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Home My WebLink AboutPacket 7.14.25Planning Commission Regular Meeting Agenda July 14, 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/82397681178 Join from your mobile phone via Zoom App. Meeting ID: 82397681178 Dial in from a mobile phone or landline.(669) 900 6833; Meeting ID: 82397681178 *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 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 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 June 23, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025. 1.CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant: Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned. 2.CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT. Project Applicant:Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN: 39825530) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned. 3.CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT. Project Applicant:Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant). Proposed Project:Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned. 4.ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA. Project Applicant:The City of Santa Ana Proposed Project:Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs. 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 ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance. ORDINANCE NO. NSXXXX ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs. Administrative Matters 5.STAFF UPDATE: 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. 6.ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM. Recommended Action: 1. Elect a Chairperson for the 20252026 term. 2. Elect a Vice Chairperson for the 20252026 term. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 28, 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 AgendaJuly 14, 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/82397681178Join from your mobile phone via Zoom App. Meeting ID: 82397681178Dial in from a mobile phone or landline.(669) 900 6833; Meeting ID: 82397681178*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 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 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 June 23, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025. 1.CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant: Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned. 2.CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT. Project Applicant:Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN: 39825530) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned. 3.CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT. Project Applicant:Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant). Proposed Project:Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned. 4.ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA. Project Applicant:The City of Santa Ana Proposed Project:Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs. 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 ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance. ORDINANCE NO. NSXXXX ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs. Administrative Matters 5.STAFF UPDATE: 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. 6.ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM. Recommended Action: 1. Elect a Chairperson for the 20252026 term. 2. Elect a Vice Chairperson for the 20252026 term. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 28, 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 AgendaJuly 14, 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/82397681178Join from your mobile phone via Zoom App. Meeting ID: 82397681178Dial in from a mobile phone or landline.(669) 900 6833; Meeting ID: 82397681178*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 theright 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, AICPExecutive 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 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 June 23, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025. 1.CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant: Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned. 2.CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT. Project Applicant:Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN: 39825530) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned. 3.CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT. Project Applicant:Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant). Proposed Project:Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned. 4.ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA. Project Applicant:The City of Santa Ana Proposed Project:Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs. 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 ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance. ORDINANCE NO. NSXXXX ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs. Administrative Matters 5.STAFF UPDATE: 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. 6.ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM. Recommended Action: 1. Elect a Chairperson for the 20252026 term. 2. Elect a Vice Chairperson for the 20252026 term. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 28, 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 AgendaJuly 14, 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/82397681178Join from your mobile phone via Zoom App. Meeting ID: 82397681178Dial in from a mobile phone or landline.(669) 900 6833; Meeting ID: 82397681178*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 theright 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, AICPExecutive 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, contactMichael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City tomake reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation canbe 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 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 June 23, 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,and Public Convenience or Necessity Determinations are final unless appealedwithin 10 days of the decision by any interested party or group (refer to the BasicMeeting Information page for more information). The Planning Commissionrecommendation on Zoning and General Plan amendments, DevelopmentAgreements, Specific Developments, and Specific Plans will be forwarded to theCity Council for final determination. Legal notice for items 1 through 3 and5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025. 1.CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant: Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned. 2.CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT. Project Applicant:Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN: 39825530) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned. 3.CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT. Project Applicant:Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant). Proposed Project:Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned. 4.ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA. Project Applicant:The City of Santa Ana Proposed Project:Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs. 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 ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance. ORDINANCE NO. NSXXXX ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs. Administrative Matters 5.STAFF UPDATE: 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. 6.ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM. Recommended Action: 1. Elect a Chairperson for the 20252026 term. 2. Elect a Vice Chairperson for the 20252026 term. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 28, 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 AgendaJuly 14, 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/82397681178Join from your mobile phone via Zoom App. Meeting ID: 82397681178Dial in from a mobile phone or landline.(669) 900 6833; Meeting ID: 82397681178*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 theright 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, AICPExecutive 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, contactMichael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City tomake reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation canbe 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 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 June 23, 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,and Public Convenience or Necessity Determinations are final unless appealedwithin 10 days of the decision by any interested party or group (refer to the BasicMeeting Information page for more information). The Planning Commissionrecommendation on Zoning and General Plan amendments, DevelopmentAgreements, Specific Developments, and Specific Plans will be forwarded to theCity Council for final determination. Legal notice for items 1 through 3 and5, were published in the OC Reporter on July 2, 2025, and notices were mailed onJuly 3, 2025. The legal notice for item 4 was published in the OC Register on June24, 2025. 1.CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P)ZONING DISTRICT.Project Applicant: Steven Lee (Applicant) representing Anchor Stone ChristianChurch (Property Owner).Proposed Project: Request for approval of Conditional Use Permit No. 202515to allow the operation of a church at a former office tenant space.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice ofExemption, Environmental Review ER No. 202554, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202515 AS CONDITIONED TOALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET(APN: 43017316)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202515, asconditioned.2.CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE(SD84) ZONING DISTRICT.Project Applicant:Chachmoni Macon, representing Evntfull Space (Applicant)and Broadway Improvement Company (Property Owner).Proposed Project: Request for approval of Conditional Use Permit No. 202513to allow the conversion of an eating establishment into a banquet facility that wouldprovide event space for smallscale gatherings and celebrations.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice ofExemption, Environmental Review ER No. 20252, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202513 AS CONDITIONED TOALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:39825530) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned. 3.CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT. Project Applicant:Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant). Proposed Project:Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned. 4.ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA. Project Applicant:The City of Santa Ana Proposed Project:Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs. 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 ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance. ORDINANCE NO. NSXXXX ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs. Administrative Matters 5.STAFF UPDATE: 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. 6.ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM. Recommended Action: 1. Elect a Chairperson for the 20252026 term. 2. Elect a Vice Chairperson for the 20252026 term. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 28, 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 AgendaJuly 14, 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/82397681178Join from your mobile phone via Zoom App. Meeting ID: 82397681178Dial in from a mobile phone or landline.(669) 900 6833; Meeting ID: 82397681178*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 theright 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, AICPExecutive 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, contactMichael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City tomake reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation canbe 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 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 June 23, 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,and Public Convenience or Necessity Determinations are final unless appealedwithin 10 days of the decision by any interested party or group (refer to the BasicMeeting Information page for more information). The Planning Commissionrecommendation on Zoning and General Plan amendments, DevelopmentAgreements, Specific Developments, and Specific Plans will be forwarded to theCity Council for final determination. Legal notice for items 1 through 3 and5, were published in the OC Reporter on July 2, 2025, and notices were mailed onJuly 3, 2025. The legal notice for item 4 was published in the OC Register on June24, 2025. 1.CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P)ZONING DISTRICT.Project Applicant: Steven Lee (Applicant) representing Anchor Stone ChristianChurch (Property Owner).Proposed Project: Request for approval of Conditional Use Permit No. 202515to allow the operation of a church at a former office tenant space.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice ofExemption, Environmental Review ER No. 202554, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202515 AS CONDITIONED TOALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET(APN: 43017316)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202515, asconditioned.2.CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE(SD84) ZONING DISTRICT.Project Applicant:Chachmoni Macon, representing Evntfull Space (Applicant)and Broadway Improvement Company (Property Owner).Proposed Project: Request for approval of Conditional Use Permit No. 202513to allow the conversion of an eating establishment into a banquet facility that wouldprovide event space for smallscale gatherings and celebrations.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice ofExemption, Environmental Review ER No. 20252, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202513 AS CONDITIONED TOALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:39825530)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202513, asconditioned.3.CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFICDEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.Project Applicant:Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner)representing Anduril Industries (Applicant).Proposed Project:Request for approval of Conditional Use Permit No. 202514to allow the installation of an exterior above ground fuel dispenser and an interiorpaint booth, within an industrial building. Pursuant to Santa Ana Municipal CodeSection 41199.4, the uses are considered a noxious use as they require a permitfrom a regional, state, or federal agency to handle, store, emit or dischargeparticulate materials; exhaust emissions; or handle, store, emit or dischargeregulated compounds, and because they would be located within 1,000 linear feet toany public park, school, or property used or zoned for residential purposes.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15183 (Projects Consistent with a Community Plan, General Plan, orZoning) and Section 15303 (Class 3 – New Construction or Conversion of SmallStructures) of the CEQA Guidelines. A Notice of Exemption, EnvironmentalReview ER No. 202546, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202514 AS CONDITIONED TOALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERALPERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATEDCOMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONEPURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THESPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THEPROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202514, asconditioned.4.ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TOESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THECITY OF SANTA ANA.Project Applicant:The City of Santa AnaProposed Project:Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs. 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 ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance. ORDINANCE NO. NSXXXX ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs. Administrative Matters 5.STAFF UPDATE: 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. 6.ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM. Recommended Action: 1. Elect a Chairperson for the 20252026 term. 2. Elect a Vice Chairperson for the 20252026 term. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on July 28, 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 AgendaJuly 14, 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/82397681178Join from your mobile phone via Zoom App. Meeting ID: 82397681178Dial in from a mobile phone or landline.(669) 900 6833; Meeting ID: 82397681178*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 theright 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, AICPExecutive 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, contactMichael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City tomake reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation canbe 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 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 June 23, 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,and Public Convenience or Necessity Determinations are final unless appealedwithin 10 days of the decision by any interested party or group (refer to the BasicMeeting Information page for more information). The Planning Commissionrecommendation on Zoning and General Plan amendments, DevelopmentAgreements, Specific Developments, and Specific Plans will be forwarded to theCity Council for final determination. Legal notice for items 1 through 3 and5, were published in the OC Reporter on July 2, 2025, and notices were mailed onJuly 3, 2025. The legal notice for item 4 was published in the OC Register on June24, 2025. 1.CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P)ZONING DISTRICT.Project Applicant: Steven Lee (Applicant) representing Anchor Stone ChristianChurch (Property Owner).Proposed Project: Request for approval of Conditional Use Permit No. 202515to allow the operation of a church at a former office tenant space.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice ofExemption, Environmental Review ER No. 202554, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202515 AS CONDITIONED TOALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET(APN: 43017316)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202515, asconditioned.2.CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE(SD84) ZONING DISTRICT.Project Applicant:Chachmoni Macon, representing Evntfull Space (Applicant)and Broadway Improvement Company (Property Owner).Proposed Project: Request for approval of Conditional Use Permit No. 202513to allow the conversion of an eating establishment into a banquet facility that wouldprovide event space for smallscale gatherings and celebrations.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice ofExemption, Environmental Review ER No. 20252, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202513 AS CONDITIONED TOALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:39825530)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202513, asconditioned.3.CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFICDEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.Project Applicant:Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner)representing Anduril Industries (Applicant).Proposed Project:Request for approval of Conditional Use Permit No. 202514to allow the installation of an exterior above ground fuel dispenser and an interiorpaint booth, within an industrial building. Pursuant to Santa Ana Municipal CodeSection 41199.4, the uses are considered a noxious use as they require a permitfrom a regional, state, or federal agency to handle, store, emit or dischargeparticulate materials; exhaust emissions; or handle, store, emit or dischargeregulated compounds, and because they would be located within 1,000 linear feet toany public park, school, or property used or zoned for residential purposes.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15183 (Projects Consistent with a Community Plan, General Plan, orZoning) and Section 15303 (Class 3 – New Construction or Conversion of SmallStructures) of the CEQA Guidelines. A Notice of Exemption, EnvironmentalReview ER No. 202546, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202514 AS CONDITIONED TOALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERALPERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATEDCOMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONEPURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THESPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THEPROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202514, asconditioned.4.ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TOESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THECITY OF SANTA ANA.Project Applicant:The City of Santa AnaProposed Project:Planning Commission recommendation that the City Counciladopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amendArticle XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana MunicipalCode (SAMC) to establish regulations as it relates to Aframe signs.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 pursuantto section 15061(b)(3) of the CEQA Guidelines because it can be seen with certaintythat there is no possibility that the ordinance may have a significant effect on theenvironment. A Notice of Exemption, Environmental Review No. 202549, will be filedupon adoption of this ordinance.ORDINANCE NO. NSXXXXZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THECITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO AFRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THECALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQAGUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)Recommended Action:Recommend that the City Council adopt an ordinance approving ZoningOrdinance Amendment No. 202502 to amend several sections of Chapter 41(Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.Administrative Matters5.STAFF UPDATE: APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO.200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUELOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.6.ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026TERM.Recommended Action:1. Elect a Chairperson for the 20252026 term.2. Elect a Vice Chairperson for the 20252026 term.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on July 28, 2025, at 5:30 PM in theCouncil 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 AgendaJuly 14, 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/82397681178Join from your mobile phone via Zoom App. Meeting ID: 82397681178Dial in from a mobile phone or landline.(669) 900 6833; Meeting ID: 82397681178*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 theright 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, AICPExecutive 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, contactMichael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City tomake reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation canbe 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 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 June 23, 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,and Public Convenience or Necessity Determinations are final unless appealedwithin 10 days of the decision by any interested party or group (refer to the BasicMeeting Information page for more information). The Planning Commissionrecommendation on Zoning and General Plan amendments, DevelopmentAgreements, Specific Developments, and Specific Plans will be forwarded to theCity Council for final determination. Legal notice for items 1 through 3 and5, were published in the OC Reporter on July 2, 2025, and notices were mailed onJuly 3, 2025. The legal notice for item 4 was published in the OC Register on June24, 2025. 1.CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P)ZONING DISTRICT.Project Applicant: Steven Lee (Applicant) representing Anchor Stone ChristianChurch (Property Owner).Proposed Project: Request for approval of Conditional Use Permit No. 202515to allow the operation of a church at a former office tenant space.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice ofExemption, Environmental Review ER No. 202554, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202515 AS CONDITIONED TOALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET(APN: 43017316)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202515, asconditioned.2.CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE(SD84) ZONING DISTRICT.Project Applicant:Chachmoni Macon, representing Evntfull Space (Applicant)and Broadway Improvement Company (Property Owner).Proposed Project: Request for approval of Conditional Use Permit No. 202513to allow the conversion of an eating establishment into a banquet facility that wouldprovide event space for smallscale gatherings and celebrations.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice ofExemption, Environmental Review ER No. 20252, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202513 AS CONDITIONED TOALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:39825530)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202513, asconditioned.3.CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFICDEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.Project Applicant:Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner)representing Anduril Industries (Applicant).Proposed Project:Request for approval of Conditional Use Permit No. 202514to allow the installation of an exterior above ground fuel dispenser and an interiorpaint booth, within an industrial building. Pursuant to Santa Ana Municipal CodeSection 41199.4, the uses are considered a noxious use as they require a permitfrom a regional, state, or federal agency to handle, store, emit or dischargeparticulate materials; exhaust emissions; or handle, store, emit or dischargeregulated compounds, and because they would be located within 1,000 linear feet toany public park, school, or property used or zoned for residential purposes.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuantto Section 15183 (Projects Consistent with a Community Plan, General Plan, orZoning) and Section 15303 (Class 3 – New Construction or Conversion of SmallStructures) of the CEQA Guidelines. A Notice of Exemption, EnvironmentalReview ER No. 202546, will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 202514 AS CONDITIONED TOALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERALPERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATEDCOMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONEPURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THESPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THEPROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 202514, asconditioned.4.ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TOESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THECITY OF SANTA ANA.Project Applicant:The City of Santa AnaProposed Project:Planning Commission recommendation that the City Counciladopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amendArticle XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana MunicipalCode (SAMC) to establish regulations as it relates to Aframe signs.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 pursuantto section 15061(b)(3) of the CEQA Guidelines because it can be seen with certaintythat there is no possibility that the ordinance may have a significant effect on theenvironment. A Notice of Exemption, Environmental Review No. 202549, will be filedupon adoption of this ordinance.ORDINANCE NO. NSXXXXZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THECITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO AFRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THECALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQAGUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)Recommended Action:Recommend that the City Council adopt an ordinance approving ZoningOrdinance Amendment No. 202502 to amend several sections of Chapter 41(Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.Administrative Matters5.STAFF UPDATE: APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO.200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUELOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.6.ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026TERM.Recommended Action:1. Elect a Chairperson for the 20252026 term.2. Elect a Vice Chairperson for the 20252026 term.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on July 28, 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 tenday appealperiod, unless the City Council in compliance with section 41643, 41644 or 41645 holds apublic hearing on the matter, then the formal action will become effective on the day following thehearing and decision by the City Council. An appeal from the decision or requirement of thePlanning Commission may be made by any interested party, individual, or group. The appealmust be filed with the Clerk of the Council, accompanied by the required filing fee, and a copysent to the Planning Department, within ten days of the date of the Commission's action, by 5:00p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall isclosed, the final day to appeal shall be extended to the next day City Hall is open for publicbusiness. Please note: Under California Government Code Sec. 65009, if you challenge in courtany of the matters on this agenda for which a public hearing is to be conducted, you may belimited to raising only those issues which you (or someone else) raised orally at the publichearing or in written correspondence received by the Planning Commission or City Council at orbefore 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 Meeting IDis 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 youwish 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 youwish to speak. You will have 3 minutes.3. Dialing in from a mobile phone or landline:Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed atthe top of this agenda.To speak during the meeting: When you wish to comment on an item that is being isdiscussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to 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 June 23, 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 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 Minutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39 PM. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Update workshops. CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from May 12, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of 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. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Commission had questions for the applicant. Kerri Dunkelberger on behalf of the applicant, answered questions from the Commission. Resident, James Lloyd, provided public comment via email in favor of the project. Resident, Gay Olivos, raised concerns about parking for this project. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 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. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Resident, Jennifer Le, provided public comment via zoom in favor of the project. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Justin McCusker, on behalf of the applicant, answered questions from the Commission. Resident, John Tafoya, spoke in favor of the project. Resident, Alex Zamora, spoke in favor of the project. *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:48 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to 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. 1 Planning Commission 6/23/2025 Planning CommissionDRAFT Regular Meeting Agenda MinutesJune 23, 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 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Gema ZapienActing RecordingSecretary 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 Minutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39 PM. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Update workshops. CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from May 12, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of 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. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Commission had questions for the applicant. Kerri Dunkelberger on behalf of the applicant, answered questions from the Commission. Resident, James Lloyd, provided public comment via email in favor of the project. Resident, Gay Olivos, raised concerns about parking for this project. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 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. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Resident, Jennifer Le, provided public comment via zoom in favor of the project. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Justin McCusker, on behalf of the applicant, answered questions from the Commission. Resident, John Tafoya, spoke in favor of the project. Resident, Alex Zamora, spoke in favor of the project. *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:48 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to 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. 2 Planning Commission 6/23/2025 Planning CommissionDRAFT Regular Meeting Agenda MinutesJune 23, 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 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Gema ZapienActing RecordingSecretaryIn 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 CALLMinutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39PM.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Updateworkshops.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from May 12, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. 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. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Commission had questions for the applicant. Kerri Dunkelberger on behalf of the applicant, answered questions from the Commission. Resident, James Lloyd, provided public comment via email in favor of the project. Resident, Gay Olivos, raised concerns about parking for this project. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 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. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Resident, Jennifer Le, provided public comment via zoom in favor of the project. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Justin McCusker, on behalf of the applicant, answered questions from the Commission. Resident, John Tafoya, spoke in favor of the project. Resident, Alex Zamora, spoke in favor of the project. *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:48 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to 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. 3 Planning Commission 6/23/2025 Planning CommissionDRAFT Regular Meeting Agenda MinutesJune 23, 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 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Gema ZapienActing RecordingSecretaryIn 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 CALLMinutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39PM.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Updateworkshops.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from May 12, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. 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. 2025 03, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Commission had questions for the applicant. Kerri Dunkelberger on behalf of the applicant, answered questions from the Commission. Resident, James Lloyd, provided public comment via email in favor of the project. Resident, Gay Olivos, raised concerns about parking for this project. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 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. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Resident, Jennifer Le, provided public comment via zoom in favor of the project. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Justin McCusker, on behalf of the applicant, answered questions from the Commission. Resident, John Tafoya, spoke in favor of the project. Resident, Alex Zamora, spoke in favor of the project. *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:48 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to 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. 4 Planning Commission 6/23/2025 Planning CommissionDRAFT Regular Meeting Agenda MinutesJune 23, 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 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Gema ZapienActing RecordingSecretaryIn 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 CALLMinutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39PM.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Updateworkshops.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from May 12, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. 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.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered question from the Commission.Commission had questions for the applicant.Kerri Dunkelberger on behalf of the applicant, answered questions from theCommission. Resident, James Lloyd, provided public comment via email in favor of the project.Resident, Gay Olivos, raised concerns about parking for this project.Moved by Commissioner Escamilla, seconded by Commissioner Benninger toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass2.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. 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. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Resident, Jennifer Le, provided public comment via zoom in favor of the project. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* WORK STUDY SESSION 3.THE VILLAGE SPECIFIC PLAN Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Justin McCusker, on behalf of the applicant, answered questions from the Commission. Resident, John Tafoya, spoke in favor of the project. Resident, Alex Zamora, spoke in favor of the project. *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:48 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to 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. 5 Planning Commission 6/23/2025 Planning CommissionDRAFT Regular Meeting Agenda MinutesJune 23, 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 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Gema ZapienActing RecordingSecretaryIn 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 CALLMinutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39PM.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Updateworkshops.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from May 12, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. 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.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered question from the Commission.Commission had questions for the applicant.Kerri Dunkelberger on behalf of the applicant, answered questions from theCommission. Resident, James Lloyd, provided public comment via email in favor of the project.Resident, Gay Olivos, raised concerns about parking for this project.Moved by Commissioner Escamilla, seconded by Commissioner Benninger toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass2.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.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered question from the Commission.Resident, Jennifer Le, provided public comment via zoom in favor of the project.Moved by Commissioner Benninger, seconded by Commissioner Woo toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Business Calendar*WORK STUDY SESSION3.THE VILLAGE SPECIFIC PLANMinutes: Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Justin McCusker, on behalf of the applicant, answered questions from theCommission.Resident, John Tafoya, spoke in favor of the project. Resident, Alex Zamora, spoke in favor of the project. *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:48 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to 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. 6 Planning Commission 6/23/2025 Planning CommissionDRAFT Regular Meeting Agenda MinutesJune 23, 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 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Gema ZapienActing RecordingSecretaryIn 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 CALLMinutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39PM.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Updateworkshops.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from May 12, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. 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.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered question from the Commission.Commission had questions for the applicant.Kerri Dunkelberger on behalf of the applicant, answered questions from theCommission. Resident, James Lloyd, provided public comment via email in favor of the project.Resident, Gay Olivos, raised concerns about parking for this project.Moved by Commissioner Escamilla, seconded by Commissioner Benninger toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass2.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.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered question from the Commission.Resident, Jennifer Le, provided public comment via zoom in favor of the project.Moved by Commissioner Benninger, seconded by Commissioner Woo toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Business Calendar*WORK STUDY SESSION3.THE VILLAGE SPECIFIC PLANMinutes: Staff provided a brief presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Justin McCusker, on behalf of the applicant, answered questions from theCommission.Resident, John Tafoya, spoke in favor of the project. Resident, Alex Zamora, spoke in favor of the project.*End of Work Study Session Calendar*STAFF COMMENTSMinutes: Staff had comments for the Commission.COMMISSIONER COMMENTSMinutes: Commission had comments for staff. ADJOURNMENTThe next meeting of the Planning Commission will be on July 14, 2025, at 5:30 PM in theCouncil Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 8:48 p.m.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the tendayappeal period, unless the City Council in compliance with section 41643, 41644 or 41645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATIONIf you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.1. Connecting directly from your computer:Click on the link on top of this agenda ORGo to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The MeetingID is listed at the top of this agenda.To speak during the meeting: When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, 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. 7 Planning Commission 6/23/2025 Planning and Building Agency Item # 1 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report July 14, 2025 Topic: CUP No. 2025-15 – Anchor Stone Christian Church (2938 S. Daimler Street) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2025-15, as conditioned. EXECUTIVE SUMMARY Steven Lee, representing Anchor Stone Christian Church (“Applicant” and “Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-15 to allow the operation of a church located at 2938 S. Daimler Street (“Project”). The property is located within the Professional (P) zoning district and has a General Plan Land Use Designation of Industrial/Flex-Medium (Flex-3). Pursuant to Section 41-313.5(n) of the Santa Ana Municipal Code (SAMC), churches located in the P zoning district require approval of a CUP. Staff is recommending approval of the Applicant’s request due to the facility’s location, proposed operations, and compatibility with surrounding land uses. DISCUSSION Project Description The proposed church is located within a 5.43-acre site that contains an office complex with eighteen (18) buildings. The site is generally bounded by Deere Avenue to the east, Garry Avenue to the south, Pullman Street to the west, and Daimler Street to the north. The church is proposing to occupy a 3,843-square-foot unit that is part of an existing 8,250-square-foot building. The Applicant proposes to occupy the aforementioned unit for worship services, religious education, and video production. Additionally, the Applicant proposes to have summer bible school for one week during the summer. The proposed floor plan includes a lobby, social hall, auditorium, restrooms, meeting rooms, a nursery to be used during worship services, and storage rooms. The proposed hours of operation for the administrative offices would be Monday to Friday from 9:00 a.m. to 5:00 p.m. and Saturday from 10:00 a.m. to 7:00 p.m. The proposed church/congregation services will be held Sundays and during holidays from 9:00 a.m. to 10:00 p.m. The proposed interior tenant improvements include demolition of nonbearing walls and construction of new interior partitions, construction of a stage for the proposed auditorium, upgrades to the electrical wiring, new plumbing fixtures, new mechanical equipment, and fire sprinklers. There are no exterior changes proposed with the project. CUP No. 2025-15 – Anchor Stone Christian Church (2938 S. Daimler Street) July 14, 2025 Page 2 5 1 6 2 Table 1: Project Location and Information Item Information Project Address & Council Ward 2938 S. Daimler Street (Ward 6) Nearest Intersection Daimler Street & Garry Avenue General Plan Designation Industrial/Flex-Medium (Flex-3) Zoning Designation Professional (P) North Professional offices East Professional offices South Professional offices Surrounding Land Uses West Professional offices Property Size The entire office building complex is 5.43 acres, and the unit is 3,843 square feet. Existing Site Development The site is developed with an 18-building office complex. Use Permissions Allowed with approval of a CUP Development Standards Section 41-314 – 41-319Zoning Code Sections Affected Uses Section 41-313.5 (n) Table 2: Development Standards Standards Required by SAMC Provided Building Height Maximum 35 Feet Complies; 25 Feet Minimum 15 Feet (Front)Complies; 81 Feet Minimum 5 Feet (Side Interior)Complies; 200 Feet Setbacks Minimum 10 Feet (Rear)Complies; Over 200 Feet Parking 1 space per every 3 fixed seats plus one space per 50 SF of floor area without fixed seats Complies; 77 fixed seats require 25 parking spaces plus 411 sq. ft. of social hall requires 9 parking spaces. A total of 34 parking spaces is provided. Project Background The Project’s site was developed in 1978 with the existing office complex that encompasses eighteen (18) office buildings, on-site landscaping, and surface parking with a ratio of 3.8 parking spaces per 1,000 square feet of office space. The existing building is comprised of two units (2938 and 2932 S. Daimler Street). The immediately adjacent unit at 2932 S. Daimler Street is currently occupied by an office use. In May of 2023, the church applied for a certificate of occupancy for administrative office space, which is a use allowed by right in the P zoning district. On January 23, 2023, the Applicant submitted a development project application to the City for the change of use from office to a church. The Applicant subsequently submitted an application for CUP No. 2023-18 on July 24, 2023. On September 11, 2023, the Planning Commission held a public hearing for CUP No. 2023-18 and voted 6:1 (Ayes: Commissioners Benninger, Escamilla, Leo, Oliva, Pham, and Woo; Noes: Ramos) to deny the CUP request. On September 14, 2023, the Applicant submitted Appeal Application No. 2023-07, appealing the Planning Commission’s determination. On November 21, 2023, the City Council held a public hearing for Appeal Application No. 2023-07 and voted to uphold the decision by the Planning Commission to deny CUP No. 2023-18. CUP No. 2025-15 – Anchor Stone Christian Church (2938 S. Daimler Street) July 14, 2025 Page 3 5 1 6 2 On July 1, 2025, the Applicant submitted required documentation for resubmission of their application for a conditional use permit, which was reviewed by staff as CUP 2025-15. After reevaluation of the Project, staff is recommending approval of CUP 2025-15. Project Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community and General Plan. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings results in a denial. The proposed use of the subject site as a place of worship will not be detrimental to the public health, safety, or general welfare of the community or surrounding properties. The church will occupy a previously developed tenant space located within a professional office complex, and no exterior physical alterations are proposed that would impact site circulation, access, or building visibility. The surrounding land uses are exclusively professional office uses with no immediate adjacency to sensitive receptors such as schools or residences, reducing the likelihood of land use conflicts. The proposed hours of operation for the administrative offices would be Monday to Friday from 9:00 a.m. to 5:00 p.m. and Saturday from 10:00 a.m. to 7:00 p.m. The proposed church/congregation services will be held Sundays from 9:00 a.m. to 4:00 p.m. and during holidays, avoiding peak traffic hours associated with adjacent office uses. Additionally, the site provides sufficient on-site parking through a combination of assigned and guest spaces, and a condition of approval requires the submission of a parking management plan for special events to further ensure compatibility. In terms of noise, activities within the church will occur indoors, and the proposed tenant improvements include upgrades to the building’s internal infrastructure without increasing occupancy or altering the building envelope. No amplified outdoor sound is proposed, and compliance with the City's noise ordinance will be required. Furthermore, existing site lighting is designed to serve an office complex and is sufficient for safety without introducing excessive glare or spillover. As proposed, the Project does not propose new lighting that would increase impacts. Overall, the proposed use will be compatible with the existing built environment and will not introduce new adverse impacts related to traffic, noise, or lighting. Through appropriate conditions of approval and continued code compliance, the Project is anticipated to enhance the general welfare by providing a community-serving use that aligns with Santa Ana’s goals of promoting neighborhood cohesion and access to diverse community resources. Lastly, the Applicant will be responsible for addressing the Development Review Committee (DRC) site plan comments to ensure that the proposed church complies with all Building Safety and Public Works Concerns (Exhibit 5). In addition, the proposed church will not adversely affect the General Plan, as the granting of the CUP would be consistent with various goals and policies of the General Plan. The approval of the proposed Project will be consistent with the General Plan land use designation of Industrial/Flex (Flex-3), which is intended to act as a buffer between CUP No. 2025-15 – Anchor Stone Christian Church (2938 S. Daimler Street) July 14, 2025 Page 4 5 1 6 2 industrial and residential land uses. The proposed church use surrounded by office land uses would continue to act as a buffer between the residential and mixed-use development contemplated in the General Plan to the southwest in the District Center – Medium (DC-2) land use designated areas and the industrial land uses located to the west of the site. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 2 and 4 of the Land Use (LU) Element as discussed below. Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will provide a religious congregation where the community can gather during hours of operation and/or during special events. Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU-4.1, promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. As proposed, the Project will promote a complete neighborhood by providing religious congregation uses to the surrounding office and industrial business within the vicinity. The church will act as an added service for the neighboring properties and nearby neighborhoods. Public Notification and Community Outreach Public 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 5. There are no established Neighborhood Associations in the vicinity as the property is surrounded by industrial and commercial uses within the 1,000-foot radius. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) 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. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-54, will be filed for this Project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution CUP No. 2025-15 – Anchor Stone Christian Church (2938 S. Daimler Street) July 14, 2025 Page 5 5 1 6 2 2. Vicinity Zoning and Aerial Map 3. Site Photos 4. Full Project Plans 5. Outstanding Site Plan Comments 6. Copy of Public Notices Submitted By: Fernanda Arias, Associate Planner Approved By: Ali Pezeshkpour, AICP, Executive Director, Planning and Building Agency Resolution No. 2025-XX Page 1 of 9 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-15 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 430-173-16) 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. Steven Lee, representing Anchor Stone Christian Church (“Applicant” and “Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-15 to allow the operation of an assembly use at 2938 South Daimler Street (“Project”); B. Pursuant to Santa Ana Municipal Code (“SAMC”) Section 41-313.5(n), a Conditional Use Permit is required for churches in the Professional (P) zoning district within the City of Santa Ana; C. On January 23, 2023, the Applicant submitted a Development Project Review (DP) application to the City for the change of use from office to a church; D. On July 24, 2023, the Applicant submitted CUP No. 2023-18 requesting approval of the church use; E. On September 11, 2023, the Planning Commission held a public hearing for CUP No. 2023-18 and voted 6:1 to deny the CUP request; F. On September 14, 2023, the Applicant submitted Appeal Application No. 2023-07, appealing the Planning Commission’s determination; G. On November 21, 2023, the City Council held a public hearing for Appeal Application No. 2023-07 and voted to uphold the decision of the Planning Commission to deny CUP No. 2023-18; H. On July 1, 2025, Applicant submitted materials required for the resubmission of their application for the Project; I. On July 14, 2025, the Planning Commission held a duly noticed public for the Project; J. The Planning Commission determines that the following findings, which must be established in order to grant this CUP pursuant to SAMC Section 41-638, have been established for CUP No. 2025-15 to allow a new church within the P zoning district as follows: Resolution No. 2025-XX Page 2 of 9 1. That the proposed use will provide a service or facility which will contribute to the general well-being of the neighborhood or the community. The proposed use will contribute to the general well-being of the community by establishing a new church in the City. The church will provide a place for fellowship, community gatherings, mentorship, and spiritual support for residents and visitors of the nearby vicinity. Additionally, the proposed church will provide a community use that will foster the well- being of the surrounding community. 2. That the proposed use under the circumstances of the particular case will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed church at this location would not be detrimental to persons residing or working in the area as the subject site is located within a professional office and light industrial area and not immediately adjacent to residential uses. The nearest residential property is 2,066 feet (0.39 miles) from the subject site. In addition, the primary use of the church during weekends and weeknights will not conflict with surrounding professional office and light industrial uses which typically operate weekdays during the day. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed church would be compatible with the surrounding area and will not adversely affect the economic viability in the area. The proposed use would occupy a space that has been used as an office and thus increase the activity in this professional and industrial corridor by providing an additional service for business owners, workers, and residents. 4. That the proposed use shall comply with the regulations and conditions specified in Chapter 41 for such use. The use will comply with all regulations and conditions identified in Chapter 41 (Zoning Code) of the Santa Ana Municipal Code. The proposed church will occupy an existing office building. There are no proposed exterior modifications to the site. In addition, the subject property will provide sufficient parking for the church and adjacent office uses and is not anticipated to impact the surrounding area. Resolution No. 2025-XX Page 3 of 9 5. That the proposed use will not adversely affect the General Plan or any specific plan of the City. The proposed church will not adversely affect the General Plan, as the granting of the CUP would be consistent with various goals and policies of the General Plan. The approval of the proposed Project will be consistent with the General Plan land use designation of Industrial/Flex (Flex-3), which is intended to act as a buffer between industrial and residential land uses. The proposed church use surrounded by office land uses would continue to act as a buffer as the city transitions into the industrial land uses located towards the south of the City. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 2 and 4 of the Land Use (LU) Element as discussed below. Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will provide a religious congregation where the community can gather during hours of operation and/or during special events. Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU-4.1, promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. As proposed, the Project will promote a complete neighborhood by providing religious congregation uses to the surrounding office and industrial business within the vicinity. The church will act as an added service for the neighboring properties and nearby neighborhoods. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities). The Class 1 exemption applies to the permitting, leasing, licensing, or minor alteration of existing private structures, facilities, or mechanical equipment, involving negligible or no expansion of existing or former use. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-54, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such Resolution No. 2025-XX Page 4 of 9 other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025-15, as conditioned in Exhibit A, attached hereto and incorporated 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 July 14, 2025, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. Resolution No. 2025-XX Page 5 of 9 ADOPTED this 14th day of July 2025 by the following vote. Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Resolution No. 2025-XX Page 6 of 9 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Gema Zapien, Acting Planning Commission 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 July 14, 2025. Date: ________________ ____________________________________ Gema Zapien Acting Recording Secretary City of Santa Ana Resolution No. 2025-XX Page 7 of 9 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-15 Conditional Use Permit No. 2025-15 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. Except as otherwise provided, the Applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. All proposed site and building improvements must conform to any required plan check and permit requirements of the City and any other partner or contracted regulatory agencies. 2. Any proposed amendment to this CUP must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 3. Prior to the issuance of any building permits, the Applicant shall submit a landscape and irrigation plan for the entire site to the Planning Division for review and approval. The landscape and irrigation shall comply with the zoning district's landscape standards, the Water Efficient Landscape Ordinance (WEL O), and the Citywide Design Guidelines. 4. All landscaping shall be installed per the approved landscape and irrigation plan. In addition, all landscaping shall be evergreen, be required to be maintained throughout the lifetime of the CUP, and shall be required to be maintained in a healthy manner. Moreover, any unhealthy or dead landscaping shall be required to be removed and replaced in-kind. 5. Prior to issuance of any building permits, the Applicant shall submit a parking management plan (PMP) to the Planning Division for review, which must be approved prior to issuance of a certificate of occupancy. The PMP shall detail management strategies for special events (e.g., weddings, funeral services, baptism, and other events not regularly scheduled) to minimize potential parking and circulation impacts onto surrounding properties and City roadways . 6. Violations of the Conditional Use Permit as contained in Section 41-647.5 of the Santa Ana Municipal Code will be grounds for permit suspension and/or revocation as described in Section 41-651 of the Santa Ana Municipal Code. Resolution No. 2025-XX Page 8 of 9 7. The business shall post in a conspicuous location at the entry to the building the contact information for the responsible onsite manager, including full name, phone number, and emergency or backup phone number, in case of noise and related operational complaints. 8. Site illumination levels must remain in compliance with Section 8 -211 (Special Commercial Building Provisions) of the Santa Ana Municipal Code at all times. 9. Site exterior noise levels must remain in compliance with Section 18 -312 (Exterior Noise Standards) of the Santa Ana Municipal Code at all times. 10. At any time that vehicle stacking extends beyond the entrance to the site, the owner/operator shall provide field staff as reasonab ly required to expedite/facilitate site circulation, assist with onsite parking, and prevent vehicles from blocking onsite parking spaces, drive aisles, sidewalks and bicycle lanes, and/or queuing onto public roadways. A stacking plan illustrating vehicle stacking management in parking areas shall be reviewed and approved by Planning Staff and shall be posted and maintained onsite. 11. Copies of all required entitlements shall be kept at the business at all times and be made available to any City official upon request. 12. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance Agreement. 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 p arameters, signage parameters and restrictions as well as landscape designs, as applicable; Resolution No. 2025-XX Page 9 of 9 d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exte rior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Agreement and both shall be jointly and severally liable for compliance with its terms; f. The Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the Agreement; g. The Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or condit ions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City; and h. The execution and recordation of the Agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement. 8/11/23, 11:55 AM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1 CUP No. 2025-15 for Anchor Stone Christian Church 2938 S. Daimler Street Exhibit 2 - Vicinity Zoning and Aerial View © 2023 Digital Map Products. All rights reserved. Santa Ana Boundary Zoning 365 feet Exhibit 3 – Site Photo Conditional Use Permit No. 2025-15 2938 S. Daimler Street Exhibit 5 – Outstanding Site Plan Comments Planning Division Comments I. Prior to Site Plan Approval, address the following items identified below: A) Planning Division: The City is supportive of projects that redevelop underutilized properties with permanent uses that are in compliance with SAMC and the City’s General Plan. The following comments are organized based on compliance with the Professional (P) zoning district regulations and development standards. The subsequent section addresses principles found in the Citywide Design Guidelines. 1) Plan Set Comments: a. A complete site plan including lot size dimensions, existing building dimensions, landscape setback dimensions, vehicle traffic routes, pedestrian pathways, and trash enclosure shall be submitted along with any appeal application. b. Any existing parking agreements onsite shall be submitted along with any appeal application. c. Provide a code compliance table on the site plan indicating how the project complies with parking, landscape, setbacks, and height requirements. 2) Site Plan and Landscape Comments a. Indicate the location of any proposed vehicle drop-off/pick-up for the school use. b. Identify pedestrian and accessible pathways from the public street to the main entrance. c. Illustrate the location of the trash enclosure and a path of travel from subject building to trash enclosure. 3) Floor Plan Comments a. Illustrate which rooms/space will be used as classroom during summer Sunday school. b. Per Building comments, the proposed stage must have a ramp or lift for accessibility. Illustrate ramp or lift on floor plan. c. Per Building comments, the occupant load exceeds 50, which requires an additional exit. Illustrate said exit on floor plan. 4) Building Elevation Comments a. Please provide elevations and illustrate any proposed signs in compliance with Section 41- 850 of the SAMC. Building Division Comments Project ID:DP-2023-2 Planner: Fernanda Arias Project:Anchor Stone Christian Church Reviewer: Tung Le Address:2938 Daimler Street Date:February 16, 2023 Project Overview The project scope is to propose change of use to an existing 3843 sq.ft. office space to a church. The church’s operation hours will be Monday to Friday from 9am to 5pm. Saturday from 10am to 7pm, and Sunday from 9am to 4pm. Additionally, they will hold mas on special holidays and bible school for on week during the summer. This project will required administrative approval of the development project Review and discretionary approval of a conditional use permit. Building Division’s Comments Please realize this is not an official Building Department plan review. The review is for a conceptual scope only. The comments below serve as a guideline of potential Building Code provisions that may not be realized by the applicant. This is not an inclusive comment list. Additional comments may apply during the building permit process. Approval of the CUP is not an approval of the floor plan layout nor a building permit. Architectural drawings and Project Description have been reviewed. Please review the following comments: I. SITE PLAN REVIEW - BUILDING SAFETY DIVISION A. Building Safety Division: 1. Provide a fully dimensioned plot plan. Show all property lines of record on the plot plan including “interior” property lines. Show all future or proposed property lines and so indicate. 2. Submit drawings including complete building code analysis to Building Department for preliminarily review of this project. The analysis shall include but not limited to: a. Allowable building height per CBC Table 504.3 and Table 504.4 b. Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 506, 507, and 508 and CBC Table 506.2) b. Exit plans including means of egress to public way c. Provide plumbing fixtures calculation to show required and provided plumbing fixture per California Plumbing Code. 3. Changes in building or site use or occupancy classification require compliance with the CBC requirements for the new use/occupancy classification(s). 4. Plans, computations and specifications are required to be prepared and stamped by a California licensed architect or engineer for Assembly (A) occupancy classifications. 5. For assembly Group A occupancies, the main exit shall front on at least one street or an unoccupied space of not less than 20 feet in width that adjoins a street or public way. (Per 2022 CBC, Section 1030.2) 6. Please note that if the change in occupancy results in more than 300 occupant load then the building may be reclassified from Occupancy Classification II to III per Table 1604.5 of CBC. Per Section 407 of the 2022 California Existing Building Code (CEBC), when a structure is reclassified to a higher occupancy category, the structure shall conform to the seismic requirements for a new structure of the higher occupancy category. 7. The proposed project must be accessible to the persons with disablities. Reference should be made to the California Building Code and Federal Accessibility Laws for complete requirements. It is the project designer’s/property owner’s responsibility to show compliance with all applicable Federal and State Accessibility laws and regulations. Show all site related items on drawings prior to approval of site plan and show full compliance on drawings when submitted into Building Safety Division for reviewing. (a) Accessible parking stall(s) with access aisle and accessible path of travel from the accessible parking to the building primary accessible entrance. (b) Accessible route to raised stage and sound room. (c) Detectable warnings for disabled accessible path of travel shall be minimum 3 feet in width and color in yellow. (d) Etc. II. PLANCHECK SUBMITTAL - BUILDING SAFETY DIVISION A. Building Safety Division: The following are general requirements. Drawings and supporting documentation submitted into Building Safety Division Plan Check must show compliance. 1. Project shall comply with the current state building codes adopted by the City of Santa Ana at the time of permit application submittal. Currently they are the 2022 California Building Code (CBC), 2022 California Mechanical Code, 2022 California Plumbing Code, 2022 California Electrical Code, 2022 California Energy Code, 2022 California Green Standards Code (CALGreen) and the Santa Ana Municipal Code (SAMC). Compliance to all applicable state and local codes shall be required prior to issuance of building permits. 2. The Building Safety Division should be consulted for plan check design and submittal requirements. Electrical, plumbing, mechanical, fire sprinkler systems, and grading work requires separate plans, applications, fees and permits. Compliance shall be made with the California Code of Regulations, Title 24, Part 6 requirements for energy conservation. For submittal requirements, please call (714) 647-5800 and ask for a Permit Technician. Appointments can be made between 8 a.m. and 12 noon to submit plans. 3. This review is primarily for site related issues only. O RAN G E C OUN TY F IR E A U THO R I TY F i r e P r e ven t i o n D e par t m e n t P. O. Box 57115, Irvine, CA 92619-7115 • 1 Fire Authority Road, Irvine, CA 92602 Planning and Development Services www.ocfa.org (714) 573-6100 / Fax (714) 368-8843 Date: February 9, 2023 To: Fernanda Arias City of Santa Ana From: Jonathan Hobbs, Fire Prevention Analyst Subject: City Reference: DP-2023-2 OCFA Service Request SR: 292299 Project Name: Anchor Stone Church Project Address: 2938 S. Daimler St., STA Service Code: PR105 Site Development Review/CUP/City Master Plan The OCFA has reviewed the proposed project, and based on this initial assessment there do not appear to be any significant concerns related to fire department requirements. Contingent upon approval of the CUP by the Planning Department/Planning Commission, the conditions listed below are applicable to this project; please provide them in the resolution issued to the applicant. If you need additional information or clarification, please contact me by phone or email: (714) 573-6181, jonathanhobbs@ocfa.org. CONDITIONS OF APPROVAL Plan Submittal: The applicant or responsible party shall submit the plan(s) listed below to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to the event specified. Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a Prior to issuance of a building permit: •architectural (service codes PR200-PR285) Temporary/Final Occupancy Inspections: Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at 714-573-6150. Serving the Cities of: Aliso Viejo Buena Park Cypress Dana Point Garden Grove Irvine Laguna Hills Laguna Niguel Laguna Woods Lake Forest La Palma Los Alamitos Mission Viejo Rancho Santa Margarita San Clemente San Juan Capistrano Santa Ana Seal Beach Stanton Tustin Villa Park Westminster Yorba Linda and Unincorporated Areas of Orange County O RAN G E C OUN TY F IR E A U THO R I TY F i r e P r e ven t i o n D e par t m e n t RESIDENTIAL SPRINKLERS AND SMOKE DETECTORS SAVE LIVES Public Works Development Engineering Comments MEMORANDUM To: Fernanda Arias Planning & Building Agency Date:February 9, 2023 Samar Elsayegh From: Public Works Agency Subject: DP #2023-002 AT 2938 SOUTH DAIMLER STREET; AP #430-173-16 PURPOSE: THE APPLICANT, STEVE LEE, REPRESENTING ANCHOR STONE CHRISTIAN CHURCH, IS PROPOSING TO OCCUPY EXISTING 3,843 SQ. FT. OF OFFICE SPACE AS A CHURCH. THE CHURCH’S OPERATION HOURS WILL BE MONDAY TO FRIDAY FROM 9AM TO 5PM. SATURDAY FROM 10AM TO 7PM. AND SUNDAY FROM 9AM TO 4PM. ADDITIONALLY, THEY WILL HOLD MASS ON SPECIAL HOLIDAYS AND BIBLE SCHOOL FOR A WEEK DURING THE SUMMER. THIS PROJECT WILL REQUIRE ADMINISTRATIVE APPROVAL OF THE DEVELOPMENT PROJECT REVIEW AND DISCRETIONARY APPROVAL OF A CONDITIONAL USE PERMIT. PROJECT: ANCHOR STONE CHRISTIAN CHURCH The Public Works Agency has reviewed the proposed project. To ensure that the requirements of the Santa Ana Municipal Code are met, the developer must obtain approvals from the Public Works Agency at four different phases of the development process – A) Prior to Site Plan Approval; B) Prior to Submittal into Building plan check; C) Prior to Issuance of a Building Permit; and D) Prior to release of utilities or a certificate of occupancy. Requirements from the Water Resources Department are listed after Section “D” of this memo. The details of all approvals are as follows: A.Prior to site plan approval, complete the following: 1.If applicable and requested herein as a requirement for Site Plan Approval, submit Public Works Agency (PWA) requested documents, including preliminary WQMP, WQMP, preliminary surface drainage plans, preliminary grading plan, street improvement plan, traffic impact analysis, traffic control study, drainage study, and hydrological study directly to PWA Development Engineering. Pay all related plan checking deposits for such documents at the Public Works counter at the time of submittal. 2.Provide a site plan to depict and dimension all existing topography, within the public right- of-way, along the property frontage including all access points from the public street (driveways approaches), trees, street signs, streetlights, etc. NOTE: An aerial image cannot be submitted as a Site Plan. For additional information or an example of a Site Plan, please contact the Planning and Building Agency. 3.Provide detailed information on the operations including hours, programs, capacity seating etc. Additional comments may be provided upon receiving this information. 4.Revise the site plan to depict and note the installation of one (1) streetlight in front of property frontage on Daimler Street per approved street improvement plans and City standards. Work shall include conduit, conductors, streetlights and service pedestal, as needed. City street light standards are available on the City website. Contact Cesar Rodriguez at (714) 647-5626 for street light questions. 5.For street light plans provide: •Streetlight drawing showing service point, pedestal, conduits, wires, street light locations, etc. •SCE service point drawing; •As-built plans. 6.A focus site access study will be required particularly line of sight, planned operations (dates, times, # of expected participants). NOTE: if any CEQA is required, a VMT will be needed. 7.Revise the site plan to depict and note full depth reconstruction of the existing AC pavement from the street centerline to the gutter lip edge along the frontage of both proposed entrance driveways on Daimler St. 8.Provide details of any paving and stripping, including the cross section of proposed pavement of the parking lot, if applicable. NOTE: Provide paving square footage, cross section, limits, type of improvement, if any, etc. Additional requirements may apply, including a WQMP. 9.Revise the site plan to add the note “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).” Contact Ehab Elias at (714) 647-5627 for additional information. B.Prior to Submittal into Building plan check, complete the following: 1.Provide a copy of the fully approved site plan to Public Works. 2.Begin review process of surface drainage/grading/utility plans, erosion control plan, water quality management plan, street improvement plan, lot merger application, and dedication mapping as described below under “Section C. Prior to issuance of building permit”, by making the initial submittal of the listed plans and maps, pay all related plan checking deposits for such documents at the Public Works counter at the time of submittal. C.Prior to issuance of a building permit, complete the following: 2 1.Submit, for review and approval, street improvement plans prepared by a registered civil engineer, for curb ramps, sidewalk, utilities connections, driveway approaches, catch basins, parkway landscape, etc., and all work to be constructed in the public right-of-way, on Daimler Street. Contact the street improvement plan checker at (714) 647-5020 for assistance. 2.Obtain permit for work in the right of way. 3.Construct all work in the public right-of-way, on Daimler Street, per City Standards and approved plans. 4.On Daimler Street, full depth reconstruction of the existing AC pavement from the street centerline to the gutter lip edge along the frontage of both proposed entrance driveways on Daimler St. 5.Pay the applicable required fees as follows: a.Plan Check Fee (WQMP, final map, CC&Rs, grading, dedication, and street improvement). b.Sewer Connection Fee - based on the number of plumbing fixture units. The Public Works Agency will require a set of both plumbing and floor plans showing all existing and new plumbing fixtures. c.Transportation System Improvement Area (TSIA) Fee. d.Orange County Sanitation District (OCSD) No. 15. e.Drainage Assessment Fee (DAF). f.Transportation Corridor Fee. g.Transit Zoning Code Traffic Impact Mitigation Fairshare h.Harbor Specific Plan Mitigation Fairshare Note: See the Public Works Counter for current fees. The applicant must pay the prevailing rate at the time payment is made. Federal Clean Water Protection Enterprise Fee Surcharge of 26% added to public improvement plan check, sewer lateral/water service, street work permit, and grading permit fees. 6.Street work shall be required to be performed by a licensed contractor for any and all the work in the public right of way. The contractor must provide the following prior to issuance of the street work permit. a.A City of Santa Ana business license. 3 a.A Certificate of Insurance of general liability containing requirements as set forth by the City Attorney. b.A Contractors license (with approved classification). c.Proof of Worker’s Compensation Insurance. d.Three (3) sets of the approved street improvement plans. e.If there are any new connections to the City’s water main, provide plans and an approved application for installation of water service. For a list of information needed for an application, contact the Water Resources Division by phone at 714-647-3320 or by email at waterinfo@santa-ana.org. 7.Should the developer seek a building permit release prior to completing the off-site improvements, the developer must provide a cash deposit or surety bond in an amount specified by the City of Santa Ana upon approval of all improvement plans and approval of itemized cost estimate. The cash deposit or the surety bond shall guarantee the construction of all necessary improvements. The cash deposit shall be released approximately 135 days after all related permits are signed off by the City’s Construction Inspector, approval by the City of Santa Ana, and the passage of any lien periods. In the event the work is not completed within one year of the date that a street work permit is signed, applicant agrees that the City may apply the cash deposit to the cost of completing the work and such work may be completed at the sole convenience of the City of Santa Ana. The deposit amount will be determined based upon the surface drainage and street improvement plans. D.Prior to release of utilities or a certificate of occupancy, complete the following: 1.Complete construction of all the required improvement in the public right-of-way and provide a copy of the signed off street work permit Please contact Samar Elsayegh at (714) 647-5034 for assistance regarding the above requirements. T:\DevelopmentServices\DevelopmentProjects\DaimlerS2938_23- 002_AnchorStoneChristianChurch_SE\2938 Daimler\MEMO_DaimlerS2938_23- 002_AnchorStoneChristianChurch_SE.docx 4 Public Work Traffic Comments MEMORANDUM To:Samar Elsayegh Development Engineering Date:February 16, 2023 From:Ruben Castaneda Traffic Engineering Subject:DP # 2023-002; Anchor Stone Church; 2938 SOUTH DAIMLER STREET –TRAFFIC ENGINEERING COMMENTS This memo is in response to proposed development project application for subject project. Traffic Engineering Items •Project does not generate enough traffic to trigger a traffic study. However, a focus site access study will be required in particularly line of sight, planned operations (dates, times, # of expected participants). •If CEQA is required. VMT analysis will be needed. Street Light Items •Installation/replacement of one (1) new streetlights in front of property frontage on Daimler St per approved street improvement plans and City standards”. Work shall include conduit, conductors, street lights and service pedestal, as needed. City street light standards are available on the City website. Contact Cesar Rodriguez at (714) 647-5626 for street light questions. •For street lights provide: o Provide street light plans showing service point, pedestal, conduits, wires, street light locations, etc. o Provide SCE service point drawing; o Provide as-built. Feel free to call me at (714) 647-5621 or email me at rcastaneda@santa-ana.org if you have any questions or if you would like to discuss. This space for filing stamp onlyO 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 Telephone (714) 543-2027 / Fax (714) 542-6841 GEMA ZAPIEN OR#: 3942767CITY OF SANTA ANA/PLANNING & BUILDING AGEN 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA - 92702 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 Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667- 2206. 7/2/25 OR-3942767# a PublicP ROOF OF P UBLICATION 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: 2938 South Daimler Street located within the Professional (P) zoning district. (2015.5 C.C.P.) State of Ca lifornia County of ORANGE ) ) ss Project Applicant:Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner)Notice Type:GPN - GOVT PUBLIC NOTICE Proposed Project: Request for approval of Conditional Use Permit No. 2025-15 to allow a church use at a former office tenant space, approximately 3,843 square feet in size.Ad Description:Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-54 will be filed for this project. Meeting Details: This matter will be heard on Monday, July 14, 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/. 2938 S Daimler 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: Written Comments: If you are unable to participate in the meeting, you may send written PBAeComments@santa-ana.org (reference the Agenda Item comments by e-mail to #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. 07/02/2025 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.Executed on: At Los Angeles, Ca lifornia 07/02/2025 Who To Contact For Questions: Should you have any project questions, please contact case planner Fernanda Arias Hernandez with the Planning Division by phone at (714) 667-2792 or by email at FArias@santa-ana.com.I ce rtify (or declare) under pe na lty of perjury that the foregoing is true and correct.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. Signature !A000007144600! Email CITY OF SANTA ANA Planning and Building Agency20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location:2938 South Daimler Street located within the Professional (P) zoning district. Project Applicant:Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner) Proposed Project: Request for approval of Conditional Use Permit No. 2025-15 to allow a church use at a former office tenant space, approximately 3,843 square feet in size. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-54 will be filed for this project. Meeting Details: This matter will be heard on Monday, July 14, 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, Fernanda Arias Hernandez, with the Planning Division by phone at (714) 667-2792 or by email at FArias@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. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP Planning and Building Agency Item # 2 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report July 14, 2025 Topic: Conditional Use Permit No. 2025-13 – Evntfull Space Banquet Facility (320 W. Fifth Street) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2025-13, as conditioned. EXECUTIVE SUMMARY Chachmoni Macon, representing Evntfull Space (“Applicant”), with Broadway Improvement Company (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-13 to allow the conversion of a 1,641-square-foot eating establishment into a banquet facility located at 320 W. Fifth Street (“Project”). Pursuant to Section 41-2007 of the Transit Zoning Code (“TZC”), banquet facilities located in the Urban Center (“UC”) subzone require approval of a conditional use permit. Staff recommends approval of the Applicant’s request because the facility is situated near compatible land uses, because the use is consistent with the General Plan’s goals and policies for Downtown, and the proposed Project meets the development standards related to occupancy for the proposed use. DISCUSSION Project Description Evntfull Space proposes to occupy a 1,641-square-foot unit inside an existing 23,567- square-foot building located at 320 W. Fifth Street. The primary use will be a banquet hall for intimate gatherings (not exceeding forty-nine people/occupants) that will be open from 8:00 a.m. to 6:00 p.m., Monday through Friday, and from 7:00 a.m. to 12:00 a.m. (midnight) on Saturday and Sunday. The Applicant is proposing to make the facility available for meetings, parties, ceremonies, gatherings, and dining for groups. The proposed 1,641-square-foot banquet facility is comprised of 699 square feet dedicated to banquet operations, 353 square feet for preparation area, 345 square feet for the kitchen, and 244 square feet for office and storage uses. CUP No. 2025-13 – Evntfull Space Banquet Facility (320 W. Fifth Street) July 14, 2025 Page 2 5 1 6 4 As part of the request, the Applicant proposes minor interior tenant improvements to create a banquet room, as well as modifications to the restrooms, kitchen, office, and storage rooms (Exhibit 4). No outdoor dining or operations are proposed as part of the facility. At this time, the Applicant is not proposing live entertainment. However, if the Applicant decides to provide live entertainment that is open to the general public in the future, Planning Division approval of an Entertainment Permit will be required. The Applicant must comply with all the operational standards for entertainment permits, which are designed to mitigate nuisance and environmental impacts, such as noise. Moreover, the Applicant is not proposing to offer on-site consumption of alcohol through an Alcohol and Beverage Control (ABC) license. However, the Applicant may apply for a Daily License with ABC to serve beer, wine, and distilled spirits for on-premises consumption, as needed. The Applicant will be responsible for obtaining the Daily License (Form ABC- 221) and obtaining any required approvals from the Police Department. Table 1: Project and Location Information Item Information Project Address 320 W. Fifth Street – Ward 5 Nearest Intersection Broadway and Fifth Street General Plan Designation District Center-Medium High (DC-3) Zoning Designation Specific Development No. 84/Transit Zoning Code (SD- 84/TZC) and Urban Center subzone North County Owned Parking Structure No. P-8 East Commercial/restaurants South Commercial/ restaurants and surface parking lot Surrounding Land Uses West Ronald Reagan Federal Building and U.S. Courthouse Property Size 0.18-acre Existing Site Development The site is developed with the historic Knights of Pythias Hall, a two-story, 23,567-square-foot building, with no surface parking spaces. Use Permissions Banquet facilities require a conditional use permit. Zoning Code Sections Banquet Facilities Section 41-2007 of the TZC; Santa Ana Municipal Code (SAMC) Section 41-199.1 Background and Context The Project’s site is located at the southwest corner of the intersection of Broadway and Fifth Street. The banquet facility is proposed to be located within the Knights of Pythias Hall building, a two-story rectangular building designed in a Baroque-influenced Spanish Colonial Revival style built in 1926. The 23,567-square-foot building occupies the entire CUP No. 2025-13 – Evntfull Space Banquet Facility (320 W. Fifth Street) July 14, 2025 Page 3 5 1 6 4 0.18-acre parcel. Since its development, the building has been occupied by various commercial land uses. The building’s current tenant list is provided below on Table 2. Table 2: Knights of Pythias Hall Building Current Occupants Address Business Name Land Use 300 W. Fifth St.Bandito Taqueria Eating Establishment 310 W. Fifth St.Level 1 Promotion Office 312 W. Fifth St.Level 1 Promotion Office 318 W. Fifth St.Green Olive Eating Establishment 320 W. Fifth St. Evntfull Space Banquet Facility (Proposed)Banquet Hall (Proposed) The Knights of Pythias Hall building was listed in the National Register of Historic Places as a contributor to the Downtown Santa Ana Historic District in 1984. Additionally, the building has also been included in the Santa Ana Register of Historical Properties (“Register”). The property was categorized as “Key” for its “distinctive architectural style and quality.” At this time, no exterior architectural changes are proposed that necessitate separate consideration by the Historic Resources Commission. Project Analysis Conditional use permits are governed by Section 41-638 of the Santa Ana Municipal Code (SAMC). Conditional use permits may be granted when it can be demonstrated that the proposed Project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the conditional use pernit. Conversely, the inability to make these findings would result in a denial. Based on staff’s review and analysis of this application, a recommendation of approval is warranted for Conditional Use Permit (CUP) 2025-13. Pursuant to Section 41-2007 of the TZC, establishment of a banquet facility requires approval of a CUP. The proposed banquet facility will host a range of functions, including meetings, parties, ceremonial gatherings, and intimate dining events. It is proposed to be open from 8:00 a.m. to 6:00 p.m., Monday through Friday, and from 7:00 a.m. to 12:00 a.m. on Saturday and Sunday. Furthermore, the banquet facility must comply with a set of operational standards outlined in Section 41-199.1 of the SAMC, including maintaining a well-equipped kitchen and providing adequate sanitation facilities. As proposed, the project meets the operational standards for banquet facilities. Moreover, the proposed banquet facility will provide the community with a venue for hosting meetings, special events, and other similar gatherings. The banquet use will not be a detriment to those living, working, or residing in the area. A banquet hall is a use that complements existing restaurants and professional office uses in the surrounding neighborhood. No residential or other sensitive receptors (e.g., CUP No. 2025-13 – Evntfull Space Banquet Facility (320 W. Fifth Street) July 14, 2025 Page 4 5 1 6 4 schools, daycare centers, hospitals) are located in the immediate vicinity of the site. Therefore, the proposed banquet use will not generate land use conflicts or disrupt surrounding uses. Noise and Operational Impacts The proposed banquet facility is not expected to operate contrary to the SAMC noise ordinance requirements, and will not unreasonably disturb the peace and quiet of any neighborhood or cause discomfort or annoyance to any reasonable person of normal sensitivity. Specifically, there are no adjacent residential or noise-sensitive uses near the site. The surrounding area is primarily commercial and institutional in nature. In addition, the proposed hours (8:00 a.m. to 6:00 p.m. weekdays; 7:00 a.m. to 12:00 a.m. (midnight) weekends) are consistent with permitted business hours and do not extend afterhours when noise impacts are more acute. The facility is also limited to a maximum occupancy of forty-nine (49) people, which significantly reduces the potential for high-volume gatherings that might generate excessive noise. Moreover, all operations will occur indoors. No outdoor dining, entertainment, or amplification of sound is proposed, which further minimizes the potential for noise spillover. While future live entertainment may be contemplated, it would require a separate entertainment permit, which includes noise mitigation standards and operational controls to protect the surrounding community. Lastly, the facility’s compact size and focus on small, private gatherings such as meetings and ceremonies inherently limit potential noise levels compared to larger-scale venues. Therefore, the proposal satisfies the intent of the City’s noise ordinance and other operational standards required for CUP approval, particularly as articulated in SAMC Section 41-199.1. Parking As proposed, the Applicant is not providing any off-street parking stalls for the proposed banquet facility. As permitted by the Urban Center subzone in the TZC, conversion of building area of a historically designated building to a new use does not trigger any new parking requirements, as long as the building envelope is not increased in size. Moreover, in September 2022, Assembly Bill 2097 (AB 2097) was signed into law by Governor Newsom and became effective on January 1, 2023. The primary objective of this legislation is to restrict local governments from imposing parking regulations on commercial and residential projects that are located within 0.5 miles of a major transit stop. The subject site is located within 0.5 miles of a major transit stop. Therefore, off- street parking would not be required for this proposed Project. Although no off-street parking is required, the surrounding parking structures contain a total of 1,837 parking spaces in the five surrounding parking structures that would provide sufficient parking for the proposed use. The three closest public parking structures are located at 405 W. Fifth Street (Orange County owned parking structure “P-8”), 310 N. Birch Street (Garage C – temporarily closed), and 420 N. Main Street (Garage D). CUP No. 2025-13 – Evntfull Space Banquet Facility (320 W. Fifth Street) July 14, 2025 Page 5 5 1 6 4 General Plan Consistency The approval of the proposed Project will be consistent with the General Plan land use designation of District Center-Medium (DC-3), which allows a mix of uses including retail and commercial uses. The proposed request would provide an added amenity and would promote a land use that enhances the City’s economic fiscal viability and mitigates any potential impacts to the surrounding community. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, and 3 of the Land Use (“LU”) Element and Goal 3 of the Economic Prosperity (“EP”) Element as discussed below. Goal LU-1 encourages a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU-1.1 of the LU seeks to provide a land use plan that fosters compatibility between land uses to enhance livability and promote healthy lifestyles. The Project will create a new business within an existing commercial building, helping to foster a healthy commercial environment, as opposed to an area that could appear economically stressed due to vacant units. Furthermore, Policy LU-1.10 of the LU encourages the balance of development within the downtown area to continue to serve as a cultural and economic hub for existing and future residents. The proposed banquet facility will bring balance to the downtown area and continue to serve as a cultural and economic hub for the surrounding community. Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy 2.2 encourages a range of commercial uses that captures a greater share of local spending and offers a range of employment opportunities. The proposed Project will capture local spending to customers who wish to host an event in the City of Santa Ana. Additionally, the banquet facility will create employment opportunities. Furthermore, Policy 2.6 promotes the rehabilitation of properties to encourage increased levels of capital investment to create a safe and attractive environment. The subject unit is currently vacant, and approval of the CUP for the banquet facility will promote the rehabilitation of the subject location and encourage investment that will assist in creating a safe and attractive environment in the City’s downtown. Goal LU-3 seeks to preserve and improve the character and integrity of existing neighborhoods and districts. Policy LU 3.7 promotes a clean, safe, and creative environment for Santa Ana’s residents, workers, and visitors. As proposed, the project will promote a clean and safe environment by complying with operational standards in addition to remaining compatible with the surrounding commercial uses. Goal EP-3 seeks to promote a business-friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. Specifically, Policy EP-3.1 pursues to market the city’s historic and cultural assets to increase the attraction of businesses and their employees to Santa Ana’s places and destinations. Approval of this Project within the existing historically designated the Knights of Pythias Hall building will protect CUP No. 2025-13 – Evntfull Space Banquet Facility (320 W. Fifth Street) July 14, 2025 Page 6 5 1 6 4 the existing architectural integrity of the building façade. The Project also offers a unique, mini-scale banquet facility concept that will create a new market niche and generate new opportunities for business and job growth. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map and the site posting, are provided in Exhibit 7. The site is located within the Downtown Neighborhood Association. Staff contacted the president of the neighborhood association to identify any areas of concern due to the proposed application request. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-2, will be filed for this Project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution 2. Vicinity Zoning and Aerial View 3. Site Photos 4. Site Plan 5. Floor Plan 6. Elevations 7. Copy of Public Notice Submitted By: Douglas Fenn, Contract Planner Approved By: Ali Pezeshkpour, AICP, Executive Director, Planning and Building Agency Resolution No. 2025-xx Page 1 of 11 RESOLUTION NO. 2025-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-13 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN: 398-255-30) 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. Chachmoni Macon representing Evntfull Space (“Applicant”), with Broadway Improvement Company (“Property Owner”), is requesting approval of Conditional Use Permit (“CUP”) No. 2025-13 to allow a banquet facility at 320 W. Fifth Street (“Project”). B. Section 41-2007 of the Transit Zoning Code (“TZC”) requires approval of a CUP to operate a banquet facility, subject to the development and operational standards outlined in Section 41-199.1 of the Santa Ana Municipal Code (“SAMC”). C. The proposed banquet facility meets all required standards specified by Section 41-199.1 of the SAMC, by containing a full kitchen, sanitation facilities, and exterior lighting. D. The subject site contains the Knights of Pythias Hall building, which was listed in the National Register of Historic Places as a contributor to the Downtown Santa Ana Historic District in 1984. Additionally, the building has also been included in the Santa Ana Register of Historical Properties (“Register”). The property was categorized as “Key” for its “distinctive architectural style and quality.” At this time, no exterior architectural changes are proposed by the Applicant that necessitate separate consideration by the Historic Resources Commission. E. On July 14, 2025, the Planning Commission held a duly noticed public hearing for CUP No. 2025-13. F. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to gra nt a CUP pursuant to SAMC Section 41-638, have been established for CUP No. 2025-13 to allow a banquet facility at 320 W. Fifth Street: Resolution No. 2025-xx Page 2 of 11 1. That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or the community. The proposed banquet facility will benefit the community by providing a venue for intimate meetings, parties, ceremonial gatherings, and dining, accommodating up to forty-nine people. Condition of Approval No. 5 requires monitoring of any Daily License (form ABC-221) from the California Department of Alcoholic Beverage Control (ABC), which will assist in mitigating potential impacts created by the use and ensure that the banquet use will not negatively affect the surrounding community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed banquet facility at this location will not be detrimental to the health, safety, or general welfare of people residing or working in the vicinity because the conditions of approval and operational standards for the proposed banquet facility will address any potential negative or adverse impacts created by the use. No residential or other sensitive receptors (e.g., schools, daycare centers, hospitals) are located in the immediate vicinity of the site. Therefore, the proposed banquet use will not generate land use conflicts or disrupt surrounding uses. Additionally, the proposed banquet facility is located within the Urban Center (“UC”) subzone of the TZC, which allows banquet facilities with the approval of a CUP. Moreover, the surrounding commercial land uses are compatible with the proposed banquet facility. The proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. As proposed, the banquet facility will complement the surrounding land uses and the businesses located within the Knights of Pythias Hall building. The proposed banquet facility will contribute to the overall success of the City of Santa Ana, attracting visitors and residents to the area and providing a service and facility for the community. 3. That the proposed use will not adversely affect the present economic stability or future economic development of property in the surrounding area. The proposed banquet facility will not adversely affect the present economic stability or future economic development of property in the surrounding area. The Project will instead Resolution No. 2025-xx Page 3 of 11 activate a currently vacant tenant space within the historic Knights of Pythias Hall building, contributing to the economic vitality of Downtown Santa Ana. The banquet facility use complements surrounding commercial, restaurant, and office uses and will draw additional foot traffic to the area, benefiting nearby businesses. Furthermore, the Project promotes adaptive reuse of a historically designated building without altering its exterior, preserving the architectural integrity that contributes to the district’s cultural and economic appeal. The facility will provide a unique venue for small-scale private events and gatherings, filling a niche in the local market and supporting business growth and employment opportunities. As such, the Project aligns with General Plan goals related to economic prosperity and downtown revitalization and is expected to enhance, rather than hinder, the economic activity and investment in the area. 4. That the proposed use will comply with the regulations and conditions specified in this chapter for such use. The proposed banquet facility use complies with the regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code (SAMC) for such use. Pursuant to Section 41-2007 of the Transit Zoning Code (TZC), banquet facilities within the Urban Center (UC) subzone require approval of a conditional use permit, and must adhere to the operational standards set forth in Section 41 -199.1 of the SAMC. The proposed facility will be limited to a maximum occupancy of forty-nine (49) people, operate entirely indoors, and not include live entertainment or alcohol service without securing the required permits. The use will occupy an existing 1,641-square-foot tenant space within the historic Knights of Pythias Hall building and involve only minor interior improvements, consistent with the development standards for adaptive reuse of historic structures. No new parking is required under both the TZC and AB 2097, given the building’s proximity to a major transit stop and its historic status. As conditioned, the Project will operate in full compliance with the applicable standards and requirements set forth in Chapter 41 for banquet facilities, and will not result in adverse impacts to public health, safety, or welfare. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The approval of the proposed Project will be consistent with the General Plan land use designation of District Center- Medium (DC-3), which allows a mix of uses including retail Resolution No. 2025-xx Page 4 of 11 and commercial uses. The proposed request would provide an added amenity and would promote a land use that enhances the City’s economic fiscal viability and mitigates any potential impacts to the surrounding community. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, and 3 of the Land Use (“LU”) Element and Goal 3 of the Economic Prosperity (“EP”) Element as discussed below Goal LU-1 encourages a land use plan that improves the quality of life and respects our existing community. Moreover, Policy LU-1.1 of the LU seeks to provide a land use plan that fosters compatibility between land uses to enhance livability and promote healthy lifestyles. The Project will create a new business within an existing commercial building, helping to foster a healthy commercial environment, as opposed to an area that could appear economically stressed due to vacant units. Furthermore, Policy LU-1.10 of the LU encourages the balance of development within the downtown area to continue to serve as a cultural and economic hub for existing and future residents. The proposed banquet facility will bring balance to the downtown area and continue to serve as a cultural and economic hub for the surrounding community. Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy 2.2 encourages a range of commercial uses that captures a greater share of local spending and offers a range of employment opportunities. The proposed Project will capture local spending to customers who wish to host an event in the City of Santa Ana. Additionally, the banquet facility will create employment opportunities. Additionally, Policy 2.6 promotes the rehabilitation of properties to encourage increased levels of capital investment to create a safe and attractive environment. The subject unit is currently vacant, and approval of the CUP for the banquet facility will promote the rehabilitation of the subject location and encourage investment that will assist in creating a safe and attractive environment in the City’s downtown. Goal LU-3 seeks to preserve and improve the character and integrity of existing neighborhoods and districts. Policy LU 3.7, promotes a clean, safe, and creative environment for Santa Ana’s residents, workers, and visitors. As proposed, the Project will promote a clean and safe environment by complying with operational standards in addition to remaining compatible with the surrounding commercial uses. Resolution No. 2025-xx Page 5 of 11 Goal EP-3 seeks to promote a business-friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. Specifically, Policy EP-3.1 pursues to market the city’s historic and cultural assets to increase the attraction of businesses and their employees to Santa Ana’s places and destinations. Approval of this Project within the existing historically designated The Knights of Pythias Hall building will protect the existing architectural integrity of the building façade. The Project also offers a unique, mini-scale banquet facility concept that will create a new market niche and generate new opportunities for business and job growth. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-2, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, depart ments, 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, agencie s, 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 Sub division 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, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2025-13 as conditioned in Exhibit A, attached hereto and incorporated herein, for the banquet facility to be located at 320 W. Fifth Street. This decision is based upon the evidence submitted at the above Resolution No. 2025-xx Page 6 of 11 said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated July 14, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this14th day of July, 2025. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: _______________________ Melissa M. Crosthwaite Senior Assistant City Attorney Resolution No. 2025-xx Page 7 of 11 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 July 14, 2025. Date: ________________ ____________________________________ Gema Zapien Acting Recording Secretary City of Santa Ana Resolution No. 2025-xx Page 8 of 11 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-13 Conditional Use Permit No. 2025-13 allowing a banquet facility is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Building Standards Code, and all other applicable regulations. The Applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. All proposed site improvements must conform to Development Project Review (DP No. 2024-31) and the staff report exhibits. 2. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 3. A copy of the approved Conditional Use Permit (CUP) No. 2025-13, including all associated conditions of approval, shall be maintained on-site at all times in a readily accessible location. This copy shall be made available upon request to City personnel, including but not limited to staff from the Planning Division, Code Enforcement Division, or Police Department. 4. The name and current contact telephone number of the facility’s General Manager or responsible party shall be prominently posted at the primary entrance to the banquet facility in a location visible to patrons and City personnel. The contact information shall be updated immediately upon any change in personnel and maintained in a legible format. 5. At all times, the banquet facility shall be in compliance with the operational standards for banquet facilities found in Santa Ana Municipal Code Section 41- 199.1. 6. The Applicant shall maintain a clearly visible notice near the facility entrance stating the approved hours of operation: 8:00 a.m. to 6:00 p.m. on weekdays, and 7:00 a.m. to 12:00 a.m. (midnight) on weekends. Any proposed modification to the weekday or weekend hours of operation shall be subject to Planning Division review. Such requests will be evaluated based on the Applicant’s record of compliance with applicable regulations, including any history of complaints or code enforcement actions. The Planning Division will determine wh ether the request may be processed administratively or whether a new or amended conditional use Resolution No. 2025-xx Page 9 of 11 permit is required. Notwithstanding the above, any operation beyond 12:00 a.m. shall require an after-hours CUP pursuant to the SAMC. 7. Any proposed live entertainment will require an Entertainment Permit and will be subject to compliance with Chapters 11 and 41 of the SAMC. 8. Alcohol sales for on-site consumption for one-day events will require that the Applicant obtains a Daily License from the Alcoholic Beverage Control (ABC), specifically form ABC-221. In addition, the Applicant will be responsible for obtaining any required permits from the Police Department. 9. For any event where alcohol is served pursuant to an ABC Daily License (ABC - 221), the Applicant shall provide on-site security personnel and coordinate with the Santa Ana Police Department as needed. The Applicant shall maintain a contact log of security presence and submit it to the Planning Division upon request. 10. Permanent alcohol sales for on-site consumption will require the approval of an additional CUP application. 11. The Applicant shall provide event attendees with information regarding available public parking structures and public transit. Valet services or drop -off zones shall not be used without prior City review and approval. 12. The Applicant shall provide a schedule of events at the banquet hall every six months to the property owner(s) and occupant(s) of the properties to the east and west of the subject site. 13. Prior to issuance of building permits, the Applicant shall submit a Noise Control and Monitoring Plan for Planning Division review. The plan shall include details on speaker/amplification use, window/door closures during events, and a process for responding to any noise complaints. The plan must be approved to the satisfaction of the Planning Division prior to issuance of a certificate of occupancy. 14. Conditional Use Permit No. 2025-13 shall be reviewed for conformance to Santa Ana Municipal Code operational standards and conditions of approval after 12 months of issuance of the certificate of occupancy. Should the review determine non-compliance with Santa Ana Municipal Code operational standards and conditions of approval, said CUP shall be set for public hearing at the Applicant’s sole expense for reconsideration of conditions of approval and/or reconsideration of the CUP. 15. 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 pr operty 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 reasonab ly Resolution No. 2025-xx Page 10 of 11 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 portion there of), both the Applicant and the owner of the property shall be signatories to the Agreement and both shall be jointly and severally liable for compliance with its terms. f. The Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the agreement. g. The Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The Agreement Resolution No. 2025-xx Page 11 of 11 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. Banquet Facility - CUP No. 2025-13320 W. Fifth Street Exhibit 2 - Vicinity Zoning and Aerial View © 2025 Digital Map Products. All rights reserved. Santa Ana Boundary Zoning 400 feet 6/11/25, 5:10 PM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1 Exhibit 3 – Site Photos 320 W. Fifth Street – CUP No. 2025-13 O R A N G E C O U N T Y R E P O R T E R ~SINCE 1921~ Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com GEMA ZAPIEN CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 OR# 3942441 NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION 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. The City of Santa Ana encourages the public to participate in the decision- making process. We encourage you to contact us prior to the Public Hearing if you have any questions.COPY OF NOTICE 7/2/25 Planning Commission Action: The OR-3942441# 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: 320 West Fifth Street located within the Transit Zoning Code (SD-84) zoning district. Notice Type:GPN GOVT PUBLIC NOTICE Ad Description 320 W. Fifth St. Project Applicant:Broadway Improvement Company (Property Owner) and Chachmoni Macon, representing Evntfull Space (Applicant). Proposed Project: Request for approval of Conditional Use Permit No. 2025-13 to allow the conversion of an eating establishment into a banquet facility for a micro venue concept that would provide event space for small-scale gatherings and celebrations. To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): 07/02/2025 Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-2 will be filed for this project. Meeting Details: This matter will be heard on Monday, July 14, 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/. The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. Publication ONLINE Total $125.80 $20.00 Written Comments:If you are unable to$145.80 participate in the meeting, you may sendwritten PBAeComments@santa-ana.org (reference the Agenda Item comments by e-mail to #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. Daily Journal Corporation Serving your legal advertising needs throughout California. ORANGE COUNTY REPORTER, SANTA ANA BUSINESS JOURNAL, RIVERSIDE (714) 543-2027 (951) 784-0111 (213) 229-5300 (213) 229-5300 (800) 640-4829 (408) 287-4866 (916) 444-2355 (619) 232-3486 (510) 272-4747 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 DAILY COMMERCE, LOS ANGELES LOS ANGELES DAILY JOURNAL, LOS ANGELES SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO SAN JOSE POST-RECORD, SAN JOSE THE DAILY RECORDER, SACRAMENTO THE DAILY TRANSCRIPT, SAN DIEGO THE INTER-CITY EXPRESS, OAKLAND hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions, please contact case planner Fernanda Arias Hernandez with the Planning Division by phone at (714) 667-2792 or by email at FArias@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 !A000007137437! CITY OF SANTA ANA Planning and Building Agency20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location:320 West Fifth Street located within the Transit Zoning Code (SD-84) zoning district. Project Applicant:Broadway Improvement Company (Property Owner) and Chachmoni Macon, representing Evntfull Space (Applicant). Proposed Project: Request for approval of Conditional Use Permit No. 2025-13 to allow the conversion of an eating establishment into a banquet facility for a micro venue concept that would provide event space for small-scale gatherings and celebrations. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-2 will be filed for this project. Meeting Details: This matter will be heard on Monday, July 14, 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, Fernanda Arias Hernandez, with the Planning Division by phone at (714) 667-2792 or by email at FArias@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. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP Planning and Building Agency Item # 3 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report July 14, 2025 Topic: Conditional Use Permit No. 2025-14 – South Coast Technology Center (3600 S. Susan Street) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2025-14, as conditioned. EXECUTIVE SUMMARY Jeffrey Reese with C.J. Segerstrom & Sons (“Property Owner”), representing Anduril Industries (“Applicant”), is requesting approval of Conditional Use Permit (CUP) No. 2025- 14 to allow the installation of an exterior Jet-A fuel dispenser and an interior paint booth at 3600 S. Susan Street (“Project”). The applicant is requesting a CUP pursuant to Section 41-199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K-12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. Staff recommends approval of the Applicant’s request because the Project supports ongoing redevelopment efforts within the Specific Development No. 58 (SD-58) zoning district and helps realize the vision of the South Coast Technology Center as a viable industrial and technology campus. Moreover, the project has been designed to meet all health, safety, and regulatory requirements, and no adverse impacts to surrounding land uses are anticipated. Lastly, the Project is consistency with the City’s General Plan and meets the required CUP findings, including contributions to public safety, economic development, and alignment with zoning regulations and industrial land use designations. CUP No. 2025-14 – South Coast Technology Center (3600 S. Susan Street) July 14, 2025 Page 2 5 1 7 9 DISCUSSION Project Description The project site is currently under construction and will consist of an 117,230-square-foot light industrial building with office, warehouse, and manufacturing uses. The building is being developed as part of the South Coast Technology Center, a new industrial business park located within Specific Development No. 58 (SD-58) zoning district. The proposed Project involves the installation of a 1,000-gallon above-ground Jet-A fuel dispenser with an automatic monitoring and alarm system. The dispenser will be located in the south parking lot and is integral to the facility’s manufacturing operations. The proposed interior paint booth would be installed within the southwest corner of the building, and will help support on-site manufacturing processes (Exhibit 4). The proposed Project requires permits from Orange County Fire Authority (OCFA), California Occupational Safety and Health Administration (Cal-OSHA), and the South Coast Air Quality Management District (SCAQMD). Moreover, the subject site is located within 1,000 linear feet (measured from the outermost boundary) to the Calvary Chapel Private School Program and nearby residential areas, which are near Susan Street and Sunflower Avenue in the City of Costa Mesa. Therefore, the proposed Project is subject to the requirements of Section 41-199.4 of the SAMC and requires review and approval of a CUP. The proposed noxious uses are accessory to the primary use and are required for the operational needs of the Applicant. The fuel tank will be equipped with safety monitoring systems, and the paint booth will be located entirely indoors with appropriate containment, filtration, and ventilation systems. After the building is turned over from the Property Owner to the Applicant, the tenant improvement (TI) process will commence. As part of the TI, the room for the paint booth will be installed following CUP approval. The electrical system for the fuel dispenser will also be included in the TI scope, though installation of the fuel system itself will not occur until after the CUP is approved. The paint booth and all associated equipment will be installed entirely within the building and the fuel system will have both interior and exterior components. The fuel dispensing system will be located inside the building with proper ventilation, monitoring, and spill containment, while the fuel tank itself will be placed outside in the existing parking lot. Importantly, no landscaping or other onsite improvements planned as part of the larger project will be displaced by the installation of the fuel tank. The number of required on-site parking spaces approved for the site is 147. Initially, the project proposed 164 parking spaces. However, due to the placement of the exterior fuel dispenser, two spaces will be removed, resulting in a total of 162 spaces. This amount continues to exceed the required minimum as outlined in SD-58 and allows for functional site access and parking circulation. CUP No. 2025-14 – South Coast Technology Center (3600 S. Susan Street) July 14, 2025 Page 3 5 1 7 9 Table 1: Project and Location Information Project Background On October 15, 1990, the City Council adopted Ordinance No. NS-2089, approving General Plan Amendment No. 90-08, Amendment Application (Zone Change) No. 1043, Development Agreement No. 1990-03, and certification of an Environmental Impact Report. These approvals allowed for the increase in floor area ratio from 0.4 to 0.72 within the specific development area and rezoning of certain properties from Light Industrial (M- 1) to SD-58, which would provide for precise zoning regulations specific to development of an office/industrial park (“Lake Center Business Park”). Lake Center Business Park consisted of 33 acres of land with an allowable build out of 970,120 square feet. On July 18, 2005, the City of Santa Ana City Council adopted Ordinance No. NS-2684, approving Zoning Ordinance Amendment (ZOA) No. 2005-01, which amended SD-58 and modified the standards to conditionally permit private recreational fields and trade schools within the boundaries of the Lake Center Business Park. At the same public hearing, the City Council adopted Resolution No. 2005-046 approving various entitlements to facilitate a trade school use and to allow a private recreational field at 3100 W. MacArthur Boulevard. The Lake Center Business Park was constructed in the mid- to late-1980s, in compliance with the original development plans approved by Ordinance No. NS-2089 consisting of three, three-story office buildings that have been occupied by office uses since. The business park did include a vacant parcel, approximately 5.58 acres in size, located at the southwest corner of Lake Center Drive and Susan Street (APN: 414-261-01), originally entitled for 320,000 square feet of additional office construction, but which was never constructed. Item Information Project Address and Council Ward 3600 S. Susan Street (APN: 414-261-01) – Ward 1 Nearest Intersection Lake Center Drive and Susan Street General Plan Designation Industrial (IND) Zoning Designation Specific Development No. 58 (SD-58) North Calvary Chapel East Professional Office Park/parking structure South Santa Ana Processing Center Surrounding Land Uses West Lake Center Business Park Property Size 5.583 acres (243,195 square feet) Existing Site Development The project site is currently under construction and will consist of an 117,230-square-foot light industrial building with office, warehouse, and manufacturing uses. Use Permissions SAMC Section 41-199.4 (Noxious Uses); SD-58 Section 3 (Uses Permitted), Section 6 (Development Standards), and Section 7 (Operational Standards). CUP No. 2025-14 – South Coast Technology Center (3600 S. Susan Street) July 14, 2025 Page 4 5 1 7 9 On September 11, 2023, the Property Owner submitted Development Application (DP) No. 2023-37 to facilitate a new industrial park concept. The proposed development, named the South Coast Technology Center, involved demolition of the existing office buildings and construction of three Class A light industrial buildings totaling approximately 313,244 square feet. On July 8, 2024, the Planning Commission held a public hearing and unanimously recommended approval of the ZOA No. 2024-01. Subsequently, on August 6, 2024, the Santa Ana City Council approved the first reading of Ordinance No. NS-3068, and on August 20, 2024, the City Council approved the second reading, thereby adopting ZOA No. 2024-01. The amendment modified the SD-58 zoning district to introduce permitted and conditionally permitted light industrial land uses, updated development standards including height, parking, and fencing, and established a regulatory framework supportive of flexible, modern industrial development. On January 28, 2025, building permits for site grading, building shell construction and site work were issued for the building addressed as 3600 S. Susan Street. Subsequently, building permits for tenant improvements for the same building were issued on June 17, 2025. On May 28, 2025, building permits for the site grading, building shell construction and site work were issued for the buildings addressed as 3100 and 3120 W. Lake Center Drive. As of writing of this report, the site is in active construction. Project Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. The City has adopted environmental justice policies and actions in its General Plan to amend use regulations and development standards, in response to community concerns related to environmental pollution and the proximity of certain industrial uses to homes, schools, parks, and other sensitive land uses. In December 2022, the City Council adopted an urgency ordinance (Ordinance No. NS-3035) establishing Section 41-199.4 of the SAMC to require a CUP for noxious uses located within 500 linear feet of a sensitive land use or sensitive receptor. Following the urgency ordinance adoption, on February 7, 2023, the City Council adopted a standard ordinance (Ordinance No. NS-3038) establishing the same requirements for noxious uses. Subsequently, on June 20, 2023, the City Council adopted Ordinance No. NS-3044 amending Section 41-199.4 of the SAMC expanding the separation requirement from 500 to 1,000 linear feet. The Proposed project is subject to these ordinances for noxious uses. The analysis below demonstrates that the proposed Project would not be detrimental to the public health, safety or general welfare, or damaging to the physical environment, neighborhood or community. Moreover, the applicant’s request for a CUP will not pose a CUP No. 2025-14 – South Coast Technology Center (3600 S. Susan Street) July 14, 2025 Page 5 5 1 7 9 significant environmental risk to any surrounding sensitive land uses as the proposed uses are commonly used in industrial settings and are highly regulated to ensure safety. As explained in Exhibit 5, the fuel dispenser is a commercial-grade system used by many industries for onsite vehicle and equipment fueling. The proposed Jet-A fuel dispenser consists of a 1,000-gallon above-ground tank connected to a Gasboy AtlasX 9800G unit, a high-flow electronic dispenser (Exhibit 6). It includes built-in safety features such as real-time monitoring, an automatic two-stage shut-off valve, electronic calibration, and secondary spill containment. The tank will be located in the south parking lot, screened by existing landscaping and the building itself, and not visible from the public right-of-way; it will not be available for use to the general public. The dispensing component will be located inside the building with proper ventilation and spill containment. The system is designed for controlled fuel transfer operations to test mechanical components manufactured by the facility. Installation of the fuel system will comply with all applicable standards set by the Orange County Fire Authority (OCFA), California Occupational Safety & Health Administration (Cal-OSHA), the South Coast Air Quality Management District (SCAQMD), and the California Fire Code. The system has already received preliminary approval from OCFA, and all required permits will be secured before installation. These measures ensure the fuel dispenser operates safely and reliably in proximity to sensitive land uses. The paint booth is a fully enclosed system that includes air filtration and mechanical ventilation designed to meet all applicable standards set by the South Coast Air Quality Management District (SCAQMD). It will utilize a Linnox burner system (Exhibit 7) that operates well below SCAQMD thresholds for emissions, including nitrogen oxides (NOx) and carbon monoxide (CO). In addition to meeting strict emissions limits, the booth will incorporate a 3-stage filtration system to capture particulates and ensure that air released outside the building meets health-based standards. Because the equipment is used for limited-scale operations that are common in industrial settings, and because it will be permitted and regularly inspected under SCAQMD rules, it poses no risk to air quality or nearby sensitive uses such as schools or residences. A hazardous materials assessment prepared by Simpson Gumpertz & Heger (SGH), dated May 2025 (Exhibit 8), analyzed the hazardous materials associated with the proposed fuel and paint operations in accordance with the 2022 California Building and Fire Codes. The analysis confirmed that the materials fall within the maximum allowable quantities (MAQs) and that the proposed operations do not trigger a high-hazard occupancy classification. The building’s fully sprinklered status and compliance with control area requirements support this conclusion. Equipment and systems will be designed and maintained in accordance with California Fire Code (CFC) requirements for hazardous material containment, ventilation, emergency shutoffs, and detection systems. Lastly, the proposed noxious uses are accessory to the previously approved industrial development and are consistent with the types of activities anticipated and evaluated in the prior environmental analysis for the South Coast Technology Center project (i.e., ZOA CUP No. 2025-14 – South Coast Technology Center (3600 S. Susan Street) July 14, 2025 Page 6 5 1 7 9 No. 2024-01). That specific analysis evaluated potential impacts in key areas such as air quality, hazardous materials, traffic, noise, and water quality. That review was completed in accordance with the California Environmental Quality Act (CEQA) and found that the project was consistent with the City’s General Plan and the certified General Plan Update Program Environmental Impact Report (GPU PEIR). Moreover, the limited fuel storage and interior paint operations have been determined not to introduce new or more severe impacts due to their small scale, regulatory oversight, and compliance with best practices. Although the proposed fuel tank and paint booth are technically classified as noxious uses, the applicant has demonstrated that they are safe, common in industrial areas, and will meet all legal and safety standards. Therefore, the project will not pose a significant risk to any nearby sensitive land uses. General Plan Consistency On April 19, 2022, the Santa Ana City Council adopted the General Plan Update, establishing a long-term vision to guide physical development, environmental sustainability, economic prosperity, and quality of life through the year 2045. Approval of this Project would be consistent with several goals and policies of the General Plan, specifically Goals 1 and 2 of the Land Use (LU) Element, Goal 2 of the Safety (S) Element, Goal 1 of the Economic Prosperity (EP) Element, and various environmental justice goals, policies, and objectives. Specifically, the Project is consistent with Goal LU-1 (Growing Responsibly) as it promotes compatibility between industrial uses and nearby sensitive land uses, such as residential neighborhoods and schools (Policy LU-1.1). The industrial components, including the Jet-A fuel dispenser and paint booth, are fully enclosed and located within a controlled environment, effectively mitigating potential impacts and preserving the integrity of adjacent uses. Moreover, the Project supports Goal LU-2 (Land Use Needs) as the development of innovative light industrial employment centers is consistent with the vision for the South Coast Technology Center. This aligns with the City’s goal of fostering economic diversification and enhancing opportunities for business development. The Project meets Goal S-2 (Hazardous Materials Protection) as the handling, storage, and dispensing of Jet-A fuel and other regulated substances are subject to strict compliance with OCFA, Cal/OSHA, and SCAQMD protocols. These measures ensure the Project meets the City’s standards for public safety and environmental stewardship. Furthermore, consistent with Goal EP-1 (Dynamic Local Economy) the Project advances Santa Ana’s economic development objectives by attracting high-quality jobs and industrial investment. The presence of Anduril Industries supports policies EP-1.1 and EP-1.2, which promote advanced manufacturing, innovation, and the growth of a skilled workforce. Lastly, the Project contributes to the General Plan’s environmental justice objectives by minimizing air and chemical exposure in proximity to residential areas. Equipment used CUP No. 2025-14 – South Coast Technology Center (3600 S. Susan Street) July 14, 2025 Page 7 5 1 7 9 on-site includes spill containment and air filtration systems subject to routine inspections and permits issued by the South Coast Air Quality Management District (SCAQMD) and Orange County Fire Authority (OCFA). In addition, the Project complies with state and local oversight of hazardous materials, reinforcing the City’s commitment to community health and environmental safety. Moreover, the CUP process includes independent regulatory reviews, consistent with the General Plan’s call for increased transparency and public protection. 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 10. The site is not located within or near an established Neighborhood Association. At the time this report was printed, no issues of concern were raised by the surrounding owners or tenants regarding the proposed development. ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review per Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines. The proposed noxious uses are accessory to the previously approved industrial development and are consistent with the types of activities anticipated and evaluated in the prior environmental analysis for the South Coast Technology Center project (i.e., ZOA No. 2024-01). Again, the original environmental analysis was conducted for the South Coast Technology Center project, which evaluated potential impacts in key areas such as air quality, hazardous materials, traffic, noise, and water quality. That review was completed in accordance with CEQA and the CEQA Guidelines and found that the project was consistent with the City's General Plan and the certified General Plan Update Program Environmental Impact Report (GPU PEIR). The environmental analysis for the Section 15183 exemption can be found in Exhibit 9. The project is also exempt from further review per Section 15303 (Class 3- New Construction or Conversion of Small Structures). The proposed Project includes the construction of limited number of small facilities/structures to facilitate the construction and installation of the Jet-A fuel dispenser and an interior paint booth. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-46, will be filed for this project. EXHIBITS 1. Resolution 2. Vicinity Zoning and Aerial Map CUP No. 2025-14 – South Coast Technology Center (3600 S. Susan Street) July 14, 2025 Page 8 5 1 7 9 3. Site Photos 4. Architectural Plans 5. Applicant Letter of Explanation 6. Fuel Dispenser Details 7. Spray Booth Details 8. Hazardous Materials Assessment 9. CEQA Exemption 15183 (South Coast Technology Project) 10.Copy of Public Notices Submitted By: Pedro Gomez, AICP, Principal Planner Approved By: Ali Pezeshkpour, AICP, Executive Director, Planning and Building Agency Resolution No. 2025-XX Page 1 of 11 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-14 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K-12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41-199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD-58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 414-261-01) 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. Jeffrey Reese with C.J. Segerstrom & Sons (“Property Owner”), representing Anduril Industries (“Applicant”), is requesting approval of Conditional Use Permit (CUP) No. 2025-14, as conditioned, to allow a land use that requires a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 1,000 linear feet of a public park, school (K-12) as defined by Section 11362.768 of the Health and Safety Code, or residential zones, in the Specific Development No. 58 (SD-58) zoning district. Specifically, the Applicant is requesting approval to allow the installation of a 1,000-gallon above-ground exterior Jet-A fuel dispenser and interior paint booth at 3600 S. Susan Street (“Project”). B. On December 20, 2022, the City Council adopted an urgency ordinance (Ordinance No. NS-3035) adding Section 41-199.4 to the SAMC to require a CUP for noxious land uses located near sensitive land uses and sensitive receptors. The urgency ordinance required businesses requiring a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 500 linear feet of a public park, school (K-12), or residential zones, to obtain a conditional use permit. C. Subsequently, on February 7, 2023, the City Council approved a standard ordinance, Zoning Ordinance Amendment (ZOA) No. 2022-03 (Ordinance No. NS-3038), to require a CUP for businesses requiring a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, Resolution No. 2025-XX Page 2 of 11 materials, chemicals, or substances within 500 linear feet of a public park, school (K-12), or residential zones. D. On June 20, 2023, the City Council approved ZOA No. 2023-01 (Ordinance No. NS-3044) amending Section 41-199.4 of the SAMC expanding the distance from 500 linear feet to 1,000 linear feet. E. On July 8, 2024, the Planning Commission held a public hearing and unanimously recommended approval of ZOA No. 2024-01. F. On August 6, 2024, the Santa Ana City Council approved the first reading of Ordinance No. NS-3068, and on August 20, 2024, the City Council approved and adopted ZOA No. 2024-01. G. On July 14, 2025, the Planning Commission held a duly noticed public hearing for Conditional Use Permit No. 2025-14. H. The Planning Commission of the City of Santa Ana has determined that the following findings, which must be established in order to grant a CUP pursuant to Section 41-638 of the SAMC, have been established for CUP No. 2025-14 to allow a land use that requires a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 1,000 linear feet of a public park, school (k- 12) or residential zones. 1. That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. The proposed Project will support high-tech manufacturing in the City, which will contribute to the community's general well- being by attracting new investment, expanding employment opportunities, and supporting the City’s goal of economic revitalization in Specific Development No. 58 (SD-58). Moreover, the Project has been designed to meet all applicable health, safety, and environmental standards and will not result in adverse impacts to nearby sensitive uses. The Project is part of a broader redevelopment effort that transforms underutilized office sites into a modern business and technology hub, supporting the City’s long-term economic development objectives and enhancing the surrounding area. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The Project has been carefully evaluated to ensure that it will not pose risks to public health, safety, or general welfare. The Jet-A fuel system includes both interior and exterior components designed with built-in safety measures such as Resolution No. 2025-XX Page 3 of 11 spill containment, automatic shut-off valves, and real-time monitoring. The system will comply with the California Fire Code and is subject to approval and inspection by the Orange County Fire Authority (OCFA). The indoor paint booth will be installed in a fully enclosed space and is designed with advanced ventilation and filtration systems to meet stringent air quality regulations established by the South Coast Air Quality Management District (SCAQMD). Emissions from the paint booth will remain well below regulatory thresholds for air pollutants, including nitrogen oxides and particulate matter. In addition, an independent hazardous materials assessment has confirmed that all substances stored and used at the site will remain within maximum allowable quantities (MAQs) and that the facility is not classified as a high-hazard occupancy. The site is fully sprinklered, and safety features will be built into the tenant improvements. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed Project will support the ongoing revitalization of the South Coast Technology Center and is anticipated to enhance the economic stability and future development potential of the surrounding area. The installation of a Jet-A fuel dispenser and an interior paint booth is essential to the operational needs of the proposed tenant, which is expected to generate skilled employment opportunities in Santa Ana. The subject site is located within SD-58, an area transitioning from traditional office use to modern industrial and business park development in response to changes in market demand. By supporting a prominent technology firm, the project will serve as a catalyst for economic growth, encourage further investment, and increase the desirability of the area for complementary businesses. The proposed noxious uses will be contained within a newly constructed, state-of-the-art industrial building that has been carefully designed to ensure compatibility with adjacent properties. There is no evidence that the proposed use will negatively impact property values or discourage future investment. Instead, the project aligns with the City’s General Plan goals to foster a dynamic local economy and enhance the viability of underutilized employment areas. Resolution No. 2025-XX Page 4 of 11 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 of the SAMC for such use. The proposed Project complies with all applicable provisions of Chapter 41 of the Santa Ana Municipal Code (SAMC), including Section 41-199.4, which governs the review of noxious uses. The applicant has submitted detailed project plans and technical documentation demonstrating that the Jet-A fuel dispenser and interior paint booth will operate in full compliance with safety, environmental, and zoning regulations. The proposed uses are also consistent with the SD-58 zoning designation and will be conditioned to meet all requirements established by the Orange County Fire Authority (OCFA), South Coast Air Quality Management District (SCAQMD), and California Occupational Safety and Health Administration (Cal-OSHA). Moreover, the Project has been reviewed by City staff and other responsible agencies, and all required permits and conditions will be secured prior to installation. As conditioned, the Project meets the intent of Chapter 41 to protect public health and safety and ensure compatibility with surrounding land uses. 5. That the proposed use will not adversely affect the general plan of the city or any specific plan applicable to the area of the proposed use. Approval of the Project would be consistent with several goals and policies of the General Plan, specifically Goals 1 and 2 of the Land Use (LU) Element, Goal 2 of the Safety (S) Element, Goal 1 of the Economic Prosperity (EP) Element, and various environmental justice goals, policies, and objectives. Specifically, the Project is consistent with Goal LU-1 (Growing Responsibly) as it promotes compatibility between industrial uses and nearby sensitive land uses, such as residential neighborhoods and schools (Policy LU-1.1). The industrial components, including the Jet-A fuel dispenser and paint booth, are fully enclosed and located within a controlled environment, effectively mitigating potential impacts and preserving the integrity of adjacent uses. Moreover, the Project supports Goal LU-2 (Land Use Needs) as the development of innovative light industrial employment centers is consistent with the vision for the South Coast Technology Center. This aligns with the City’s goal of fostering economic diversification and enhancing opportunities for business development. The Project meets Goal S-2 (Hazardous Materials Protection) as the handling, storage, and dispensing of Jet-A fuel and other regulated substances are subject to strict compliance with OCFA, Cal/OSHA, and SCAQMD protocols. These measures ensure the Project meets the City’s standards for public safety and environmental stewardship. Furthermore, consistent with Goal EP-1 (Dynamic Local Economy) Resolution No. 2025-XX Page 5 of 11 the Project advances Santa Ana’s economic development objectives by attracting high-quality jobs and industrial investment. The presence of Anduril Industries supports policies EP-1.1 and EP-1.2, which promote advanced manufacturing, innovation, and the growth of a skilled workforce. Lastly, the Project contributes to the General Plan’s environmental justice objectives by minimizing air and chemical exposure in proximity to residential areas. Equipment used on-site includes spill containment and air filtration systems subject to routine inspections and permits issued by the South Coast Air Quality Management District (SCAQMD) and Orange County Fire Authority (OCFA). In addition, the Project complies with state and local oversight of hazardous materials, reinforcing the City’s commitment to community health and environmental safety. Moreover, the CUP process includes independent regulatory reviews, consistent with the General Plan’s call for increased transparency and public protection. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review per Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines. The proposed land use is accessory to the previously approved industrial development and are consistent with the types of activities anticipated and evaluated in the prior environmental analysis for the South Coast Technology Center project (i.e., ZOA No. 2024-01). Again, the original environmental analysis was conducted for the South Coast Technology Center project, which evaluated potential impacts in key areas such as air quality, hazardous materials, traffic, noise, and water quality. That review was completed in accordance with CEQA and the CEQA Guidelines and found that the Project was consistent with the City's General Plan and the certified General Plan Update Program Environmental Impact Report (GPU PEIR). The Pproject is also exempt from further review per Section 15303 (Class 3 - New Construction or Conversion of Small Structures). The proposed Project includes the construction of limited number of small facilities/stru ctures to facilitate the construction and installation of the Jet-A fuel dispenser and an interior paint booth. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-46, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or Resolution No. 2025-XX Page 6 of 11 any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025-14, as conditioned in Exhibit A, attached hereto and incorporated herein, to allow a land use that requires a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 1,000 linear feet of a public park, school (K- 12) or residential zones in the Specific Development No. 58 (SD-58) zoning district located at 3600 S. Susan Street, based on the findings contained in Section 1 . This decision is based upon the evidence submitted at the above -referenced hearing, including but not limited to: The Request for Planning Commission Action dated July 14, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 14th day of July, 2025. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Melissa M. Crosthwaite Senior Assistant City Attorney Resolution No. 2025-XX Page 7 of 11 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 July 14, 2025. Date: ________________ ____________________________________ Gema Zapien Recording Secretary City of Santa Ana Resolution No. 2025-XX Page 8 of 11 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-14 Conditional Use Permit (“CUP”) No. 2025-14 allowing the operation of a land use that requires a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 1,000 linear feet of a public park, school (K-12) or residential zones to be 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. The Applicant must comply with each and every condition listed below in order to exercise the rights conferred by this CUP. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of this CUP. 1. All proposed site improvements must conform to the Development Project Review (DP No. 2023-37) and the staff report exhibits. 2. The Project shall be developed and operated in substantial conformance with the plans and information submitted to and approved by the Planning Commission, except as modified by these conditions. 3. Any proposed amendment to this CUP must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the CUP must be amended. 4. Prior to installation and operation, the Applicant shall obtain all required permits and clearances from the Orange County Fire Authority (OCFA) for the Jet-A fuel tank, dispensing system, and any associated hazardous materials storage. 5. The fuel tank and dispensing system shall include secondary containment, automatic shutoff systems, and spill prevention features as required by applicable fire codes. 6. The Applicant shall prepare and maintain an emergency response plan addressing fuel handling, spill response, and paint booth safety procedures, subject to review and approval by OCFA. 7. The paint booth shall be permitted through the South Coast Air Quality Management District (SCAQMD) and shall comply with all emission limits and equipment standards, including proper filtration and ventilation. 8. All spray booth operations shall occur indoors. Exterior painting or surface coating activities is prohibited. Resolution No. 2025-XX Page 9 of 11 9. The Applicant shall implement a routine maintenance and inspection program for both the fuel dispensing system and paint booth to ensure proper functionality, leak detection, and regulatory compliance. 10. The Jet-A fuel dispenser shall be used solely for testing and maintenance of equipment manufactured onsite. Retail or third-party fueling shall be prohibited. 11. All hazardous materials stored onsite shall remain below the Maximum Allowable Quantities (MAQs) per the California Fire Code. No high -hazard occupancy shall be established without further review. 12. The exterior fuel tank shall be screened to the extent feasible using existing or supplemental landscaping, and no existing required landscape area shall be removed or reduced. 13. The final site plan shall demonstrate a minimum of 162 on -site parking spaces. Any reduction below this threshold shall require City review and approval to determine if modification may be approved or if any relief is available. 14. Operations associated with the fuel system and paint booth shall not generate noise or odors in violation of the SAMC. 15. Copies of all required permits and agency approvals (e.g., OCFA, SCAQMD, Cal- OSHA) shall be submitted to the City of Santa Ana Planning Division prior to operation. 16. Prior to final sign-off, the Applicant shall provide evidence of compliance with all conditions of approval, subject to review by the Planning and Building Agency. 17. Copies of all required entitlements, permits, and agency approvals (e.g., City of Santa Ana, OCFA, SCAQMD, Cal-OSHA), shall be kept at the business at all times and be made available to any City official upon request. 18. The Applicant shall maintain the site as necessary, including, but not limited to: the repair and upkeep of the property; cleanup of trash and debris; repair and upkeep of any damaged and/or weathered components of the building; repair and upkeep of exterior paint; parking striping, lighting and irrigation fixtures; landscaping and related landscape, furnishing, and hardscape improvements. 19. Violations of this CUP as contained in Section 41-647.5 of the Santa Ana Municipal Code will be grounds for permit suspension and/or revocation as described in Section 41-651 of the Santa Ana Municipal Code. 20. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized Resolution No. 2025-XX Page 10 of 11 use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance 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 pha sing, etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Agreement and both shall be jointly and severally liable for compliance with its terms. f. The Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the Agreement. g. The Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any Resolution No. 2025-XX Page 11 of 11 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 CUP-2025-14 3600 S. Susan Street