F (2.64 ACRES) AREA OF IMPROVEMENT: 13,801 S.F (0.32 ACRES) FLOOR AREA: RESIDENTIAL: 3,988 S.F. x 2 = 7,976 SF / BLDG. DENSITY: 15 UNITS / 2.64 ACRES = 5.68 UNITS PER ACRE (GROSS) 15 UNITS / 0.32 ACRES = 46.87 UNITS PER ACRE (NET) FLOOR AREA RATIO ALLOWED TOTAL FLOOR AREA RATIO: N/A (F.A.R.): PROVIDED TOTAL FLOOR AREA / LOT AREA: 15,892 SF + (+/- 27,951 SF ) = 43,843 SF / 115,029 SF = 0.38 FAR MAXIMUM BUILDING HEIGHT: MEMU OVERLAY: 6 STORIES [SAMC-MEMU OVERLAY] +/- 26' - 0" PROPOSED LOT COVERAGE: N/A 38% OR 43,903 SF PROVIDED BUILDING SETBACKS: REQUIRED: PROVIDED SAMC (MEMU ZONE) MIN. MAX. MIN. MAX. BLDG. TO STREET & PARKING ADJACENT TO PUBLIC ST ROW - 10' N/A N/A ADJACENT TO ALLEY OR INTERN AISLE 3' - 4'-6" N/A ADJACENT TO PARKING 7' - 10' N/A CLEAR ZONE 25' - N/A N/A BUILDING TO PROPERTY LINE ADJACENT TO RES. USES 1ST & 2ND FLOOR 15' - N/A N/A 3RD FLR & ABOVE 20'/30' - N/A N/A ADJ. TO ALL OTHER USES ALL FLOORS 5' - 10' 10' BUILDING TO BUILDING UP TO 3RD FLOOR 6' - 10' 10' 4TH FLOOR AND ABOVE 15' - N/A N/A OPEN SPACE: (SAMC - MEMU OVERLAY)# OF UNITS S.F. REQ. PRIVATE / COMMON OPEN SPACE - 90 S.F. / DU 15 1,350 S.F. PUBLICLY ACCESSIBLE COMMON OPEN SPACE - 10% 0F T0TAL LOT AREA 11,503 S.F. TOTAL OPEN SPACE REQUIRED: 12,853 SF PRIVATE / COMMON OPEN SPACE PROVIDED 761 + 1,430SF / 146 SF PER UNIT TOTAL OPEN SPACE PROVIDED: 0 SF / 0% OF TOTAL LOT AREA (PUBLICLY ACCESSIBLE) (CONCESSION REQUESTED) P BK 42 PG 43 PAR 1 PARCEL MAP 42-43 PAR 1 AND POR PAR 1 OF PARCEL LEGAL DESCRIPTION: R2: BUILDING HEIGHT ALLOWED (CBC TABLE 504.3): 70 FEET, 4 STORIES - WITHOUT AREA INCREASE PROPOSED: 2 STORIES, +/- 26'-0" TOP OF RIDGE, R-2, TYPE VA ALLOWED: 70 FEET* - COMPLIES MAX ALLOWABLE HEIGHT OPEN SPACE / COMMON / PRIVATE SUMMARY 1. PARKING REQUIRED [SAMC - MEMU OVERLAY] PARKING TYPE: OFFICE EXISTING OFFICE PARKING: 163 STALLS / 5 ACCESSIBLE PROPOSED OFFICE PARKING: 136 STALLS / 8 ACCESSIBLE (3 STALLS PER 1,000 SF) PARKING SUMMARY TYPE OF CONSTRUCTION OCCUPANCY BLDG "A1 & A2" : VA - FULLY SPRINKLED (NFPA 13) BUILDINGS "A1 & A2" : FULLY SPRINKLERED (NFPA 13) AUTOMATIC FIRE SPRINKLERS SHALL BE NFPA 13 AUTOMATIC FIRE SPRINKLER SYSTEM IN COMPLIANCE W/ SECTION (903.3.1.1). QUICK RESPONSE SPRINKLERS SHALL BE INSTALLED IN ACCORDANCE W/ SECTION 903.3.1 IN ALL DWELLING UNITS. R-2: RESIDENTIAL UNITS BUILDING CODE ANALYSIS GOVERNING CODES 2022 CALIFORNIA BUILDING CODE (CBC) 2022CALIFORNIA ELECTRICAL CODE (CEC) 2022 CALIFORNIA MECHANICAL CODE (CMC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA GREEN BUILDING CODE (CGBC) 2022 CALIFORNIA ENERGY CODE (CEC) PROPOSED: R-2 , TYPE VA - 2 STORIES, +/- 26'-0" TOP OF RIDGE ALLOWED: 4 STORIES* - COMPLIES *FOR GROUP R-2 BUILDINGS OF TYPE VA CONSTRUCTION EQUIPPED THROUGHOUT WITH AN APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1. MAX ALLOWABLE STORIES PROPOSED: R-2, TYPE VA ALLOWABLE FOR SINGLE OCCUPANCY, 2 STORY BUILDING (506.2.1) = 15,892 -COMPLIES *BUILDINGS TWO OR MORE STORIES ABOVE GRADE PLANE EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1. MAX ALLOWABLE AREA CBC TABLE 504.3 CBC TABLE 504.4 CBC TABLE 506.2 FUNDING SOURCE & ACCESSIBILITY REQUIREMENTS THIS PROJECT IS 100% PRIVATELY FUNDED / PRIVATELY OWNED SCALE:1/8" = 1'-0" Level 1 -DIAGRAM 1 SCALE:1/8" = 1'-0" Level 2 -DIAGRAM 2 FIRE RESISTANCE (TYPE VA)CBC TABLE 601 R2 3,988 SF 200 20 RESIDENTIAL 506.2.1 Single-occupancy, 2 story buildings: The allowable area of each story of a single-occupancy building shall be determined in accordance with Equation 5-1: Aa = [At + (NS × If)] where: Aa = Allowable area (square feet). At = Tabular allowable area factor (NS, S13R or SM value, as applicable) in accordance with Table 506.2. NS = Tabular allowable area factor in accordance with Table 506.2 for a nonsprinklered building (regardless of whether the building is sprinklered). If, = Area factor increase due to frontage (percent) as calculated in accordance with Section 506.3. Sa = For other than Group A, E, FI, /, L and R occupancies, high-rise buildings, and other applications listed in Section 1.11 regulated by the Office of the State Fire Marshal, actual number of building stories above grade plane, not to exceed three. For Group A, E, H, I, L and R occupancies, high-rise buildings, and other applications listed in Section 1.11 regulated by the Office of the State Fire Marshal, actual number of building stories above grade plane, not to exceed two. No individual story shall exceed the allowable area (Aa) as determined by Equation 5-2 using the value of Sa = 1. BEARINGS WALLS EXTERIOR:1-HOUR INTERIOR :1-HOUR NON-BEARING WALLS & PARTITIONS (EXTERIOR) - TABLE 705.5 5 ≤ X < 10 1-HOUR X ≥ 30 0-HOUR NON-BEARING WALLS & PARTITIONS (INTERIOR) 0-HOUR FLOOR CONSTRUCTION 1-HOUR ROOF CONSTRUCTION 1-HOUR Aa = [36,000 + (12,000 × 0)] = 36,000 SF FIRST LEVEL: 7,976 SF < 36,000 SF = COMPLIES SECOND LEVEL: 7,916 SF < 36,000 SF = COMPLIES COMPLIES EGRESS WIDTH PER (1005.3.1) MAX. OCC SERVED BY STAIR (this level) 40 EGRESS WIDTH FACTOR (1005.3.1) = 0.3 MIN. REQ. STAIR CLEAR WIDTH (40 x 0.3) = 12" MIN. PROVIDED STAIR CLEAR WIDTH = 44" MIN. PROVIDED CLEAR DOOR WIDTH: = 64" EXIT TRAVEL DISTANCE ( TABLE 1017.2) OCCUPANCY R, WITH SPRINKLER SYSTEM MAXIMUM ALLOWED TRAVEL DISTANCE = 250' MAX. PROVIDED TRAVEL DISTANCE = 121'COMPLIESR2 3,988 SF 200 20 RESIDENTIAL STAIR EGRESS WIDTH PER (1005.3.1) MAX. OCC SERVED BY STAIR (this level) 20 EGRESS WIDTH FACTOR (1005.3.1) = 0.3 MIN. REQ. STAIR CLEAR WIDTH (20 x 0.3) = 6" MIN. PROVIDED STAIR CLEAR WIDTH = 44" MINIMUM CORRIDOR WIDTH ( TABLE 1020.3) OCCUPANT LOAD LESS THAN 50 MINIMUM REQUIRED WIDTH = 36" MINIMUM PROPOSED WIDTH = 36"COMPLIESCOMPLIESMINIMUM CORRIDOR WIDTH ( TABLE 1020.3) OCCUPANT LOAD LESS THAN 50 MINIMUM REQUIRED WIDTH = 36" MINIMUM PROPOSED WIDTH = 36"COMPLIESALLOWABLE BLDG AREA -RESIDENTIAL BLDG -SINGLE LEVEL LEVEL 1 AREA DESCRIPTION BLDG # OCCUPANCY / CONSTRUCTION TYPE STORIES ALLOWED (WITHOUT HT. INCREASE) HEIGHT ALLOWED BASE ALLOWED AREA PER FLOOR (CBC TABLE 506.2.1) PROVIDED AREA RESIDENTIAL A1 & A2 V-A / R-2 4 70 36,000 SF 7,976 SF COMPLIES YES LEVEL 2 RESIDENTIAL A1 & A2 V-A / R-2 4 70 36,000 SF 7,916 SF YES 15,892 SFCOMPLIES SCALE:1/16" = 1'-0" EAST ELEVATION -BLDG. A2 - FSD ANALYISIS 3SCALE:1/16" = 1'-0" SOUTH ELEVATION -BLDG. A2 -FSD ANALYISIS 4 1. FOR ELEVATIONS THAT ARE NOT INDICATED ON THIS SHEET HAS MORE THAN 30'-0" OF FIRE SEPARATION DISTANCE AND MEETS THE REQUIREMENT OF CBC 705.8.1 EXCEPTION #2 2. BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARY STRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE- RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITED UNPROTECTED OPENINGS NOTES:     DSDSDS DSDSDS DS8 A201 5 A201 7 A201 6 A201 2 2 B B C C A A 1 1 3 3 4 4 1 A301 2 A301 3 A301 25' - 2 1/2"7' - 5"25' - 2 1/2"33' - 2 1/2"33' - 2 1/2"10' - 10 1/2"5' - 2"6' - 5"10' - 9"57' - 10" 13' - 5"11' - 9 1/2"66' - 5"2' - 8"1' - 0"6' - 7"4' - 2 1/2"4' - 3"8' - 4"3' - 3"2' - 5"11' - 9 1/2"11 1/2"11' - 6"EQ.EQ.EQ.EQ.4' - 9 1/2"2' - 7"16 THREADS @ 11"17 RISERS @ 6" MIN. - 7" MAX.A851 14 UP A A A A B A A B AAAA B A A B FE FE 44" MIN. CLR. U1 U2 U3 U5 U3 U3 U4 U3 U2 U1 U5 U3 U4 U6 U6 U3 U2 U1 U5 U3 U3 U4U4 U3 U3 U1 U2 U3 U5 U6 U6 A102 2 100 101 102 103 UNIT PLAN GENERAL NOTES: 1. SEE ELECTRICAL FOR LIGHT FIXTURE INFO. 2. PROVIDE A SMOKE ALARM AT EACH SLEEPING UNIT AND AT ROOMS OUTSIDE OF EACH SLEEPING AREA PER 2022 CBC 907.2.11.2 SMOKE ALARM SHALL BE INTERCONNECTED HARD-WIRED WITH BATTERY BACKUP AND SHALL BE INSTALLED IN ACCORDANCE WITH NFPA 72 SECTION 29.11.3.4 SPECIFIC LOCATION a. SPECIFIC LOCATION REQUIREMENTS OF SMOKE ALARMS AND SMOKE DETECTORS SHALL BE PER 2022 CBC 907.2.11.8. 1) SMOKE ALARMS AND SMOKE DETECTORS SHALL BE A MINIMUM OF 36 INCHES (HORIZONTALLY) FROM THE DOOR OPENING INTO A BATHROOMCONTAINING A SHOWER OR TUB 2) WHERE WITHIN 10 AND 20 FEET ALONG A HORIZONTAL FLOW PATH FROM A STATIONARY OR FIXED COOKING APPLIANCE SHALL BE EQUIPPED WITH AN ALARMSILENCING MEANS OR USE PHOTOELECTRIC DETECTION 3) WHERE WITHIN 6 FEET (RADIAL DISTANCE) FROM A COOKING APPLIANCE, PHOTOELECTRIC SMOKE ALARMS SHALL BE PERMITTED TO BE INSTALLED. 4) SMOKE ALARM AND SMOKE DETECTOR SHALL NOT BE INSTALL WITHIN AN AREA OF EXCLUSION DETERMINED BY A 10-FOOT RADIAL DISTANCEALONG A HORIZONTAL FLOW PATH FROM A STATIONARY OR FIXED COOKING APPLIANCE 3. PROVIDE CARBON MONOXIDE SENSORS AT UNITS PER 2022 CBC 915.4.1. CARBON MONOXIDE ALARM SHALL BE INTERCONNECTED HARDWIRED WITH BATTERY BACKUP. UNIT SHALL BE SFM-APPROVED 4. WHERE MORE THAN ONE CARBON MONOXIDE ALARM IS REQUIRED WITHIN A DWELLING UNIT OR WITHIN A SLEEPING UNIT THE ALARMS SHOULD BE INTERCONNECTED SUCH THAT THE ACTIVATION OF ONE ALARM ACTIVATES ALL THE ALARMS IN THE INDIVIDUAL UNIT PER 2022 CBC 915.4.5 5. SMOKE AND CARBON MONOXIDE SENSORS AT ALL LOCATION WITHIN UNIT TO BE CAPABLE OF SUPPORTING VISIBLE ALARM NOTIFICATION DEVICE PER 2022 CBC 907.5.2.3.3, 915.7, AND NFPA 72 6. UNLESS INDICATED OTHERWISE, ALL DIMENSIONS SHOWN ARE TO FACE OF FRAMING 7. VERIFY ALL MANUFACTURED PRODUCT SIZE & INSTALLATION REQUIREMENTS AND INSTALL ALL PRODUCTS IN CONFORMANCE WITH THEIR LISTING AND MFG. MANUFACTURED PRODUCT REQUIREMENTS AND LISTINGS TAKE PRECEDENT OVER INFORMATION INDICATED HEREWITH. NOTIFY ARCHITECT OF ANY CONFLICT PRIOR TO PROCEEDING 8. SEE KITCHEN INTERIOR ELEVATIONS FOR SQUARE FOOTAGE VALUES AT SHELVING PER STORAGE REQUIREMENTS 2016 CBC 11B-804.5. 9. FOR ANY DISHWASHERS INCLUDED IN OR OVER THE LIVING SPACE, INSTALL ONE OR MORE OF THE FOLLOWING: - A DRAIN AND DRAIN PAN - AN ACCESSIBLE SINGLE-THROW SUPPLY VALVE - A LEAK DETECTION DEVICE THAT CAN CUT THE WATER SUPPLY LEGEND SMOKE/ CARBON MONOXIDE DETECTOR COMBO - SEE ELECTRICAL SMOKE DETECTOR - SEE ELECTRICAL ELECTRIC SUB PANEL RECESS INTO WALL FRAMING PRE-BD. STUDS W/ TYPE "X" GYP. BD. PER DETAIL............................................................................................... ADD LABEL TO PANEL THAT READS "FOR MAINTENANCE PESONNEL ONLY" AND "TEL. NO, OF MANAGEMENT FOR TENANT TO CALL. 30" by 48" CLEAR FLOOR SPACE CENTERED FOR PARALLEL OR FORWARD APPROACH U.O.N.2'-6"4'-0" ø 5 ' - 0 " 60" DIA WHEELCHAIR TURINING CLEARANCE--MANEUVERING CLEARANCE AT DOOR WITH BOTH CLOSER AND LATCHES MANEUVERING CLEARANCE AT DOOR WITHOUT CLOSER OR LATCHES 1'-6"4'-0"4'-0"1'-6" 1'-0" SOFFIT NOTES: +8'-0" = DROPPED LIGHT GAUGE MTL SOFFIT JOIST AND CRIPPLERS SPACED 16" 0.C. BELOW RATED FLOOR/CLG. OR ROOF/CLG ASSEMBLY. DIMENSION INDICATED IS TO FINISHED FACE OF CEILING. JOIST SIZE TO COMPLY W/ STEEL MFG SPAN CHART. VERIFY THAT ALL REQ'D DUCTS, PIPES, ETC WILL FIT IN SOFFIT PRIOR TO CONSTRUCTION. PRE-BD ALL WALLS THAT EXTEND ABOVE SOFFITED AREAS WITH 5/8" TYPE "X" GYP BD. CEILING ELEVATIONS SHOWN ARE MINIMUM, CEILINGS/ SOFFITS SHALL NOT BE ANY LOWER THAN REQUIRED. +7-0" = DROP SOFFITS TO TOP OF KITCHEN WALL CABINETS. SOFFIT FRAMING SHALL EXTEND 1" BEYOND EDGE OF CABINET BOX ON ALL SIDES (EXCEPT WHERE DYING INTO A WALL) BOTTOM OF SOFFIT FRAMING TO OCCUR AS INDICATED ON CEILING PLAN. (U.O.N.) ABOVE FINISHED FLOOR. FOR FIRE RATING INFORMATION SEE SHEETS: A811 & A812 WALL MOUNTED LIGHT FIXTURE CENTERED OVER DOOR OPENING - SEE ELECTRICAL CEILING LIGHT FIXTURE - SEE ELECTRICAL ENERGYSTAR COMBINATION EXHAUST FAN/LIGHT FIXTURE - SEE ELEC'L & MECH'L UNIT ENTRY SCONCE - SEE ELECTRICAL ALIGN WALL INTERIOR FINISH TO BE ALIGNED, STAGGER FRAMING AS REQUIRED DOORS CLEARANCES (2% MAX SLOPE IN ANY DIRECTION) TO BE 5'-0" AT MOBILITY UNITS AND COMMON DOORS, BUT MAY BE 44" AT ADAPTABLE UNITS. INTERIOR DOORS AT ADAPTABLE UNITS SHALL PROVIDE MINIMUM 42"LENGTH ON BOTH SIDES OF THE DOOR PER 1132A.5.1.-1'-6"3'-8"1'-10" UNIT A1 CLOSET DOOR CLEARANCE UNIT FINISH NOTES / LEGEND 1. ALL BATHROOMS TO INCLUDE MOST CURRENT OWNER SPECIFICATIONS. CONTRACTOR TO CONFIRM PRIOR TO FINALIZING CONTRACT 2. INTERIOR WALL AND CEILING GYPSUM BOARD WILL BE 5/8" TYPE "X" GYP BD UNLESS INDICATED OTHERWISE IN FIRE ASSEMBLY DETAILS 3. ALL WALLS WITHIN BATHROOM AREAS TO RECEIVE 5/8" TYPE "X" PAPERLESS GYP BD. PREBOARD BEHIND TUB/SHOWER ENCLOSURE TO 5/8" TYPE "X" PAPERLESS GYP BD. (CEILING IN BATHROOM (DUE TO PAPERLESS GYP BD PRODUCT LIMITATIONS TO BE PAPER FACED) 4. BUILD UP SUB-FLOOR AT HARD SURFACE FLOORING TO FLUSH-OUT FINISH WITH CARPETING (WHERE OCCURS) 5. TRANSITION BETWEEN FINISHED FLOOR SURFACE (CHANGES IN LEVEL) MUST COMPLY WITH 2022 CBC 11B-303 6. PROVIDE SHELVES AND RODS WITHIN ALL CLOSETS. SHELVES TO BE 3/4" THK. MDF RODS SHALL BE 1 1/4" DIA. WOOD (UNFINISHED). PROVIDE CONCEALED 2X BLOCKING WITHIN WALLS FOR SHELF AND POLE BRACKET SUPPORT, VERIFY SUPPORT LOCATION REQUIREMENTS WITH SUPPLIER. PROVIDE AS FOLLOWS: a. ADAPTABLE UNIT COAT CLOSET & STANDARD BEDROOM CLOSET: • SINGLE SHELF 68" AFF • SINGLE ROD 66" AFF b. ADAPTABLE WALK IN CLOSETS: • DOUBLE SHELF - 42" AFF & 82" AFF • DOUBLE ROD - 40" AFF & 80" AFF c. PANTRY / LINEN & MANGERS UNIT WASHER/DRYER CLOSET • 3 FIXED & 2 ADJUSTABLE SHELVES - EVENLY SPACED U.O.N. 7. FOR FLOOR FINISH TRANSITION REFER TO SHEET:......................................................................... PROVIDE VYNAL FLOORING THROUGH ENTIRE UNIT, VERIFY SPEC WITH OWNER PRIOR TO BIDDING FOR ADDITIONAL UNIT FINISH INFO SEE: .................................................................................................- /A852- /A822 1. COMPOSITE BUILDING PLANS ARE PROVIDED FOR PLAN TO PLAN RELATIONSHIPS, OVERALL BUILDING DIMENSIONS, AND BUILDING COMPONENTS NOT OTHERWISE SHOWN ON ENLARGED PLANS, ETC. REFER TO ENLARGED PLANS FOR INFORMATION NOT HEREIN SHOWN. INFORMATION AT ENLARGED PLANS TAKES PRECEDENT OVER INFORMATION HEREWITH SHOWN. WHEN CONFLICTS EXIST OR INFORMATION IS UNCLEAR, CONSULT WITH ARCHITECT BEFORE PROCEEDING. 2. DIMENSIONS SHOWN, UNLESS OTHERWISE NOTED OR INDICATED, ARE TO THE FACE OF STUD. 3. ALL EXTERIOR WALLS TO RECEIVE SHEATHING. 4. REFER TO SHEET FOR TYPICAL FLOOR AND WALL ACOUSTIC ISOLATION REQUIREMENTS. 5. REFER TO SHEET FOR BUILDING CODE EXITING, OCCUPANT LOAD AND TRAVEL DISTANCE CODE COMPLIANCE INFORMATION. 6. REFER TO ELECTRICAL PLANS FOR ALL EXIT SIGN LOCATIONS, TYPE AND CIRCUITING FOR EXIT SIGNS REQUIRED PER C.B.C. SECTION 1013 AND CODE SUB-SECTIONS THEREIN. 7. REFER TO ELECTRICAL PLANS FOR ALL FOOT-CANDLE DISTRIBUTION PLANS FOR LIGHT LEVEL COMPLIANCE WITH C.B.C. SECTION 1008.1. 8. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AT ALL TIMES AND SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDED ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS (1013.3 - 1013.6.3) 9. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND CHAPTER 27. EXTERNALLY ILLUMINATED EXIT SIGNS SHALL COMPLY WITH THE GRAPHICS AND POWER SOURCE REQUIREMENTS IN SECTION 1013.6. WHEN THE FACE OF AN EXIT SIGN IS ILLUMINATED FROM AN EXTERNAL SOURCE, IT SHALL HAVE AN INTENSITY OF NOT LESS THAN 5-FOOT-CANDLES (54 LUX) 10. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THAT THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN ONE FOOT CANDLE AT THE WALKING SURFACE. (1008.1) BOXED NUMBER INDICATES SPECIFIC UNIT PLAN NUMBER INTENDED FOR COORDINATION AND IDENTIFICATION OF LOCATION DURING CONSTRUCTION. CONTRACTOR TO PROVIDE THIS NUMBER AFFIXED AND MAINTAINED AT EACH UNIT MAIN ENTRY DOOR THROUGH THE DURATION OF CONSTRUCTION. THIS NUMBER IS INTENDED TO BE THE LEGAL ADDRESS. INDICATES SEMI-RECESSED FIRE EXTINGUISHER CABINET PROVIDE POTTER ROMER 7320 (STAINLESS STEEL). PROVIDE SURFACE MOUNTED AT CONC. WALLS AND COLUMNS. INSTALL PER ................. BB CABINET OR EQUAL WITH 2A,10B,C EXTINGUISHER. LOCATE IN CONFORMANCE WITH CBC/CFC 906 FOR LIGHT HAZARD AREAS 75' MAX. TRAVEL DISTANCE FROM FURTHEST ACCESSIBLE USABLE SPACE. ILLUMINATED EXIT SIGN - SEE ELECT. DWGS. EXIT SIGNS SHALL BE ILLUMINATED IN ACCORDANCE WITH CBC 1013.3 . OCCUPANT LOAD SIGN. SIGN SHALL BE OF APPROVED LEGIBLE DESIGN AND SHALL BE MAINTAINED BY OWNER OR AUTHORIZED AGENT CLASS I STANDPIPE WITH OUTLET AT EACH FLOOR LANDING AND ON ROOF. OUTLET SHALL BE NO LESS THAN 2' AND NO MORE THAN 4' ABOVE FINISHED FLOOR LEVEL (SEE FIRE DRAWINGS) INTERIOR TO EXTERIOR : DIFFERENTIATES INTERIOR CORRIDORS FROM EXTERIOR CORRIDORS. corridors walls and ceiling in exterior area to be finished with stucco 201 A1 COMPOSITE BUILDING PLAN NOTES COMPOSITE BUILDING PLAN LEGEND EXT. 11. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY (CBC 1008.3). IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION NOT LESS THAN 90 MIN. AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702. IN THE EVENT OF POWER SUPPLY FAILURE, THE EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: A. AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT ARE REQUIRED TO HAVE TWO OR MORE MEANS OF EGRESS. B. CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDING REQUIRED TO HAVE TWO OR MORE EXITS. C. EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE UNTIL EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1027.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. D. EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1008.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. E. ROOMS AND SPACES PER CBC 1008.3.3 SHALL AUTOMATICALLY ILLUMINATE IN THE EVENT OF POWER LOSS 12. EMERGENCY LIGHTING SHALL BE PROVIDED AT EXTERIOR LANDINGS OF EXIT DISCHARGE DOORWAYS FOR BUILDINGS REQUIRED TO HAVE MORE THAN ONE EXIT. CBC 1008.3. EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR AT LEAST 90 MINUTES AND COMPLY WITH CFC 604 AND 1008.3.4 13. PROVIDE FIRE/SMOKE DAMPERS AT DUCT PENETRATIONS OF 1-HOUR CORRIDOR WALLS. FOR ADDITIONAL REQUIREMENTS SEE GENERAL NOTE 30 ......................................................................... 14. WALL AND CEILING FINISHES SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN CBC 803.9. FOR ADDITIONAL REQUIREMENTS SEE "CODE NOTES"........................................................................ 15. INTERIOR FLOOR FINISH AND FLOOR COVERING MATERIALS SHALL COMPLY WITH CBC 804. FOR ADDITIONAL REQUIREMENTS SEE "CODE NOTES"................................................................................. 16. DECORATIVE MATERIALS AND TRIM INSTALLED IN BUILDINGS GOVERNED BY THE SFM SHALL COMPLY WITH THE PROVISIONS OF CBC 806 17. FIREBLOCKING SHALL BE INSTALLED IN COMBUSTIBLE CONCEALED LOCATIONS IN ACCORDANCE WITH CBC 718.2 IN THE FOLLOWING LOCATIONS: A. FURRED SPACES & PARALLEL ROWS OF STUDS OR STAGGERED STUDS VERTICALLY AT THE CEILING/FLOOR LEVELS & HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET. B. AT ALL INTERCONNECTIONS BETWEEN (B/W) CONCEALED VERTICAL STUD WALL/PARTITION SPACES & CONCEALED HORIZONAL SPACES CREATED BY ASSEMBLY OF FLOOR JOISTS/TRUSSES, & B/W CONCEALED VERTICAL & HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS, COVE CEILINGS & SIMILAR LOCATIONS. C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN, ENCLOSED SPACES UNDER STAIR SHALL ALSO COMPLY WITH CBC 1011.7.3. D. WITHIN CONCEALED SPACES OF EXTERIOR WALL COVERINGS AND OTHER COMBUSTIBLE EXTERIOR ARCHITECTURAL ELEMENTS FIRE BLOCKING SHALL BE INSTALLED AT MAX INTERVALS OF 20' IN EITHER DIRECTION SO THAT THERE WILL BE NO CONCEALED SPACE EXCEEDING 100 SF BETWEEN FIRE BLOCKING 18. ALL LOCATIONS OF GRADE LEVEL PARKING (OTHER THAN VEHICULAR RAMP) SHALL NOT BE SLOPED MORE THAN 2% MAX. 19. NOT USED 20. WALKWAYS, BALCONIES, CORRIDORS, EXIT SHALL NOT HAVE A CROSS SLOPE (SLOPE PERPENDICULAR TO THE DIRECTION OF TRAVEL) MORE THAN 2% 21. LEVEL LANDINGS (SLOPE LESS THAN 2% IN ANY DIRECTION) MUST BE PROVIDED ON BOTH SIDES OF ALL DOORS PER CBC. THRESHOLD TOTAL CHANGE IN LEVEL SHALL NOT EXCEED 1/2" HEIGHT OF FLOOR LEVEL CHANGE INCLUDING HEIGHT OF THRESHOLD PLATE (NOTE THAT 1/2" LEVEL CHANGE MUST BE TAPERED 1/4" AT A TIME AS REQ'D PER CBC) 22. PROJECTIONS FROM WALLS LESS THAN 80" ABOVE FINISHED FLOOR SHALL NOT PROJECT MORE THAN 4" FROM THE WALL SURFACE OR MUST HAVE FLOOR LEVEL BARRIERS 27" MAX. HIGH MEETING CBC CANE REQUIREMENTS. 23. PARKING GARAGES SHALL HAVE AN UNOBSTRUCTED HEADROOM CLEARANCE OF NOT LESS THAN 7'-0" ABOVE FINISHED FLOOR (EXCLUDING THE FIRST 4.5' ABOVE HOOD OF PARKING STALL WHERE CLR 24. HEIGHT IS ALLOWED TO BE LOWER PER MUNICIPAL CODE). 23. ALL ENTRANCES AND VERTICAL CLEARANCES WITHIN PARKING STRUCTURES SHALL HAVE A MINIMUM VERTICAL CLEARANCE OF 8'-2" TO LOWEST OBSTRUCTION WHERE REQUIRED FOR ACCESS TO ACCESSIBLE PARKING STALLS 24. PROVIDE AN APPROVED FIRE ALARM SYSTEM PER NFPA 13 OR 13R, AND CFC 907.2.9, SUBMIT PLANS FOR APPROVAL PRIOR TO INSTALLATION 25. FLOOR AND WALL FINISH AROUND AND WITHIN 2' PERPENDICULAR TO ALL PRIMARY NON-RESIDENTIAL ENTRIES SHALL OF NONABSORBENT MATERIAL (STUCCO, TILE, EXPOSED CONCRETE, OR OTHER APPROVED NONABSORBENT MATERIAL) 26. COMMON USE OR PUBLIC USE SYSTEM INTERFACE OF COMMUNICATION SYSTEMS BETWEEEN MOBILITY FEATURE RESIDENTIAL UNITS AND BUILDING ENTRY/ CALL SYSTEM SHALL INCLUDE THE CAPABILITY OF SUPPORTING VOICE AND TTY COMMUNICATION WITH THE RESIDENTIAL DWELLING UNIT INTERFACE ELECTRICAL RECEPTACLES (ON BRANCH CIRCUITS OF 30 AMPERE OR LESS), COMMUNICATION RECEPTACLES, CONTROLS, AND SWITCHES SHALL BE LOCATED NO MORE THAN 44” MEASURED FROM THE TOP OF THE RECEPTACLE NOR LESS THAN 15” MEASURED FROM THE BOTTOM OF THE RECEPTACLE TO THE LEVEL OF THE FINISHED FLOOR. IF REACH IS OVER A PHYSICAL BARRIER (COUNTERTOP ETC.) RECEPTACLES SHALL BE LOCATED WITHIN REACH RANGES SPECIFIED IN THE FOLLOWING: ADAPTABLE UNITS: CBC 11A-1138A.3. MOBILITY FEATURE UNITS AND COMMON AREAS: CBC 11B-FIGURE 308.2.2 AND 11B FIGURE 308.3.3 1. FOR MAX ALLOWED BLD AREA CALS SEE:......................................................................................................... 2. FOR ASSEMBLIES, FIRE RATINGS, AND EXITING DIAGRAMS SEE:............................................................. 3. FOR ACOUSTICAL DETAILS AND INFO SEE:.................................................................................................. 4. FOR CBC 11A ACCESSIBILITY GENERAL NOTES WITHIN ADAPTABLE UNIT SEE: .................................. 5. FOR CBC 11B ACCESSIBILITY GENERAL NOTES WITHIN MOBILITY UNITS AND COMMON AREAS SEE NOTES SERIES STARTING ON:............................................................ 6. FOR ACCESSIBILITY GENERAL SIGNAGE SEE:.............................................................................................. SCALE: 1/4"=1'-0" 0 2'4'8'12' NORTH FANS SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THE BUILDING. FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDITY CONTROL.EQEQEQ EQ EQ EQ EQ SPRINKLER HEAD (WHERE OCCURS), SEE FIRE PROT. DWGS. CORRIDOR LIGHTING PER ELECT. DWGS. TYP. CORRIDOR SOFFIT LIGHTING LAYOUT 1HR RATED EXTERIOR WALL ASSEMBLY PER TABLE 601 SEE DETAIL ........................... 1HR RATED CORRIDOR & UNIT DEMISING WALL FIRE PARTITION SEE DETAIL ........................... FIRE RATED ASSEMBLY LEGEND FOR PENETRATION THROUGH FIRE PARTITIONS, FIRE BARRIERS, AND HORIZONTAL ASSEMBLIES (FLOOR/CEILING ASSEMBLIES) SEE: .................................................. FOR TYPICAL ACOUSTICAL DTLS SEE (DTLS ARE GENERIC AND ONLY INTENDED TO ADDRESS ACOUSTICAL ISSUES).................... /10 A811 /---- /---- /---- /---- /---- /---- /---- /---- /---- /---- /---- ACCESS PANEL AT LEVEL 3, 1 HOUR FIRE RATED 20"x30" MIN. ATTIC ACCESS. ATTIC SPACE SHALL BE 30" OR GREATER IN CLEAR HEIGHT ABOVE AN ACCESS OPENING AT LEAST 30 SQ.FT IN AREA. CBC 1208.2. SEE /---- INDICATES DOWNSPOUT. TO MATCH ADJACENET WALL COLORDS /2 A812 INDICATES CORRIDOR RECESSED DOWNLIGHT, SEE ELECTRICAL PLANS FOR EMERGENCY LIGHT LOCATIONS INDICATES SURFACE MOUNTED EXTERIOR BUILDING LIGHT, SEE ELECTRICAL PLANS /3 A812 /4 A811 /6 A811 /7 A811 /8 A811 - /A811A810 2X4 WOOD STUD WALL 2X6 WOOD STUD WALL FE A A A B U4 U3 U3 U1 U2 U3 U6 all ideas, designs and plans represented by this drawing are the exclusive property of bsb design, inc. and shall not be reproduced in whole or in part without the express prior written permission of said architects, any unauthorized reuse of these plans other than for the project and location shown is prohibited.JOB NO. SUBMITTAL DATE SHEET TITLE SHEET NO. CLIENT: Plot Date:File: REVISION DATE 2130 E 4TH ST #200SANTA ANA, CA 927051ST PLAN CHECK SUBMITTAL 08/20/2024 970 W. 190TH ST., STE 250, TORRANCE CA 90502 O: 310.217.8885 BSBDESIGN.COM D E S I G N BSB 1ST P.C. SUBMITTAL 08/20/2024 9/23/2024 3:19:54 PM MR230056 A102 BUILDING LEVEL 1 PLANOLIVECREST RESIDENTIAL2150 E. FOURTH AND 2160 E. FOURTHSANTA ANA CA 92705OLIVECRESTF.O.SHT'G.F.O.SHT'G.F.O.S.F.O.S.F.O.SHT'G. F.O.SHT'G. CL F.O.SHT'G. F.O.SHT'G. CL F.O.SHT'G.F.O.SHT'G.F.O.S.F.O.S.F.O.S.LEVEL 1 PLAN -BLDG. A2 (BLDG. A1 SIMILAR) SCALE:1/4" = 1'-0" Level 1 -laundry partial (BLDG A1)2 DRYER DRYER WASHER / DRYER WASHER WASHER FOLDING TABLE LAUNDRY OFFICEAFFORDABLE UNIT @ BLDG A2 COMMUNITY ROOM     DSDSDS DSDSDS 8 A201 5 A201 7 A201 6 A201 2 2 B B C C A A 1 1 3 3 4 4 25' - 2 1/2"7' - 5"25' - 2 1/2" 1 A301 2 A301 3 A301 57' - 10"10' - 10 1/2"5' - 2"6' - 5"10' - 9"2' - 8"1' - 0"6' - 6 1/2"4' - 3"4' - 3"8' - 4"3' - 3"2' - 3 1/4"11' - 11 1/4"11 1/2"11' - 6"33' - 2 1/2"33' - 2 1/2"66' - 5"13' - 5"11' - 9 1/2" EQ.EQ.EQ.EQ.4' - 9 1/2"2' - 7"A851 15 DN AAAA A A A A A A A A A B B A FE FE 44" MIN. CLR. U1 U3 U2 U5 U3 U3 U4 U1 U2 U3 U5 U3 U4 U4 U3 U1 U2 U3 U3 U5 U5 U2 U3 U3 U4 U1 U3 U3 200 201 202 203 UNIT PLAN GENERAL NOTES: 1. SEE ELECTRICAL FOR LIGHT FIXTURE INFO. 2. PROVIDE A SMOKE ALARM AT EACH SLEEPING UNIT AND AT ROOMS OUTSIDE OF EACH SLEEPING AREA PER 2022 CBC 907.2.11.2 SMOKE ALARM SHALL BE INTERCONNECTED HARD-WIRED WITH BATTERY BACKUP AND SHALL BE INSTALLED IN ACCORDANCE WITH NFPA 72 SECTION 29.11.3.4 SPECIFIC LOCATION a. SPECIFIC LOCATION REQUIREMENTS OF SMOKE ALARMS AND SMOKE DETECTORS SHALL BE PER 2022 CBC 907.2.11.8. 1) SMOKE ALARMS AND SMOKE DETECTORS SHALL BE A MINIMUM OF 36 INCHES (HORIZONTALLY) FROM THE DOOR OPENING INTO A BATHROOMCONTAINING A SHOWER OR TUB 2) WHERE WITHIN 10 AND 20 FEET ALONG A HORIZONTAL FLOW PATH FROM A STATIONARY OR FIXED COOKING APPLIANCE SHALL BE EQUIPPED WITH AN ALARMSILENCING MEANS OR USE PHOTOELECTRIC DETECTION 3) WHERE WITHIN 6 FEET (RADIAL DISTANCE) FROM A COOKING APPLIANCE, PHOTOELECTRIC SMOKE ALARMS SHALL BE PERMITTED TO BE INSTALLED. 4) SMOKE ALARM AND SMOKE DETECTOR SHALL NOT BE INSTALL WITHIN AN AREA OF EXCLUSION DETERMINED BY A 10-FOOT RADIAL DISTANCEALONG A HORIZONTAL FLOW PATH FROM A STATIONARY OR FIXED COOKING APPLIANCE 3. PROVIDE CARBON MONOXIDE SENSORS AT UNITS PER 2022 CBC 915.4.1. CARBON MONOXIDE ALARM SHALL BE INTERCONNECTED HARDWIRED WITH BATTERY BACKUP. UNIT SHALL BE SFM-APPROVED 4. WHERE MORE THAN ONE CARBON MONOXIDE ALARM IS REQUIRED WITHIN A DWELLING UNIT OR WITHIN A SLEEPING UNIT THE ALARMS SHOULD BE INTERCONNECTED SUCH THAT THE ACTIVATION OF ONE ALARM ACTIVATES ALL THE ALARMS IN THE INDIVIDUAL UNIT PER 2022 CBC 915.4.5 5. SMOKE AND CARBON MONOXIDE SENSORS AT ALL LOCATION WITHIN UNIT TO BE CAPABLE OF SUPPORTING VISIBLE ALARM NOTIFICATION DEVICE PER 2022 CBC 907.5.2.3.3, 915.7, AND NFPA 72 6. UNLESS INDICATED OTHERWISE, ALL DIMENSIONS SHOWN ARE TO FACE OF FRAMING 7. VERIFY ALL MANUFACTURED PRODUCT SIZE & INSTALLATION REQUIREMENTS AND INSTALL ALL PRODUCTS IN CONFORMANCE WITH THEIR LISTING AND MFG. MANUFACTURED PRODUCT REQUIREMENTS AND LISTINGS TAKE PRECEDENT OVER INFORMATION INDICATED HEREWITH. NOTIFY ARCHITECT OF ANY CONFLICT PRIOR TO PROCEEDING 8. SEE KITCHEN INTERIOR ELEVATIONS FOR SQUARE FOOTAGE VALUES AT SHELVING PER STORAGE REQUIREMENTS 2016 CBC 11B-804.5. 9. FOR ANY DISHWASHERS INCLUDED IN OR OVER THE LIVING SPACE, INSTALL ONE OR MORE OF THE FOLLOWING: - A DRAIN AND DRAIN PAN - AN ACCESSIBLE SINGLE-THROW SUPPLY VALVE - A LEAK DETECTION DEVICE THAT CAN CUT THE WATER SUPPLY LEGEND SMOKE/ CARBON MONOXIDE DETECTOR COMBO - SEE ELECTRICAL SMOKE DETECTOR - SEE ELECTRICAL ELECTRIC SUB PANEL RECESS INTO WALL FRAMING PRE-BD. STUDS W/ TYPE "X" GYP. BD. PER DETAIL............................................................................................... ADD LABEL TO PANEL THAT READS "FOR MAINTENANCE PESONNEL ONLY" AND "TEL. NO, OF MANAGEMENT FOR TENANT TO CALL. 30" by 48" CLEAR FLOOR SPACE CENTERED FOR PARALLEL OR FORWARD APPROACH U.O.N.2'-6"4'-0" ø 5 ' - 0 " 60" DIA WHEELCHAIR TURINING CLEARANCE--MANEUVERING CLEARANCE AT DOOR WITH BOTH CLOSER AND LATCHES MANEUVERING CLEARANCE AT DOOR WITHOUT CLOSER OR LATCHES 1'-6"4'-0"4'-0"1'-6" 1'-0" SOFFIT NOTES: +8'-0" = DROPPED LIGHT GAUGE MTL SOFFIT JOIST AND CRIPPLERS SPACED 16" 0.C. BELOW RATED FLOOR/CLG. OR ROOF/CLG ASSEMBLY. DIMENSION INDICATED IS TO FINISHED FACE OF CEILING. JOIST SIZE TO COMPLY W/ STEEL MFG SPAN CHART. VERIFY THAT ALL REQ'D DUCTS, PIPES, ETC WILL FIT IN SOFFIT PRIOR TO CONSTRUCTION. PRE-BD ALL WALLS THAT EXTEND ABOVE SOFFITED AREAS WITH 5/8" TYPE "X" GYP BD. CEILING ELEVATIONS SHOWN ARE MINIMUM, CEILINGS/ SOFFITS SHALL NOT BE ANY LOWER THAN REQUIRED. +7-0" = DROP SOFFITS TO TOP OF KITCHEN WALL CABINETS. SOFFIT FRAMING SHALL EXTEND 1" BEYOND EDGE OF CABINET BOX ON ALL SIDES (EXCEPT WHERE DYING INTO A WALL) BOTTOM OF SOFFIT FRAMING TO OCCUR AS INDICATED ON CEILING PLAN. (U.O.N.) ABOVE FINISHED FLOOR. FOR FIRE RATING INFORMATION SEE SHEETS: A811 & A812 WALL MOUNTED LIGHT FIXTURE CENTERED OVER DOOR OPENING - SEE ELECTRICAL CEILING LIGHT FIXTURE - SEE ELECTRICAL ENERGYSTAR COMBINATION EXHAUST FAN/LIGHT FIXTURE - SEE ELEC'L & MECH'L UNIT ENTRY SCONCE - SEE ELECTRICAL ALIGN WALL INTERIOR FINISH TO BE ALIGNED, STAGGER FRAMING AS REQUIRED DOORS CLEARANCES (2% MAX SLOPE IN ANY DIRECTION) TO BE 5'-0" AT MOBILITY UNITS AND COMMON DOORS, BUT MAY BE 44" AT ADAPTABLE UNITS. INTERIOR DOORS AT ADAPTABLE UNITS SHALL PROVIDE MINIMUM 42"LENGTH ON BOTH SIDES OF THE DOOR PER 1132A.5.1.-1'-6"3'-8"1'-10" UNIT A1 CLOSET DOOR CLEARANCE UNIT FINISH NOTES / LEGEND 1. ALL BATHROOMS TO INCLUDE MOST CURRENT OWNER SPECIFICATIONS. CONTRACTOR TO CONFIRM PRIOR TO FINALIZING CONTRACT 2. INTERIOR WALL AND CEILING GYPSUM BOARD WILL BE 5/8" TYPE "X" GYP BD UNLESS INDICATED OTHERWISE IN FIRE ASSEMBLY DETAILS 3. ALL WALLS WITHIN BATHROOM AREAS TO RECEIVE 5/8" TYPE "X" PAPERLESS GYP BD. PREBOARD BEHIND TUB/SHOWER ENCLOSURE TO 5/8" TYPE "X" PAPERLESS GYP BD. (CEILING IN BATHROOM (DUE TO PAPERLESS GYP BD PRODUCT LIMITATIONS TO BE PAPER FACED) 4. BUILD UP SUB-FLOOR AT HARD SURFACE FLOORING TO FLUSH-OUT FINISH WITH CARPETING (WHERE OCCURS) 5. TRANSITION BETWEEN FINISHED FLOOR SURFACE (CHANGES IN LEVEL) MUST COMPLY WITH 2022 CBC 11B-303 6. PROVIDE SHELVES AND RODS WITHIN ALL CLOSETS. SHELVES TO BE 3/4" THK. MDF RODS SHALL BE 1 1/4" DIA. WOOD (UNFINISHED). PROVIDE CONCEALED 2X BLOCKING WITHIN WALLS FOR SHELF AND POLE BRACKET SUPPORT, VERIFY SUPPORT LOCATION REQUIREMENTS WITH SUPPLIER. PROVIDE AS FOLLOWS: a. ADAPTABLE UNIT COAT CLOSET & STANDARD BEDROOM CLOSET: • SINGLE SHELF 68" AFF • SINGLE ROD 66" AFF b. ADAPTABLE WALK IN CLOSETS: • DOUBLE SHELF - 42" AFF & 82" AFF • DOUBLE ROD - 40" AFF & 80" AFF c. PANTRY / LINEN & MANGERS UNIT WASHER/DRYER CLOSET • 3 FIXED & 2 ADJUSTABLE SHELVES - EVENLY SPACED U.O.N. 7. FOR FLOOR FINISH TRANSITION REFER TO SHEET:......................................................................... PROVIDE VYNAL FLOORING THROUGH ENTIRE UNIT, VERIFY SPEC WITH OWNER PRIOR TO BIDDING FOR ADDITIONAL UNIT FINISH INFO SEE: .................................................................................................- /A852- /A822 1. COMPOSITE BUILDING PLANS ARE PROVIDED FOR PLAN TO PLAN RELATIONSHIPS, OVERALL BUILDING DIMENSIONS, AND BUILDING COMPONENTS NOT OTHERWISE SHOWN ON ENLARGED PLANS, ETC. REFER TO ENLARGED PLANS FOR INFORMATION NOT HEREIN SHOWN. INFORMATION AT ENLARGED PLANS TAKES PRECEDENT OVER INFORMATION HEREWITH SHOWN. WHEN CONFLICTS EXIST OR INFORMATION IS UNCLEAR, CONSULT WITH ARCHITECT BEFORE PROCEEDING. 2. DIMENSIONS SHOWN, UNLESS OTHERWISE NOTED OR INDICATED, ARE TO THE FACE OF STUD. 3. ALL EXTERIOR WALLS TO RECEIVE SHEATHING. 4. REFER TO SHEET FOR TYPICAL FLOOR AND WALL ACOUSTIC ISOLATION REQUIREMENTS. 5. REFER TO SHEET FOR BUILDING CODE EXITING, OCCUPANT LOAD AND TRAVEL DISTANCE CODE COMPLIANCE INFORMATION. 6. REFER TO ELECTRICAL PLANS FOR ALL EXIT SIGN LOCATIONS, TYPE AND CIRCUITING FOR EXIT SIGNS REQUIRED PER C.B.C. SECTION 1013 AND CODE SUB-SECTIONS THEREIN. 7. REFER TO ELECTRICAL PLANS FOR ALL FOOT-CANDLE DISTRIBUTION PLANS FOR LIGHT LEVEL COMPLIANCE WITH C.B.C. SECTION 1008.1. 8. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AT ALL TIMES AND SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDED ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS (1013.3 - 1013.6.3) 9. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND CHAPTER 27. EXTERNALLY ILLUMINATED EXIT SIGNS SHALL COMPLY WITH THE GRAPHICS AND POWER SOURCE REQUIREMENTS IN SECTION 1013.6. WHEN THE FACE OF AN EXIT SIGN IS ILLUMINATED FROM AN EXTERNAL SOURCE, IT SHALL HAVE AN INTENSITY OF NOT LESS THAN 5-FOOT-CANDLES (54 LUX) 10. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THAT THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN ONE FOOT CANDLE AT THE WALKING SURFACE. (1008.1) BOXED NUMBER INDICATES SPECIFIC UNIT PLAN NUMBER INTENDED FOR COORDINATION AND IDENTIFICATION OF LOCATION DURING CONSTRUCTION. CONTRACTOR TO PROVIDE THIS NUMBER AFFIXED AND MAINTAINED AT EACH UNIT MAIN ENTRY DOOR THROUGH THE DURATION OF CONSTRUCTION. THIS NUMBER IS INTENDED TO BE THE LEGAL ADDRESS. INDICATES SEMI-RECESSED FIRE EXTINGUISHER CABINET PROVIDE POTTER ROMER 7320 (STAINLESS STEEL). PROVIDE SURFACE MOUNTED AT CONC. WALLS AND COLUMNS. INSTALL PER ................. BB CABINET OR EQUAL WITH 2A,10B,C EXTINGUISHER. LOCATE IN CONFORMANCE WITH CBC/CFC 906 FOR LIGHT HAZARD AREAS 75' MAX. TRAVEL DISTANCE FROM FURTHEST ACCESSIBLE USABLE SPACE. ILLUMINATED EXIT SIGN - SEE ELECT. DWGS. EXIT SIGNS SHALL BE ILLUMINATED IN ACCORDANCE WITH CBC 1013.3 . OCCUPANT LOAD SIGN. SIGN SHALL BE OF APPROVED LEGIBLE DESIGN AND SHALL BE MAINTAINED BY OWNER OR AUTHORIZED AGENT CLASS I STANDPIPE WITH OUTLET AT EACH FLOOR LANDING AND ON ROOF. OUTLET SHALL BE NO LESS THAN 2' AND NO MORE THAN 4' ABOVE FINISHED FLOOR LEVEL (SEE FIRE DRAWINGS) INTERIOR TO EXTERIOR : DIFFERENTIATES INTERIOR CORRIDORS FROM EXTERIOR CORRIDORS. corridors walls and ceiling in exterior area to be finished with stucco 201 A1 COMPOSITE BUILDING PLAN NOTES COMPOSITE BUILDING PLAN LEGEND EXT. 11. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY (CBC 1008.3). IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION NOT LESS THAN 90 MIN. AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702. IN THE EVENT OF POWER SUPPLY FAILURE, THE EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: A. AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT ARE REQUIRED TO HAVE TWO OR MORE MEANS OF EGRESS. B. CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDING REQUIRED TO HAVE TWO OR MORE EXITS. C. EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE UNTIL EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1027.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. D. EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1008.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. E. ROOMS AND SPACES PER CBC 1008.3.3 SHALL AUTOMATICALLY ILLUMINATE IN THE EVENT OF POWER LOSS 12. EMERGENCY LIGHTING SHALL BE PROVIDED AT EXTERIOR LANDINGS OF EXIT DISCHARGE DOORWAYS FOR BUILDINGS REQUIRED TO HAVE MORE THAN ONE EXIT. CBC 1008.3. EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR AT LEAST 90 MINUTES AND COMPLY WITH CFC 604 AND 1008.3.4 13. PROVIDE FIRE/SMOKE DAMPERS AT DUCT PENETRATIONS OF 1-HOUR CORRIDOR WALLS. FOR ADDITIONAL REQUIREMENTS SEE GENERAL NOTE 30 ......................................................................... 14. WALL AND CEILING FINISHES SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN CBC 803.9. FOR ADDITIONAL REQUIREMENTS SEE "CODE NOTES"........................................................................ 15. INTERIOR FLOOR FINISH AND FLOOR COVERING MATERIALS SHALL COMPLY WITH CBC 804. FOR ADDITIONAL REQUIREMENTS SEE "CODE NOTES"................................................................................. 16. DECORATIVE MATERIALS AND TRIM INSTALLED IN BUILDINGS GOVERNED BY THE SFM SHALL COMPLY WITH THE PROVISIONS OF CBC 806 17. FIREBLOCKING SHALL BE INSTALLED IN COMBUSTIBLE CONCEALED LOCATIONS IN ACCORDANCE WITH CBC 718.2 IN THE FOLLOWING LOCATIONS: A. FURRED SPACES & PARALLEL ROWS OF STUDS OR STAGGERED STUDS VERTICALLY AT THE CEILING/FLOOR LEVELS & HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET. B. AT ALL INTERCONNECTIONS BETWEEN (B/W) CONCEALED VERTICAL STUD WALL/PARTITION SPACES & CONCEALED HORIZONAL SPACES CREATED BY ASSEMBLY OF FLOOR JOISTS/TRUSSES, & B/W CONCEALED VERTICAL & HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS, COVE CEILINGS & SIMILAR LOCATIONS. C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN, ENCLOSED SPACES UNDER STAIR SHALL ALSO COMPLY WITH CBC 1011.7.3. D. WITHIN CONCEALED SPACES OF EXTERIOR WALL COVERINGS AND OTHER COMBUSTIBLE EXTERIOR ARCHITECTURAL ELEMENTS FIRE BLOCKING SHALL BE INSTALLED AT MAX INTERVALS OF 20' IN EITHER DIRECTION SO THAT THERE WILL BE NO CONCEALED SPACE EXCEEDING 100 SF BETWEEN FIRE BLOCKING 18. ALL LOCATIONS OF GRADE LEVEL PARKING (OTHER THAN VEHICULAR RAMP) SHALL NOT BE SLOPED MORE THAN 2% MAX. 19. NOT USED 20. WALKWAYS, BALCONIES, CORRIDORS, EXIT SHALL NOT HAVE A CROSS SLOPE (SLOPE PERPENDICULAR TO THE DIRECTION OF TRAVEL) MORE THAN 2% 21. LEVEL LANDINGS (SLOPE LESS THAN 2% IN ANY DIRECTION) MUST BE PROVIDED ON BOTH SIDES OF ALL DOORS PER CBC. THRESHOLD TOTAL CHANGE IN LEVEL SHALL NOT EXCEED 1/2" HEIGHT OF FLOOR LEVEL CHANGE INCLUDING HEIGHT OF THRESHOLD PLATE (NOTE THAT 1/2" LEVEL CHANGE MUST BE TAPERED 1/4" AT A TIME AS REQ'D PER CBC) 22. PROJECTIONS FROM WALLS LESS THAN 80" ABOVE FINISHED FLOOR SHALL NOT PROJECT MORE THAN 4" FROM THE WALL SURFACE OR MUST HAVE FLOOR LEVEL BARRIERS 27" MAX. HIGH MEETING CBC CANE REQUIREMENTS. 23. PARKING GARAGES SHALL HAVE AN UNOBSTRUCTED HEADROOM CLEARANCE OF NOT LESS THAN 7'-0" ABOVE FINISHED FLOOR (EXCLUDING THE FIRST 4.5' ABOVE HOOD OF PARKING STALL WHERE CLR 24. HEIGHT IS ALLOWED TO BE LOWER PER MUNICIPAL CODE). 23. ALL ENTRANCES AND VERTICAL CLEARANCES WITHIN PARKING STRUCTURES SHALL HAVE A MINIMUM VERTICAL CLEARANCE OF 8'-2" TO LOWEST OBSTRUCTION WHERE REQUIRED FOR ACCESS TO ACCESSIBLE PARKING STALLS 24. PROVIDE AN APPROVED FIRE ALARM SYSTEM PER NFPA 13 OR 13R, AND CFC 907.2.9, SUBMIT PLANS FOR APPROVAL PRIOR TO INSTALLATION 25. FLOOR AND WALL FINISH AROUND AND WITHIN 2' PERPENDICULAR TO ALL PRIMARY NON-RESIDENTIAL ENTRIES SHALL OF NONABSORBENT MATERIAL (STUCCO, TILE, EXPOSED CONCRETE, OR OTHER APPROVED NONABSORBENT MATERIAL) 26. COMMON USE OR PUBLIC USE SYSTEM INTERFACE OF COMMUNICATION SYSTEMS BETWEEEN MOBILITY FEATURE RESIDENTIAL UNITS AND BUILDING ENTRY/ CALL SYSTEM SHALL INCLUDE THE CAPABILITY OF SUPPORTING VOICE AND TTY COMMUNICATION WITH THE RESIDENTIAL DWELLING UNIT INTERFACE ELECTRICAL RECEPTACLES (ON BRANCH CIRCUITS OF 30 AMPERE OR LESS), COMMUNICATION RECEPTACLES, CONTROLS, AND SWITCHES SHALL BE LOCATED NO MORE THAN 44” MEASURED FROM THE TOP OF THE RECEPTACLE NOR LESS THAN 15” MEASURED FROM THE BOTTOM OF THE RECEPTACLE TO THE LEVEL OF THE FINISHED FLOOR. IF REACH IS OVER A PHYSICAL BARRIER (COUNTERTOP ETC.) RECEPTACLES SHALL BE LOCATED WITHIN REACH RANGES SPECIFIED IN THE FOLLOWING: ADAPTABLE UNITS: CBC 11A-1138A.3. MOBILITY FEATURE UNITS AND COMMON AREAS: CBC 11B-FIGURE 308.2.2 AND 11B FIGURE 308.3.3 1. FOR MAX ALLOWED BLD AREA CALS SEE:......................................................................................................... 2. FOR ASSEMBLIES, FIRE RATINGS, AND EXITING DIAGRAMS SEE:............................................................. 3. FOR ACOUSTICAL DETAILS AND INFO SEE:.................................................................................................. 4. FOR CBC 11A ACCESSIBILITY GENERAL NOTES WITHIN ADAPTABLE UNIT SEE: .................................. 5. FOR CBC 11B ACCESSIBILITY GENERAL NOTES WITHIN MOBILITY UNITS AND COMMON AREAS SEE NOTES SERIES STARTING ON:............................................................ 6. FOR ACCESSIBILITY GENERAL SIGNAGE SEE:.............................................................................................. SCALE: 1/4"=1'-0" 0 2'4'8'12' NORTH FANS SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THE BUILDING. FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDITY CONTROL.EQEQEQ EQ EQ EQ EQ SPRINKLER HEAD (WHERE OCCURS), SEE FIRE PROT. DWGS. CORRIDOR LIGHTING PER ELECT. DWGS. TYP. CORRIDOR SOFFIT LIGHTING LAYOUT 1HR RATED EXTERIOR WALL ASSEMBLY PER TABLE 601 SEE DETAIL ........................... 1HR RATED CORRIDOR & UNIT DEMISING WALL FIRE PARTITION SEE DETAIL ........................... FIRE RATED ASSEMBLY LEGEND FOR PENETRATION THROUGH FIRE PARTITIONS, FIRE BARRIERS, AND HORIZONTAL ASSEMBLIES (FLOOR/CEILING ASSEMBLIES) SEE: .................................................. FOR TYPICAL ACOUSTICAL DTLS SEE (DTLS ARE GENERIC AND ONLY INTENDED TO ADDRESS ACOUSTICAL ISSUES).................... /10 A811 /---- /---- /---- /---- /---- /---- /---- /---- /---- /---- /---- ACCESS PANEL AT LEVEL 3, 1 HOUR FIRE RATED 20"x30" MIN. ATTIC ACCESS. ATTIC SPACE SHALL BE 30" OR GREATER IN CLEAR HEIGHT ABOVE AN ACCESS OPENING AT LEAST 30 SQ.FT IN AREA. CBC 1208.2. SEE /---- INDICATES DOWNSPOUT. TO MATCH ADJACENET WALL COLORDS /2 A812 INDICATES CORRIDOR RECESSED DOWNLIGHT, SEE ELECTRICAL PLANS FOR EMERGENCY LIGHT LOCATIONS INDICATES SURFACE MOUNTED EXTERIOR BUILDING LIGHT, SEE ELECTRICAL PLANS /3 A812 /4 A811 /6 A811 /7 A811 /8 A811 - /A811A810 2X4 WOOD STUD WALL 2X6 WOOD STUD WALL FE all ideas, designs and plans represented by this drawing are the exclusive property of bsb design, inc. and shall not be reproduced in whole or in part without the express prior written permission of said architects, any unauthorized reuse of these plans other than for the project and location shown is prohibited.JOB NO. SUBMITTAL DATE SHEET TITLE SHEET NO. CLIENT: REVISION DATE 2130 E 4TH ST #200SANTA ANA, CA 927051ST PLAN CHECK SUBMITTAL 08/20/2024 970 W. 190TH ST., STE 250, TORRANCE CA 90502 O: 310.217.8885 BSBDESIGN.COM D E S I G N BSB 1ST P.C. SUBMITTAL 08/20/2024 MR230056 A103 BUILDING LEVEL 2 PLANOLIVECREST RESIDENTIAL2150 E. FOURTH AND 2160 E. FOURTHSANTA ANA CA 92705OLIVECRESTF.O.SHT'G.F.O.SHT'G.F.O.S.F.O.S.F.O.SHT'G. F.O.SHT'G. CL F.O.SHT'G. F.O.SHT'G. CL F.O.SHT'G.F.O.SHT'G.F.O.S.F.O.S.F.O.S.LEVEL 2 PLAN -BLDG. A2 (BLDG. A1 SIMILAR) AFFORDABLE UNIT @ BLDGS A1 & A2                     55394.00101\43846773.1 1 2130 East Fourth Street Density Bonus Agreement RECORDING REQUESTED BY: AND WHEN RECORDED MAIL TO: City of Santa Ana Clerk of the Council 20 Civic Center Plaza (M-30) P.O. Box 1988 Santa Ana, California 92702 Attention: Clerk of the Council Free Recording pursuant to Government Code 27383 DENSITY BONUS HOUSING AGREEMENT WITH DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS 2130 East Fourth Street, Santa Ana, California; APN: 400-091-23 This DENSITY BONUS HOUSING AGREEMENT WITH DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS (“Agreement”), is made and entered into this day of , 2025, for reference purposes only, by and between the City of Santa Ana, a charter city and municipal corporation of the State of California (“City”), and Olive Crest, a California nonprofit corporation (“Developer”). City and Developer are sometimes referred to collectively as the “Parties” and individually as a “Party.” RECITALS A. Developer is the owner of that certain property located within the City of Santa Ana, County of Orange, State of California, commonly known as 2130 East Fourth Street, Santa Ana, California, and legally described as set forth in Exhibit A attached hereto and incorporated herein by this reference as if set forth in full (“Property”). B. Developer is proposing to develop a residential development consisting of no more than fifteen (15) units, three (3) of which are proposed as very-low income residential rental units on the Property, as more particularly set forth in Density Bonus Application No. DBA-2025-03 (“Project”). C. Santa Ana Municipal Code sections 41-1600, et seq. (“City Density Bonus for Affordable Housing”), and California Government Code sections 65915, et seq. (“State Density Bonus Law”), set forth a process to provide increased residential densities and incentives, concessions, and waivers to property owners or developers who restrict a portion of their residential development to low income, very-low income, seniors or other qualified households, as specified. These regulations are intended to materially assist the housing industry in providing adequate and affordable housing for all economic segments of the community and to provide a     55394.00101\43846773.1 2 2130 East Fourth Street Density Bonus Agreement balance of housing opportunities for very-low income, low income, seniors and other qualified households throughout the City. D. The Project is proposing a total number of fifteen (15) residential rental units, including three (3) units for Very-Low Income Tenants, as defined herein, and proposes to utilize the existing parking lot to satisfy the parking requirements of state law. E. The Project complies with the affordability requirements for a housing development as set forth in the State Density Bonus Law and City Density Bonus for Affordable Housing. F. In light of the purpose of the State Density Bonus Law and City Density Bonus for Affordable Housing, and the express provisions of Government Code Sections 65915(d)(1)(2)(C), the City has determined that the Project is eligible for three (3) incentives or concessions, and waivers as prescribed by the State Density Bonus Law. G. This Agreement, and the exhibits attached hereto and incorporated herein by reference, are intended to set forth the terms and conditions for the implementation of the Project’s requirement to provide affordable housing units in exchange for receiving the density bonus, concession and waivers set forth herein. NOW, THEREFORE, in consideration of the above recitals, which are incorporated herein by this reference, and of the mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows: 1. DEFINITIONS AND EXHIBITS 1.1 Definitions. In addition to the terms that may be defined elsewhere in this Agreement, the following terms when used in this Agreement shall be defined as follows: 1.1.1 "Adjusted for family size appropriate to the unit" shall have the meaning set forth by Health and Safety Code Section 50052.5(h). 1.1.2 "Affordable Rent" means the maximum Monthly Rent that may be charged to and paid by an Eligible Household for the Affordable Units, as required by the terms of this Agreement, and which shall not exceed the amount of Affordable Rent authorized by California Health and Safety Code Section 50053 and pursuant to implementing regulations published by the California Department of Housing and Community Development, as determined from the Median Income for Orange County, as defined below in Section 1.1.16. The Affordable Rent shall be adjusted to reflect a reasonable utilities allowance for utilities paid by the household using the Santa Ana Housing Authority Multi-Family Housing Utility Allowance Schedule, and shall be updated no less than annually. 1.1.3 “Affordable Rent Schedule” means a rent schedule established as of the date of issuance of an occupancy permit (exclusive of tenant utility payments or security deposits)     55394.00101\43846773.1 3 2130 East Fourth Street Density Bonus Agreement for the required number/percentage of the total number of units in the Project which are to be rented or available for rent to Eligible Households. The Affordable Rent Schedule shall be established at the time of the issuance of the occupancy permit (“Initial Rent Schedule”) and shall be created in accordance with the Orange County, California Primary Metropolitan Statistical Area (“PMSA”) as published by the California Department of Housing and Community Development (“HCD”), adjusted for family size, and shall be updated no less than annually. 1.1.4 "Affordable Units(s)" means the three (3) unit(s), which shall each be two- bedroom units. Any change to the number, bedroom size, or distribution of Affordable Units is subject to City Manager approval. 1.1.5 "Agreement" means this Density Bonus Housing Agreement. 1.1.6 "City" means the City of Santa Ana, California 1.1.7 "City Council" means the City Council of the City of Santa Ana. 1.1.8 "City Attorney" means the City Attorney for the City of Santa Ana. 1.1.9 "City Manager" means the City Manager for the City of Santa Ana. 1.1.10 "City's Planning Commission" means the Planning Commission for the City of Santa Ana. 1.1.11 “Density Bonus Application” shall mean the Density Bonus Application No. 2025-03 for the Project. 1.1.12 "Developer" means Olive Crest, a California nonprofit corporation, and its permitted successors and assigns to all or any part of the Property, Project or this Agreement. 1.1.13 "Effective Date" means the date the Developer and the City shall record or cause to be recorded in the Official Records for Orange County, California, an executed original of this Agreement, pursuant to section 4.1 herein. 1.1.14 "Eligible Household" means a Household whose income does not exceed the “Very-Low Income Tenant” qualifying limit as defined herein. 1.1.15 "Household" means all persons residing in a Unit. 1.1.16 "Median Income" means the Orange County, California area median income, adjusted for family size pursuant to California Health and Safety Code § 50052.5(h), as periodically published by HCD. 1.1.17 "Monthly Rent" means the total of monthly payments for: (a) use and occupancy of each Affordable Unit and land and facilities associated therewith; (b) any separately charged fees or service charges assessed by Developer which are required of all tenants, other than security deposits, application fees or credit check fees; (c) a reasonable allowance for an adequate level of service of utilities not included in (a) or (b) above, including garbage collection, sewer,     55394.00101\43846773.1 4 2130 East Fourth Street Density Bonus Agreement water, electricity, gas and other heating, cooking and refrigeration fuels, but not including telephone or cable service, to the extent applicable and charged to tenant; and, (d) possessory interest, taxes or other fees or charges assessed for use of the land and facilities associated therewith by a public or private entity other than Developer. In the event that certain utility charges are paid by the landlord rather than the tenant, no utility allowance shall be deducted from the rent for that type of utility charge. 1.1.18 "Project" means that certain affordable residential development as more particularly described in the Recitals and Section 2 of this Agreement. 1.1.19 "Property" means that certain real property more particularly described in the legal description in Exhibit A and improvements thereon. 1.1.20 "State Density Bonus Law" means Government Code sections 65915, et seq., as they exist on the Effective Date. 1.1.21 "Term" means the period during which this Agreement shall be in full force and effect, as provided for in Section 5.1 below. 1.1.22 "Unit" means a residential dwelling unit within the Project to be constructed or caused to be constructed by Developer pursuant to this Agreement. 1.1.23 "Unrestricted Units" means the Units within the Project to be constructed or caused to be constructed by Developer to a Household without restriction. 1.1.24 “Very-Low Income Tenant(s)” means a Household whose income does not exceed fifty (50%) of the area median income for the Orange County, California PMSA, adjusted for household size, as published by HCD. 1.2 Exhibits. The following documents are attached to, and by this reference made a part of, this Agreement: 1.2.1 Exhibit A – Legal Description of the Property 1.2.2 Exhibit B – Tenant Verification 1.2.3 Exhibit C – Annual Tenant Recertification 1.2.4 Exhibit D – Annual Rental Housing Compliance Report 1.2.5 Exhibit E – Notice of Affordability Restrictions on Transfer of Property 2. DEVELOPMENT OF THE PROPERTY 2.1 Project. Developer shall develop, operate, and maintain, or cause the development, operation and maintenance of, the Property as fifteen (15) unit rental residential community, with three (3) Affordable Units for Eligible Households.     55394.00101\43846773.1 5 2130 East Fourth Street Density Bonus Agreement 2.2 Density Bonus. The Project shall have fifteen (15) Units, to be rented, occupied, operated, and maintained pursuant to the terms and conditions of this Agreement. Developer understands and agrees that Developer is not requesting an increase in density and that this Agreement does not allow or approve an increase in residential density over the allowed density regulations of the City. Developer shall not construct or develop, or otherwise claim a right to construct or develop any additional residential units on the Property under this Agreement. 2.3 Development Concessions, Incentives, and Waivers. As set forth in the City entitlements, Developer petitioned for and is hereby granted the following concessions, incentives, and waivers as part of the approval of Density Bonus Application: 2.3.1 Concession. In accordance with Government Code Section 65915(d)(1), Developer is granted the following concession(s): (a) The Project shall not be subject to the obligation to provide publicly accessible open space, as set forth in the Metro East Mixed Use Overlay Zone, Table 2, Section 4.5. (b) The obligation to provide private open space, as set forth in the Metro East Mixed Use Overlay Zone, Table 2, Section 4.6, shall be reduced to zero. (c) Developer is not required to submit a parking study. 2.3.2 Waivers. Provided that the Project complies with all other requirements of this Agreement and the Project Approvals, the City agrees to a partial waiver of the requirement to provide common open space, provided the Project provides a total of 2,191 square feet of common open space, including 761 square feet of common area to include laundry amenities, office, community room, and bathroom facilities; and 1,430 square feet of dedicated outdoor open area to be improved with landscaping and outdoor furnishing, as set forth in the Metro East Mixed Use Overlay Zone, Table 2, Section 4.6. 2.4 Parking Requirements. Onsite parking shall be provided in compliance with Government Code Section 65915(p) by utilizing the existing parking on the Property for residents of the Project. Developer represents and warrants that the existing parking on the Property comprises of 136 parking spaces and provides adequate levels of parking for the Project, including all required accessible parking for the Project and prospective residents. Provided that at least twenty-three (23) parking spaces are available to residents in the Project from the existing parking, Developer shall not be required to provide any additional parking. 2.5 No Further Concessions, Incentives, or Waivers. Developer acknowledges and agrees that no further concessions, incentives, waivers or parking requirements are requested, and that the terms set forth in Section 2.3 and 2.4 fully satisfies any duty City may have under the City Density Bonus for Affordable Housing, the Density Bonus Law, or any other law or regulation to provide any density bonus incentive or to waive any building, zoning, or other requirement in connection with a density bonus. By this Agreement, Developer releases any and all claims Developer may have against City in any way relating to or arising from City’s obligation to waive     55394.00101\43846773.1 6 2130 East Fourth Street Density Bonus Agreement requirements of or provide development incentives pursuant to the City Density Bonus for Affordable Housing and the Density Bonus Law applicable to the Project. 2.6 Unit Mix. 2.6.1 Unrestricted Units. The Project, for purposes of this Agreement, may have no more than twelve (12) Unrestricted Units, inclusive of one (1) manager's unit, as set forth in sub-paragraph 2.6.3, below, and pursuant to the terms and conditions of this Agreement. Any change to the unit distribution of the Unrestricted Units may affect the comparability of the Affordable Units and is subject to City Manager approval. 2.6.2 Affordable Units. The Project, for purposes of this Agreement, shall have no less than three (3) Affordable Units, for Very-Low Income Tenants, as set forth in sub- paragraph 2.6.3, and pursuant to the terms and conditions of this Agreement. The Affordable Units shall be consistent with all City approvals, comparable in bedroom distribution and amenities to the Unrestricted Units, and shall be located throughout the Project as required under Santa Ana Municipal Code section 41-1602(c)(5). 2.6.3 Unit Mix. UNIT MIX Plan # Plan A-1 @ Level 1 Plan A-1 @ Level 2 Plan A-1 @ Level 1 Plan A-1 @ Level 2 Plan A-1 @ Level 1 Total Income Level Unrestricted Unrestricted Very Low Income Tenants Very Low Income Tenants Unrestricted N/A # of Units 6 5 2 1 1 15 # of Units as a % of Total 40.0% 33.3% 13.3% 6.7% 6.7% 100% Sq Ft 755 769 755 769 755 11,409 Bedrooms Two Two Two Two Two 30 2.7 Minimum Development Standards for Affordable Units. The Affordable Units shall be constructed with the same exterior appearance and interior features, fixtures, and amenities, and shall use the same type and quality of materials as provided for any Unrestricted Units, regardless of whether such Unrestricted Units are in the Project. 2.8 Permits and Processing; Compliance with Laws. Developer, at its sole cost and expense, or as otherwise set forth in a separate written agreement, shall secure or cause to be     55394.00101\43846773.1 7 2130 East Fourth Street Density Bonus Agreement secured any and all permits that may be required for development of the Project by City or any other federal, state, or local governmental entity having or claiming jurisdiction over the Property or Project. Upon securing any and all permits, and all necessary financing and property interests, Developer shall carry out and perform the development, operation, and maintenance of the Project or cause the performance of the development, operation, and maintenance of the Project, in conformity with all applicable federal, state, and local laws and regulations, and all conditions of approval issued by the City Council and City's Planning Commission for the Project. Any changes to the Project shall be reviewed by the City to determine compliance with this Agreement. If any changes to the Project shall materially alter the ability of Developer to comply with any terms of this Agreement in City’s sole determination, then City and Developer shall meet and confer to address amendments and revisions to this Agreement as necessary. 2.9 Relocation Prior to Development of Project. If relocation is required prior to the completion of development of the Project, Developer shall have the sole and exclusive responsibility for providing relocation assistance and paying all relocation costs as may be required to comply with applicable federal and state laws and regulations. In addition to any other indemnity provided by Developer under this Agreement, Developer shall indemnify, defend (with counsel of City's choosing and the consent of Developer, which shall not be unreasonably withheld, and which may be joint defense counsel upon City's and Developer's consent), and hold harmless City and all of its officials, officers, employees, representatives, volunteers and agents from any and all alleged or actual claims, causes of action, liabilities, and damages from any third party for relocation assistance, benefits and costs prior to the completion of the development of the Project. 2.10 Mechanic's Liens; Indemnification. Developer shall take all actions reasonably necessary to remove any future mechanic's liens or other similar liens (including design professional liens) against the Property or Project, or any part thereof, by reason of work, labor, services, or materials supplied or claimed to have been supplied to Developer or caused by, at the direction of, or on behalf of Developer. Prior to the recording of this Agreement (or memorandum thereof) pursuant to Section 4.1 below, Developer shall provide evidence from the Title Company of any new recordings against the Property or Project. City hereby reserves all rights to post notices of non-responsibility and any other notices as may be appropriate upon a filing of a mechanic's lien. In addition to any other indemnity provided by Developer under this Agreement, Developer shall indemnify, defend (with counsel of City's choosing and the consent of Developer, which shall not be unreasonably withheld, conditioned or delayed and which may be joint defense counsel upon City's and Developer's consent), and hold harmless City and all of its officials, officers, employees, representatives, volunteers and agents from any and all alleged or actual claims, causes of action, liabilities, and damages from any third party by reason of a mechanic's lien or work, labor, services, or materials supplied or claimed to have been supplied to Developer or caused by, at the direction of, or on behalf of Developer. 3. AFFORDABILITY 3.1 Affordability Term. Each Affordable Unit shall be restricted to use and occupancy by Eligible Households for a term of not less than fifty-five (55) years ("Affordability Term"). The Affordability Term shall commence on the date when an Affordable Unit receives all required occupancy permits from the City and expire on the date that is fifty-five (55) years after the date when the Affordable Unit is first made available for occupancy to Eligible Households     55394.00101\43846773.1 8 2130 East Fourth Street Density Bonus Agreement pursuant to this Agreement. The Affordability Term shall be determined for each individual Affordable Unit. 3.2 Memorializing Commencement of Affordability Term. Developer shall keep or cause to be kept detailed records of the commencement date of the Affordability Term for each Affordable Unit. City shall have the right to review and verify said records to ensure that the commencement date specified by Developer for an Affordable Unit coincides with the date that the Affordable Unit received all permits from City required for occupancy of the Unit. In the event that a conflict exists between the date specified by Developer for the commencement of the Affordability Term for an Affordable Unit and the date specified by City's issuance of all required permits for occupancy of the Unit, the date specified by City's issuance of all required permits for occupancy of the Unit shall control. 3.3 Levels of Affordability. 3.3.1 Affordable Rent. Developer covenants that all three (3) Affordable Units in the Project shall at all times during the Affordability Term be rented to, or held vacant and available for immediate occupancy by an Eligible Household, at an Affordable Rent. 3.3.2 Affordable Rent for Very Low Income Tenants. The Affordable Rent for Very Low Income Tenants shall not exceed the limits set forth in California Health and Safety Code Section 50053 and implementing regulations, which provide that the Affordable Rent shall not exceed thirty percent (30%) times fifty percent (50%) of the Median Income, as adjusted for family size appropriate to the unit. 3.3.3 Affordable Rent Schedule. Prior to issuance of a Certificate of Occupancy for the Project, and on each anniversary of the issuance of the initial Certificate of Occupancy for the Project, Developer shall provide to the City the Affordable Rent Schedule, which City shall have not less than thirty (30) days to review and approve or disapprove, which approval shall not be unreasonably withheld. 4. OPERATION OF THE PROJECT BY DEVELOPER 4.1 Payment of Density Bonus Setup Fee. A Density Bonus Setup Fee in the amount of Two Thousand Five Hundred Sixty One Dollars and Seventy-Two Cents ($2,561.72), was paid by the Developer on November 20, 2024, prior to execution of this Agreement. 4.2 Recording of Documents; Priority. 4.2.1 No later than issuance of building permits for the Project, Developer and the City shall record or cause to be recorded in the Official Records for Orange County, California, an executed original of this Agreement. City shall cooperate with Developer in promptly executing in recordable form this Agreement. The date of recording of the Agreement shall be the Effective Date of the Agreement. Upon the date of recording, the terms and conditions of this Agreement shall be binding upon and run with the Property and Project for the Term of this Agreement. It is the express intent and agreement between the Parties that this Agreement shall remain binding and enforceable against the Property, the Project, and the Units to ensure compliance with the State     55394.00101\43846773.1 9 2130 East Fourth Street Density Bonus Agreement Density Bonus Law and City Density Bonus Law, and to ensure the continued supply of Affordable Units in the Project, except as expressly set forth in this Agreement. 4.2.2 The Agreement shall be recorded against the Property and have priority over those matters of public record, except as approved in writing by the City. For purposes of this paragraph, Developer shall provide the City with a preliminary title report for the Property dated not less than thirty (30) days prior to the execution of this Agreement. Developer agrees and warrants that it will exercise reasonable efforts to obtain the consent or approval to a subordination agreement with any senior lienholders and that, if such consent or approval is not provided, this Agreement and the benefits to Developer and the Project hereunder may be terminated by the City with thirty (30) days' written notice. 4.3 Rental of Units. Upon the completion of construction of the Project and receipt by Developer of all required permits for the occupancy of the Units, Developer shall rent or cause to be rented each Affordable Unit to Eligible Households for the Affordability Term for such Affordable Unit in accordance with the terms and conditions set forth in this Agreement, which provide among other terms and conditions for the rental of each Affordable Unit at an Affordable Rent to an Eligible Household for the Affordability Term. 4.4 Occupancy Levels. Subject to state or federal laws and regulations, the number of persons permitted to occupy each Affordable Unit shall not exceed two persons per bedroom, plus one person. If an Eligible Household, during the terms of its tenancy, adds members that exceed the maximum occupancy allowed under this section, Developer shall provide written notification informing the household that: it is over-occupancy; has been placed on a waiting list for up to one-hundred and eighty (180) days; the expiration date of the waiting list; and the terms for terminating the lease. A written status update will be provided to the household at one-hundred and twenty (120) days, ninety (90) days, sixty (60) days and thirty (30) days if applicable. 4.5 Use of the Property. All uses conducted on the Property by Developer, including, without limitation, all activities undertaken by the Developer pursuant to this Agreement, shall conform to all applicable provisions of the Santa Ana Municipal Code and other applicable federal, state, and local laws, rules, and regulations. The Project shall at all times during the Term of this Agreement be used as a rental housing complex and none of the Affordable Units in the Project, nor shall the Property or any portion thereof, ever be used as a hotel, motel, dormitory, fraternity or sorority house, rooming house, hospital, nursing home, sanitarium or rest home, or be converted to condominium ownership. All of the community facilities and any social programs provided to the Project’s residents shall be available on an equal, nondiscriminatory basis to residents of all Units at the Project. 4.6 Maintenance. Developer shall, at all times during the term of this Agreement, cause the Property and the Project to be maintained in a decent, safe and sanitary manner, regardless of cause of the disrepair. Owner shall be fully and solely responsible for costs of maintenance, repair, addition and improvements. City, and any of its employees, agents, contractors or designees shall have the right to enter upon the Property at reasonable times and in a reasonable manner to inspect the Project, after providing notice as follows: (i) at least a 24-hour notice to Developer and Tenants of the Affordable Unit which will be inspected, or (ii) at least 48     55394.00101\43846773.1 10 2130 East Fourth Street Density Bonus Agreement hours’ notice to Developer, which shall promptly give notice to Tenants of the Affordable Unit to be inspected. 4.7 Affordable Rental Lease Agreement. Developer shall prepare and obtain City’s approval, which approval shall not be unreasonably withheld, conditioned or delayed, of a rental lease agreement for the Affordable Unit (“Affordable Unit Lease Agreement”) for the Affordable Unit. All Affordable Unit Lease Agreements must 1) identify the names and ages of all members of the household who will occupy the Affordable Unit; and 2) state that the Household’s right to occupy the Affordable Unit is subject to compliance with the Median Income requirements, adjusted for family size appropriate to the unit, as periodically published by HCD. All Affordable Unit Lease Agreements must be consistent with the terms contained in this Density Bonus Agreement. 4.8 Selection of Tenants. 4.8.1 Developer shall be responsible for the selection of tenants for the Affordable Units in compliance with lawful and reasonable criteria and the requirements of this Agreement. 4.8.2 Local preference for Santa Ana residents and workers in tenant selection for the Affordable Units shall be a requirement of the Project. Subject to applicable laws and regulations governing nondiscrimination and preferences in housing occupancy required by the State of California, the Developer shall give preference in leasing the Affordable Units to households that live and/or work in the City of Santa Ana or who have an active Housing Choice Voucher issued by the Housing Authority of the City of Santa Ana or any other Public Housing Authority. 4.8.3 All applicants for Affordable Units will be screened and “lotterized.” A waiting list will be created from a lottery generated from the initial pool of rental applications. The waiting list will track applicant name and contact information, lottery number (or designated number after the initial lottery), household income, household size, status of application, and any other information deemed necessary. The waiting list will be maintained as an electronic file and available for audit by the City of Santa Ana in accordance with resident selection procedures as set forth herein. 4.8.4 Prior to the rental or lease of an Affordable Unit to a tenant(s), Developer shall require the tenant(s) to execute a written lease and to complete a Tenant Income Verification Form (in substantially the form attached hereto as Exhibit B) certifying that the tenant(s) occupying the Affordable Unit is/are an Eligible Household and otherwise meet(s) the eligibility requirements established for the Affordable Unit. Developer shall verify the income of the tenant(s) as set forth herein. 4.8.5 The Developer may rent or lease an Affordable Unit(s) to a nonprofit organization or an entity affiliated with a nonprofit organization, provided that the nonprofit organization or entity is required as a condition of that lease (a "Master Lease") to sublease the Affordable Unit to an Eligible Household. The Master Lease shall be provided to the City, which shall have thirty (30) days to review and approve, which approval shall not be unreasonably withheld. Prior to the rental or lease of an Affordable Unit under a Master Lease, Developer shall     55394.00101\43846773.1 11 2130 East Fourth Street Density Bonus Agreement require the lessee thereunder to require each prospective sub-tenant to complete a Tenant Income Verification Form (in substantially the form attached hereto as Exhibit B) certifying that the resident(s) occupying the Affordable Unit is/are an Eligible Household and otherwise meet(s) the eligibility requirements established for the Affordable Unit under this Agreement. If an Affordable Unit subject to a Master Lease is not rented within thirty (30) days, then the City shall have the right to require termination of the Master Lease or declare a default under this Agreement for failure to fully utilize the Affordable Unit. The Master Lease shall require compliance with this Agreement, and nothing in this paragraph or the Master Lease shall relieve Developer from compliance with the obligations of this Agreement. 4.9 Income Verification and Certification. Developer shall make reasonable efforts to verify or cause to be verified that the income and asset statement provided by an applicant in an income certification is accurate by taking, at a minimum, at least one of the following steps as a part of the verification process: (1) obtain three months consecutive pay stubs for the most recent pay period, (2) obtain an income tax return for the most recent tax year, (3) obtain an income verification form from the applicant’s current employer, (4) obtain an income verification form from the Social Security Administration and/or the California Department of Social Services if the applicant receives assistance from either of such agencies, or (5) if the applicant is unemployed and has no such tax return, obtain another form of independent verification. 4.9.1 Gross Household Income. Gross household income means all income from whatever source from all adult Household members, which is anticipated to be received during the 12-month period following the date of the determination of Gross Household Income. The applicable sources of income are defined in California Code of Regulations Title 25 Housing and Community Development Section 6914. 4.9.2 Annual Recertification. Developer agrees to recertify or cause to be recertified household eligibility annually. Notification of Annual Tenant Recertification shall be sent to the household in substantially the form attached hereto as Exhibit C. An Annual Rental Housing Compliance Report (“Annual Compliance Report”) shall be sent by Developer to the City in substantially the form attached hereto as Exhibit D for City’s review and approval. The Annual Compliance Report shall be due to the City within 30 days of the anniversary of the commencement of the Affordability Term, which is the date that each building receives all required occupancy permits from the City. 4.9.3 Continued Income Qualification and Vacated Affordable Units. If the annual recertification demonstrates that a previously Eligible Household’s gross household income exceeds the allowed Median Income for the Affordable Unit, the Developer will be considered in compliance with this agreement so long as one of the following pertinent actions from the following list is taken: (a) The Developer may offer to rent the unit to the previously, but no longer, Eligible Household as an Unrestricted Unit without any limitations on rental rates. In that case, the Developer must then make available for rent to an Eligible Household another unit within the Project that meets the size and location requirements for Affordable Units under this Density     55394.00101\43846773.1 12 2130 East Fourth Street Density Bonus Agreement Bonus Agreement. If there are no vacant units meeting those requirements, then the next available unit within the Project which does meet those requirements must be rented to an Eligible Household. (b) If the no longer Eligible Household either moves to another Unrestricted Unit within the Project or leaves the Project altogether, then the vacated Affordable Unit, or, at Developer’s election, any other Unrestricted Unit within the Project which meets the size and location requirements for Affordable Units under this Density Bonus Housing Agreement and has the same number of bedrooms as the vacated unit, shall be rented as an Affordable Unit to an Eligible Household. (c) Developer may proceed to terminate the tenancy and pursue any and all remedies in accordance with law or contract. 4.10 Monitoring and Recordkeeping. Throughout the Term of this Agreement, Developer shall annually complete or cause to be completed and submit to City the Annual Compliance Report. Developer agrees to pay a reasonable fee, as set by City resolution, for the purpose of paying the actual costs associated with the City’s obligation to monitor Developer’s compliance with the affordability restrictions contained in this Agreement related to the Affordable Units, not to exceed monitoring costs for up to three (3) Affordable Units. Representatives of City shall be entitled to enter the Property if necessary after review of above documentation, upon at least forty-eight (48) hour notice, to monitor compliance with this Agreement, and shall be entitled to inspect the records of the Project relating to the Affordable Units and to conduct an independent audit or inspection of such records at a location within the City that is reasonably acceptable to the City without a fee from the City. Developer agrees to cooperate with City in making the Property and the records of the Project relating to the Affordable Unit reasonably available for such inspection or audit. Developer agrees to maintain or cause for the maintenance of each record of the Project for no less than five (5) years after creation of each such record, including the five-year period following the expiration of the Term of this Agreement. Developer shall allow the City to conduct annual inspections of the Affordable Unit on the Property after the date of construction completion, with reasonable notice, which shall be at least twenty four (24) hours in advance, unless a shorter time is required in an emergency, to Developer of the Affordable Unit. Developer shall commence to cure or cause the commencement to cure any defects or deficiencies found by the City while conducting such inspections within ten (10) business days of written notice thereof, or such longer period as is reasonable within the sole discretion of the City. 4.11 Notice of Affordability Restrictions on Transfer of Property. In the event the Developer wishes to sell or transfer the Project, during the Term of this Agreement, the City and the Developer shall execute and deposit into escrow, a Notice of Affordability Restrictions on Transfer of the Property, to be executed by the City and Developer in a form substantially similar to Exhibit E, which is attached hereto and must be executed by the parties prior to any transfer of the Property. 4.12 Emergency Evacuation Plan. Developer shall submit and obtain approval of an Emergency Evacuation Plan (the EEP) from City Police and Fire Protection agencies prior to     55394.00101\43846773.1 13 2130 East Fourth Street Density Bonus Agreement issuance of a Certificate of Occupancy. Up-to-date 24-hour emergency contact information for the on-site personnel shall be provided to the City on an ongoing basis and the approved EEP shall be kept onsite and also be submitted to the following City Agencies: (a) Police Department (b) Fire Department (c) Planning and Building Agency (d) Community Development Agency 4.13 Crime Free Housing. Developer shall work with City staff to formalize a crime free housing policy, procedure, and design plan (the “CFH Plan”), which includes the following provisions: (a) Requiring parking areas and common interior areas (lobbies, elevators, etc.) to contain security cameras; (b) Requiring routine unit inspections; (c) Ensuring lobby/other entrance doors are secured and accessed via remote controls, fobs, etc.; and (d) Have policies in place to ensure that common use areas such as hallways and trash enclosures are maintained in good condition and repair (e.g., well- lit, kept clean, etc.). Developer shall submit and obtain approval from the City’s Planning and Building Agency (“PBA”) that the CFH Plan meets the requirements of this Subsection 4.13 prior to issuance of the Certificate of Occupancy. The approved CFH Plan shall be implemented and administered by Developer or its designated property manager. 4.14 Onsite Parking Management Plan. Developer shall provide onsite parking for residents and visitors of the Project and actively monitor the parking demand of the Project site. Developer shall continually monitor and take the following measures to manage the parking demand of the Project site to mitigate the use of offsite parking spaces on private or public properties and/or right-of-way. (a) Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the onsite parking spaces for both residents and guests; (b) Policies for maximum time vehicles may be parked in the surface parking spaces, including any guest parking; and (c) Policies for towing unauthorized vehicles, vehicles parked in unauthorized locations (such as fire lanes), vehicles parking in surface guest parking     55394.00101\43846773.1 14 2130 East Fourth Street Density Bonus Agreement without a sticker, hang-tag, or other identifiers, and vehicles parked longer than any maximum guest parking timeframes allowed. Prior to issuance of the Certificate of Occupancy, Developer shall submit and obtain approval from the PBA a Parking Management Plan (the “PMP”) including those measures above. The approved PMP shall be adhered to and be enforced by the Project at all times. 4.15 Marketing and Resident Selection Plan. 4.15.1 Each Affordable Unit shall be leased to Eligible Households selected by Developer who meet all of the requirements provided herein. Prior to Certificate of Occupancy, Developer shall prepare and obtain City’s approval of a marketing program and resident selection plan for the leasing of the Affordable Units at the Project (“Marketing Program”). The leasing of the Affordable Units shall thereafter be marketed in accordance with the Marketing Program as the same may be amended from time to time with City’s prior written approval. Upon request, Developer shall provide City with periodic reports with respect to the leasing of the Housing Units. 4.15.2 The Marketing Program shall include, but is not limited to, marketing and community outreach activities, proposed tenant selection criteria, occupancy standards, income requirements, timeline and details for outreach and marketing, data collection, record keeping and monitoring, procedures for complaints, and compliance assessment. Components of the resident selection plan shall include, but are not limited to, the application process, interview procedure, apartment offer and assignment, rejected applications, and wait list management. All requirements set forth herein shall be incorporated in the Marketing Program. 5. TERM OF THIS AGREEMENT 5.1 Term. The term of this Agreement ("Term") shall commence on the Effective Date and shall continue until the expiration of the Affordability Term for all Affordable Units, as set forth in Section 3.1, above. 6. DEFAULT AND TERMINATION; INDEMNIFICATION 6.1 Default. Failure or delay by any Party to perform any term or provision of this Agreement, which is not cured within thirty (30) days after receipt of notice from the other Party specifying the default (or such other period specifically provided herein), constitutes a default under this Agreement; provided, however, if such default is of the nature requiring more than thirty (30) days to cure, the defaulting Party shall avoid default hereunder by commencing to cure within such thirty (30) day period, and thereafter diligently pursuing such cure to completion within an additional sixty (60) days following the conclusion of such thirty (30) day period (for a total of ninety (90) days). Except as required to protect against further damages, the injured Party may not institute proceedings against the Party in default until the time for cure has expired. Failure or delay in giving such notice shall not constitute a waiver of any default, nor shall it change the time of default. Notwithstanding the above, should the Developer elect to not proceed with the Project prior to commencement of construction, the Developer shall submit written notice of such     55394.00101\43846773.1 15 2130 East Fourth Street Density Bonus Agreement termination (“Termination Letter”) to the City, which Developer, for itself, its successors and assigns, states that it waives, forfeits, and relinquishes any and all benefits under this Agreement. Upon City’s receipt of the Termination Letter, the Parties agree to terminate this Agreement, except that the obligations of Section 4.1 and 6.4 shall survive termination. Developer shall, at its sole cost and expense, prepare and record a Termination of Agreement, which City shall review and approve, in the exercise of reasonable discretion. Such termination shall not be considered a default by any Party, but it shall result in a termination of the Agreement as provided for herein. 6.2 City's Remedies. In the event of a Default, the City shall have all rights and remedies available at law, and may seek any or all of the following remedies: 6.2.1 Any individual who sells or rents (including subleasing) an Affordable Unit in violation of the provisions of this Agreement shall be required to forfeit to City all monetary amounts so obtained. 6.2.2 City may exercise any rights or institute any appropriate legal actions or proceedings necessary to ensure compliance with this Agreement, including but not limited to: (a) Actions to revoke, deny or suspend any permits and/or certificate of occupancy; and (b) Actions for injunctive relief or damages. 6.3 Rights and Remedies Cumulative. The rights and remedies of the Parties are cumulative, and the exercise by either Party of one or more of its rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other Party. Notwithstanding anything to the contrary contained in this Agreement, in no event shall either Party be liable for speculative, consequential, punitive or other indirect damages, and each Party waives any right to collect speculative, consequential, punitive or other indirect damages against the other Party. 6.4 Indemnification. In addition to any other indemnity specifically provided in this Agreement, Developer agrees to defend (with counsel of City's choosing and the consent of Developer, which shall not be unreasonably withheld, conditioned or delayed and which may be joint defense counsel upon City's and Developer's consent) indemnify and hold harmless City and its respective officers, officials, agents, employees, representatives, and volunteers (collectively, "Indemnitees") from and against any loss, liability, claim, or judgment arising from any claims, demands, or causes of action arising from or related to this Agreement, including the approval thereof, except to the extent caused by the active negligence or willful misconduct of Indemnitees. 7. ASSIGNMENT; COVENANTS RUN WITH THE LAND 7.1 Assignment by Developer. 7.1.1 Prohibited Transfers or Assignments. Developer shall not sell, transfer, or assign the Property or Project in whole or in part, or transfer or assign Developer's rights and obligations in this Agreement, in whole or in part, unless the sale, transfer, or assignment complies with this Section 7. If Developer seeks to sell, transfer or assign the Property or Project, or any     55394.00101\43846773.1 16 2130 East Fourth Street Density Bonus Agreement rights and obligations in this Agreement, Developer shall request City’s written consent, and City shall respond within thirty (30) days with a written approval or denial, which City may determine in its sole and absolute discretion. If City approves such a request, then prior to any such sale, transfer or assignment, Developer shall pay City’s reasonable fees as compensation for the City’s review of the request. City’s failure to respond to the request within thirty (30) days shall be deemed an approval. 7.1.2 Sale of Property. Developer agrees and declares that the Property and the Project shall be held, conveyed, mortgaged, encumbered, leased, rented, used, occupied, operated, sold, and approved subject to all obligations set forth or incorporated in this Agreement, all of which are for the purpose of enhancing and protecting the value and attractiveness of the Property and the Project. All of the obligations set forth or incorporated in this Agreement shall constitute covenants which run with the land and shall be binding on Developer and its successors and assigns, and all parties having or acquiring any right, title or interest in, or to any part of the Property or Project. Developer further understands and agrees that the approvals received for this Project have been made on the condition that Developer and all subsequent owners, or other successors and assigns of the Property and/or Project lease and rent the Affordable Units in accordance with the terms and conditions stipulated in Sections 4, 5 and 6 of this Agreement for a term of fifty five (55) consecutive years commencing upon the date that the Project is first occupied. 7.1.3 Subsequent Assignment. As used in this Agreement, the term "Developer" shall be deemed to include any such transferee or assignee after the date such sale, transfer, or assignment occurs in compliance with this Agreement. 7.1.4 Unpermitted Assignments Void. Any sale, transfer, or assignment made in violation of this Agreement shall be null and void, and City shall have the right to pursue any right or remedy at law or in equity to enforce the provisions of the restriction against unpermitted sales, transfers, or assignments. 7.2 Covenants Run with the Land. The Property shall be used, occupied and improved subject to the covenants, conditions, and restrictions set forth herein. The covenants, conditions, restrictions, reservations, equitable servitudes, liens and charges set forth in this Agreement shall run with the Property and shall be binding upon Developer and all persons having any right, title or interest in the Property, or any part thereof, their heirs, and successive owners and assigns, shall inure to the benefit of City and its successors and assigns, and may be enforced by City and its successors and assigns. The covenants established in this Agreement shall, without regard to technical classification and designation, be binding for the benefit and in favor of City and its successors and assigns, and the parties hereto expressly agree that this Agreement and the covenants herein shall run in favor of City. City is deemed the beneficiary of the terms and provisions of this Agreement and of the covenants running with the land, for and in its own right and for the purposes of protecting the interests of the community and other parties, public or private, in whose favor and for whose benefit this Agreement and the covenants running with the land have been provided. Developer hereby declares its understanding and intent that the burden of the covenants set forth herein touch and concern the land and that the Developer's interest in the Property is rendered less valuable thereby. Developer hereby further declares its understanding and intent that the agreement provides a public benefit in furtherance of benefit of such covenants     55394.00101\43846773.1 17 2130 East Fourth Street Density Bonus Agreement touch and concern the land by enhancing and increasing the enjoyment and use of the Property by the citizens of City and by furthering the health, safety, and welfare of the residents of City. 8. MISCELLANEOUS 8.1 Entire Agreement. This Agreement and all of its exhibits and attachments set forth and contain the entire understanding and agreement of the parties with respect to the density bonus of the Project, and there are no oral or written representations, understandings or ancillary covenants, undertakings or agreements which are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement. 8.2 Amendment. Any alteration, change or modification of or to this Agreement, in order to become effective, shall be made in writing and in each instance approved by the City Council, or through the City Manager as detailed herein, and signed on behalf of each party. The City Manager shall have the authority to make approvals, issue interpretations, execute documents, waive provisions, and/or enter into amendments of this Agreement on behalf of City that further the intent of this Agreement. Any requested alteration, change or modification of the Agreement by Developer shall require the payment of fees or deposit by Developer to City, as applicable, for the City’s review of the request. Each alteration, change, or modification to this Agreement shall be recorded against the Property in the Official Records of Orange County, California. 8.3 Notices. 8.3.1 Delivery. As used in this Agreement, "notice" includes, but is not limited to, the communication of notice, request, demand, approval, statement, report, acceptance, consent, waiver, appointment or other communication required or permitted hereunder. All notices shall be in writing and shall be considered given either: (i) when delivered in person to the recipient named below; or (ii) on the date of delivery shown on the return receipt, after deposit in the United States mail in a sealed envelope as either registered or certified mail with return receipt requested, and postage and postal charges prepaid, and addressed to the recipient named below; or (iii) two (2) days after deposit in the United States mail in a sealed envelope, first class mail and postage prepaid, and addressed to the recipient named below; or (iv) one (1) day after deposit with a known and reliable next-day document delivery service (such as Federal Express), charges prepaid and delivery scheduled next-day to the recipient named below, provided that the sending party receives a confirmation of delivery from the delivery service provider; or (v) the first business day following the date of transmittal of any facsimile, provided confirmation of successful transmittal is retained by the sending Party; or (vi) upon transmission thereof (as evidenced by the recipient’s reply to such notice or other competent evidence of actual receipt) if transmitted by electronic transmission (email), provided that a copy of such notice is concurrently sent by first-class mail postage prepaid. All notices shall be addressed as follows: If to City: City of Santa Ana Community Development Agency 20 Civic Center Plaza (M-26) P.0. Box 1988     55394.00101\43846773.1 18 2130 East Fourth Street Density Bonus Agreement Santa Ana, California 92702 Attention: Housing Manager With a copy to: Office of the City Attorney City of Santa Ana 20 Civic Center Plaza, 7th Floor (M-29) Santa Ana, California 92702 If to Developer: Olive Crest 2130 East Fourth Street, Santa Ana, California 92705 Attn: Donald Verleur 8.3.2 Change of Address. Either Party may, by notice given at any time, require subsequent notices to be given to another person or entity, whether a party or an officer or representative of a party, or to a different address, or both. Notices given before actual receipt of notice of change shall not be invalidated by the change. 8.4 Severability. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform, taking into consideration the purposes of this Agreement. 8.5 Interpretation and Governing Law. This Agreement and any dispute hereunder shall be governed and interpreted in accordance with the laws of the State of California without regard to conflict of law principles. This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the Parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting Party shall not be employed in interpreting this Agreement, all Parties having been represented by counsel in the negotiation and preparation hereof. 8.6 Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement. 8.7 Singular and Plural. As used herein, the singular of any word includes the plural, and vice versa, as context so dictates. Masculine, feminine, and neuter forms of any word include the other as context so dictates. 8.8 Joint and Several Obligations. If at any time during the term of this Agreement the Property and/or Project is owned, in whole or in part, by more than one Developer, all obligations of such Developer under this Agreement shall be joint and several, and the default of any such Developer shall be the default of all such Developers. 8.9 Time of Essence. Time is of the essence in the performance of the provisions of this Agreement as to which time is an element. 8.10 Computation of Days. Unless otherwise specified in this Agreement or any Exhibit attached hereto, use of the term "days" shall mean calendar days. For purposes of this     55394.00101\43846773.1 19 2130 East Fourth Street Density Bonus Agreement Agreement and all Exhibits attached hereto, "business days" shall mean every day of the week except Saturdays, Sundays, official State holidays as recognized in Government Code Section 19853(a) or successor statute, and any days in which Santa Ana City Hall is closed for business. 8.11 Waiver. Failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by the other Party, or the failure by a Party to exercise its rights upon the default of the other Party, shall not constitute a waiver of such Party's right to insist and demand strict compliance by the other Party with the terms of this Agreement thereafter. 8.12 Non-Discrimination. In performing its obligations under this Agreement, Developer shall not discriminate because of race, color, creed, religion, sex, gender, gender identity, gender expression, marital status, sexual orientation, familial status, source of income, veteran or military status, age, national origin, ancestry, disability or genetic information, as defined and prohibited by applicable law, in the recruitment, selection, training, utilization, promotion, termination or other related activities. Developer affirms that it is an equal opportunity employer and shall comply with all applicable federal, state and local laws and regulations. 8.13 Third Party Beneficiaries. No person or entity, other than City and Developer shall have any right of action based upon any provision of this Agreement. 8.14 Force Majeure. Neither Party shall be deemed to be in default where failure or delay in performance of any of its obligations under this Agreement is caused by floods, earthquakes, other Acts of God, fires, pandemics as declared by federal, state, or local emergency resolution, wars, riots or similar hostilities, strikes and other labor difficulties beyond the Party's control (including the Party's employment force), court actions (such as restraining orders or injunctions), or other causes beyond the Party's control, including delays by any governmental entity (although the City may not benefit from this provision for a delay that results from City's failure to perform its obligations under this Agreement), or an insurance company of either party. If any such events shall occur, the term of this Agreement and the time for performance by either Party of any of its obligations hereunder may be extended by the written agreement of the Parties for the period of time that such events prevented such performance. 8.15 Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the Party benefited thereby of the covenants to be performed hereunder by such benefited Party. 8.16 Successors in Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all permitted successors in interest to the Parties to this Agreement. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to development of the Property: (a) is for the benefit of and is a burden upon every portion of the Property; (b) runs with the Property and each portion thereof; and (c) is binding upon each Party and each successor in interest approved pursuant to this Agreement during ownership of the Property or any portion thereof.     55394.00101\43846773.1 20 2130 East Fourth Street Density Bonus Agreement 8.17 Counterparts. This Agreement may be executed by the Parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the Parties had executed the same instrument. 8.18 Jurisdiction and Venue. Any action at law or in equity under this Agreement or brought by a Party hereto for the purpose of enforcing, construing or determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, or to the extent allowed by law, in the federal court district covering the City, and the Parties hereto waive all provisions of law providing for the filing, removal or change of venue to any other court. 8.19 Project as a Private Undertaking. It is specifically understood and agreed by and between the Parties hereto that the development of the Project is a private development, that neither Party is acting as the agent of the other in any respect hereunder, and that each Party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership, joint venture or other association of any kind is formed by this Agreement. The only relationship between City and Developer is that of a government entity regulating the development of private property and the Developer of such property. 8.20 Further Actions and Instruments. Each of the Parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and in the satisfaction of the Project and conditions of this Agreement. Upon the request of either Party at any time, the other Party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or the Project or to evidence or consummate the transactions contemplated by this Agreement. City hereby authorizes City Manager to take such other actions and negotiate and execute any additional agreements or amendments to this agreement as may be reasonably necessary or proper to fulfill the City's obligations under this Agreement. The City Manager may delegate her or his powers and duties under this Agreement to an authorized management level employee of the City. 8.21 Estoppel Certificate. Within ten (10) business days following a written request by any of the Parties, the other Party shall execute and deliver to the requesting Party a statement certifying that (i) either this Agreement is unmodified and in full force and effect or there have been specified (date and nature) modifications to the Agreement, but it remains in full force and effect as modified; and (ii) either there are no known current uncured defaults under this Agreement or that the responding Party alleges that specified (date and nature) defaults exist. The statement shall also provide any other reasonable information requested. The failure to timely deliver this statement shall constitute a conclusive presumption that this Agreement is in full force and effect without modification, except as may be represented by the requesting Party, and that there are no uncured defaults in the performance of the requesting Party, except as may be represented by the requesting Party. 8.22 No Subordination. City's approval of the necessary land use entitlements that authorize Developer to develop, operate, and maintain the Project was based upon Developer's obligation to provide the Affordable Units pursuant to the State Density Bonus Law, City Density     55394.00101\43846773.1 21 2130 East Fourth Street Density Bonus Agreement Bonus for Affordable Housing, and the terms and conditions of this Agreement. For the duration of the Term, this Agreement shall have priority over any and all mortgages, deeds of trust, and other similar forms of secured financing recorded against the Property or any portion thereof. Developer expressly understands and acknowledges that state law requires preservation of affordability covenants in connection with the approval of this density bonus project. 8.23 Attorneys' Fees and Costs. If either Party to this Agreement commences an action against the other Party to this Agreement arising out of or in connection with this Agreement, the prevailing Party shall be entitled to recover reasonable attorneys' fees, expert witness fees, costs of investigation, and costs of suit from the losing Party. 8.24 Authority to Execute. The person or persons executing this Agreement on behalf of each Party warrants and represents that he or she/they have the authority to execute this Agreement on behalf of his or her/their corporation, partnership or business entity and warrants and represents that he or she/they has/have the authority to bind the Party to the performance of its obligations hereunder. {Signatures on following page}             55394.00101\43846773.1 Exhibit B to 2130 East Fourth Street Density Bonus Agreement EXHIBIT B TENANT VERIFICATION [SEE FOLLOWING PAGES]     EXHIBIT “B” Income Verification Form Page 1 Santa Ana, California INCOME VERIFICATION FORM Inclusionary Unit Address: ________________________________________________________________ Head of Household (Print Name): Current Address (if different from above): Telephone Number: Home: Work: Cell: Email address: Date of Birth: Social Security # or TIN: Household Composition List All Household Members Living in the Inclusionary Unit Name Sex Age Dependent (Y/N) Social Security # or Taxpayer ID # List additional household members on a separate sheet of paper.     EXHIBIT “B” Income Verification Form Page 2 Santa Ana, California INCOME VERIFICATION FORM Monthly Gross Income * List All Sources of Income of All Household Members Living in the Inclusionary Unit Part 1: Earned Income Head of Household Other Household Members Total 1. Gross wages, before payroll deductions and including overtime pay, commissions, fees, tips and bonuses. $ $ $ 2. Net income from self employment, independent contractor work or a business. $ $ $ 3. Social security and any payments from annuities, insurance policies, pension/retirement funds, disability or death benefits received periodically. $ $ $ 4. Payment in lieu of earnings, such as unemployment, disability compensation, worker’s compensation and severance pay. $ $ $ 5. Public assistance, welfare payments $ $ $ 6. Alimony, child support, other periodic allowances $ $ $ 7. Regular pay, special pay and allowances of members of the Armed Forces $ $ $ 8. Other $ $ $ Subtotal: Monthly Earned Income $ Total Monthly Earned Income x 12 = $_______________ Total Annual Household Gross Earned Income     EXHIBIT “B” Income Verification Form Page 3 Santa Ana, California INCOME VERIFICATION FORM Monthly Gross Income * List All Sources of Income of All Household Members Living in the Inclusionary Unit Part 2: Investment Income Head of Household Other Adult Household Members Total Household Investment Income 1. Interest paid on Bank and Savings accounts $ $ $ 2. Dividends and other payments from stocks and bonds $ $ $ 3. Income from real property (i.e. rental property) $ $ $ 4. Other (describe) $ $ $ Subtotal: Monthly Investment Income: $ Total Monthly Investment Income x 12 = $_______________ Total Annual Household Investment Income *Note: The following items are not considered income: casual or sporadic gifts; amounts specifically for or in reimbursement of medical expenses; lump sum payments such as inheritances, insurance payments, capital gains and settlement for personal or property losses; educational scholarships paid directly to the student or educational institution; special pay to a serviceman head of family away from home and under hostile fire; relocation payments under federal, state or local law; foster child care payments; value of coupon allotments for purpose of food under Food Stamp Act of 1964 which is in excess of amount actually charged the eligible household; payments received pursuant to participation in the following programs: VISTA, Service Learning Programs, and Special Volunteer Programs, SCORE, ACE, Retired Senior Volunteer Program, Foster Grandparent Program, Older American Community Services Program, and National Volunteer Program to Assist Small Business Experience.     EXHIBIT “B” Income Verification Form Page 4 Santa Ana, California INCOME VERIFICATION FORM Assets ** List the Current Value of All Assets of All Household Members Living in the Inclusionary Unit If the Asset generates income, that income must be specified In Part 2 above Head of Household Other Adult Household Members Total Value of Assets Value Value 1. Bank and Savings accounts $ $ $ 2. Stocks and bonds $ $ $ 3. Real property (i.e. rental property) $ $ $ 4. Other (describe) $ $ $ Total Asset Value $______________________ **Note: Necessary items, such as furniture and automobiles, used for personal use are excluded from household assets. Collections of items for hobby, investment or business purposes must be included in household assets. If the total value of household assets exceeds $5,000, the calculation of the household’s annual income shall include the greater of the actual amount of income, if any, derived from all of the household assets; or 10% of the total value of the assets.     EXHIBIT “B” Income Verification Form Page 5 Santa Ana, California INCOME VERIFICATION FORM If the total asset value exceeds $5,000, perform the calculations in the following table. If the total asset value is less than $5,000, the amount of investment income to be included in annual household income is $0. Calculation of Investment Income to be Included in Annual Household Income 1. Total Annual Household Investment Income $ 2. Total Asset Value $ x 10% $ The Greater of #1 or #2 = Investment Income to be Included in Annual Household Income $___________ Calculation of the Household’s Total Annual Income Total Annual Household Gross Earned Income $ Total Investment Income to be Included in Annual Household Income $ Total Household Income $ Documentation Attach True Copies of the Relevant Documents Listed Below Paycheck stubs from three most recent pay periods Bank/Savings account verification Employment verification Self-employment verification Three years Income tax returns for Title Holders Unemployment verification Social security verification Welfare verification Alimony/child support verification Disability income verification Other (Describe)     EXHIBIT “B” Affidavit Page 6 Santa Ana, California AFFIDAVIT This Affidavit is made with the knowledge that it will be relied upon by _____________ and the City of Santa Ana to determine maximum income for eligibility to purchase the Inclusionary Unit listed above. (I/we) warrant that all information set forth in this document is true, correct and complete and based upon information (I/we) deem reliable and based upon such investigation as (I/we) deemed necessary. (I/We) acknowledge that (I/we) have been advised that the making of any misrepresentation or misstatement in this affidavit will constitute a material breach of (my/our) purchase agreement and will additionally enable the seller to terminate the purchase contract and sell the Inclusionary Unit to another party. (I/We) do hereby swear under penalty of perjury that the foregoing statements are true and correct and that this affidavit has been executed as of the date specified below by each adult member of the household which intends to occupy an Inclusionary Unit located at ______________________ ,Santa Ana, California. Signature Date Printed Name Executed at __________________________________, Santa Ana, California Signature Date Printed Name Executed at __________________________________, Santa Ana, California     55394.00101\43846773.1 Exhibit C to 2130 East Fourth Street Density Bonus Agreement EXHIBIT C ANNUAL TENANT RECERTIFICATION [SEE FOLLOWING PAGES]     Exhibit “C” Administrative Procedures Manual Page 1 Rental Residential Development June 3, 2025 TENANT INCOME VERIFICATION FORM 2021 AFFORDABLE HOUSING OPPORTUNITY AND CREATION ORDINANCE CITY OF SANTA ANA Table 1: Annual Household Gross Earned Income 1 List All Sources of Earned Income for all Adult Household Members Living in the Inclusionary Unit Head of Household Other Adult Household Members Total 1. Gross amount, before payroll deductions of wages, salaries, overtime pay, commissions, fees, tips and bonuses $ $ $ 2. Net income from business $ $ $ 3. Social security, annuities, insurance policies, pension/retirement funds, disability or death benefits received periodically $ $ $ 4. Payment in lieu of earnings, such as unemployment, disability compensation, worker’s compensation and severance pay $ $ $ 5. Public assistance, welfare payments $ $ $ 6. Alimony, child support, other periodic allowances $ $ $ 7. Regular pay, special pay and allowances of members of the Armed Forces $ $ $ 8. Other $ $ $ Subtotal: Monthly Earned Income $ Total Monthly Earned Income x 12 = $_______________ Total Annual Household Gross Earned Income 1 The following items are not considered income: casual or sporadic gifts; amounts specifically for or in reimbursement of medical expenses; lump sum payments such as inheritances, insurance payments, capital gains and settlement for personal or property losses; educational scholarships paid directly to the student or educational institution; special pay to a serviceman head of family away from home and under hostile fire; relocation payments under federal, state or local law; foster child care payments; value of coupon allotments for purpose of food under Food Stamp Act of 1964 which is in excess of amount actually charged the eligible household; payments received pursuant to participation in the following programs: VISTA, Service Learning Programs, and Special Volunteer Programs, SCORE, ACE, Retired Senior Volunteer Program, Foster Grandparent Program, Older American Community Services Program, and National Volunteer Program to Assist Small Business Experience.     Tenant Income Verification Form Page 2 Administrative Procedures Manual: Rental Housing Development June 3, 2025 Table 2A: Household Assets 2 List the Value of All Assets Owned by all Adult Household Members Living in the Inclusionary Unit Head of Household Other Adult Household Members Total Return @ 10% of Total 1. Bank & savings accounts $ $ $ $ 2. Stocks and bonds $ $ $ $ 3. Real property $ $ $ $ 4. Other $ $ $ $ Table 2B: Income Earned Annually from Household Assets List the Actual Annual Return on All Assets Owned by all Adult Household Members Living in the Inclusionary Unit Head of Household Other Adult Household Members Total 1. Bank and savings accounts $ $ $ 2. Stocks and bonds $ $ $ 3. Real property $ $ $ 4. Other $ $ $ The return on Household assets to be included in the Gross Income calculation is set at the greater of the two amounts shown on the following page: 2 Necessary items, such as furniture and automobiles, used for personal use are excluded from household assets. Collections of items for hobby, investment or business purposes must be included in household assets. Under California Government Code Section 6914, if the total value of household assets exceeds $5,000, the calculation of the household’s annual income shall include the greater of the actual amount of income, if any, derived from all of the household assets; or 10% of the total value of the assets.     Tenant Income Verification Form Page 3 Administrative Procedures Manual: Rental Housing Development June 3, 2025 Table 2C Annual Asset Income to be Added to Annual Household Gross Earned Income 10% Annual Return Actual Return Return to be Applied 1. Bank and savings accounts $ $ $ 2. Stocks and bonds $ $ $ 3. Real property $ $ $ 4. Other $ $ $ Total Annual Return to be Added to Annual Household Gross Earned Income $ The total Gross Household Income is equal to the sum of the following: Table 3: Calculation of the Household’s Total Annual Gross Income Annual Household Gross Earned Income (Table 1) $ Annual Asset Income (Table 2C) $ Total Annual Household Gross Income $ Income Documentation Attach True Copies of the Relevant Documents Listed Below Paycheck stubs from two most recent pay periods Bank/Savings account verification Employment verification Self-employment verification Income tax return Unemployment verification Social security verification Welfare verification Alimony/child support verification Disability income verification Other (Describe)     Exhibit “C” Tenant Income Verification Form Page 1 Administrative Procedures Manual: Rental Housing Development June 3, 2025 AFFIDAVIT This Affidavit is made with the knowledge that it will be relied upon by the _____________ City of Santa Ana, our landlord and the owner of our apartment building, to determine maximum income for eligibility. (I/we) warrant that all information set forth in this document is true, correct and complete and based upon information (I/we) deem reliable and based upon such investigation as (I/we) deemed necessary. (I/We) acknowledge that (I/we) have been advised that the making of any misrepresentation or misstatement in this affidavit will constitute a material breach of (my/our) rental agreement with the property owner to rent the unit and will additionally enable the property owner to initiate and pursue all applicable legal and equitable remedies with respect to the unit and to me/us. (I/We) do hereby swear under penalty of perjury that the foregoing statements are true and correct and that this affidavit has been executed as of the date specified below by each adult member of the household which intends to occupy an Inclusionary Unit located at ______________________ ,Santa Ana, California. Signature Date Printed Name Executed at __________________________________, Santa Ana, California Signature Date Printed Name Executed at __________________________________, Santa Ana, California     55394.00101\43846773.1 Exhibit D to 2130 East Fourth Street Density Bonus Agreement EXHIBIT D ANNUAL RENTAL HOUSING COMPLIANCE REPORT [SEE FOLLOWING PAGES]     Project Name:Date: Project Address:Reporting Period: Total Number of Units in the Project:Number of Very Low Income Units: Compliance Report Completed By: Phone Number: Unit # Household Name Household Size Household Income Number of Bedrooms Gross Rent Utility Allowance Other Mandatory Payments Net Rent Date First Occupied Date of Last Income Recertification CITY OF SANTA ANA ANNUAL RENTAL RESIDENTIAL DEVELOPMENT COMPLIANCE REPORT Calculation of Net Monthly Rent Minus: 2021 AFFORDABLE HOUSING OPPORTUNITY AND CREATION ORDINANCE Administrative Procedures Manual: Rental Residential Development Page 1 6/3/2025     55394.00101\43846773.1 Exhibit E to 2130 East Fourth Street Density Bonus Agreement EXHIBIT E FORM OF NOTICE OF AFFORDABILITY RESTRICTIONS ON TRANSFER OF PROPERTY RECORDING REQUESTED BY, ) AND WHEN RECORDED MAIL TO: ) ) ) City of Santa Ana ) 20 Civic Center Plaza, 6th Floor ) Santa Ana, California 92702 ) Attn: Executive Director ) This document is exempt from payment of a recording fee pursuant to Government Code Sections 27383 and 6103. NOTICE OF AFFORDABILITY RESTRICTIONS ON TRANSFER OF PROPERTY This Notice of Affordability Restrictions on Transfer of Property (or “Notice of Affordability Restrictions”) is executed and recorded pursuant to Section 65915 of the California Government Code, and affects that certain real property generally located at 2130 East Fourth Street, Santa Ana, California (APN 400-091-023) (hereafter, the "Property") as legally described in Exhibit A hereto (“Property”). The City of Santa Ana, a charter city and municipal corporation of the State of California (referred to hereafter as “City”), and Olive Crest, a California nonprofit corporation (“Developer/Property Owner”) have entered into that certain Density Bonus Housing Agreement With Declaration of Covenants, Conditions and Restrictions, dated as of ______, 2025 (“Density Bonus Housing Agreement”). 1. The Density Bonus Housing Agreement provides for affordability restrictions and restrictions on the transfer of the Property, as more particularly set forth in the Density Bonus Housing Agreement. A copy of the Density Bonus Housing Agreement is on file with City as a public record and is deemed incorporated herein. Reference is made to the Density Bonus Housing Agreement with regard to the complete text of the provisions of such agreement and all defined terms therein, which provides for affordability restrictions and restrictions on the transfer of the Property. 55394.00101\43846773.1 Exhibit E to 2130 East Fourth Street Density Bonus Agreement 2. For a period commencing upon the date on which the Affordable Unit receives all required occupancy permits from the City and terminating on the fifty- fifth (55th) anniversary thereof, the Property may only be transferred to another eligible, qualified Moderate Income Household at an Affordable Housing Cost; such restrictions are set forth at greater length in the Density Bonus Housing Agreement, which is expected to be recorded substantially concurrently herewith among the Official Records of Orange County, California. 3. Section 4.12 of the Density Bonus Housing Agreement provides as follows: “Notice of Affordability Restrictions on Transfer of Property. In the event of the sale or resale of an Affordable Unit during the Total Affordability Term, the City and the transferor shall execute and deposit into escrow, or record against the Affordable Unit, a Notice of Affordability Restrictions on Transfer of the Property as contained herein (Exhibit E). The sale or transfer of the Property, shall not be effective unless and until the City and the transferee execute the documents necessary to transfer the Density Bonus Agreement obligations from the transferor to the transferee.” In the event that Developer/Property Owner desires to Transfer the Property during the Affordability Period, prior to the Transfer the owner shall notify City by delivering a Notice of Intent to Transfer to City, which shall indicate the identity of the proposed Transferee who desires to purchase the Property, whether the purchaser is a Moderate Income Household, and whether the sales price is at an Affordable Housing Cost. In addition to Homebuyer’s and the proposed Transferee’s delivery of the Notice of Intent to Transfer, the following procedure shall apply: a. Notice to City. Developer/Property Owner shall send the Notice of Intent to Transfer to City at the address set forth in the Density Bonus Housing Agreement. b. Qualification of Proposed Transferee. The proposed Transferee shall provide the City with sufficient information in the form provided by City including without limitation, a certification as to the income and family size of the proposed Transferee, for City to determine if the proposed Transferee is a Moderate Income Household, and the purchase price is at an Affordable Housing Cost. c. Certificates from Parties. Developer/Property Owner and proposed Transferee each shall certify in writing, in a form acceptable to City, that     55394.00101\43846773.1 Exhibit E to 2130 East Fourth Street Density Bonus Agreement the Transfer shall be closed in accordance with, and only with, the terms of the sales contract and other documents submitted to and approved by City and that all consideration delivered by the proposed Transferee to owner has been fully disclosed to the City. The written certificate shall also include a provision that in the event a Transfer is made in violation of the terms of this Restriction or false or misleading statements are made in any documents or certificate submitted to City for its approval of the Transfer, City shall have the right to file an action at law or in equity to make the parties terminate and/or rescind the sales contract and/or declare the sale void notwithstanding the fact that the Transfer may have closed and become final as between Developer/Property Owner and Transferee. d. Written Consent of City Required Before Transfer. During the Affordability Period, the Property, and any interest therein, shall not be conveyed by any Transfer except with the express written consent of the City, which consent shall be given only if the Transfer is in accordance with the provisions of this Restriction. This provision shall not prohibit the encumbering of title for the sole purpose of securing financing of the purchase price of the Property. e. Notice of Prohibited Transfer. Within twenty (20) days after receiving notification of a proposed Transfer in accordance with Section 3a., the City shall determine and give notice to Developer/Property Owner as to whether the proposed Transfer is a Permitted Transfer or Prohibited Transfer. In the event that the proposed Transfer is a Prohibited Transfer, such notice to Developer/Property Owner shall specify the nature of the Prohibited Transfer. If the violation is not corrected to the satisfaction of the City within ten (10) days after the date of the notice, or within such further time as the City determines is necessary to correct the violation, the City may declare a Default under this Restriction. Upon the declaration of a Default, the City may apply to a court of competent jurisdiction for specific performance of this Restriction, for an injunction prohibiting a proposed sale or Transfer in violation of this Restriction, for a declaration that the Prohibited Transfer is void, or for any such other relief as may be appropriate. f. Delivery of Documents. Upon the close of the proposed Transfer, Developer/Property Owner and Transferee, as applicable, shall provide the City with a copy of the final sales contract, settlement statement, escrow instructions, all certificates required by this Section 3 and any other documents the City may request. 4. The restrictions contained in the Density Bonus Housing Agreement commence upon the date on which the Affordable Unit receives all required     55394.00101\43846773.1 Exhibit E to 2130 East Fourth Street Density Bonus Agreement occupancy permits from the City and terminate on the fifty-fifth (55th) anniversary thereof. 5. The commonly known addresses for the Property is 2130 East Fourth Street, Santa Ana, CA. No. 1 and is incorporated herein by reference. 6. The assessor’s parcel numbers for the Property is 400-091-23 7. The legal description of the Property is attached hereto as Attachment 8. The Density Bonus Housing Agreement, which includes the affordability restrictions referenced above, is expected to be submitted for recordation in the Office of the Orange County Recorder contemporaneously with this Notice of Affordability Restrictions. 9. The Density Bonus Housing Agreement remains in full force and effect and is not amended or altered in any manner whatsoever by this Notice of Affordability Restrictions. 10. Capitalized terms shall have the meaning established under the Density Bonus Housing Agreement (including all Attachments thereto) excepting only to the extent as otherwise expressly provided under this Notice of Affordability Restrictions. 11. Persons having questions regarding this Notice of Affordability Restrictions, the Density Bonus Housing Agreement or the Attachments thereto should contact the City at its offices (20 Civic Center Plaza, Santa Ana, California 92701, or such other address as may be designated by the City from time to time). 55394.00101\43846773.1 Exhibit E to 2130 East Fourth Street Density Bonus Agreement DEVELOPER/ PROPERTY OWNER: By: Printed Name: [Signature to be acknowledged] THE CITY OF SANTA ANA By:________________________________ Executive Director, Community Development Agency ATTEST: ______________________________ APPROVED AS TO FORM: SONIA R. CARVALHO, City Attorney By: ________________________ City Attorney Dated:     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 3932029 GEMA ZAPIEN CITY OF SANTA ANA/PLANNING & BUILDING AGEN 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA - 92702 GPN - GOVT PUBLIC NOTICE 2130 E 4th 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: 05/30/2025 05/30/2025 ORANGE !A000007115357! 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:2130 East Fourth Street,located within the Professional (P) zone and within the Village Center District of the Metro East Mixed Use Overlay (MEMU). Project Applicant:Donald Verleur (Applicant)representing Olive Crest (Property Owner). Proposed Project:Request for approval of Density Bonus Agreement No.2025-03 to construct a fifteen-unit multi-family residential development,including three units proposed as affordable to very low- income households earning less than 30- 50 percent of the area median income (AMI).As proposed,the project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC)Sections 41- 1600 through 41-1607. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines,the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines.Categorical Exemption ER No.2023-94 will be filed for this project. Meeting Details:This matter will be heard on Monday,June 09,2025,at 5:30 p.m.in the City Council Chamber,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 Gema Zapien, Acting 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.com. 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 Gema Zapien (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. 5/30/25 OR-3932029#     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: 2130 East Fourth Street, located within the Professional (P) zone and within the Village Center District of the Metro East Mixed Use Overlay (MEMU). Project Applicant: Donald Verleur (Applicant) representing Olive Crest (Property Owner). Proposed Project: Request for approval of Density Bonus Agreement No. 2025-03 to construct a fifteen- unit multi-family residential development, including three units proposed as affordable to very low-income households earning less than 30-50 percent of the area median income (AMI). As proposed, the project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41-1600 through 41-1607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. Categorical Exemption ER No. 2023-94 will be filed for this project. Meeting Details: This matter will be heard on Monday, June 09, 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 Gema Zapien, Acting 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 Gema Zapien (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             Valerie Amezcua Mayor vamezcua@santa-ana.org Benjamin Vazquez Mayor Pro Tem, Ward 2 bvazquez@santa-ana.org Thai Viet Phan Ward 1 tphan@santa-ana.org Jessie Lopez Ward 3 jessielopez@santa-ana.org Phil Bacerra Ward 4 pbacerra@santa-ana.org Johnathan Ryan Hernandez Ward 5 jryanhernandez@santa-ana.org David Penaloza Ward 6 dpenaloza@santa-ana.org MAYOR Valerie Amezcua MAYOR PRO TEM Benjamin Vazquez COUNCILMEMBERS Phil Bacerra Johnathan Ryan Hernandez Jessie Lopez David Penaloza Benjamin Vazquez Thai Viet Phan CITY OF SANTA ANA CITY CLERK’S OFFICE 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org CITY MANAGER Alvaro Nuñez CITY ATTORNEY Sonia R. Carvalho CITY CLERK Jennifer L. Hall NOTICE OF CONTINUANCE PUBLIC HEARING BEFORE THE PLANNING COMMISSION SANTA ANA, CALIFORNIA PURSUANT TO GOVERNMENT CODE § 54955.1, notice is hereby given that the Planning Commission of the City of Santa Ana continued the public hearing noticed for June 09, 2025 to June 23, 2025 to consider adoption of a Density Bonus Agreement No. 2025-03. The matter will be considered on Monday, June 23, 2025, at 5:30 P.M., in the City Council Chamber, 22 Civic Center Plaza, Santa Ana, California. 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 in this meeting, please visit https://www.santa-ana.org/agendas-and-minutes/. Si tiene preguntas en español, favor de llamar a Gema Zapien (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. Please contact the Planning and Building Agency at (714) 667-2700 with any questions. Gema Zapien Acting Planning Commission Secretary SANTA ANA CITY COUNCIL     Planning and Building Agency www.santa-ana.org/pba Item # 2 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report June 23, 2025 Topic: Zoning Ordinance Amendment No. 2025-01 to Amend Portions of Chapter 41 (Zoning) of the Santa Ana Municipal Code Relating to Group Homes. RECOMMENDED ACTION Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025-01 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes and land use definitions, with the exception of Ordinance Amendment No. 2025-01 (Section 28) of the attached ordinance (Exhibit 1), which is subject to separate City Council consideration and is therefore not subject to Planning Commission review. EXECUTIVE SUMMARY At its April 15, 2025 regular meeting, the City Council, with unanimous support, directed staff to draft an ordinance based on the Costa Mesa group home ordinance to establish local regulations for group homes for the Council’s consideration that are consistent with the Federal Fair Housing Act Amendments of 1988 (FFHA), the California Fair Employment Housing Act (FEHA), and recent caselaw. The proposed regulations will preserve the characteristics of residential neighborhoods, provide opportunities for the disabled to reside in a residential zone that is enjoyed by the non-disabled, and provide a broader range of housing opportunities to the disabled. DISCUSSION The City of Santa Ana is proposing to amend portions of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish a regulatory framework for group homes. These amendments are intended to reflect current state and federal laws and implement best practices. The proposed ordinance, Zoning Ordinance Amendment No. 2025-01, attached to this report (Exhibit 1) includes amendments to Chapter 41 and to Chapter 8 (Buildings and Structures) of the SAMC. Table 1 below and on subsequent pages of this report illustrate key provisions of the proposed amendments to both Chapter 41 and Chapter 8. While the proposed amendments to Chapter 8 are being presented along with the proposed     ZOA No. 2025-01: Group Home Ordinance (Citywide) June 23, 2025 Page 2 5 1 0 8 amendments to Chapter 41 for the Planning Commission’s reference, Chapter 8 is not under the purview of the Planning Commission. Sections of the ordinance located in Chapter 8 are only being presented for the Commission’s awareness and to provide a comprehensive analysis of the regulatory framework being proposed for group homes. Table 1: ZOA No. 2025-01 Current and Proposed Text Regulations Item Existing Zoning Code Regulations Proposed Zoning Code Amendment Definitions Group homes nor sober- living homes are defined. 1. Sec. 41-66.5 defines group homes. 2. Sec. 41-143.5 defines residential care facilities. 3. Sec. 41-152.7 defines sober-living homes. 4. Add and delete other definitions as necessary to eliminate ambiguity between uses. Zoning Districts Group homes not expressly listed as a permitted use. Table in new Group Home Article (Sec. 41- 2401) expressly states what zoning districts permit what types of group home facilities: 1. 6 or Less: All zones where single- family is permitted. 2. 7 or More: R2, R3, R4 and SDs/SPs where multi- family is permitted. Permit Requirements No permit required for group homes. Sec. 41-2401 requires permits for group homes by type: 1. Group Home Special Use Permit Required: 6 or less occupants. 2. Conditional Use Permit Required: 7 or more occupants. 3. Operator’s Permit Required: 7 or more occupants. *Exception for state licensed facilities with 6 or less occupants. Separation Requirements No separation requirement.1. Sec. 41-2402(b) requires a 650-foot separation between group homes. 2. Sec. 41-2402(b) separation does not apply to group homes with 6 or less occupants in single-family zones.     ZOA No. 2025-01: Group Home Ordinance (Citywide) June 23, 2025 Page 3 5 1 0 8 Item Existing Zoning Code Regulations Proposed Zoning Code Amendment Sober-living Home Standards No applicable standards.Sec. 41-2402(b)(15) includes standards for sober-living facilities, in addition to applicable group home standards, related to active participation in treatment, rules and regulations to prohibit use of alcohol or non-prescription drugs, limits on occupants subject to the sex offender registration, visitation policy, good neighbor policy, and limits on services provided. Occupancy Limits No limits on occupancy.Sec. 41-2401 distinguishes between small (6 or less occupants) and large (7 or more occupants) and zoning districts where permitted and types of permits required. Operator Qualifications Not addressed.1. Sec. 41-2402(f) places clear regulations and qualifications for operators of small group homes. 2. Sec. 8-3600 et seq. places clear regulations and qualification for operations of large group homes. Existing Homes Not addressed.1. Sec. 41-2407 requires existing homes with 6 or less occupants to apply for a Group Home Special Use Permit within 90 days of effective date. 2. Sec. 41-2408 requires existing home with 7 or more occupants to obtain an Operator's Permit within 120 days of effective date. Reasonable Accommodation Not explicitly addressed.Sec. 41-2402(b)(16) expressly states that a reasonable accommodation seeking relief from applicable standards may be applied for (Sec. 41-652 through 41-655). Background Like many other cities in California, Santa Ana has experienced a rise in the number of group homes within single-family residential neighborhoods. The proliferation of group homes has led to an increase in code enforcement complaints and calls for service from residents relating to impacts associated with such uses. The FFHA and FEHA, prohibit discrimination against individuals on the basis of race, color, religion, sex, national origin, family status and disability through zoning or other land use practices. Because of these laws, cities cannot develop zoning or land use regulations that would discriminate against individuals with disabilities. As defined by the FFHA and FEHA, persons with disabilities are individuals with mental or physical impairments that substantially limit one or more major life activities. Such disabilities include but are not limited     ZOA No. 2025-01: Group Home Ordinance (Citywide) June 23, 2025 Page 4 5 1 0 8 to blindness, mobility impairment, mental illness, learning disabilities, and alcoholism and drug addiction. Present Status in Santa Ana The City’s ability to limit the impacts of group homes on the community are regulated by state and federal legislation. Current provisions of the SAMC do not clearly define group homes. In addition, the SAMC does not expressly identify or allow these uses; rather, the SAMC only specifies residential uses in general terms and such facilities have established in residential zones without any type of zoning permit approval. Because of this, the City’s Code Enforcement Division has encountered challenges in its efforts to regulate group homes. Furthermore, the City has witnessed an increasing amount of clustered group homes locating within the City’s residential neighborhoods that are functioning similarly to that of an institutionalized facility which can disrupt the neighborhood character envisioned by the City’s General Plan. Based on state and City data, 74 sober-living homes are estimated to be operating in Santa Ana, of which 24 are licensed facilities and 50 are suspected to be unlicensed facilities. But because of their unlicensed status, these operations are not certain. State Licensing and Requirements The state has established a licensing system for certain group homes that provide certain type of care and supervision. These state licensed facilities are designed to accommodate individuals who may require 24-hour supervision but who do not need extensive medical care. These facilities provide services to a diverse group of individuals and vary in size and capacity. Such facilities include intermediate care facilities for the developmentally disabled, community care facilities, residential care facilities for the elderly, residential care facilities for the chronically ill, alcoholism and drug abuse facilities, pediatric day health and respite care facilities, residential health care facilities (including congregate living health facilities), family care homes, foster homes, and group homes for the mentally disordered or otherwise disabled persons or dependent and neglected children. These types of licensed facilities are regulated by the Department of Social Services (DSS), Department of Health Care Services (DHCS) or Department of Public Health (DPH), which fall under the supervision of the Health and Human Services Agency (HHS) of the State of California. Each department has its own review and application process and such facilities are inspected annually. State law makes it clear that cities cannot regulate state licensed group homes that provide care and services to six (6) or fewer individuals. In addition, cities cannot regulate living arrangements in which the occupants operate as a “single housekeeping unit.” Licensed group homes and single housekeeping units must be treated like single-family residences for zoning purposes. Therefore, these types of facilities must be permitted in all residential     ZOA No. 2025-01: Group Home Ordinance (Citywide) June 23, 2025 Page 5 5 1 0 8 zones in which single-family residences are allowed, with the same development and parking standards of a single-family residence. However, local jurisdictions do have the ability to regulate (subject to some state and federal limitations) unlicensed group homes of any occupant size and licensed residential care facilities that care for seven (7) or more individuals. Costa Mesa Group Home Ordinance The City of Costa Mesa has successfully established a precedent for the regulation of group homes and sober-living facilities through its municipal ordinances, which include requirements for special or conditional use permits and a 650-foot separation distance. These regulations faced significant legal scrutiny under the FFHA and the Americans with Disabilities Act (ADA), with challenges alleging discrimination against individuals with disabilities. However, the United States Court of Appeals for the Ninth Circuit, in The Ohio House, LLC v. City of Costa Mesa, ultimately affirmed Costa Mesa's ordinances. This ruling confirms that local jurisdictions can implement such regulations if they demonstrably benefit individuals with disabilities by fostering appropriate living environments, rather than solely imposing restrictions, and are not based on discriminatory intent. This outcome provides a critical framework and legal support for the City of Santa Ana as it proceeds with the proposed ordinance modeled after Costa Mesa's approach to regulate group homes and sober-living facilities within its residential neighborhoods. Table 2 below and on the following page illustrates how key provisions in the proposed ordinance are consistent with the provisions in the City of Costa Mesa’s ordinance, thereby demonstrably benefiting individuals with disabilities by fostering appropriate living environments. Adopting an ordinance consistent with Costa Mesa's successfully litigated framework offers a legally sound approach, thereby enhancing the proposed ordinance's effectiveness in regulating group homes and sober-living facilities while mitigating future legal vulnerabilities for the City Table 2: Comparison to Costa Mesa’s Ordinance Provision Costa Mesa Proposed Ordinance Definitions Defines group homes Yes Yes Defines sober-living home Yes Yes Defines integral uses Yes Yes Defines boarding house Yes Yes Land Use/Required Permit Provides preferential treatment to group homes over similar living arrangements to non-disabled (boarding house-like arrangements) Yes Yes Distinguishes between large and small group homes (6 or less, and 7 or more) Yes Yes     ZOA No. 2025-01: Group Home Ordinance (Citywide) June 23, 2025 Page 6 5 1 0 8 Provision Costa Mesa Proposed Ordinance Requires special use permit for group homes with 6 or fewer occupants in single-family residential zones Yes Yes Requires special use permit for group home with 6 or fewer occupants in multiple-family residential zones Yes Yes Requires conditional use permit for group homes with 7 or more occupants in limited zones Yes Yes Requires operator’s permit for group homes with 7 or more occupants Yes Yes Prohibits group homes with 7 or more occupants in single-family zones Yes Yes Prohibits integral uses Yes Yes Operational and Development Standards Separation requirement for group homes with 6 or fewer occupants in single-family zones No No Separation requirement for sober-living homes with 6 or fewer occupants in single-family zones Yes (650 ft)Yes (650 ft) Separation requirement for group homes with 6 or fewer occupants in non-single-family zones Yes (650 ft)Yes (650 ft) Separation requirement for group homes with 7 or more occupants in multiple-family zones Yes (650 ft)Yes (650 ft) House manager required for group home Yes Yes Group home use is required in both primary dwelling and ADU, when present Yes Yes Parking restriction Yes (500 ft)Yes (500 ft) 48-hour notice prior to eviction Yes Yes Prohibits “care and supervision”Yes Yes Property owner written approval Yes Yes Additional requirements for sober-living home (i.e., Good Neighbor Policy) Yes Yes ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the adoption of this Ordinance (“Project”) is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The Project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines as it can be seen with certainty that there is no possibility the ordinance will have a significant effect on the environment. The amendments provide definitions and standards to regulate the location, operation, and licensing of group homes and do not authorize new development or changes in density or intensity of land use. Moreover, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. This 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 merely establishes administrative and land use oversight procedures for group homes already operating or     ZOA No. 2025-01: Group Home Ordinance (Citywide) June 23, 2025 Page 7 5 1 0 8 proposed within existing residential structures, and will not expand the existing use. None of the exceptions to the use of categorical exemptions identified in CEQA Guidelines section 15300.2 apply to the Class 1 exemptions or this ordinance. Specifically, the Project will not result in cumulative impacts, will not affect any scenic or historic resources, and will not involve unusual circumstances leading to a significant impact. FISCAL IMPACT There is no direct fiscal impact associated with this action. EXHIBITS 1. Ordinance for ZOA No. 2025-01 and OA No. 2025-01 2. Copy of Public Notice Submitted By: Siri Champion, AICP, Senior Planner Approved By: Ali Pezeshkpour, AICP, Acting Executive Director of the Planning and Building Agency     Ordinance No. NS-XXX Page 1 of 27 ORDINANCE NO. NS-XXXX ZONING ORDINANCE AMENDMENT NO. 2025-01 AND ORDINANCE AMENDMENT NO. 2025-01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8 (BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE RELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATING SUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C)(3), AND/OR 15301(C) THE CITY COUNCIL OF THE CITY OF SANTA ANA HEREBY ORDAINS AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Under the California Constitution, Article XI, Section 7, the City has been granted broad police powers to preserve the residential character of residential neighborhoods, which powers have been recognized by both the California Supreme Court and United States Supreme Court, the latter of which has stated that, “It is within the power of the legislature to determine that the community should be beautiful as well as healthy, spacious as well as clean, well-balanced as well as carefully patrolled” (Berman v. Parker (1954) 348 U.S. 26, 33). B. Courts have held that cities have the right to regulate both the number of people who may reside in a residence and the manner in which the residence is used as long as such regulations do not unfairly discriminate or impair an individual’s rights of privacy and association (see, e.g., City of Santa Barbara v. Adamson (1980) 27 Cal.3d 123, 131–34; Ewing v. City of Carmel-By-The-Sea (1991) 234 Cal.App.3d 1579, 1595–98). C. The Federal Fair Housing Act Amendments of 1988 (“FHAA”) and the California Fair Employment Housing Act (“FEHA”) prohibit enforcement of zoning ordinances that would on their face or otherwise have the effect of discriminating against equal housing opportunities for the disabled. D. A core purpose of the FHAA, FEHA , and California’s Lanterman Developmental Disabilities Services Act (“Lanterman Act”) is to provide a broader range of housing opportunities to the disabled; to free the disabled, to the extent possible, from institutional style living; and to ensure that disabled persons have the opportunity to live in normal residential surroundings and use and enjoy a dwelling in a manner similar to the way a dwelling is enjoyed by the non-disabled.     Ordinance No. NS-XXX Page 2 of 27 E. To fulfill this core purpose, the FHAA and FEHA require that the City grant an exception to its zoning ordinances if the exception is both reasonable and necessary to accommodate a person’s legal disability to afford the disabled person an equal opportunity to use and enjoy a dwelling. F. Several state laws require the City to treat state licensed residential care facilities serving six or fewer as a residential use, such that it is permitted in residential zoning districts (see, e.g., Health and Safety Code, §§ 1267.8, 1566.3, 1568.0831, and 11834.23). A report conducted by the 2022–2023 Grand Jury for the County of Orange found that the resulting deinstitutionalization of group living arrangements for the disabled has had a positive effect upon the disabled.1 G. The City’s goal in enacting this Ordinance is to preserve the residential characteristics of residential neighborhoods, and to provide opportunities for the disabled to reside in residential zones that are enjoyed by the non-disabled. H. Over the past several years the region has seen a significant increase in the number of residential homes being utilized as alcohol and drug recovery facilities for large numbers of individuals (“sober-living homes”). I. The increase appears to be driven in part by the Substance Abuse and Crime Prevention Act of 2000 adopted by California voters, which provides that specified first-time drug and alcohol offenders are to be afforded the opportunity to receive substance abuse treatment rather than incarceration. J. The Affordable Care Act has also significantly expanded the availability of health care coverage for substance abuse treatment. K. The region has seen a sharp increase of sober-living homes, which has generated community outcry and complaints including, but not limited to overcrowding, inordinate amounts of second-hand smoke, and noise; and the clustering of sober- living facilities in close proximity to each other creating neighborhoods of sober - living homes (see Ohio House LLC v. City of Costa Mesa (9th Cir. 2024) 122 F.4th 1097, 1127). L. This increase in sober-living homes has become a rising concern for cities statewide as local officials are in some cases being bombarded with complaints from residents about the proliferation of sober-living homes; conferences drawing local officials from around the state are being held discussing what to do about challenges associated with sober-living homes; and the appropriate regulation of sober-living homes has been the topic of several League of California Cities meetings. 1 “Welcome to the Neighborhood: Are cities responsibly managing the integration of group homes?”, County of Orange Grand Jury Investigation, 2022-2023, https://www.ocgrandjury.org/sites/jury/files/2023-06/Welcome_to_the_Neighborhood- Are_cities_responsibly_managing_the_integration_of_group_homes.pdf.”     Ordinance No. NS-XXX Page 3 of 27 M. The state Legislature has recognized the need to prevent overconcentration of residential facilities that impairs the integrity of residential neighborhoods and leads to the institutionalization of such neighborhoods, which und ermines the benefits of deinstitutionalization (Cal. Health & Saf. Code §§ 1520.5 & 1267.9). To that end, state law allows applications for new residential facility licenses to be denied if the facility’s location is near an existing residential facility, thereby resulting in overconcentration. N. Overconcentration of other group homes for the disabled, including sober-living homes, impairs the integrity of residential neighborhoods and undermines the benefits of deinstitutionalization. The number of sober-living homes in the region is rapidly increasing, leading to an overconcentration of sober -living homes in many cities. O. The purpose of sober-living homes is to provide a comfortable living environment for persons with drug or alcohol addictions in which they remain clean and sober and can participate in a recovery program in a residential, community environment, and so that they have the opportunity to reside in the neighborhood of their choice. P. Individuals recovering from alcoholism and drug addiction, who are not currently using alcohol or drugs, are considered disabled under both the FHAA and FEHA. Q. This Ordinance and the balance of the City’s zoning provide a benefit to group homes by allowing these facilities to locate in residential neighborhoo ds, whereas a similarly situated and functioning home with non-disabled tenants would be defined as a boarding house and continue to be prohibited in all zoning districts. R. Group homes (including sober-living homes) typically do not function as a single housekeeping unit for the following reasons: (1) they house transient populations (programs are generally about 90 days and, a 2005 UCLA study found that 65–70 percent of individuals recovering from addiction leave even earlier); (2) the residents generally have no established ties to each other when they move in and typically do not mingle with other neighbors; (3) neighbors generally do not know those who reside in the home, nor do the residents know the neighbors; (4) the residents have little to no say about who lives or doesn’t live in the home; (5) the residents do not generally share expenses; (6) the residents are often responsible for their own food, laundry and phone; (7) when residents disobey house rules they are often evicted from the house; (8) the residents generally do not share the same acquaintances; and (9) residents often pay significantly above -market rate rents. The lack of single-housekeeping-unit characteristics contributes to institutional living conditions. S. The size and makeup of the households in group homes, even those allowed as a matter of right under the Code, can create institutional living conditions because they tend to be larger than average single housekeeping units, creating impacts on water, sewer, roads, parking and othe r City services that are far greater than the average household, in that the average number of persons per California household is 2.86. A sober-living facility allowed as a matter of right can house six     Ordinance No. NS-XXX Page 4 of 27 residents plus a resident manager, which is more than twice the average California household size. T. All individuals residing in a sober-living facility are generally over the age of 18, while the average household in the United States has just 1.96 individuals over the age of 18 according to federal census data. U. Because of their transient populations and above-average numbers of adults residing in a single home, group homes (including sober-living facilities) present impacts to residential neighborhoods not typically associated with more traditional single-family uses, which contributes to the institutionalization of residential neighborhoods and residential care environments, which in turn reduces the benefits of residential environments for disabled residents in group living arrangements. These impacts include: the housing of large numbers of unrelated adult who may or may not be supervised; excessive noise and outdoor smoking, which interferes with the use and enjoyment of residential neighborhoods; little to no interaction with the neighborhood; irresponsible operators with a history of opening facilities in complete disregard of the Code and with little regard for impacts to the residential environment; disproportional impacts from the average dwelling unit to nearly all City services including sewer, water, parks, libraries, transportation infrastructure, fire and police; a history of congregating in the same general area. V. Among other things, this Ordinance establishes a 650-foot distance requirement between group homes, which provides many opportunities for the operation of group homes within the City and still results in preferential treatment for group homes that serve disabled individuals as compared to group homes serving non- disabled individuals in a similar living situation (i.e., in boarding house-style residences) which cannot operate in residential zones. W. Housing inordinately large numbers of unrelated adults in a single-residence or congregating group homes in close proximity to each other does not provide the disabled with an opportunity to “live in normal residential surroundings,” but rather subjects them to living environments that resemble the types of institutional living that the FEHA and FHAA were designed to provide relief from for the disabled, and which no reasonable person could contend provides a life in a normal residential surrounding. X. Notwithstanding the above, the City Council recognizes that, when operated responsibly, group homes (including sober-living homes) provide a societal benefit by providing the disabled the opportunity to live in residential neighborhoods, as well as providing recovery programs for individuals attempting to overcome their drug and alcohol addictions. Providing greater access to residential zones to group homes, including sober-living homes, than to boarding houses provides a benefit to the City and its residents. Y. Without sufficient, appropriate regulation, there is no way to ensure that the individuals entering into a group home are disabled individuals and entitled to the protections under local and state law; that a group home is operated profe ssionally     Ordinance No. NS-XXX Page 5 of 27 to minimize impacts to the character of residential neighborhoods; and that the secondary impacts which cause the institutionalization of group homes due to concentration of both group homes in a neighborhood and large numbers of unrelated adults residing in a single facility in a single home are lessened. Z. In addition to group homes locating in residential neighborhoods, other state - licensed residential care facilities are also taking up residence in residential neighborhoods. AA. The purpose of group homes for the disabled is to provide the disabled an equal opportunity to comfortably reside in residential neighborhoods of their choice. BB. ZOA No. 2025-01 and OA No. 2025-01 are consistent with various goals and policies of the General Plan. Specifically, these actions are consistent with Housing Element (HE) Goal 2 (a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana’s residents and workforce of all household types, income levels, and age groups to foster an inclusive community), Policy HE-2.5 (diverse housing types), HE Goal 4 (adequate rental and ownership housing opportunities and supportive services for seniors, people with disabilities, families with children, and people experiencing homelessness), Policies HE-4.3 and HE-4.7 (provide housing for disabled people to live independent lives and provide regulatory oversight), Community Element (CE) Policy CM-3.2 (support the creation of healthy neighborhoods), Land Use Element (LU) Policy LU -1.1 (foster compatibility between land uses to enhance livability and promote healthy lifestyles), Policy LU-4.6 (support diverse housing types that promote a healthy environment), and Policy LU-4.7 (promote mixed housing types to create inclusive communities). CC. On June 23, 2025, the Planning Commission held a duly-noticed public hearing and considered the staff report, recommendations by staff, and public tes timony concerning ZOA No. 2025-01, at which time the Planning Commission recommended that the City Council adopt the proposed ordinance, with the exception of Section 28, which amends Chapter 8 of the SAMC and is not within the purview of the Planning Commission. DD. On July 15, 2025, the City Council held a duly-noticed public hearing and considered the staff report, recommendations by staff, and public testimony concerning the proposed ordinance. Section 2. Pursuant to the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the adoption of this Ordinance (“Project”) is exempt from CEQA review pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The Project is also exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines as it can be seen with certainty that there is no possibility the ordinance will have a significant effect on the environment. The amendments provide definitions and standards to regulate the location, operation, and licensing of group homes and do not authorize new development or changes in density or intensity of land use. Moreover, the Project is categorically exempt from further review per Section 15301     Ordinance No. NS-XXX Page 6 of 27 (Class 1 – Existing Facilities) of the CEQA Guidelines. This 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 merely establishes administrative and land use oversight procedures for group homes already operating or proposed within existing residential structures, and will not expand the existing use. None of the exceptions to the use of categorical exemptions identified in CEQA Guidelines Section 15300.2 apply to the Class 1 exemptions or this ordinan ce. Specifically, the Project will not result in cumulative impacts, will not affect any scenic or historic resources, and will not involve unusual circumstances leading to a significant impact. Section 3. Section 41-27.3 (Boarding House) of Chapter 41 of the SAMC is hereby added to read as follow: Sec. 41-27.3. – Boarding house. Boarding house means a residence or dwelling, other than a hotel or motel, wherein rooms are rented under multiple separate written or oral rental agreements, leases or subleases or combination thereof, whether or not the owner, agent or rental manager resides within the residence. Boarding houses do not include: (1) group homes; (2) residential care facilities; (3) sober-living homes; (4) transitional or supportive housing; or (5) single housekeeping units. Section 4. Section 41-41.5 (Care Home) of Chapter 41 of the SAMC is hereby amended to read as follows: Sec. 41-41.5. – Care Home Reserved. A care home is any facility, place, or building, social rehabilitation facility or similar facility which is maintained and operated to provide living accommodations for and twenty -four- hour nonmedical care to persons in need of personal services, supervision, assistance, guidance, or training essential for sustaining the act ivities of daily living or for the protection of the individual, such as the elderly, convalescents, invalids, dependent or neglected children, or physically handicapped, mentally impaired or incompetent persons. Section 5. Section 41-49 (Disabled) of Chapter 41 of the SAMC is hereby amended to read as follows: Sec. 41-49. – Disabled Person. For purposes of the reasonable accommodation process detailed in sections 41 -652, et seq., any person who has a medical condition, physical disability, or mental impairment that substantially limits one (1) or more major life activities; anyone who is regarded as having such impairment; or, anyone who has a record of such impairment. People who are currently using illegal substances are not covered unless they have a separate disability. Disabled means, as is more specifically defined under the fair housing laws, a person who has a physical or mental impairment that limits one or more major life activities, a person who is regarded as having that type of impairment , or a person who     Ordinance No. NS-XXX Page 7 of 27 has a record of that type of impairment, not including current, illegal use of a controlled substance. For the purposes of this Chapter, handicapped shall mean the same as disabled. Section 6. Section 41-66.5 (Group home) of Chapter 41 of the SAMC is hereby added to read as follows: Sec. 41-66.5. – Group home. A facility that is being used as a supportive living environment for persons who are considered disabled under state or federal law. A group home ope rated by a single operator or service provider (whether licensed or unlicensed) constitutes a single facility, whether the facility occupies one or more dwelling units. Group homes shall not include residential care facilities and any dwelling that operates as a single housekeeping unit. Section 7. Section 41-77 (Hotel / Motel) of Chapter 41 of the SAMC is hereby amended to read as follows: Sec. 41 – 77. – Hotel/Motel. A hotel/motel is any building, or portion of a building, other than a care home, which that is designed, occupied, used or intended to be used, rented or hired out as temporary or overnight accommodations for tourists or transients. Such hotel/motel shall contain more than five (5) guest rooms. A hotel/motel that contains a kitchen (as defined in Section 310.7(3) of the California Building Code) in guest rooms shall be deemed to be a long - term stay business hotel. A hotel/motel that meets the criteria of Section 41 -139 of this Code shall be deemed to be a transient/residential hotel. Section 8. Section 41-78 (Reserved) of Chapter 41 of the SAMC is hereby amended to read as follows: Sec. 41-78. – Reserved Household. Household means all the individuals occupying a dwelling unit, and includes people who live in different units governed by the same operator, but does not include a single housekeeping unit. Section 9. Section 41-78.5 (House manager) of Chapter 41 of the SAMC is hereby added to read as follows: Sec. 41-78.5. – House manager. The person, or group of persons, that is present at a group home, as defined in this Chapter, on a 24-hour basis and is responsible for the day-to-day operation of the group home. The house manager may be the operator, or a duly authorized representative of the operator. Section 10. Section 41-83.2 (Integral Group Home Facility) of Chapter 41 of the SAMC is hereby added to read as follows: