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Home My WebLink AboutMinutes (Final) 12.9.24Planning Commission Regular Meeting Agenda Minutes December 9, 2024 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS ViceChair, Ward 3 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative CARL BENNINGER Ward 4 Representative BAO PHAM Ward 3 Representative ALAN WOO Ward 5 Representative Minh Thai Executive Director Melissa M. Crosthwaite Legal Counsel Ali Pezeshkpour, AICP Planning Manager Nuvia Ocampo Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Bao Pham Carl Benninger Isuri S. Ramos Alan Woo Executive Director Minh Thai Chief Asst. City Attorney Melissa Crosthwaite Planning Manager Ali Pezeshkpour, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:38 PM Commissioner Leo left the meeting at 6:33 PM PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 28, 2024. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve Consent Calendar items. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter and OC Register on November 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 202413, VARIANCE NO. 202403, AND MINOR EXCEPTION NO. 202403 FOR THE PROPERTY LOCATED AT 2235 SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREET CORRIDOR SPECIFIC PLAN (SP1) DISTRICT. Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant & Property Owner) Proposed Project: Applicant is requesting approval of various entitlements to allow the construction and operation of a 1,205squarefoot Starbucks at a vacant property. Entitlements include Conditional Use Permit No. 202413 to allow drivethrough window service, Variance No. 202403 to allow a reduction in required landscaped setbacks, and Minor Exception No. 202403 to allow for continuance of overhead electrical feed and onsite power pole to service the site. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 202319, will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 202413 for drivethrough window service, as conditioned; 2. Adopt a resolution approving Variance No. 202403 for a reduction in required landscape setbacks, as conditioned; and 3. Adopt a resolution approving Minor Exception No. 202403 for continuance of overhead electrical feed and onsite power pole, as conditioned. Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission. Resident, Angela Vera, spoke in opposition of this project. Moved by Commissioner Benninger, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 1 – Christopher Leo ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos Status: 5 – 1 – 0 – 1 – Pass 2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 202402 AND DENSITY BONUS AGREEMENT (DBA) NO. 202402 FOR THE PROPERTY LOCATED AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant: Kim Prijatel (Applicant) representing Clark Beyer of Alminlo Properties, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map (VTTM) No. 202402 (County Map No. 19328) and Density Bonus Agreement (DBA) No. 202402 to allow the construction of a 45 unit, two to threestory residential townhouse development for the abovementioned properties. The development will include five units affordable to moderateincome households earning 80120 percent of the area median income (AMI) and will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of Exemption, Environmental Review No. 202432, will be filled for this project. Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 202402 (County Map No. 19328) as conditioned; and 2. Adopt a resolution approving Density Bonus Agreement No. 202402 as conditioned. Minutes: Commission had questions for staff. Staff answered questions from Commission. Moved by Commissioner Pham, seconded by Commissioner Escamilla to Approve with additional conditions.. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 3.ZONING ORDINANCE AMENDMENT NO. 202403 TO AMEND ARTICLE II (USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE LAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location: Citywide Project Applicant: The City of Santa Ana Proposed Project: The City of Santa Ana proposes Zoning Ordinance Amendment No. 202403 to amend several sections of Article II (Use Districts General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a singlefamily or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 202496, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202403. Minutes: Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 1 Planning Commission 12/9/2024 Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSViceChair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Bao Pham Carl Benninger Isuri S. Ramos Alan Woo Executive Director Minh Thai Chief Asst. City Attorney Melissa Crosthwaite Planning Manager Ali Pezeshkpour, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:38 PM Commissioner Leo left the meeting at 6:33 PM PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 28, 2024. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve Consent Calendar items. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter and OC Register on November 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 202413, VARIANCE NO. 202403, AND MINOR EXCEPTION NO. 202403 FOR THE PROPERTY LOCATED AT 2235 SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREET CORRIDOR SPECIFIC PLAN (SP1) DISTRICT. Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant & Property Owner) Proposed Project: Applicant is requesting approval of various entitlements to allow the construction and operation of a 1,205squarefoot Starbucks at a vacant property. Entitlements include Conditional Use Permit No. 202413 to allow drivethrough window service, Variance No. 202403 to allow a reduction in required landscaped setbacks, and Minor Exception No. 202403 to allow for continuance of overhead electrical feed and onsite power pole to service the site. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 202319, will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 202413 for drivethrough window service, as conditioned; 2. Adopt a resolution approving Variance No. 202403 for a reduction in required landscape setbacks, as conditioned; and 3. Adopt a resolution approving Minor Exception No. 202403 for continuance of overhead electrical feed and onsite power pole, as conditioned. Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission. Resident, Angela Vera, spoke in opposition of this project. Moved by Commissioner Benninger, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 1 – Christopher Leo ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos Status: 5 – 1 – 0 – 1 – Pass 2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 202402 AND DENSITY BONUS AGREEMENT (DBA) NO. 202402 FOR THE PROPERTY LOCATED AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant: Kim Prijatel (Applicant) representing Clark Beyer of Alminlo Properties, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map (VTTM) No. 202402 (County Map No. 19328) and Density Bonus Agreement (DBA) No. 202402 to allow the construction of a 45 unit, two to threestory residential townhouse development for the abovementioned properties. The development will include five units affordable to moderateincome households earning 80120 percent of the area median income (AMI) and will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of Exemption, Environmental Review No. 202432, will be filled for this project. Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 202402 (County Map No. 19328) as conditioned; and 2. Adopt a resolution approving Density Bonus Agreement No. 202402 as conditioned. Minutes: Commission had questions for staff. Staff answered questions from Commission. Moved by Commissioner Pham, seconded by Commissioner Escamilla to Approve with additional conditions.. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 3.ZONING ORDINANCE AMENDMENT NO. 202403 TO AMEND ARTICLE II (USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE LAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location: Citywide Project Applicant: The City of Santa Ana Proposed Project: The City of Santa Ana proposes Zoning Ordinance Amendment No. 202403 to amend several sections of Article II (Use Districts General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a singlefamily or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 202496, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202403. Minutes: Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 2 Planning Commission 12/9/2024 Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSViceChair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santaana.org/citymeetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter and OC Register on November 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 202413, VARIANCE NO. 202403, AND MINOR EXCEPTION NO. 202403 FOR THE PROPERTY LOCATED AT 2235 SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREET CORRIDOR SPECIFIC PLAN (SP1) DISTRICT. Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant & Property Owner) Proposed Project: Applicant is requesting approval of various entitlements to allow the construction and operation of a 1,205squarefoot Starbucks at a vacant property. Entitlements include Conditional Use Permit No. 202413 to allow drivethrough window service, Variance No. 202403 to allow a reduction in required landscaped setbacks, and Minor Exception No. 202403 to allow for continuance of overhead electrical feed and onsite power pole to service the site. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 202319, will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 202413 for drivethrough window service, as conditioned; 2. Adopt a resolution approving Variance No. 202403 for a reduction in required landscape setbacks, as conditioned; and 3. Adopt a resolution approving Minor Exception No. 202403 for continuance of overhead electrical feed and onsite power pole, as conditioned. Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission. Resident, Angela Vera, spoke in opposition of this project. Moved by Commissioner Benninger, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 1 – Christopher Leo ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos Status: 5 – 1 – 0 – 1 – Pass 2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 202402 AND DENSITY BONUS AGREEMENT (DBA) NO. 202402 FOR THE PROPERTY LOCATED AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant: Kim Prijatel (Applicant) representing Clark Beyer of Alminlo Properties, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map (VTTM) No. 202402 (County Map No. 19328) and Density Bonus Agreement (DBA) No. 202402 to allow the construction of a 45 unit, two to threestory residential townhouse development for the abovementioned properties. The development will include five units affordable to moderateincome households earning 80120 percent of the area median income (AMI) and will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of Exemption, Environmental Review No. 202432, will be filled for this project. Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 202402 (County Map No. 19328) as conditioned; and 2. Adopt a resolution approving Density Bonus Agreement No. 202402 as conditioned. Minutes: Commission had questions for staff. Staff answered questions from Commission. Moved by Commissioner Pham, seconded by Commissioner Escamilla to Approve with additional conditions.. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 3.ZONING ORDINANCE AMENDMENT NO. 202403 TO AMEND ARTICLE II (USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE LAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location: Citywide Project Applicant: The City of Santa Ana Proposed Project: The City of Santa Ana proposes Zoning Ordinance Amendment No. 202403 to amend several sections of Article II (Use Districts General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a singlefamily or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 202496, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202403. Minutes: Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 3 Planning Commission 12/9/2024 Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSViceChair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santaana.org/citymeetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter and OC Register onNovember 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 202413, VARIANCE NO. 202403, ANDMINOR EXCEPTION NO. 202403 FOR THE PROPERTY LOCATED AT 2235SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREETCORRIDOR SPECIFIC PLAN (SP1) DISTRICT.Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant &Property Owner)Proposed Project: Applicant is requesting approval of various entitlements to allow theconstruction and operation of a 1,205squarefoot Starbucks at a vacant property.Entitlements include Conditional Use Permit No. 202413 to allow drivethrough windowservice, Variance No. 202403 to allow a reduction in required landscaped setbacks,and Minor Exception No. 202403 to allow for continuance of overhead electrical feedand onsite power pole to service the site.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption,Environmental Review No. 202319, will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 202413 fordrivethrough window service, as conditioned;2. Adopt a resolution approving Variance No. 202403 for a reduction inrequired landscape setbacks, as conditioned; and3. Adopt a resolution approving Minor Exception No. 202403 forcontinuance of overhead electrical feed and onsite power pole, asconditioned.Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission.Resident, Angela Vera, spoke in opposition of this project.Moved by Commissioner Benninger, seconded by Commissioner Oliva toApprove. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 1 – Christopher Leo ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos Status: 5 – 1 – 0 – 1 – Pass 2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 202402 AND DENSITY BONUS AGREEMENT (DBA) NO. 202402 FOR THE PROPERTY LOCATED AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant: Kim Prijatel (Applicant) representing Clark Beyer of Alminlo Properties, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map (VTTM) No. 202402 (County Map No. 19328) and Density Bonus Agreement (DBA) No. 202402 to allow the construction of a 45 unit, two to threestory residential townhouse development for the abovementioned properties. The development will include five units affordable to moderateincome households earning 80120 percent of the area median income (AMI) and will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of Exemption, Environmental Review No. 202432, will be filled for this project. Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 202402 (County Map No. 19328) as conditioned; and 2. Adopt a resolution approving Density Bonus Agreement No. 202402 as conditioned. Minutes: Commission had questions for staff. Staff answered questions from Commission. Moved by Commissioner Pham, seconded by Commissioner Escamilla to Approve with additional conditions.. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass 3.ZONING ORDINANCE AMENDMENT NO. 202403 TO AMEND ARTICLE II (USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE LAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location: Citywide Project Applicant: The City of Santa Ana Proposed Project: The City of Santa Ana proposes Zoning Ordinance Amendment No. 202403 to amend several sections of Article II (Use Districts General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a singlefamily or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 202496, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202403. Minutes: Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 4 Planning Commission 12/9/2024 Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSViceChair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santaana.org/citymeetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter and OC Register onNovember 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 202413, VARIANCE NO. 202403, ANDMINOR EXCEPTION NO. 202403 FOR THE PROPERTY LOCATED AT 2235SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREETCORRIDOR SPECIFIC PLAN (SP1) DISTRICT.Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant &Property Owner)Proposed Project: Applicant is requesting approval of various entitlements to allow theconstruction and operation of a 1,205squarefoot Starbucks at a vacant property.Entitlements include Conditional Use Permit No. 202413 to allow drivethrough windowservice, Variance No. 202403 to allow a reduction in required landscaped setbacks,and Minor Exception No. 202403 to allow for continuance of overhead electrical feedand onsite power pole to service the site.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption,Environmental Review No. 202319, will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 202413 fordrivethrough window service, as conditioned;2. Adopt a resolution approving Variance No. 202403 for a reduction inrequired landscape setbacks, as conditioned; and3. Adopt a resolution approving Minor Exception No. 202403 forcontinuance of overhead electrical feed and onsite power pole, asconditioned.Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission.Resident, Angela Vera, spoke in opposition of this project.Moved by Commissioner Benninger, seconded by Commissioner Oliva toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 1 – Christopher LeoABSTAIN: 0 – ABSENT: 1 – Isuri RamosStatus: 5 – 1 – 0 – 1 – Pass2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 202402 AND DENSITYBONUS AGREEMENT (DBA) NO. 202402 FOR THE PROPERTY LOCATEDAT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THEHARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT.Project Applicant: Kim Prijatel (Applicant) representing Clark Beyer of AlminloProperties, LLC (Property Owner)Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map(VTTM) No. 202402 (County Map No. 19328) and Density Bonus Agreement (DBA) No.202402 to allow the construction of a 45 unit, two to threestory residential townhousedevelopment for the abovementioned properties. The development will include fiveunits affordable to moderateincome households earning 80120 percent of the areamedian income (AMI) and will utilize waivers and a concession from developmentstandards through the density bonus agreement pursuant to California GovernmentCode sections 65915 through 65918 and Santa Ana Municipal Code Section 411600through 411607.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15195 (Residential Infill Exemption), as this project meets all the thresholds criteria setforth in Section 15192 (Threshold Requirements for Exemptions). A Notice ofExemption, Environmental Review No. 202432, will be filled for this project. Recommended Actions:1. Adopt a resolution approving Vesting Tentative Tract Map No. 202402(County Map No. 19328) as conditioned; and2. Adopt a resolution approving Density Bonus Agreement No. 202402 asconditioned.Minutes: Commission had questions for staff.Staff answered questions from Commission.Moved by Commissioner Pham, seconded by Commissioner Escamilla toApprove with additional conditions..YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass3.ZONING ORDINANCE AMENDMENT NO. 202403 TO AMEND ARTICLE II(USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANAMUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATELAW PERTAINING TO ACCESSORY DWELLING UNITS. Project Location: Citywide Project Applicant: The City of Santa Ana Proposed Project: The City of Santa Ana proposes Zoning Ordinance Amendment No. 202403 to amend several sections of Article II (Use Districts General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025. Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a singlefamily or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 202496, will be filed upon adoption of this ordinance. Recommended Actions: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202403. Minutes: Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher Leo Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:27 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 5 Planning Commission 12/9/2024 Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSViceChair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santaana.org/citymeetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter and OC Register onNovember 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 202413, VARIANCE NO. 202403, ANDMINOR EXCEPTION NO. 202403 FOR THE PROPERTY LOCATED AT 2235SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREETCORRIDOR SPECIFIC PLAN (SP1) DISTRICT.Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant &Property Owner)Proposed Project: Applicant is requesting approval of various entitlements to allow theconstruction and operation of a 1,205squarefoot Starbucks at a vacant property.Entitlements include Conditional Use Permit No. 202413 to allow drivethrough windowservice, Variance No. 202403 to allow a reduction in required landscaped setbacks,and Minor Exception No. 202403 to allow for continuance of overhead electrical feedand onsite power pole to service the site.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption,Environmental Review No. 202319, will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 202413 fordrivethrough window service, as conditioned;2. Adopt a resolution approving Variance No. 202403 for a reduction inrequired landscape setbacks, as conditioned; and3. Adopt a resolution approving Minor Exception No. 202403 forcontinuance of overhead electrical feed and onsite power pole, asconditioned.Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission.Resident, Angela Vera, spoke in opposition of this project.Moved by Commissioner Benninger, seconded by Commissioner Oliva toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 1 – Christopher LeoABSTAIN: 0 – ABSENT: 1 – Isuri RamosStatus: 5 – 1 – 0 – 1 – Pass2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 202402 AND DENSITYBONUS AGREEMENT (DBA) NO. 202402 FOR THE PROPERTY LOCATEDAT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THEHARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT.Project Applicant: Kim Prijatel (Applicant) representing Clark Beyer of AlminloProperties, LLC (Property Owner)Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map(VTTM) No. 202402 (County Map No. 19328) and Density Bonus Agreement (DBA) No.202402 to allow the construction of a 45 unit, two to threestory residential townhousedevelopment for the abovementioned properties. The development will include fiveunits affordable to moderateincome households earning 80120 percent of the areamedian income (AMI) and will utilize waivers and a concession from developmentstandards through the density bonus agreement pursuant to California GovernmentCode sections 65915 through 65918 and Santa Ana Municipal Code Section 411600through 411607.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15195 (Residential Infill Exemption), as this project meets all the thresholds criteria setforth in Section 15192 (Threshold Requirements for Exemptions). A Notice ofExemption, Environmental Review No. 202432, will be filled for this project. Recommended Actions:1. Adopt a resolution approving Vesting Tentative Tract Map No. 202402(County Map No. 19328) as conditioned; and2. Adopt a resolution approving Density Bonus Agreement No. 202402 asconditioned.Minutes: Commission had questions for staff.Staff answered questions from Commission.Moved by Commissioner Pham, seconded by Commissioner Escamilla toApprove with additional conditions..YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass3.ZONING ORDINANCE AMENDMENT NO. 202403 TO AMEND ARTICLE II(USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANAMUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATELAW PERTAINING TO ACCESSORY DWELLING UNITS.Project Location: CitywideProject Applicant: The City of Santa AnaProposed Project: The City of Santa Ana proposes Zoning Ordinance AmendmentNo. 202403 to amend several sections of Article II (Use Districts General Provisions)of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessorydwelling units (ADUs) to maintain consistency with, and amend to reflect modificationsto, state ADU law scheduled to take effect on January 1, 2025.Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”)and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQAreview pursuant to Section 15282(h) which provides a statutory exemption for theadoption of an ordinance regarding ADUs in a singlefamily or multifamily residentialzone by a city or county to implement the provisions of Sections 66310 et seq. of theGovernment Code as set forth in Section 21080.17 of the Public Resources Code. As aresult, a Notice of Exemption, Environmental Review No. 202496, will be filed uponadoption of this ordinance.Recommended Actions:1. Recommend that the City Council adopt an ordinance approvingZoning Ordinance Amendment No. 202403.Minutes: Commission had questions for staff.Staff answered questions from the Commission. Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Business Calendar*STAFF COMMENTSMinutes: Staff had comments for Commission. COMMISSIONER COMMENTSMinutes: Commission had comments for staff. ADJOURNMENTThe next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 7:27 PMAPPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the tendayappeal period, unless the City Council in compliance with section 41643, 41644 or 41645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 6 Planning Commission 12/9/2024 Planning CommissionRegular Meeting Agenda MinutesDecember 9, 20245:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSViceChair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeMinh ThaiExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santaana.org/citymeetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoBao Pham Carl BenningerIsuri S. RamosAlan Woo Executive Director Minh ThaiChief Asst. City Attorney Melissa CrosthwaitePlanning Manager Ali Pezeshkpour, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:38 PMCommissioner Leo left the meeting at 6:33 PMPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 28, 2024.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Leo to ApproveConsent Calendar items.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter and OC Register onNovember 29, 2024, and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 202413, VARIANCE NO. 202403, ANDMINOR EXCEPTION NO. 202403 FOR THE PROPERTY LOCATED AT 2235SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREETCORRIDOR SPECIFIC PLAN (SP1) DISTRICT.Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant &Property Owner)Proposed Project: Applicant is requesting approval of various entitlements to allow theconstruction and operation of a 1,205squarefoot Starbucks at a vacant property.Entitlements include Conditional Use Permit No. 202413 to allow drivethrough windowservice, Variance No. 202403 to allow a reduction in required landscaped setbacks,and Minor Exception No. 202403 to allow for continuance of overhead electrical feedand onsite power pole to service the site.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption,Environmental Review No. 202319, will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 202413 fordrivethrough window service, as conditioned;2. Adopt a resolution approving Variance No. 202403 for a reduction inrequired landscape setbacks, as conditioned; and3. Adopt a resolution approving Minor Exception No. 202403 forcontinuance of overhead electrical feed and onsite power pole, asconditioned.Minutes: Commission had questions for Staff. Public Works Staff, Monica Suter, answered questions from the Commission. Staff answered questions from the Commission.Resident, Angela Vera, spoke in opposition of this project.Moved by Commissioner Benninger, seconded by Commissioner Oliva toApprove.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 1 – Christopher LeoABSTAIN: 0 – ABSENT: 1 – Isuri RamosStatus: 5 – 1 – 0 – 1 – Pass2.VESTING TENTATIVE TRACT MAP (VTTM) NO. 202402 AND DENSITYBONUS AGREEMENT (DBA) NO. 202402 FOR THE PROPERTY LOCATEDAT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THEHARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT.Project Applicant: Kim Prijatel (Applicant) representing Clark Beyer of AlminloProperties, LLC (Property Owner)Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map(VTTM) No. 202402 (County Map No. 19328) and Density Bonus Agreement (DBA) No.202402 to allow the construction of a 45 unit, two to threestory residential townhousedevelopment for the abovementioned properties. The development will include fiveunits affordable to moderateincome households earning 80120 percent of the areamedian income (AMI) and will utilize waivers and a concession from developmentstandards through the density bonus agreement pursuant to California GovernmentCode sections 65915 through 65918 and Santa Ana Municipal Code Section 411600through 411607.Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Section15195 (Residential Infill Exemption), as this project meets all the thresholds criteria setforth in Section 15192 (Threshold Requirements for Exemptions). A Notice ofExemption, Environmental Review No. 202432, will be filled for this project. Recommended Actions:1. Adopt a resolution approving Vesting Tentative Tract Map No. 202402(County Map No. 19328) as conditioned; and2. Adopt a resolution approving Density Bonus Agreement No. 202402 asconditioned.Minutes: Commission had questions for staff.Staff answered questions from Commission.Moved by Commissioner Pham, seconded by Commissioner Escamilla toApprove with additional conditions..YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass3.ZONING ORDINANCE AMENDMENT NO. 202403 TO AMEND ARTICLE II(USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANAMUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATELAW PERTAINING TO ACCESSORY DWELLING UNITS.Project Location: CitywideProject Applicant: The City of Santa AnaProposed Project: The City of Santa Ana proposes Zoning Ordinance AmendmentNo. 202403 to amend several sections of Article II (Use Districts General Provisions)of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessorydwelling units (ADUs) to maintain consistency with, and amend to reflect modificationsto, state ADU law scheduled to take effect on January 1, 2025.Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”)and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQAreview pursuant to Section 15282(h) which provides a statutory exemption for theadoption of an ordinance regarding ADUs in a singlefamily or multifamily residentialzone by a city or county to implement the provisions of Sections 66310 et seq. of theGovernment Code as set forth in Section 21080.17 of the Public Resources Code. As aresult, a Notice of Exemption, Environmental Review No. 202496, will be filed uponadoption of this ordinance.Recommended Actions:1. Recommend that the City Council adopt an ordinance approvingZoning Ordinance Amendment No. 202403.Minutes: Commission had questions for staff.Staff answered questions from the Commission. Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Christopher LeoStatus: 5 – 0 – 0 – 2 – Pass*End of Business Calendar*STAFF COMMENTSMinutes: Staff had comments for Commission. COMMISSIONER COMMENTSMinutes: Commission had comments for staff. ADJOURNMENTThe next meeting of the Planning Commission will be on January 13, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 7:27 PMAPPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the tendayappeal period, unless the City Council in compliance with section 41643, 41644 or 41645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATIONIf you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.1. Connecting directly from your computer:Click on the link on top of this agenda ORGo to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The MeetingID is listed at the top of this agenda.To speak during the meeting: When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes.2. Connecting via the Zoom App:Download the free Zoom Cloud Meetings app from your favorite app store.Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, yourname, and the blue Join button. The Meeting ID is listed at the top of this agenda.To speak during the meeting: When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes.3. Dialing in from a mobile phone or landline:Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed atthe top of this agenda.To speak during the meeting: When you wish to comment on an item that is being isdiscussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.Submit a written commentYou are invited to submit a written comment in one of the following ways: Email PBAecomments@santaana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 7 Planning Commission 12/9/2024