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HomeMy WebLinkAboutPacket 10.13.25Planning Commission Regular Meeting Agenda October 13, 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/81289254352 Join from your mobile phone via Zoom App. Meeting ID: 81289254352 Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID: 81289254352 *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.  ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER Vice­Chair Ward 4 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative JENNIFER OLIVA Ward 6 Representative BAO PHAM Ward 1 Representative ALAN WOO Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Planning Manager Gema Zapien 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo  Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Planning Manager Ricardo Soto, AICP Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from September 22, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 3, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­18 AND 2025­19 FOR THE PROPERTY LOCATED AT 113 EAST FOURTH STREET, LOCATED WITHIN THE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT. Project Applicant:      Alexa Garcia with IG Drafting and Design, representing Tacos Los Cholos (Applicant) and QOZB III, LLC. (Property Owner) Proposed Project:     Applicant is seeking approvals for Conditional Use Permit (CUP) No. 2025­18 to allow the sale of beer and wine for on­premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control (ABC) and Conditional Use Permit (CUP) No. 2025­19 to allow for the after­hours operations at an eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­80 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. 2025­18 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­19 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATION AT AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­18 for the sale of beer and wine for on­premises consumption as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­19 for after­hours operation as conditioned. 2.TENTATIVE TRACT MAP NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant:      Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang (Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM) No. 2025­07 for condominium purposes to allow the construction of a thirty­unit, three­story residential townhome development at 501 S. Harbor Blvd., and 3706 and 3712 W. Camille St. The development project is consistent with the California Subdivision Map Act and Chapter 34 of the Santa Ana Municipal Code. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014 Environmental Impact Report for SP2. Categorical Exemption ER No. 2024­15 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025­07 (COUNTY MAP NO. 19295) AS CONDITIONED TO ALLOW A THIRTY­UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS: 144­303­01, 144­303­03 & 144­303­04) Recommended Action: Adopt a resolution approving Tentative Tract Map No. 2025­07 (County Map No. 19295) as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on October 27, 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) 900­6833. 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, 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.   TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaOctober 13, 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/81289254352Join from your mobile phone via Zoom App. Meeting ID: 81289254352Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID: 81289254352*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.  ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER Vice­Chair Ward 4 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative JENNIFER OLIVA Ward 6 Representative BAO PHAM Ward 1 Representative ALAN WOO Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Planning Manager Gema Zapien 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo  Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Planning Manager Ricardo Soto, AICP Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from September 22, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 3, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­18 AND 2025­19 FOR THE PROPERTY LOCATED AT 113 EAST FOURTH STREET, LOCATED WITHIN THE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT. Project Applicant:      Alexa Garcia with IG Drafting and Design, representing Tacos Los Cholos (Applicant) and QOZB III, LLC. (Property Owner) Proposed Project:     Applicant is seeking approvals for Conditional Use Permit (CUP) No. 2025­18 to allow the sale of beer and wine for on­premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control (ABC) and Conditional Use Permit (CUP) No. 2025­19 to allow for the after­hours operations at an eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­80 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. 2025­18 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­19 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATION AT AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­18 for the sale of beer and wine for on­premises consumption as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­19 for after­hours operation as conditioned. 2.TENTATIVE TRACT MAP NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant:      Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang (Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM) No. 2025­07 for condominium purposes to allow the construction of a thirty­unit, three­story residential townhome development at 501 S. Harbor Blvd., and 3706 and 3712 W. Camille St. The development project is consistent with the California Subdivision Map Act and Chapter 34 of the Santa Ana Municipal Code. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014 Environmental Impact Report for SP2. Categorical Exemption ER No. 2024­15 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025­07 (COUNTY MAP NO. 19295) AS CONDITIONED TO ALLOW A THIRTY­UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS: 144­303­01, 144­303­03 & 144­303­04) Recommended Action: Adopt a resolution approving Tentative Tract Map No. 2025­07 (County Map No. 19295) as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on October 27, 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) 900­6833. 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, 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.   TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaOctober 13, 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/81289254352Join from your mobile phone via Zoom App. Meeting ID: 81289254352Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID: 81289254352*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­ChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo  Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Planning Manager Ricardo Soto, AICP Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from September 22, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 3, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­18 AND 2025­19 FOR THE PROPERTY LOCATED AT 113 EAST FOURTH STREET, LOCATED WITHIN THE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT. Project Applicant:      Alexa Garcia with IG Drafting and Design, representing Tacos Los Cholos (Applicant) and QOZB III, LLC. (Property Owner) Proposed Project:     Applicant is seeking approvals for Conditional Use Permit (CUP) No. 2025­18 to allow the sale of beer and wine for on­premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control (ABC) and Conditional Use Permit (CUP) No. 2025­19 to allow for the after­hours operations at an eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­80 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. 2025­18 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­19 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATION AT AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­18 for the sale of beer and wine for on­premises consumption as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­19 for after­hours operation as conditioned. 2.TENTATIVE TRACT MAP NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant:      Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang (Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM) No. 2025­07 for condominium purposes to allow the construction of a thirty­unit, three­story residential townhome development at 501 S. Harbor Blvd., and 3706 and 3712 W. Camille St. The development project is consistent with the California Subdivision Map Act and Chapter 34 of the Santa Ana Municipal Code. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014 Environmental Impact Report for SP2. Categorical Exemption ER No. 2024­15 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025­07 (COUNTY MAP NO. 19295) AS CONDITIONED TO ALLOW A THIRTY­UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS: 144­303­01, 144­303­03 & 144­303­04) Recommended Action: Adopt a resolution approving Tentative Tract Map No. 2025­07 (County Map No. 19295) as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on October 27, 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) 900­6833. 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, 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.   TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaOctober 13, 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/81289254352Join from your mobile phone via Zoom App. Meeting ID: 81289254352Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID: 81289254352*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­ChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from September 22, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). The PlanningCommission recommendation on Zoning and General Plan amendments,Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 3, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­18 AND 2025­19 FOR THE PROPERTY LOCATED AT 113 EAST FOURTH STREET, LOCATED WITHIN THE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT. Project Applicant:      Alexa Garcia with IG Drafting and Design, representing Tacos Los Cholos (Applicant) and QOZB III, LLC. (Property Owner) Proposed Project:     Applicant is seeking approvals for Conditional Use Permit (CUP) No. 2025­18 to allow the sale of beer and wine for on­premises consumption through a Type­41 license from the Department of Alcoholic Beverage Control (ABC) and Conditional Use Permit (CUP) No. 2025­19 to allow for the after­hours operations at an eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­80 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. 2025­18 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­ PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03) RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­19 AS CONDITIONED TO ALLOW AFTER­HOURS OPERATION AT AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­18 for the sale of beer and wine for on­premises consumption as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025­19 for after­hours operation as conditioned. 2.TENTATIVE TRACT MAP NO. 2025­07 FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant:      Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang (Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM) No. 2025­07 for condominium purposes to allow the construction of a thirty­unit, three­story residential townhome development at 501 S. Harbor Blvd., and 3706 and 3712 W. Camille St. The development project is consistent with the California Subdivision Map Act and Chapter 34 of the Santa Ana Municipal Code. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014 Environmental Impact Report for SP2. Categorical Exemption ER No. 2024­15 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025­07 (COUNTY MAP NO. 19295) AS CONDITIONED TO ALLOW A THIRTY­UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS: 144­303­01, 144­303­03 & 144­303­04) Recommended Action: Adopt a resolution approving Tentative Tract Map No. 2025­07 (County Map No. 19295) as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on October 27, 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) 900­6833. 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, 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.   TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaOctober 13, 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/81289254352Join from your mobile phone via Zoom App. Meeting ID: 81289254352Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID: 81289254352*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­ChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from September 22, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). The PlanningCommission recommendation on Zoning and General Plan amendments,Development Agreements, Specific Developments, and Specific Plans will beforwarded to the City Council for final determination. Legal notice was publishedin the OC Reporter on October 3, 2025 and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­18 AND 2025­19 FOR THEPROPERTY LOCATED AT 113 EAST FOURTH STREET, LOCATED WITHINTHE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT.Project Applicant:      Alexa Garcia with IG Drafting and Design, representingTacos Los Cholos (Applicant) and QOZB III, LLC. (Property Owner)Proposed Project:     Applicant is seeking approvals for Conditional Use Permit(CUP) No. 2025­18 to allow the sale of beer and wine for on­premisesconsumption through a Type­41 license from the Department of AlcoholicBeverage Control (ABC) and Conditional Use Permit (CUP) No. 2025­19 to allowfor the after­hours operations at an eating establishment.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.Categorical Exemption ER No. 2025­80 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­18 ASCONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATINGESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­19 ASCONDITIONED TO ALLOW AFTER­HOURS OPERATION AT AN EATINGESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­18 forthe sale of beer and wine for on­premises consumption asconditioned; and2. Adopt a resolution approving Conditional Use Permit No. 2025­19 forafter­hours operation as conditioned.2.TENTATIVE TRACT MAP NO. 2025­07 FOR THE PROPERTY LOCATED AT501 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBORMIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant:      Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang (Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM) No. 2025­07 for condominium purposes to allow the construction of a thirty­unit, three­story residential townhome development at 501 S. Harbor Blvd., and 3706 and 3712 W. Camille St. The development project is consistent with the California Subdivision Map Act and Chapter 34 of the Santa Ana Municipal Code. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014 Environmental Impact Report for SP2. Categorical Exemption ER No. 2024­15 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025­07 (COUNTY MAP NO. 19295) AS CONDITIONED TO ALLOW A THIRTY­UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS: 144­303­01, 144­303­03 & 144­303­04) Recommended Action: Adopt a resolution approving Tentative Tract Map No. 2025­07 (County Map No. 19295) as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on October 27, 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) 900­6833. 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, 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.   TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaOctober 13, 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/81289254352Join from your mobile phone via Zoom App. Meeting ID: 81289254352Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID: 81289254352*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­ChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from September 22, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). The PlanningCommission recommendation on Zoning and General Plan amendments,Development Agreements, Specific Developments, and Specific Plans will beforwarded to the City Council for final determination. Legal notice was publishedin the OC Reporter on October 3, 2025 and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­18 AND 2025­19 FOR THEPROPERTY LOCATED AT 113 EAST FOURTH STREET, LOCATED WITHINTHE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT.Project Applicant:      Alexa Garcia with IG Drafting and Design, representingTacos Los Cholos (Applicant) and QOZB III, LLC. (Property Owner)Proposed Project:     Applicant is seeking approvals for Conditional Use Permit(CUP) No. 2025­18 to allow the sale of beer and wine for on­premisesconsumption through a Type­41 license from the Department of AlcoholicBeverage Control (ABC) and Conditional Use Permit (CUP) No. 2025­19 to allowfor the after­hours operations at an eating establishment.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.Categorical Exemption ER No. 2025­80 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­18 ASCONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATINGESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­19 ASCONDITIONED TO ALLOW AFTER­HOURS OPERATION AT AN EATINGESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­18 forthe sale of beer and wine for on­premises consumption asconditioned; and2. Adopt a resolution approving Conditional Use Permit No. 2025­19 forafter­hours operation as conditioned.2.TENTATIVE TRACT MAP NO. 2025­07 FOR THE PROPERTY LOCATED AT501 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBORMIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT.Project Applicant:      Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang(Property Owner)Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM)No. 2025­07 for condominium purposes to allow the construction of a thirty­unit,three­story residential townhome development at 501 S. Harbor Blvd., and 3706and 3712 W. Camille St. The development project is consistent with the CaliforniaSubdivision Map Act and Chapter 34 of the Santa Ana Municipal Code.Environmental Impact:In accordance with the California Environmental QualityAct (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014Environmental Impact Report for SP2. Categorical Exemption ER No. 2024­15 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING TENTATIVE TRACT MAP NO. 2025­07 (COUNTY MAP NO.19295) AS CONDITIONED TO ALLOW A THIRTY­UNIT SUBDIVISION FORCONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTHHARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS:144­303­01, 144­303­03 & 144­303­04)Recommended Action:Adopt a resolution approving Tentative Tract Map No. 2025­07 (County MapNo. 19295) as conditioned.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on October 27, 2025, at 5:30 PM in theCouncil Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the 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) 900­6833. 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, 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.   TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaOctober 13, 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/81289254352Join from your mobile phone via Zoom App. Meeting ID: 81289254352Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID: 81289254352*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­ChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from September 22, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). The PlanningCommission recommendation on Zoning and General Plan amendments,Development Agreements, Specific Developments, and Specific Plans will beforwarded to the City Council for final determination. Legal notice was publishedin the OC Reporter on October 3, 2025 and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­18 AND 2025­19 FOR THEPROPERTY LOCATED AT 113 EAST FOURTH STREET, LOCATED WITHINTHE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT.Project Applicant:      Alexa Garcia with IG Drafting and Design, representingTacos Los Cholos (Applicant) and QOZB III, LLC. (Property Owner)Proposed Project:     Applicant is seeking approvals for Conditional Use Permit(CUP) No. 2025­18 to allow the sale of beer and wine for on­premisesconsumption through a Type­41 license from the Department of AlcoholicBeverage Control (ABC) and Conditional Use Permit (CUP) No. 2025­19 to allowfor the after­hours operations at an eating establishment.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.Categorical Exemption ER No. 2025­80 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­18 ASCONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­41 LICENSE FROM THEDEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATINGESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03)RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­19 ASCONDITIONED TO ALLOW AFTER­HOURS OPERATION AT AN EATINGESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398­328­03)Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­18 forthe sale of beer and wine for on­premises consumption asconditioned; and2. Adopt a resolution approving Conditional Use Permit No. 2025­19 forafter­hours operation as conditioned.2.TENTATIVE TRACT MAP NO. 2025­07 FOR THE PROPERTY LOCATED AT501 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBORMIXED­USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONINGDISTRICT.Project Applicant:      Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang(Property Owner)Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM)No. 2025­07 for condominium purposes to allow the construction of a thirty­unit,three­story residential townhome development at 501 S. Harbor Blvd., and 3706and 3712 W. Camille St. The development project is consistent with the CaliforniaSubdivision Map Act and Chapter 34 of the Santa Ana Municipal Code.Environmental Impact:In accordance with the California Environmental QualityAct (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014Environmental Impact Report for SP2. Categorical Exemption ER No. 2024­15 willbe filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING TENTATIVE TRACT MAP NO. 2025­07 (COUNTY MAP NO.19295) AS CONDITIONED TO ALLOW A THIRTY­UNIT SUBDIVISION FORCONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTHHARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS:144­303­01, 144­303­03 & 144­303­04)Recommended Action:Adopt a resolution approving Tentative Tract Map No. 2025­07 (County MapNo. 19295) as conditioned.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on October 27, 2025, at 5:30 PM in theCouncil Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATIONIf you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.1. Connecting directly from your computer:Click on the link on top of this agenda ORGo to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The MeetingID is listed at the top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes.2. Connecting via the Zoom App:Download the free Zoom Cloud Meetings app from your favorite app store.Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, yourname, and the blue Join button. The Meeting ID is listed at the top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes.3. Dialing in from a mobile phone or landline:Dial (669) 900­6833. 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 Gema Zapien, 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.   TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning Commission DRAFT Regular Meeting Agenda Minutes September 22, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER Vice­Chair, Ward 4 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative JENNIFER OLIVA Ward 6 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham 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 Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood. CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from September 8, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.  1.CONDITIONAL USE PERMIT NO. 2025­17 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD­88) ZONING DISTRICT. Project Applicant:   Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Conditional Use Permit No. 2025­17 to allow the sale of beer for on­premises consumption through the operation of a Type­23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company. 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 Categorical Exemption, ER No. 2025­77, 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. 2025­17 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 430­221­55) Recommended Action: Adopt a resolution approving Conditional Use Permit (CUP) No. 2025­17 for the sale of beer for on­premises consumption as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Michael Crea, answered questions from the Commission. Resident spoke in opposition to this project via zoom.  Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass 2.TENTATIVE TRACT MAP NO. 2025­03 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT. Project Applicant:      Mario Mendoza on behalf of 920 North Grand Avenue, LLC (Applicant and Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 2025­03 to facilitate the subdivision of an existing five­unit live­work development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34­127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 2025­40, will be filed upon project approval. RESOLUTION NO. 2023­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025­03 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5­UNIT LIVE­WORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”) Recommended Action: Adopt a resolution approving Tentative Tract Map (TTM) No. 2025­03 (County Map No. 17973) as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicants, Mario and Alina Mendoza, answered questions from the Commission. Resident Yezenia Marrujo provided public comment via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:48 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) 900­6833. 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 9/22/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesSeptember 22, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham 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 Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood. CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from September 8, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.  1.CONDITIONAL USE PERMIT NO. 2025­17 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD­88) ZONING DISTRICT. Project Applicant:   Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Conditional Use Permit No. 2025­17 to allow the sale of beer for on­premises consumption through the operation of a Type­23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company. 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 Categorical Exemption, ER No. 2025­77, 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. 2025­17 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 430­221­55) Recommended Action: Adopt a resolution approving Conditional Use Permit (CUP) No. 2025­17 for the sale of beer for on­premises consumption as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Michael Crea, answered questions from the Commission. Resident spoke in opposition to this project via zoom.  Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass 2.TENTATIVE TRACT MAP NO. 2025­03 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT. Project Applicant:      Mario Mendoza on behalf of 920 North Grand Avenue, LLC (Applicant and Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 2025­03 to facilitate the subdivision of an existing five­unit live­work development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34­127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 2025­40, will be filed upon project approval. RESOLUTION NO. 2023­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025­03 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5­UNIT LIVE­WORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”) Recommended Action: Adopt a resolution approving Tentative Tract Map (TTM) No. 2025­03 (County Map No. 17973) as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicants, Mario and Alina Mendoza, answered questions from the Commission. Resident Yezenia Marrujo provided public comment via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:48 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) 900­6833. 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 9/22/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesSeptember 22, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 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 documentationcan be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPActing Recording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39PM and Commissioners Leo and Benninger absent.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning CodeUpdate and its potential impact on the Cornerstone Neighborhood.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from September 8, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.  1.CONDITIONAL USE PERMIT NO. 2025­17 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD­88) ZONING DISTRICT. Project Applicant:   Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner) Proposed Project:   Applicant is requesting approval of Conditional Use Permit No. 2025­17 to allow the sale of beer for on­premises consumption through the operation of a Type­23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company. 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 Categorical Exemption, ER No. 2025­77, 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. 2025­17 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON­PREMISES CONSUMPTION THROUGH A TYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 430­221­55) Recommended Action: Adopt a resolution approving Conditional Use Permit (CUP) No. 2025­17 for the sale of beer for on­premises consumption as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Michael Crea, answered questions from the Commission. Resident spoke in opposition to this project via zoom.  Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass 2.TENTATIVE TRACT MAP NO. 2025­03 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT. Project Applicant:      Mario Mendoza on behalf of 920 North Grand Avenue, LLC (Applicant and Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 2025­03 to facilitate the subdivision of an existing five­unit live­work development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34­127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 2025­40, will be filed upon project approval. RESOLUTION NO. 2023­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025­03 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5­UNIT LIVE­WORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”) Recommended Action: Adopt a resolution approving Tentative Tract Map (TTM) No. 2025­03 (County Map No. 17973) as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicants, Mario and Alina Mendoza, answered questions from the Commission. Resident Yezenia Marrujo provided public comment via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:48 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) 900­6833. 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 9/22/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesSeptember 22, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 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 documentationcan be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPActing Recording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39PM and Commissioners Leo and Benninger absent.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning CodeUpdate and its potential impact on the Cornerstone Neighborhood.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from September 8, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl BenningerStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site PlanReview, and Public Convenience or Necessity Determinations are final unlessappealed within 10 days of the decision by any interested party or group (refer tothe Basic Meeting Information page for more information). The PlanningCommission recommendation on Zoning and General Plan amendments,Development Agreements, Specific Developments, and Specific Plans will beforwarded to the City Council for final determination. Legal notice was published inthe OC Reporter on September 12, 2025 and notices were mailed on September11, 2025. 1.CONDITIONAL USE PERMIT NO. 2025­17 FOR THE PROPERTY LOCATEDAT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THESPECIFIC DEVELOPMENT NO. 88 (SD­88) ZONING DISTRICT.Project Applicant:   Cynthia Wang with Studio Ren Architecture Inc., representingUnsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC(Property Owner)Proposed Project:   Applicant is requesting approval of Conditional Use PermitNo. 2025­17 to allow the sale of beer for on­premises consumption through theoperation of a Type­23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC)license at a new proposed eating establishment, called Unsung Brewing Company.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. ACategorical Exemption, ER No. 2025­77, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 2025­17 AS CONDITIONED TOALLOW THE SALE OF BEER FOR ON­PREMISES CONSUMPTION THROUGH ATYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGECONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILLAVENUE, UNIT C. (APN: 430­221­55)Recommended Action:Adopt a resolution approving Conditional Use Permit (CUP) No. 2025­17 forthe sale of beer for on­premises consumption as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Michael Crea, answered questions from the Commission. Resident spoke in opposition to this project via zoom.  Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass 2.TENTATIVE TRACT MAP NO. 2025­03 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD­84) ZONING DISTRICT. Project Applicant:      Mario Mendoza on behalf of 920 North Grand Avenue, LLC (Applicant and Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 2025­03 to facilitate the subdivision of an existing five­unit live­work development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34­127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 2025­40, will be filed upon project approval. RESOLUTION NO. 2023­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025­03 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5­UNIT LIVE­WORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”) Recommended Action: Adopt a resolution approving Tentative Tract Map (TTM) No. 2025­03 (County Map No. 17973) as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant.  Applicants, Mario and Alina Mendoza, answered questions from the Commission. Resident Yezenia Marrujo provided public comment via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:48 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) 900­6833. 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 9/22/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesSeptember 22, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 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 documentationcan be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPActing Recording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39PM and Commissioners Leo and Benninger absent.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning CodeUpdate and its potential impact on the Cornerstone Neighborhood.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from September 8, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl BenningerStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site PlanReview, and Public Convenience or Necessity Determinations are final unlessappealed within 10 days of the decision by any interested party or group (refer tothe Basic Meeting Information page for more information). The PlanningCommission recommendation on Zoning and General Plan amendments,Development Agreements, Specific Developments, and Specific Plans will beforwarded to the City Council for final determination. Legal notice was published inthe OC Reporter on September 12, 2025 and notices were mailed on September11, 2025. 1.CONDITIONAL USE PERMIT NO. 2025­17 FOR THE PROPERTY LOCATEDAT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THESPECIFIC DEVELOPMENT NO. 88 (SD­88) ZONING DISTRICT.Project Applicant:   Cynthia Wang with Studio Ren Architecture Inc., representingUnsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC(Property Owner)Proposed Project:   Applicant is requesting approval of Conditional Use PermitNo. 2025­17 to allow the sale of beer for on­premises consumption through theoperation of a Type­23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC)license at a new proposed eating establishment, called Unsung Brewing Company.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. ACategorical Exemption, ER No. 2025­77, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 2025­17 AS CONDITIONED TOALLOW THE SALE OF BEER FOR ON­PREMISES CONSUMPTION THROUGH ATYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGECONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILLAVENUE, UNIT C. (APN: 430­221­55)Recommended Action:Adopt a resolution approving Conditional Use Permit (CUP) No. 2025­17 forthe sale of beer for on­premises consumption as conditioned.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, Michael Crea, answered questions from the Commission.Resident spoke in opposition to this project via zoom. Moved by Commissioner Escamilla, seconded by Commissioner Oliva toApprove.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl BenningerStatus: 5 – 0 – 0 – 2 – Pass2.TENTATIVE TRACT MAP NO. 2025­03 FOR THE PROPERTY LOCATED AT930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONINGCODE (SD­84) ZONING DISTRICT.Project Applicant:      Mario Mendoza on behalf of 920 North Grand Avenue, LLC(Applicant and Property Owner)Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM)No. 2025­03 to facilitate the subdivision of an existing five­unit live­workdevelopment into five condominium units. Pursuant to Santa Ana Municipal Code(SAMC) Section 34­127, a Tentative Tract Map (TTM) application is required forprojects proposing to create five or more lots, including condominium units,containing residential uses.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). ANotice of Determination, ER No. 2025­40, will be filed upon project approval.RESOLUTION NO. 2023­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING TENTATIVE TRACT MAP NO. 2025­03 (COUNTY MAP NO. 17973)AS CONDITIONED FOR A 5­UNIT LIVE­WORK DEVELOPMENT LOCATED AT922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TOAS 930 NORTH GRAND AVENUE”)Recommended Action:Adopt a resolution approving Tentative Tract Map (TTM) No. 2025­03 (CountyMap No. 17973) as conditioned.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission. Commission had questions for the applicant.  Applicants, Mario and Alina Mendoza, answered questions from the Commission. Resident Yezenia Marrujo provided public comment via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions. YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:48 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) 900­6833. 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 9/22/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesSeptember 22, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 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 documentationcan be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPActing Recording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39PM and Commissioners Leo and Benninger absent.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning CodeUpdate and its potential impact on the Cornerstone Neighborhood.CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from September 8, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl BenningerStatus: 5 – 0 – 0 – 2 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site PlanReview, and Public Convenience or Necessity Determinations are final unlessappealed within 10 days of the decision by any interested party or group (refer tothe Basic Meeting Information page for more information). The PlanningCommission recommendation on Zoning and General Plan amendments,Development Agreements, Specific Developments, and Specific Plans will beforwarded to the City Council for final determination. Legal notice was published inthe OC Reporter on September 12, 2025 and notices were mailed on September11, 2025. 1.CONDITIONAL USE PERMIT NO. 2025­17 FOR THE PROPERTY LOCATEDAT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THESPECIFIC DEVELOPMENT NO. 88 (SD­88) ZONING DISTRICT.Project Applicant:   Cynthia Wang with Studio Ren Architecture Inc., representingUnsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC(Property Owner)Proposed Project:   Applicant is requesting approval of Conditional Use PermitNo. 2025­17 to allow the sale of beer for on­premises consumption through theoperation of a Type­23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC)license at a new proposed eating establishment, called Unsung Brewing Company.Environmental Impact: Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. ACategorical Exemption, ER No. 2025­77, will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING CONDITIONAL USE PERMIT NO. 2025­17 AS CONDITIONED TOALLOW THE SALE OF BEER FOR ON­PREMISES CONSUMPTION THROUGH ATYPE­23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGECONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILLAVENUE, UNIT C. (APN: 430­221­55)Recommended Action:Adopt a resolution approving Conditional Use Permit (CUP) No. 2025­17 forthe sale of beer for on­premises consumption as conditioned.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Applicant, Michael Crea, answered questions from the Commission.Resident spoke in opposition to this project via zoom. Moved by Commissioner Escamilla, seconded by Commissioner Oliva toApprove.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl BenningerStatus: 5 – 0 – 0 – 2 – Pass2.TENTATIVE TRACT MAP NO. 2025­03 FOR THE PROPERTY LOCATED AT930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONINGCODE (SD­84) ZONING DISTRICT.Project Applicant:      Mario Mendoza on behalf of 920 North Grand Avenue, LLC(Applicant and Property Owner)Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM)No. 2025­03 to facilitate the subdivision of an existing five­unit live­workdevelopment into five condominium units. Pursuant to Santa Ana Municipal Code(SAMC) Section 34­127, a Tentative Tract Map (TTM) application is required forprojects proposing to create five or more lots, including condominium units,containing residential uses.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). ANotice of Determination, ER No. 2025­40, will be filed upon project approval.RESOLUTION NO. 2023­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVING TENTATIVE TRACT MAP NO. 2025­03 (COUNTY MAP NO. 17973)AS CONDITIONED FOR A 5­UNIT LIVE­WORK DEVELOPMENT LOCATED AT922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TOAS 930 NORTH GRAND AVENUE”)Recommended Action:Adopt a resolution approving Tentative Tract Map (TTM) No. 2025­03 (CountyMap No. 17973) as conditioned.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant. Applicants, Mario and Alina Mendoza, answered questions from the Commission.Resident Yezenia Marrujo provided public comment via Zoom.Moved by Commissioner Escamilla, seconded by Commissioner Ramos toApprove with added conditions.YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer OlivaNO: 0 –  ABSTAIN: 0 –  ABSENT: 2 – Christopher Leo, Carl BenningerStatus: 5 – 0 – 0 – 2 – Pass*End of Business Calendar*STAFF COMMENTSMinutes: Staff had comments for the Commission.COMMISSIONER COMMENTSMinutes: Commission had comments for staff.ADJOURNMENTThe next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in theCouncil Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 7:48 PM.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 followingthe hearing and decision by the City Council. An appeal from the decision or requirement ofthe Planning Commission may be made by any interested party, individual, or group. Theappeal must be filed with the Clerk of the Council, accompanied by the required filing fee, anda copy sent to the Planning Department, within ten days of the date of the Commission'saction, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day whenCity hall is closed, the final day to appeal shall be extended to the next day City Hall is open forpublic business. Please note: Under California Government Code Sec. 65009, if you challengein court any of the matters on this agenda for which a public hearing is to be conducted, youmay be limited to raising only those issues which you (or someone else) raised orally at thepublic hearing or in written correspondence received by the Planning Commission or CityCouncil 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) 900­6833. 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 9/22/2025     Planning and Building Agency City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report October 13, 2025 Topic: Conditional Use Permit Nos. 2025-18 and 2025-19 for Tacos Los Cholos – ABC License and After-Hours Operation (113 E. Fourth Street) RECOMMENDED ACTIONS 1.Adopt a resolution approving Conditional Use Permit No. 2025-18 for the sale of beer and wine for on-premises consumption as conditioned; and 2.Adopt a resolution approving Conditional Use Permit No. 2025-19 for after-hours operation as conditioned. EXECUTIVE SUMMARY Alexa Garcia with IG Drafting and Design, representing Tacos Los Cholos (“Applicant”) and QOZB III, LLC. (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-18 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control (ABC) and CUP No. 2025-19 to allow after-hours operation at the proposed eating establishment located at 113 E. Fourth Street (“Project”). Pursuant to Sections 41-196 and 41-2007 of the Santa Ana Municipal Code (SAMC) and Table 2A of Division 2 of the Transit Zoning Code / Specific Development No. 84 (SD-84), establishments wishing to sell alcoholic beverages for on-premises consumption and operate after midnight require review and approval of a CUP by the Planning Commission. Staff is recommending approval of the Applicant’s request because the site is located within a mixed-use development that accommodates both commercial and residential uses, creating an environment where such uses are compatible and supported by one another. Furthermore, the Project is consistent with the goals and policies of the General Plan and will contribute to the economic growth and fiscal stability of the City. Lastly, applicable operational standards and proposed conditions of approval will ensure that the sale of beer and wine and after- hours operation at the subject site will not negatively impact the surrounding community. DISCUSSION Project Description Tacos Los Cholos will occupy an existing 3,093-square-foot tenant space on the ground floor of the Rafferty mixed-use development, located at the northwest corner of Fourth Street and Bush Street. The eating establishment will also be occupying a 956-square-     CUP Nos. 2025-18 and 2025-19 for Tacos Los Cholos – ABC License & After-Hours Operation (113 E. Fourth Street) October 13, 2025 Page 2 5 3 3 2 foot outdoor patio along the southern elevation of the tenant space facing Fourth Street. The outdoor patio seating will be gated to comply with ABC requirements. The eating establishment will be able to accommodate up to 131 patrons within the indoor and outdoor dining areas. If CUP No. 2025-18 is approved, the alcoholic beverages will be stored within a walk-in cooler and a storage room behind the service counter and will be displayed within two beer refrigerators within the service counter totaling approximately 76 square feet, which is less than five percent of the gross floor area of the tenant space as allowed by Section 41-196(g) (25) of the SAMC. Additionally, the Applicant is requesting approval of CUP No. 2025-19 for after-hours operation to operate the business Monday through Thursday from 11:00 a.m. to 12:00 a.m. (midnight), Friday and Saturday from 11:00 a.m. to 1:00 a.m. (one hour later than allowed by SD-84), and Sunday from 11:00 a.m. to 10:00 p.m. Staff is recommending that the outdoor dining area be conditioned to only be operational Sunday through Thursday from 11:00 a.m. to 9:00 p.m. and Friday and Saturday from 11:00 a.m. to 10:00 p.m. to mitigate noise impacts to the residents of the Rafferty. Table 1: Project and Location Information Item Information Project Address and Council Ward 113 E. Fourth Street – Ward 6 Nearest Intersection Fourth Street and Bush Street General Plan Designation District Center – Medium High (DC-3) Zoning Designation Downtown (DT) zoning district of the Transit Zoning Code / Specific Development No. 84 (SD-84) North Commercial and Multi-Family Residences East Mixed-Use & City-Owned Parking Structure South CommercialSurrounding Land Uses West Commercial Property Size 1.43 acres (62,290 sq. ft.) Existing Site Development The subject site is developed with a seven-story mixed-use building known as Rafferty, containing 196 residential units, 12,350 square feet of commercial/retail space, and 309 parking spaces. Unit Size 4,049 square feet Use Permissions Allowed with approval of a CUP Uses Sections 41-196(g) and 41-2007 (Table 2A) of the SAMCZoning Code Sections Affected Operational Standards Section 41-196(g) of the SAMC Census Tract No.750.02 Census Tract and ABC License Information No. of Allowed and Existing Licenses ABC allows 11 on-premises licenses and currently there are 58 active on-premises licenses.     CUP Nos. 2025-18 and 2025-19 for Tacos Los Cholos – ABC License & After-Hours Operation (113 E. Fourth Street) October 13, 2025 Page 3 5 3 3 2 Table 2: Operational Standards Standards Permissible by SAMC Provided Eating Establishment Bona-Fide Bona-Fide Hours of Operation for ABC Sales 7:00 a.m. to 12:00 a.m.Monday through Thursday from 11:00 a.m. to 12:00 a.m., Friday and Saturday from 11:00 a.m. to 1:00 a.m., and Sunday from 11:00 a.m. to 10:00 p.m. Outdoor patio area proposed to be conditioned to only be operational Sunday to Thursday from 11:00 a.m. to 9:00 p.m. and Friday and Saturday from 11:00 a.m. to 10:00 p.m.; requires After-Hours CUP Window Display 25% of Window Coverage Will Comply Alcohol Storage and Display 5% of Gross Floor Area 2.5%; Complies Project Background On September 23, 2019, the Planning Commission approved Site Plan Review No. 2019- 01 and on November 19, 2019, the City Council approved Density Bonus Agreement No. 2019-01, facilitating development of Rafferty. Construction of Rafferty was completed in 2024. Prior to the development of the Rafferty, the subject site was the headquarters for First American Title Company. In July 2024, the Applicant submitted a Certificate of Occupancy application and in November 2024, the Applicant submitted tenant improvement plans to convert the existing tenant space into an eating establishment. The proposed work will include a kitchen, service counter, dining area, salad bar, preparation and storage areas, walk-in cooler, and restrooms. Building permits for the tenant improvement were issued in April of 2025. On August 8, 2025, the Applicant submitted the subject CUP applications to the Planning Division. Since the applications were submitted, staff has been working with the Applicant, ABC, Code Enforcement, and the Police Department to address any potential adverse impacts associated with the sale of alcoholic beverages for on-premises consumption and after-hours operation at the subject location. Tacos Los Cholos began as a small pop-up business in 2019 outside of an Anaheim home and has since expanded to four established locations in Anaheim, Huntington Park, Fullerton, and Huntington Beach. This will be the business’ fifth location. The company’s operations are consistent throughout each of its locations, featuring street-style Mexican food. The eating establishment also provides refreshments in the form of agua frescas and beer and wine options. Project Analysis CUP requests are governed by Section 41-638 of the SAMC, and may be granted by the Planning Commission 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 CUP. Conversely, the inability to make these findings would result in a denial.     CUP Nos. 2025-18 and 2025-19 for Tacos Los Cholos – ABC License & After-Hours Operation (113 E. Fourth Street) October 13, 2025 Page 4 5 3 3 2 The purpose of regulating establishments that sell alcoholic beverages and operate after- hours is to set forth operating practices and procedures and to minimize impacts to surrounding areas. Staff has reviewed the Applicant’s request and has determined that the proposed CUPs will not be detrimental to the health, safety, and welfare of the community. Based on staff’s review and analysis, approval of CUP No. 2025-18 and CUP No. 2025-19 is recommended. CUP No. 2025-18 for the Sale of Alcoholic Beverages for On-Premises Consumption The proposed sale of alcoholic beverages for on-premises consumption at the proposed location will provide an ancillary service to the establishment’s customers by allowing them the ability to purchase a variety of beer and wine options in conjunction with food. This would allow Tacos Los Cholos to remain economically viable and compete with nearby eating establishments offering the same type of service. The operational standards applicable to an ABC license, per Section 41-196(g) of the SAMC, will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. In addition, the subject unit is located within the Rafferty mixed-use community, which provides a highly-amenitized community with a “live, work, and play” environment and the sale of beer and wine for on-premises consumption at the proposed eating establishment will be compatible with the vibrant, high-intensity nature of the Downtown Santa Ana area. Furthermore, the subject site is not located within immediate proximity to playgrounds and schools. The nearest school is Edward B. Cole Academy, which is approximately 1,281 feet southeast of the Project site. The nearest playground is located in Familias Corazones Verdes Park and is 1,235 feet east of the Project site. While Plaza Calle Cuatro is the closest open space location 570 feet east of the Project site, it is classified as an urban plaza and serves as a gathering place for those enjoying the amenities of Downtown. The closest religious institution is the Sion House of Prayer located 413 feet southwest of the Project site. However, the presence of an eating establishment with ancillary alcohol sales is complementary to the mixed-use and high-intensity environment within Santa Ana’s Downtown area, which has anticipated these types of uses. As a result, the granting of CUP No. 2025-18 will not negatively impact any sensitive land uses. CUP No. 2025-19 for After-Hours Operation The proposed after-hours operation at this site will allow the eating establishment to remain open past midnight until 1:00 a.m. on Fridays and Saturdays, allowing Tacos Los Cholos to compete with other nearby eating establishments in Downtown and serve customers who wish to dine later in the evening on certain days. The proposed use’s location in a predominantly commercial area surrounded by residences, offices, retail stores, service uses, and similar eating establishments minimizes the possibility of concerns that are typically associated with after-hours operations where there is potential for noise or safety impacts to residential uses. However, staff is recommending to condition the outdoor dining area to only be operational Sunday through Thursday from 11:00 a.m. to 9:00 p.m. and Friday and Saturday from 11:00 a.m. to 10:00 p.m. to mitigate     CUP Nos. 2025-18 and 2025-19 for Tacos Los Cholos – ABC License & After-Hours Operation (113 E. Fourth Street) October 13, 2025 Page 5 5 3 3 2 noise impacts to the residents of the Rafferty. These impacted evening hours will reduce potential disturbances in observance of the typical Monday through Friday work schedule. The applicant has been informed of the condition prior to the Planning Commission meeting and will have the opportunity to voice their position at the public hearing. The proposed after-hours operations will not be detrimental to those living or working in the area because conditions have been placed to mitigate any negative impacts on the community. These conditions are consistent with other eating establishments that have similar hours of operation and similar operational conditions. Further, the building’s location in the heart of the Downtown Santa Ana commercial area mitigates several possible impacts from late-night operations. The primary eating establishment activity takes place within the existing commercial tenant space, and is set back from Fourth Street, away from sensitive uses. Further, the Project site is surrounded by other commercial uses and public facilities. As a result, the granting of CUP No. 2025-19 will not negatively impact any sensitive land uses. Public Safety In addition to the land use and operational findings above, staff has also considered public safety. Staff recognizes that Downtown Santa Ana, like other active urban areas, experiences ongoing challenges related to nightlife uses, including public intoxication and other disturbances. To proactively address such concerns and ensure that this establishment contributes positively to the Downtown environment, staff has recommended additional operational conditions in Exhibits 1 and 2. These include the presence of licensed security personnel, enhanced exterior lighting, security cameras, closing procedures, and appropriate signage. Together, these measures are intended to maintain a safe and welcoming environment for patrons and nearby residents, while ensuring continued compliance with State law and the SAMC. By requiring these safeguards at the outset, the Project will operate compatibly within the mixed-use Downtown setting and mitigate potential negative impacts, thereby protecting the health, safety, and welfare of the community. General Plan Consistency Approval of the requested CUPs is consistent with the General Plan land use designation of District Center (DC) which is categorized as major activity areas in the City that are designed to serve a mix of uses including retail and commercial uses, particularly along arterial transportation corridors. The Downtown District portion of DC serves as one of the County’s major employment and governmental operations centers that is complemented with a mix of residential, commercial, and service uses to enhance its urban vibrancy. The proposed sale of beer and wine for on-premises consumption and after-hours operation at the subject eating establishment will serve a commercial use and would contribute positively to the City’s business landscape and tax base.     CUP Nos. 2025-18 and 2025-19 for Tacos Los Cholos – ABC License & After-Hours Operation (113 E. Fourth Street) October 13, 2025 Page 6 5 3 3 2 The Project supports several goals and polices of the General Plan. Specifically, it aligns with Land Use Element (LU) Goal LU-2 and Policies LU-2.1, LU-2.2, LU-2.6, and LU-2.8, which aim to provide a balanced mix of land uses that meet the City’s diverse needs, offer a broad range of employment opportunities, capture local spending, encourage re- investment into the City, and promote the City’s image as a significant business-friendly regional activity center. The Project would provide a new dining and gathering opportunity that will serve both Santa Ana residents and visitors, particularly with the proximity of the new OC Streetcar that will provide public transportation and connect Santa Ana to Garden Grove. The Project also aligns with Goal LU-4 and Policy LU-4.1, which supports improvements to the built environment and promotes complete neighborhoods through complementary uses and people-oriented spaces within walkable neighborhoods. The proposed eating establishment is compatible with the surrounding uses, as it will serve as a major anchor for any future commercial tenants and can serve the hundreds of residents living in close proximity within the same mixed-use development. The Project is also consistent with the Economic Prosperity Element (EP) of the General Plan, particularly through Policy EP- 3.11, which seeks to improve the City’s image through creating vibrant and engaging public spaces. The introduction of a new eating establishment will offer an attractive social environment for adults of all ages, improving the City’s identity as a destination for dining and recreation. Its street-facing location along an arterial provides visibility and activity that will support the area’s mixed-use commercial destination serving residents, workers, and visitors alike. Police Department Analysis The Police Department has reviewed this request and has no concerns, as the operational standards applicable to an ABC license and the proposed conditions of approval will mitigate any potential impacts to the surrounding community. The Police Department reviews such applications for the sale and service of alcoholic beverages in order to ensure that the potential crime and nuisance behaviors associated with alcohol consumption are mitigated to the greatest extent possible. The Police Department analyzes the crime rate in the area using the standards and definitions contained in the Business and Professions Code Section 23948.4(c)(2), which are also utilized by ABC. This section defines “reported crimes” as criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny theft, and motor vehicle theft, combined with all arrests for other crimes, both felonies and misdemeanors, except traffic citations. The Police Department then compares the number of such crimes in the reporting district as compared to the number of crimes in other reporting districts. In keeping with the standard used by ABC and the Business and Professions Code, should the Police Department determine that the reporting district has a 20 percent greater number of reported crimes than the average number found in all reporting districts, the Police Department will consider this information in making its recommendation. Between the one-year period from August 27, 2024 to August 27, 2025, there have been a total of 952 calls for service within 500 feet of the subject site, of which, 139 have resulted in reports     CUP Nos. 2025-18 and 2025-19 for Tacos Los Cholos – ABC License & After-Hours Operation (113 E. Fourth Street) October 13, 2025 Page 7 5 3 3 2 ranging from malicious mischief, domestic violence, stolen vehicle, SAMC code violations, petty theft, battery grand theft, and more. Based on its review, the Police Department is satisfied with applicable operational standards and proposed conditions and does not object to the granting of the CUPs. Table 3: Police Department Analysis and Criteria for Recommendation Police Department Analysis and Criteria for Recommendation Police Grid No. and Rank Police Grid No. 185; ranked 3 out of 102 Police Reporting Grids (2nd percentile) Threshold for High Crime This reporting district is within the 20 percent threshold established by the State for high crime. Police Department Recommendation As part of the review approval process, this application was analyzed by the Santa Ana Police Department. Based on its review, the Police Department has no issues of concern regarding this application. Although the property falls within the 20-percentile high crime threshold, the Police Department does not foresee the proposed operations contributing to the overall crime of the area. The Police Department is satisfied that the operational standards applicable to on-premise Type-41 ABC license, and conclude that the conditions set forth will mitigate any potential negative impact to the surrounding community and therefore, does not oppose the granting of the CUPs. 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 7. The project site is located within the boundaries of the Lacy Neighborhood Association. Staff contacted the presidents of the Lacy and the nearby Downtown neighborhood associations to ensure that they were notified of this Project and to identify any areas of concern. At the time this report was printed, no issues of concern were raised regarding the proposed CUPs. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The Project proposes to allow the sale of beer and wine for on-premises consumption and after-hours operation at a proposed eating establishment. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-80, will be filed for this Project. FISCAL IMPACT There is no fiscal impact associated with this action.     CUP Nos. 2025-18 and 2025-19 for Tacos Los Cholos – ABC License & After-Hours Operation (113 E. Fourth Street) October 13, 2025 Page 8 5 3 3 2 EXHIBITS 1. Resolution Approving CUP No. 2025-18 2. Resolution Approving CUP No. 2025-19 3. Vicinity Zoning and Aerial Map 4. Site Photo 5. Architectural Plans 6. Map of Active On-Sale ABC Licenses within Census Tract No. 750.02 7. Copy of Public Notices Submitted By: Byron Luk, Assistant Planner I Approved By: Ali Pezeshkpour, AICP, Executive Director, Planning and Building Agency     Resolution No. 2025-XX Page 1 of 16 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-18 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON-PREMISES CONSUMPTION THROUGH A TYPE-41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398-328-03) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Alexa Garcia with IG Drafting and Design, representing Tacos Los Cholos (“Applicant”) and QOZB III, LLC. (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-18 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control (ABC) at an eating establishment located at 113 E. Fourth Street and approval of Conditional Use Permit (CUP) No. 2025-19 to allow after-hours operations at an eating establishment located at 113 E. Fourth Street (“Project”). B. Section 41-196 and Section 41-2007 Santa Ana Municipal Code (“SAMC”) and Table 2A of Division 2 of the Transit Zoning Code / Specific Development No. 84 (SD-84) require approval of a CUP for establishments wishing to sell alcoholic beverages for on-premises consumption. C. On October 13, 2025, the Planning Commission held a duly noticed public hearing on CUP No. 2025-18. D. The eating establishment will meet all required standards specified by Section 41-196 of the SAMC and ABC regulations for the sale of alcoholic beverages for on-premises consumption by containing a full kitchen and a menu of hot and cold food items for purchase. E. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant approval of a CUP pursuant to Section 41-638 of the SAMC, have been established for CUP No. 2025-18 to allow the sale of beer and wine for on-premises consumption at an eating establishment located at 113 E. Fourth Street.     Resolution No. 2025-XX Page 2 of 16 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; and The sale and service of beer for on-premises consumption will be an ancillary service to complement the food menu, allowing customers the option to enjoy alcoholic beverages with their meal. The Type-41 ABC license is only issued to eating establishments that meet the State’s standards as a bona fide eating establishment indicating that alcohol sales are not intended to be the primary use of the business. The eating establishment will operate as a full-service eating establishment, serving freshly prepared meals for on-site dining. Together, the eating establishment and ancillary alcoholic beverage service will provide an additional social experience to the City of Santa Ana, where the community can gather and enjoy fresh Mexican food along with alcoholic refreshments. Operational standards applicable to the ABC license and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed sale of alcoholic beverages for on -premises consumption at this location is not expected to be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The use will occur within an enclosed premise in accordance with ABC standards, and the subject site is not in immediate proximity to any schools, playgrounds, or religious institutions. The nearest school, Edward B. Cole Academy, is approximately 1,281 feet southeast, and the nearest playground, Familias Corazones Verdes Park, is about 1,235 feet east of the site. Although the tenant space is near residential units, it is appropriately situated within a commercial space in a mixed-use development. Recognizing that Downtown Santa Ana, like other active urban areas, experiences challenges related to nightlife, staff has imposed additional operational conditions, including licensed security personnel, enhanced exterior lighting, security cameras, closing procedures, appropriate signage, and limiting the hours of operation of the outdoor patio, as detailed in Exhibit     Resolution No. 2025-XX Page 3 of 16 A. Together with ABC license requirements and SAMC standards, these measures will ensure the establishment operates safely, minimizes potential negative impacts, and contributes positively to the Downtown environment without adversely affecting nearby sensitive land uses. 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 sale of alcoholic beverages for on -premises consumption will not adversely affect the economic stability of the area but will instead strengthen it by generating local jobs, supporting allied industries, and attracting residents and visitors to the neighborhood. The sale of alcoholic beverages for on-premises consumption will allow the eating establishment to compete with other nearby establishments that offer a full selection of alcoholic beverages for sale to their customers and will allow the establishment to be economically viable. Additionally, the proposed use will occupy an anchor tenant space of a new-mixed use development that is vacant. The Project will benefit the surrounding area by encouraging increased foot traffic, supporting nearby businesses, and contributing to the overall local economic base and commercial vitality. 4. That the proposed use will comply with the regulations and conditions specified in this chapter for such use; and The proposed Project will be in compliance with all applicable regulations and operational standards imposed on an eating establishment selling alcoholic beverages for on-premises consumption pursuant to Section 41-196 of the SAMC. The facility will be maintained as a bona-fide eating establishment, having suitable kitchen facilities and supplying an assortment of foods. The eating establishment will utilize less than five (5%) percent of the gross floor area for display and storage of alcoholic beverages, which is the maximum threshold established by the SAMC. In addition, operational standards will ensure the Project remains in compliance with all applicable codes and regulations related to alcohol sales to ensure the use does not impact neighboring properties or create a nuisance.     Resolution No. 2025-XX Page 4 of 16 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 proposed sale of alcoholic beverages for on -premises consumption at this location will not adversely affect the General Plan or any specific plan. The granting of CUP No. 2025-18 supports several policies contained in the General Plan. The Project aligns with Land Use Element (LU) Goal LU-2 and Policies LU-2.1, LU-2.2, LU-2.6, and LU-2.8, which aim to provide a balanced mix of land uses that meet the City’s diverse needs, offer a broad range of employment opportunities, capture local spending, encourage re- investment into the City, and promote the City’s image as a significant business-friendly regional activity center. Additionally, Goal LU-4 and Policy LU-4.1 also apply, which support improvements to the built environment and the promotion of complete neighborhoods. Policy EP-3.11, which seeks to improve the City’s image through the creation of vibrant and engaging public spaces, is also supported by this Project. Tacos Los Cholos is located within a mixed-use building and its operation is compatible with the surrounding residential use and commercial businesses. The Project would provide an additional dining and drinking option to Santa Ana residents, workers, and visitors and would promote local spending and offer employment opportunities. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further pursuant to CEQA Guidelines Section 15301 (Class 1 – Existing Facilities). 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 expa nsion of use beyond that existing at the time of the lead agency’s determination. The Project proposes to allow the operation of an alcoholic beverage control license to sell alcoholic beverages at an eating establishment and the after-hours operation of an eating establishment. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-80, 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 5 of 16 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 lo cal 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. 2025-18, as conditioned in Exhibit A and Exhibit B, Operational Standards for On-Sale Establishments, attached hereto and incorporated herein, for the project located at 113 E. Fourth Street. This decision is based upon the evidence submitted at the above-referenced hearing, including but not limited to: The Request for Planning Commission Action dated October 13, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. [Signatures on the following page]     Resolution No. 2025-XX Page 6 of 16 ADOPTED this 13th day of October 2025, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Isuri Ramos 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 16 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Gema Zapien, 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 October 13, 2025. Date: ________________ ____________________________________ Gema Zapien Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 8 of 16 EXHIBIT A Conditions for Approval for Conditional Use Permit No. 2025-18 Conditional Use Permit No. 2025-18 allowing the sale of alcoholic beverages for on- premises consumption is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code (SAMC), the California Building Standards Code, and all other applicable regulations: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. Any proposed amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will deter mine if administrative relief is available or if the conditional use permit must be amended. 2. The sale, service, and consumption of alcoholic beverages shall be permitted in accordance with the operational standards for on-sale establishments pursuant to Section 41-196(g) of the SAMC, in accordance with the provisions of an on- premises alcohol license by the California Department of Alcoholic Beverage Control (ABC), and in accordance with the site and floor plans attached to the staff report documenting the approved scope of the project. 3. The sale, service, and consumption of alcoholic beverages shall be limited from 7:00 a.m. to 12:00 a.m. (midnight) Monday through Sunday and the outdoor patio operation, including serving and consumption of alcoholic beverages, shall be limited Sunday to Thursday from 8:00 a.m. to 9:00 p.m. and Friday and Saturday from 8:00 a.m. to 10:00 p.m. Operation between 12:00 a.m. (midnight) and 7:00 a.m. may take place provided Applicant has obtained Planning Commission approval of a separate conditional use permit application for after-hours operations required by Section 41-2007 of the Transit Zoning Code / Specific Development No. 84 (SD-84), pursuant to Section 41-638 of the SAMC. 4. The business shall comply with all provisions of local, state or federal laws, regulations or orders, including, but not limited to, those of ABC, California Business and Profession Code Sections 24200, 24200.6, and 25612.5, as well as any condition imposed on any permits issued pursuant to applicable laws, regulations or orders. This includes compliance with the City’s business license annual renewal. 5. The Planning Division shall review CUP No. 2025-18 no later than twelve (12) months after full execution of this conditional use permit. Should any issues be identified during such review that are attributable to the site and/or its operations     Resolution No. 2025-XX Page 9 of 16 and that constitute a nuisance, CUP No. 2025-18 shall be scheduled for public hearing at the Applicant’s full expense for condition modification(s). 6. Violations of the CUP, as contained in Section 41-647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41-651 of the SAMC. 7. The business owner shall maintain and adhere to a “Good Neighbor Policy,” implementing measures to ensure patrons comply with applicable noise, parking, and outdoor smoking regulations, and removing litter and preventing loitering in the areas in the immediate vicinity of the business. 8. The Applicant shall be responsible for monitoring both patron and employee conduct on the premises and within the parking areas under his/her control to assure such conduct does not adversely affect or detract from the quality of life for adjoining residents, property owners, and businesses. 9. At least one on-duty manager with authority over the activities within the facility shall be on the premises during business hours. The on-duty manager’s contact information shall be posted in a conspicuous location at the eating establishment’s front entry. The on-duty manager’s responsibilities shall include the monitoring of the premises to ensure compliance with all applicable State laws, Municipal Code requirements and the conditions imposed by ABC and the conditional use herein. Every effort shall be undertaken in managing the subject premises and the facility to discourage illegal and criminal activities and any exterior area over which the building owner exercises control. 10. The business shall not offer entertainment in the form of live or amplified music as an ancillary use without obtaining an entertainment permit. Notwithstanding this requirement, music/noise shall not be audible beyond twenty (20) feet from the exterior of the premises in any direction. 11. The Applicant shall install clearly visible and durable signage at all exit points of the designated outdoor dining area stating: “Alcoholic beverages are not permitted beyond this point.” The location, size, and design of the signage shall be reviewed and approved by the City of Santa Ana Planning Division prior to installation. 12. The Applicant shall submit a Security Cameras Plan, which will show the location of, and procedures for, the installation and maintenance of interior and exterior security cameras covering all entrances and exits. Footage must be retained for at least 30 days and made available to the Santa Ana Police Department upon request. 13. All employees involved in alcohol service, including servers, bartenders, hosts, and managers, shall complete State-certified Responsible Beverage Service (RBS)     Resolution No. 2025-XX Page 10 of 16 training prior to serving alcohol. Documentation of such training shall be maintained on site and made available to the City upon request. 14. The business shall adopt and enforce a written policy to refuse the sale or service of alcoholic beverages to any patron who appears to be intoxicated. Clear signage stating “No Service to Intoxicated Persons” shall be posted in a conspicuous location near points of sale. 15. After 10:00 p.m., alcoholic beverages shall only be served to a customer in conjunction with the purchase of food. 16. The business shall be maintained as a bona-fide eating establishment at all times and ensure that the gross sales derived from food and non-alcoholic beverages shall, on a quarterly basis, constitute more than 50 percent (50%) of the establishment's total gross sales for the same period. Complete and accurate records, including but not limited to point -of-sale (POS) reports, income statements, and sales tax filings, that clearly delineate gross sales for food/non - alcoholic beverages and alcoholic beverages shall be maintained by the business and available for inspection by authorized City personnel upon notice. 17. An electronic incident log shall be maintained at the licensed premises on a continual basis with at least one (1) year of entries and be readily available for inspection by any City official. The log is for recording any physical altercations, injuries, and objectionable conditions that constitute a nuisance occurring in, on, or at the licensed premises, including the immediately adjacent area that is owned, leased, or rented by the licensee. The log will indicate date, time, description of incident, and action taken. "Objectionable conditions that constitute a nuisance" means disturbance of the peace, public drunkenness, drinking in public, harassment of passersby, gambling, prostitution, loitering, public urination, lewd conduct, drug trafficking, excessive loud noise, etc. 18. Security staff shall implement closing procedures designed to prevent loitering and disturbances, including clearing queuing areas and dispersing patrons from the immediate vicinity within fifteen (15) minutes of closing. 19. All security personnel and on-duty managers shall complete annual training in de- escalation techniques and conflict intervention, including recognizing and responding to potential domestic disputes. 20. The operator shall designate and maintain a well-lit waiting area for rideshare/taxi services to minimize lingering patrons on public sidewalks and reduce the potential for conflicts in public spaces. The City may request additional or modified exterior lighting if such adjustments are determined to be necessary by City staff or the Santa Ana Police Department to ensure public health and safety. 21. For the first twelve (12) months of operation, the operator shall meet quarterly with     Resolution No. 2025-XX Page 11 of 16 the Santa Ana Police Department and/or City staff to review calls for service and, if necessary, modify security or operational practices to address identified concerns. 22. If three (3) or more verified violent incidents attributable to the premises occur within a twelve (12)-month period, this Conditional Use Permit shall be scheduled for Planning Commission review at the Applicant’s expense to consider modification or revocation of the CUP. 23. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance Agreement with the City of Santa Ana. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The 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);     Resolution No. 2025-XX Page 12 of 16 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 conditions upon the use of the property. The Agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City.     Resolution No. 2025-XX Page 13 of 16 EXHIBIT B Operational Standards for Approval for Conditional Use Permit No. 2025-18 Conditional Use Permit No. 2025-18 to allow the on-sale consumption of alcoholic beverages is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code (“SAMC”), the California Building Standards Code, and all other applicable regulations. The Applicant/ Licensee (hereinafter, “Applicant”) shall comply with each and every operational standard listed below, pursuant to SAMC Section 41-196(g), in order to exercise the rights conferred by this conditional use permit. Pursuant to SAMC Section 41-196(g), these SAMC operational standards are reprinted to establish compliance with SAMC requirements for the granting of a Conditional Use Permit for on-premises alcoholic beverage consumption. The Applicant must remain in compliance with all operational standards listed below throughout the life of the conditional use permit. Failure to comply with each and every operational standard may result in the revocation of the conditional use permit. 1. The premises shall at all times be maintained as a bona-fide eating establishment as defined in Section 23038 of the California Business and Professions Code and shall provide a menu containing an assortment of foods normally offered. The premises must have suitable kitchen facilities and supply an assortment of foods commonly ordered at various hours of the day. Full and complete meals must be served whenever the privileges of the on-sale license are being exercised. 2. There shall be no fixed bar or lounge area upon the premises maintained for the sole purpose of sales, service or consumption of alcoholic beverages directly to patrons. A fixed bar or lounge may be permitted if patrons may order food being offered to the general patrons of the eating establishment. 3. The sales, service, and consumption of alcoholic beverages shall be permitted only between the hours of 10:00 a.m. and 12:00 a.m. unless otherwise amended by the granting of a conditional use permit for after-hours operations pursuant to Santa Ana Municipal Code Chapter 41 (Zoning). 4. It shall be the Applicant's responsibility to ensure that no alcoholic beverages are consumed on any property adjacent to the licensed premises under the control of the applicant, with the exception of any enclosed patio areas. 5. The Applicant or an employee of the licensee must be present to monitor all areas of the establishment, including outdoor patios, during all times that alcoholic beverages are being served or consumed.     Resolution No. 2025-XX Page 14 of 16 6. All employees serving alcoholic beverages must complete responsible beverage service training, or an equivalent approved by the State Department of Alcoholic Beverage Control, prior to being able to serve alcoholic beverages to patrons. Evidence of the completion of such training must be maintained on the premises and available for inspection upon request by the City. 7. During those times when patrons are restricted to twenty-one (21) years of age or older, the applicant shall at all times utilize an age verification means or device for all purchases of alcoholic beverages. Such verification of age is not intended to discriminate against patrons based on race, ethnicity or legal status, but only to comply with state law restricting the sale of alcohol to those twenty-one (21) and older. 8. Queuing lines shall be managed in an orderly manner and all disruptive and/or intoxicated patrons shall be denied entry. The business owner, or his designee, shall be responsible for monitoring the queuing lines at all times. 9. The outdoor queuing line shall not block public walkways or obstruct the entry or exit doors of adjacent businesses. Stanchions or barriers must be used to maintain order at all times the queue exceeds twenty-five (25) patrons. All stanchions or barriers located on public property must be approved by the Public Works Agency. 10. Employees and contract security personnel shall not consume any alcoholic beverages during their work shift, except for product sampling for purposes of employee education about new products. Under no circumstances may contract security personnel consume alcoholic beverages during their work shift. 11. There shall be no exterior advertising of any kind or type, including window signs or other signs visible from outside, that promote or indicate the availability of alcoholic beverages on the premises. Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior, shall constitute a violation of this condition. Permissible window displays must be kept to a minimum for maximum visibility and shall not exceed twenty-five (25) per cent of window coverage. Floor displays shall not exceed three (3) feet in height. 12. There shall be no promotions encouraging intoxication or drinking contests or advertisements indicating "buy one (1) drink, get one (1) free", "two (2) for the price of one (1)", or "all you can drink for..." or similar language. 13. Any pool tables, amusement machines or video games maintained on the premises at any time must be reviewed and approved in a security plan submitted to the chief of police. 14. Live entertainment, including, but not limited to, amplified music, karaoke, performers and dancing, shall be subject to the issuance of an entertainment permit pursuant to Santa Ana Municipal Code ("SAMC") Chapter 11 — Entertainment, and shall comply     Resolution No. 2025-XX Page 15 of 16 with all of the standards contained therein. Notwithstanding this requirement, music/noise shall not be audible beyond twenty (20) feet from the exterior of the premises in any direction. 15. Neither the Applicant, nor any person or entity operating the premises with the permission of the applicant, shall violate the City's adult entertainment ordinance contained in SAMC Section 12-1 and 12-2. 16. The premises shall not be operated as an adult entertainment business as such term is defined in SAMC Section 41-1701.6. 17. The applicant(s) shall be responsible for maintaining free of litter the area adjacent to the premises under the control of the licensee. 18. There shall be no public telephones located on the exterior of the premises. All interior pay phones must be designed to allow outgoing calls only. 19. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the licensee(s) shall be removed or painted within twenty-four (24) hours of being applied. 20. Existing bona fide eating establishment and required parking must conform to the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project lighting, door/window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. Prior to issuance of letter of approval to the Alcohol Beverage Control Board, this condition must be complied with. 21. A timed-access cash controller or drop safe must be installed. 22. Install a silent armed robbery alarm. 23. The owner or manager of the licensed premises shall maintain on the premises a written security policy and procedures manual, that has been approved by the police department, addressing at a minimum the following items: a. Procedures for handling obviously intoxicated persons. b. The method for establishing a reasonable ratio of employees to patrons, based upon activity level, in order to ensure adequate staffing levels to monitor beverage sales and patron behavior.     Resolution No. 2025-XX Page 16 of 16 c. Procedures for handling patrons involved in fighting, arguing or loitering about the building, and/or in the immediate adjacent area that is owned, leased, rented or used under agreement by the licensee(s). d. Procedures for verifying the age of patrons for purposes of alcohol sales. e. Procedures for ensuring that servers monitor patrons to ensure that their drinking limit/potential intoxication is not exceeded. This procedure should include a description of the procedure the server would use to warn, or refuse to serve, the patron. f. Procedures for calling the police regarding observed or reported criminal activity. g. Procedures for management of queuing lines. h. The location and description of any video games proposed to be on the premises. 24. The operator shall be responsible for submitting a detailed outdoor fencing and dining plan where outdoor dining is proposed as part of the business operation. If the proposed dining area or fencing is in the public right-of-way, the applicant must obtain all required permits and approvals from the Public Works Agency. 25. Combined alcohol storage and display areas shall not exceed five (5) percent of the gross floor area of the licensed establishment.     Resolution No. 2025-XX Page 1 of 10 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-19 AS CONDITIONED TO ALLOW AFTER-HOURS OPERATION AT AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398-328-03) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Alexa Garcia with IG Drafting and Designs, representing Tacos Los Cholos (“Applicant”) and QOZB III, LLC. (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-18 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control (ABC) at an eating establishment located at 113 E. Fourth Street and approval of Conditional Use Permit (CUP) No. 2025-19 to allow after-hours operations at an eating establishment located at 113 E. Fourth Street (“Project”). B. Section 41-688 of the Santa Ana Municipal Code (“SAMC”) and Table 2A of Division 2 of the Transit Zoning Code / Specific Development No. 84 (SD- 84) require approval of a CUP for eating establishments wishing to operate between the hours of 12:00 a.m. and 7:00 a.m. C. On October 13, 2025, the Planning Commission held a duly noticed public hearing on CUP No. 2025-19. D. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant approval of a CUP pursuant to Section 41-638 of the SAMC, have been established for CUP No. 2025-19 to allow the after-hours operation at an eating establishment located at 113 E. Fourth Street. 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; and The proposed after-hours operations until 1:00 a.m. on Friday and Saturday at the subject site will provide an additional amenity to Tacos Los Cholos’ patrons by allowing them the ability to purchase meals after 12:00 a.m. (midnight), thereby     Resolution No. 2025-XX Page 2 of 10 providing an additional dining option within the downtown area. The after-hours operation is consistent with that of other eating establishments in the downtown. Conditions of approval will mitigate any potential impacts created by the use and ensure that the use will not negatively affect the surrounding community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity The proposed after-hours operations until 1:00 a.m. on Friday and Saturday at the subject site is not expected to be detrimental to persons residing or working in the vicinity. The building location fronts on Fourth Street which is a frequent location for community activities involving outdoor entertainment and significant public activity and the proposed after-hours operation is consistent with other eating establishments operating in the downtown. Recognizing that Downtown Santa Ana, like other active urban areas, experiences challenges related to nightlife, staff has imposed additional operational conditions, including licensed security personnel, enhanced exterior lighting, security cameras, closing procedures, appropriate signage, and limiting the hours of operation of the outdoor patio, as detailed in Exhibit A. Together with SAMC standards, these measures will ensure the establishment operates safely, minimizes potential negative impacts, and contributes positively to the Downtown environment without adversely affecting nearby sensitive land uses. 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 after-hours operations until 1:00 a.m. on Friday and Saturday at the subject site will not adversely affect the economic stability of the area, but will instead allow Tacos Los Cholos to compete with other nearby eating establishments that also offer after-hours meals to their patrons. The extension of operating hours will enable the eating establishment to continue their operations for a longer period, thereby allowing them to generate more revenue to ensure their continued economic viability. Moreover, the offering of late-night dining opportunities will contribute to the overall     Resolution No. 2025-XX Page 3 of 10 success of the City and will generate additional sale tax revenue. 4. That the proposed use will comply with the regulations and conditions specified in this chapter for such use. As conditioned, the proposed after-hours operations until 1:00 a.m. on Friday and Saturday at the subject site will be in compliance with all applicable regulations and operational standards pursuant to Chapter 41 (Zoning) of the SAMC. The eating establishment will be maintained as a full-service, bona-fide eating establishment, having suitable kitchen facilities and supplying an assortment of foods. Operational standards and conditions of approval will ensure the Project remains in compliance with all applicable codes and regulations to ensure that the use does not impact neighboring properties or create an attractive nuisance. 5. That the proposed use will not adversely affect the general plan of the city or any specific plan applicable to the area of the proposed use. The proposed after-hours operations until 1:00 a.m. on Friday and Saturday at the subject site will not adversely affect the General Plan. The granting of CUP No. 2025-19 supports several policies contained in the General Plan. The Project aligns with Land Use Element (LU) Goal LU-2 and Policies LU-2.1, LU-2.2, LU-2.6, and LU-2.8, which aim to provide a balanced mix of land uses that meet the City’s diverse needs, offer a broad range of employment opportunities, capture local spending, encourage re- investment into the City, and promote the City’s image as a significant business-friendly regional activity center. Additionally, Goal LU-4 and Policy LU-4.1 also apply, which support improvements to the built environment and the promotion of complete neighborhoods. Policy EP-3.11, which seeks to improve the City’s image through the creation of vibrant and engaging public spaces, is also supported by this Project. Tacos Los Cholos is located within a mixed-use building and its operation is compatible with the surrounding residential use and commercial businesses. The Project would provide an additional dining and drinking option to Santa Ana residents, workers, and visitors and would promote local spending and offer employment opportunities.     Resolution No. 2025-XX Page 4 of 10 Section 2. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further pursuant to CEQA Guidelines Section 15301 (Class 1 – Existing Facilities). 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 use beyond that existing at the time of the lead agency’s determination. The Project proposes to allow the operation of an alcoholic beverage control license to sell alcoholic beverages at an eating establishment and the after-hours operation of an eating establishment. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-80, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shal l 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. 2025-19, as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 113 E. Fourth Street. This decision is based upon the evidence submitted at the above-referenced hearing, including but not limited to: The Request for Planning Commission Action dated October 13, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference.     Resolution No. 2025-XX Page 5 of 10 ADOPTED this 13th day of October 2025, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Isuri Ramos Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Melissa M. Crosthwaite Senior Assistant City Attorney     Resolution No. 2025-XX Page 6 of 10 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Gema Zapien, 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 October 13, 2025. Date: ________________ ____________________________________ Gema Zapien Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 7 of 10 EXHIBIT A Conditions for Approval for Conditional Use Permit No. 2025-19 Conditional Use Permit No. 2025-19 for after-hours operations is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code (SAMC), the California Building Standards Code, and all other applicable regulations: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. Any proposed amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 2. Pursuant to this conditional use permit, the eating establishment will be permitted to remain open until 1:00 a.m. on Friday and Saturday and may be allowed to serve alcohol during that time provided Applicant has obtained Planning Commission approval of a separate conditional use permit application for the sale of beer and wine for on-premises consumption through a Type 41- License from the Department of Alcoholic Beverage Control as required by Section 41-196 and Section 41-2007 of the Santa Ana Municipal Code (“SAMC”) and Table 2A of Division 2 of the Transit Zoning Code / Specific Development No. 84 (SD-84), pursuant to Section 41-638 of the SAMC. However, the outdoor patio shall only be operational Sunday through Thursday from 11:00 a.m. to 9:00 p.m. and Friday and Saturday from 11:00 a.m. to 10:00 p.m. 3. The sale, service, and consumption of alcoholic beverages shall be permitted in accordance with the operational standards for on-sale establishments pursuant to Section 41-196(g) of the SAMC, in accordance with the provisions of an on - premises alcohol license by the California Department of Alcoholic Beverage Control (ABC). 4. The business shall not offer entertainment in the form of live or amplified music as an ancillary use without obtaining an entertainment permit. Notwithstanding this requirement, music/noise shall not be audible beyond twenty (20) feet from the exterior of the premises in any direction. 5. The eating establishment shall comply with the noise standards per SAMC Sections 18-312, 41-2008(d), and 41-2008(g).     Resolution No. 2025-XX Page 8 of 10 6. The business and property owner shall maintain and adhere to a “Good Neighbor Policy,” implementing measures to ensure that patrons comply with applicable noise, parking, and outdoor smoking regulations, and removing litter and preventing loitering in the areas in the immediate vicinity of the business. 7. The Applicant shall submit a Security Cameras Plan, which will show the location of, and procedures for, the installation and maintenance of interior and exterior security cameras covering all entrances and exits. Footage must be retained for at least 30 days and made available to the Santa Ana Police Department upon request. 8. All employees involved in alcohol service, including servers, bartenders, hosts, and managers, shall complete State-certified Responsible Beverage Service (RBS) training prior to serving alcohol. Documentation of such training shall be maintained on site and made available to the City upon request. 9. After 10:00 p.m., alcoholic beverages shall only be served in conjunction with the purchase of food. 10. The business shall provide at least one (1) licensed security guard for every fifty (50) patrons on site during the after-hours period (12:00 a.m. to 1:00 a.m. or as otherwise authorized). Security personnel shall monitor both interior and exterior areas under the operator’s control. 11. An electronic incident log shall be maintained at the licensed premises on a continual basis with at least one (1) year of entries and be readily available for inspection by any city official. The log is for recording any physical altercations, injuries, and objectionable conditions that constitute a nuisance occurring in, on, or at the licensed premises, including the immediately adjacent area that is owned, leased, or rented by the licensee. The log will indicate date, time, description of incident, and action taken. "Objectionable conditions that constitute a nuisance" means disturbance of the peace, public drunkenness, drinking in public, harassment of passersby, gambling, prostitution, loitering, public urination, lewd conduct, drug trafficking, excessive loud noise, etc. 12. Security staff shall implement closing procedures designed to prevent loitering and disturbances, including clearing queuing areas and dispersing patrons from the immediate vicinity within fifteen (15) minutes of closing. 13. All security personnel and on-duty managers shall complete annual training in de- escalation techniques and conflict intervention, including recognizing and responding to potential domestic disputes. 14. The operator shall designate and maintain a well-lit waiting area for rideshare/taxi services to minimize lingering patrons on public sidewalks and reduce the potential for conflicts in public spaces.     Resolution No. 2025-XX Page 9 of 10 15. For the first twelve (12) months of operation, the operator shall meet quarterly with the Santa Ana Police Department and/or City staff to review calls for service and, if necessary, modify security or operational practices to address identified concerns. 16. If three (3) or more verified violent incidents attributable to the premises occur within a twelve (12)-month period, this Conditional Use Permit shall be scheduled for Planning Commission review at the Applicant’s expense to consider modification or revocation of the CUP. 17. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance Agreement with the City of Santa Ana. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The 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);     Resolution No. 2025-XX Page 10 of 10 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 maintenance agreement; g. The Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The Agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City.         CUP No. 2025-1ꢀꢁꢂ&83ꢂ1Rꢃꢂꢄꢅꢄꢆꢇꢈꢉ for 7DFRVꢂ/RVꢂ&KRORV ꢈꢈꢊꢂ(ꢃꢂ)RXUWKꢂ6WUHHW Exhibit ꢋ –ꢂSite Photo             J I St 1st St CUP No. 2025-18 & CUP No. 2025-19 for Tacos Los Cholos 113 E Fourth Street Lacy z r­ QI (') '< (/) E 2n St 1t St ti) "' >, J: J [Jsanta Ana High l J School [ ----,,-, r W Chestnut Ave 0 E Chestnut Ave __J7 L_J __JI Roosevelt - •• .Jl.t -,...,. -· CJ • Exhibit 6 - Map of Active On-Sale ABC Licenses within Census Tract No. 750.02 Tract 750.02 Boundary Lines Cl Site Location 41 -On Sale Beer & Wine -Eating Place (18) • 58 -Caterer's Permit (9) ___] ut St • 42 -On-Sale Beer & Wine -Public Premises (1) • 64 -Special On-Sale General for Nonprofit Theater Company (1) • 47 -On-Sale General -Eating Place (24) • 68 - Portable Bar License (2) 48 -On-Sale General -Public Premises (1) 77 -Event Permit (2)     O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com GEMA ZAPIEN CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 113 E Fourth St 10/03/2025 Publication www.capublicnotices.com Total $127.50 $20.00 $147.50 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3972148 !A000007213287! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process.We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action:The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below.Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location:113 East Fourth Street located within the Transit Zoning Code (SD-84)zoning district. Project Applicant:Alexa Garcia with IG Drafting and Design,representing Tacos Los Cholos (Applicant)and QOZB III,LLC (Property Owner) Proposed Project:Applicant is seeking approvals for Conditional Use Permit (CUP)No.2025-18 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control and CUP No.2025-19 to allow for the after-hours operations at an eating establishment. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines,the project is exempt from further review pursuant to Class 1,Section 15301 (Existing Facilities)of the CEQA Guidelines.Categorical Exemption ER No.2025-80 will be filed for this project. Meeting Details:This matter will be heard on Monday,October 13,2025,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, 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 Byron Luk with the Planning Division by phone at (714)667- 2725 or by email at BLuk@santa-ana.org. Note:If you challenge the decision on the above matter,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at,or prior to,the public hearing. Si tiene preguntas en español,favor de llamar a Gema Zapien (714)667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 10/3/25 OR-3972148#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 113 East Fourth Street located within the Transit Zoning Code (SD-84) zoning district. Project Applicant: Alexa Garcia with IG Drafting and Design, representing Tacos Los Cholos (Applicant) and QOZB III, LLC (Property Owner) Proposed Project: Applicant is seeking approvals for Conditional Use Permit (CUP) No. 2025-18 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control and CUP No. 2025-19 to allow for the after-hours operations at an eating establishment. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-80 will be filed for this project. Meeting Details: This matter will be heard on Monday, October 13, 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, 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 Byron Luk with the Planning Division by phone at (714) 667-2725 or by email at BLuk@santa-ana.org.     Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Gema Zapien (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             Planning and Building Agency October 13, 2025 Item # 2 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report October 13, 2025 Topic: Tentative Tract Map No. 2025-07– 30 Townhome Development (501 S. Harbor Boulevard, 3706 and 3712 W. Camille Street) RECOMMENDED ACTIONS Adopt a resolution approving Tentative Tract Map No. 2025-07 (County Map No. 19295) as conditioned. EXECUTIVE SUMMARY Ventus Group, LLC (“Applicant”), on behalf of Ing Wen Hwang (“Property Owner”), is requesting approval of a tentative tract map (TM) to allow the subdivision of a proposed 30- unit, three-story residential townhome development (“Project”) at 501 S. Harbor Boulevard, 3706 and 3712 W. Camille Street. Staff is recommending approval of the Applicant’s request due to the project satisfying the intent of the General Plan and Harbor Mixed Use Transit Corridor Specific Plan (SP-2) to promote a pedestrian-oriented environment, and because the development project will provide additional ownership housing stock to the community. DISCUSSION Table 1: Project and Location Information Item Information Project Address and Council Ward 501 S. Harbor Boulevard, 3706 and 3712 W. Camille Street – Ward 1 Nearest Intersection Harbor Boulevard and Camille Street General Plan Designation Urban Neighborhood-50 (UN-50) Zoning Designation Harbor Mixed Used Transit Corridor Specific Plan (SP-2) – Corridor (CDR) subzone North Commercial (Auto sales) and Multi-Family Residential East Multi-Family Residential South Commercial (Auto sales)Surrounding Land Uses West Auto Sales and Mobile-home park Property Size 1.33 acres (1.31 acres net after right-of-way easements) Existing Site Development Developed with multiple buildings used for auto-repair and office/sales Use Permissions Multi-Family Residential (permitted under Harbor Mixed Use Transit Corridor Plan) Zoning Code Sections Affected Uses Corridor subzone within the Harbor Mixed Use Transit Corridor Plan (SP-2); and Chapter 34 (Subdivisions)     TM No. 2025-07 and DP No. 2024-02 – 30 Townhome Development (501 S. Harbor Blvd., 3706 and 3712 W. Camille St.) October 13, 2025 Page 2 5 3 4 4 Background and Context According to City permit records and historical aerial photographs, the subject site was originally utilized for agricultural-related purposes, until it was developed as a service station circa 1960. It was later occupied by vehicle equipment retail, motor home rentals, and used car sales, and today remains in operation as automobile-related uses. In October 2014, the City Council adopted the Harbor Mixed Use Transit Corridor Specific Plan (SP-2), which replaced the North Harbor Specific Plan and allows for a greater amount of residential, commercial, and mixed-use projects in the specific plan area. In February 2024, the City received a proposal to develop the site with the subject development. After several plan submittals and working with staff to comply with the provisions of SP-2 and engaging with surrounding property owners, the Applicant revised the plans to the current proposed development. Project Description The Project consists of a new 30-unit townhouse development with four three-story plans. The unit mix includes twenty-two (22) four-bedroom units and eight three-bedroom units in order to accommodate larger families. Each residence incorporates a ground-level two-car garage in a tuck-under configuration with living space above. The Project provides a total of 70 parking spaces, including 10 guest spaces, which exceeds the requirements of SP- 2, along with onsite bicycle parking. To proactively address long-term parking and circulation needs, staff is recommending conditions of approval similar to those for other residential infill projects requiring parking management provisions to be established in the Covenants, Conditions, and Restrictions (CC&Rs) recorded against the property. The Project proposes 9,630 square feet of common open space distributed throughout the site to serve residents, demonstrating a strong commitment to creating a high-quality, livable environment. This allocation exceeds the minimum requirement of 15 percent of the site area (8,685 square feet), enhances the outdoor experience, and contributes to the overall project design. All units will include private open space in the form of upper‑level decks/balconies and ground‑floor patios, totaling approximately 4,240 square feet (average 141 square feet per unit), which exceeds the minimum requirement of 90 square feet per unit, or 2,700 square feet in total. The common open space is designed as a passive outdoor area with functional amenities such as a dog run, picnic tables, and barbecue facilities. Improvements will include a shade trellis, a combination of hardscape and landscape features, and a diverse mix of trees, vines, and shrubs. Proposed landscaping includes a mix of tree species such as Brisbane Box, Australian Willow, and Pink Trumpet Tree, which are all listed on the City’s recommended tree list. Additional species proposed for the site include Shoestring Acacia, Southern Magnolia, Tuscarora Crape Myrtle, Mariana Strawberry Tree, Paperbark Melaleuca,     TM No. 2025-07 and DP No. 2024-02 – 30 Townhome Development (501 S. Harbor Blvd., 3706 and 3712 W. Camille St.) October 13, 2025 Page 3 5 3 4 4 Italian Cypress, and Tipu Tree, contributing to a diverse and visually appealing streetscape. Condition of Approval No. 7 of Exhibit 1 – Resolution Approving TM No. 2025-07, requires the applicant to submit a final landscape plan that incorporates a balanced selection of shade-producing canopy trees consistent with the City’s approved street tree list. In addition to tree plantings, the project will feature a variety of shrubs to enhance visual interest, support seasonal color variation, and contribute to the overall aesthetic and ecological quality of the development. The Project features a contemporary architectural style similar to many multiple-family or mixed-use residential communities under construction in Santa Ana and the region. The overall design, massing, features, and materials of the new construction will be compatible with the scale of buildings in the area. The contemporary architectural style would include stucco finish, fiber cement siding, metal awnings, and high quality architectural detailing (e.g., exterior lighting, entry doors, fenestration, etc.). Moreover, the residential structures are designed to fully screen all mechanical equipment within the structure, parapet walls, and screened with landscaping. Overall, the project will include a design and solid construction materials that will ensure that the project ages well for the duration of the building’s lifetime. As part of the request, the Applicant has submitted a tentative tract map application to subdivide the project site into condominium lots with 30 townhome/condominium units, which would allow each unit to be sold for individual ownership. Table 2 details the project’s conformance to the Specific Plan’s development standards. Table 2: Development Standards Development Standards (SP-2 – Harbor Mixed Use Transit Corridor Specific Plan) Standard (Tuck – Under)Required/Allowed Provided Density Range Typically 12-18 Units Per Acre 30 Units (22.57 Units Per Acre) Lot Depth 75 Ft (Minimum)250 ft. Lot Width 95-250 ft.233.87 ft. Height (Stories)3 stories 3 stories (varies 34-35 ft. including height of parapet wall) Common Open Space 15 percent of site (8,685 sq. ft.)16.4 percent (9,630 sq. ft.) Private Open Space 90 sq. ft. per unit (2,700 sq. ft. total) 141 sq. ft. per unit average (4,240 sq. ft. total) Frontage Types Front Yard/Porch Front Yard/ Porch Setbacks Front: 8 ft/ max. Interior Side: 5 ft. min. Rear: 15 ft. min for two story/20 ft. for 3-story Front: 8 ft. Interior Side: 8 ft. Rear: 28’ ft. Minimum Floor Heights 10 ft. (ground); 9 ft. (upper)10 +/- ft. (ground); 9 ft. (upper) Parking Spaces 45 resident (1.5 per unit- residential) 8 guests (0.25 per unit-residential) (53 spaces total) 60 resident 10 guest (70 total)     TM No. 2025-07 and DP No. 2024-02 – 30 Townhome Development (501 S. Harbor Blvd., 3706 and 3712 W. Camille St.) October 13, 2025 Page 4 5 3 4 4 Project Analysis The applicant is proposing to provide two moderate income inclusionary housing units to comply with the City’s Affordable Housing Opportunity and Creation Ordinance (AHOCO) requirements. Each inclusionary unit will have three bedrooms. One of the two inclusionary units will be 1,947 sq. ft. in size and the other will be 2,573 sq. ft. The applicant is not requesting density bonus units, concessions, nor waivers as part of the project. The project does not require a Site Plan Review Application pursuant to Table 3-2 (Permitted Uses) of the Harbor Mixed Use Transit Corridor Plan (SP-2) because none of the proposed structures are over three (3) stories. Therefore, the analysis provided below focuses only on the requested tentative tract map. Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant to Section 66473.5 and 66474 of the California Subdivision Map Act, applications for tentative tract maps are approved when it can be shown that findings can be made in support of the request. Specifically, findings related to the proposal need to be made that find the project is consistent with the General Plan, the site is physically suitable for the type and density of the proposed project, the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat, the proposed project will not cause serious public health problems, or the proposed project will not conflict with easements necessary for public access through or use of the property must be made. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the applicant’s request, staff believes that the following analysis warrants approval of the tentative tract map. The Applicant is seeking approval of a tentative tract map to subdivide for condominium purposes, as the proposed development consists of 30 townhome/condominium units. The request would vest the right to proceed with development in substantial compliance with the ordinances, policies and standards in effect at the time the map is deemed complete. Upon completion of the subdivision, the lots will continue to be utilized for residential use in the form of attached tuck-under unit type structures. In reviewing the project, staff determined that the proposal as conditioned is consistent with the various provisions of the City’s General Plan. As a housing development project, the proposed development site has been found to be consistent with the objective General Plan standards for the property. Moreover, the proposal is consistent with the various provisions of the zoning and subzone designations (SP-2, Corridor), including lot size, density, and parking. Onsite Parking     TM No. 2025-07 and DP No. 2024-02 – 30 Townhome Development (501 S. Harbor Blvd., 3706 and 3712 W. Camille St.) October 13, 2025 Page 5 5 3 4 4 To proactively address any neighborhood parking impacts that could result from the project, staff is recommending the following conditions of approval for the TM, along with recorded CC&Rs, and applicable conditions throughout the life of the project: •Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces; •Policies for maximum time vehicles may be parked in the surface guest spaces; •Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang-tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and •Routine garage inspections to ensure garages are available for vehicle parking. Landscape Additional conditions of approval have been included to bring the site’s landscaping, architectural design, and CC&Rs in compliance with all applicable standards of the SAMC and the SP-2. No adverse environmental impacts to fish or wildlife populations were identified as the project site is located in a built-out, urbanized area. The project will also maintain all required easements. Finally, the tentative tract map was found to be consistent with the California Subdivision Map Act and Chapter 34 of the Municipal Code. The project site offers an opportunity for additional housing and development, transforming an under-utilized parcel currently used for automobile servicing and sales into a more valuable and productive use. These improvements will help to enhance the quality of life in the surrounding community by providing 30 for-sale units, two of which will be offered to moderate-income households. The proposed project is part of the SP-2 and has been designed to incorporate significant design features and articulating elevations in order to minimize any visual impacts on surrounding land uses. Moreover, the proposed development will assist in accomplishing the goal of providing additional ownership housing stock in the city and will be consistent with the applicable designation in the General Plan Land Use Element. General Plan Consistency The project has been designed to be compatible with the scale of buildings in the area and will be consistent with several goals and policies of the General Plan as follows: •Goal LU-1: Growing Responsibly – Provide a land use plan that improves quality of life and respects our existing community.     TM No. 2025-07 and DP No. 2024-02 – 30 Townhome Development (501 S. Harbor Blvd., 3706 and 3712 W. Camille St.) October 13, 2025 Page 6 5 3 4 4 o Policy LU-1.1 Compatible Uses – Foster compatibility between land uses to enhance livability and promote healthy lifestyles. o Policy LU-1.2 Homeownership Opportunities – Support innovative development policies to expand homeownership opportunities at all income levels. o Policy LU-1.5 Diverse Housing Types – Incentivize quality infill residential development that provides a diversity of housing types and accommodates all income levels and age groups. •Goal LU-4: Complete Communities – Support a sustainable Santa Ana through improvements to the built environment and a culture of collaboration. •Goal HE-2: Housing Supply and Diversity – A diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana’s residents of all household types, income levels, and age groups to foster an inclusive community. o Policy HE-2.5 Diverse Housing Types – Facilitate diverse types, prices, and sizes of housing, including single-family homes, apartments, townhomes, duplexes, mixed/multiuse housing, transit-oriented housing, multigenerational housing, accessory dwelling units, and live-work opportunities. Affordable Housing Opportunity and Creation Ordinance (AHOCO) The applicant is proposing to provide two moderate income inclusionary housing units to comply with the Sections 41-1902 and 41-1904 of the SAMC. Each inclusionary unit will have three bedrooms. One of the two inclusionary units will be 1,947 sq. ft. in size and the other will be 2,573 sq. ft. The developer’s Inclusionary Housing Plan has been reviewed and approved by the City’s Housing Division. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 11. In addition, staff contacted the provided contacts for the Riverview West and Santa Anita neighborhood associations to ensure they were aware of the project and public hearing. At the time this report was printed, no issues of concern were raised regarding the proposed development. The applicant held two community meetings in conformance with the Sunshine Ordinance notification requirements in effect at the time the application was submitted. The first meeting, held on March 12, 2024, was conducted in a combined in‑person and virtual format at Russell Elementary School for the convenience of nearby residents. The meeting was publicly noticed in the Orange County Register, posted on the City’s website, and invitation mailers were sent to all addresses within a 2,000‑foot radius of the project     TM No. 2025-07 and DP No. 2024-02 – 30 Townhome Development (501 S. Harbor Blvd., 3706 and 3712 W. Camille St.) October 13, 2025 Page 7 5 3 4 4 site. The meeting included a presentation on the proposed development followed by a question‑and‑answer session. Community members raised concerns about parking availability, construction impacts (hours and noise), and requested clarification on the project schedule. Twelve people from the community attended the meeting. A second combined in‑person and virtual Sunshine Ordinance meeting was held on November 21, 2024, with notification provided in the same manner as the first meeting. This meeting included a presentation and summary of the project followed by an opportunity for questions and to provide feedback. However, no further issues of concern were raised regarding the proposed development. One individual attended the meeting. Materials from both the meetings are posted to the City’s project webpage (Exhibit 10). ENVIRONMENTAL IMPACT Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was prepared and certified in 2014 (State Clearinghouse No. 2013060127) in order to address the potential environmental impacts associated with the Harbor Mixed Use Corridor Specific Plan. A mitigation monitoring and reporting program (MMRP), findings of fact, and a statement of overriding consideration were adopted with the 2014 EIR. As proposed, the development is not anticipated to have additional environmental impacts not addressed in the 2014 EIR. Furthermore, in accordance with the California Environmental Quality Act (CEQA), the recommended action is exempt from further review under Section 15195 (Residential Infill Exemption), as this project meets all the threshold criteria set forth in Section 15192 (Threshold Requirements for Exemptions). This exemption applies to projects or sites that: 1. Meet the threshold criteria set forth in section 15192; provided that with respect to the requirement in section 15192(b) regarding community-level environmental review, such review must be certified or adopted within five years of the date that the lead agency deems the application for the project to be complete pursuant to Section 65943 of the Government Code. 2. Meet both of the following size criteria: A. The site of the project is not more than four acres in total area. B. The project does not include any single level building that exceeds 100,000 square feet. 3. Meet both of the following requirements regarding location: A. The project is a residential project on an infill site. B. The project is within one-half mile of a major transit stop. 4. Meet both of the following requirements regarding number of units: A. The project does not contain more than 100 residential units.     TM No. 2025-07 and DP No. 2024-02 – 30 Townhome Development (501 S. Harbor Blvd., 3706 and 3712 W. Camille St.) October 13, 2025 Page 8 5 3 4 4 B. The project promotes higher density infill housing. The lead agency may establish its own criteria for determining whether the project promotes higher density infill housing except in either of the following two circumstances: 1) A project with a density of at least 20 units per acre is conclusively presumed to promote higher density infill housing. 2) A project with a density of at least 10 units per acre and a density greater than the average density of the residential properties within 1,500 feet shall be presumed to promote higher density infill housing unless the preponderance of the evidence demonstrates otherwise. 5. Meets the following requirements regarding availability of affordable housing: The project would result in housing units being made available to moderate, low, or very low-income families as set forth in either A or B below: A. The project meets one of the following criteria, and the project developer provides sufficient legal commitments to the appropriate local agency to ensure the continued availability and use of the housing units as set forth below at monthly housing costs determined pursuant to paragraph (3) of subdivision (h) of Section 65589.5 of the Government Code. 1) At least 10-percent of the housing is sold to families of moderate income, or 2) Not less than 10-percent of the housing is rented to families of low income, or 3) Not less than 5-percent of the housing is rented families of very low income. B. If the project does not result in housing units being available as set forth in subdivision (A) above, then the project developer will provide the five percent required inclusionary housing units pursuant to a local ordinance in an amount sufficient to result in the development of an equivalent number of units that would otherwise be required pursuant to subparagraph (A). The project site is not more than four acres in area, the project does not include any single level building exceeding 100,000 square feet, and the project is an infill development within one-half mile of a major transit stop. Moreover, the development promotes higher density infill housing with at least 20 units per acre, does not contain more than 100 residential units, and will provide two moderate income inclusionary housing units to fulfill the inclusionary housing obligation pursuant to SAMC Sec. 41-1904. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-15, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action.     TM No. 2025-07 and DP No. 2024-02 – 30 Townhome Development (501 S. Harbor Blvd., 3706 and 3712 W. Camille St.) October 13, 2025 Page 9 5 3 4 4 EXHIBITS 1. Resolution Approving TM No. 2025-07 as conditioned 2. Vicinity Zoning and Aerial View 3. Site Photos 4. Site Plan 5. Unit Floor Plans 6. Building Elevations 7. Color and Material Board 8. Preliminary Landscape Plan 9. Tentative Tract Map 10. Sunshine Ordinance Meeting Materials (Available Online) 11. Copy of Public Notice Submitted By: Fernanda Arias, Associate 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 TENTATIVE TRACT MAP NO. 2025-07 (COUNTY MAP NO. 19295) AS CONDITIONED TO ALLOW A THIRTY UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS: 144-303-01, 144-303-03 & 144-303-04) 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. Ventus Group, LLC (“Applicant”), representing Ing Wen Hwang (“Property Owner”), is requesting approval of a tentative tract map (TM) to allow the subdivision of a proposed thirty unit attached townhome development, for the properties located at 501 South Harbor Boulevard, 3706 and 3712 West Camille Street (“Project”). B. Pursuant to Santa Ana Municipal Code (“SAMC”) Section 34-127, the Planning Commission is authorized to review and approve tentative tract maps. C. Tentative Tract Map No. 2025-07 came before the Planning Commission of the City of Santa Ana on October 13, 2025, for a duly noticed public hearing. D. The Planning Commission of the City of Santa Ana determines that following findings, which must be established in order to approve Tentative Tract Map No. 2025-07, have been established as required by SAMC Section 34-127 and the California Subdivision Map Act: 1. The proposed project and its design and improvements are consistent with the Urban Neighborhood (UN-50) designation of the General Plan and are otherwise consistent with all other Elements of the General Plan. The proposed project and its design and improvements will be consistent with the Urban Neighborhood-50 (UN-50) land use designation of the General Plan and are otherwise consistent with all other elements of the General Plan and any applicable specific plans. The proposed subdivision of land will create thirty condominium air-right units and will be consistent with     Resolution No. 2025-XX Page 2 of 11 the various provisions of the General Plan. The maximum unit yield for the 1.33-acre site using the UN-50 general plan density is 67 units and the applicant is proposing to develop 30 units on the site. The density range for the proposed number of units is also considered and approved in the UN- 50 General Plan designation. Finally, the Project has been designed to be compatible with the scale of other buildings in the area and will be consistent with several goals and policies of the General Plan as follows: • Goal LU-1: Growing Responsibly – Provide a land use plan that improves quality of life and respects our existing community. o Policy LU-1.1 Compatible Uses – Foster compatibility between land uses to enhance livability and promote healthy lifestyles. o Policy LU-1.2 Homeownership Opportunities – Support innovative development policies to expand homeownership opportunities at all income levels. o Policy LU-1.5 Diverse Housing Types – Incentivize quality infill residential development that provides a diversity of housing types and accommodates all income levels and age groups. • Goal LU-4: Complete Communities – Support a sustainable Santa Ana through improvements to the built environment and a culture of collaboration. • Goal HE-2: Housing Supply and Diversity – A diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana’s residents of all household types, income levels, and age groups to foster an inclusive community. o Policy HE-2.5 Diverse Housing Types – Facilitate diverse types, prices, and sizes of housing, including single-family homes, apartments, townhomes, duplexes, mixed/multiuse housing, transit-oriented housing, multigenerational housing, accessory dwelling units, and live-work opportunities.     Resolution No. 2025-XX Page 3 of 11 2. The proposed project conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project will conform to all requirements of the Santa Ana Municipal Code (SAMC) and the development standards specified by the Harbor Mixed Use Transit Corridor Plan (SP-2). Lastly, all subdivision codes will be met as well as other applicable City ordinances. 3. The project site is physically suitable for the type and density of the proposed project. The project site is physically suitable for the type and density of the proposed Project. The proposed site consists of approximately 1.33 acres of land and is physically suitable for the proposed development, where access to the site will be from Camille Street. The current general plan land use designation for the project site is UN-50 which allows a mix of uses, including medium and medium-high density apartments, townhomes, garden- or motor-court homes, and neighborhood-serving commercial. The proposed density is 23 dwelling units per acre (du/ac) and well within the 50 du/ac maximum allowed under its general plan land use designation. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Since the project is located in an urbanized area, there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. Additionally, the development is not anticipated to have additional environmental impacts not addressed in the 2014 EIR. Furthermore, in accordance with the California Environmental Quality Act (CEQA), the recommended action is exempt from further review under Section 15195 (Residential Infill Exemption), as this project meets all the threshold criteria set forth in Section 15192 (Threshold Requirements for Exemptions). The project site is not more than four acres in area, the project does not include any single level building exceeding 100,000 square feet, and the project is an infill     Resolution No. 2025-XX Page 4 of 11 development within one-half mile of a major transit stop. Moreover, the development promotes higher density infill housing with at least 20 units per acre, does not contain more than 100 residential units, and will provide two moderate income inclusionary housing units to fulfill the inclusionary housing obligation pursuant to SAMC Sec. 41-1904. 5. The design or improvements of the proposed project will not cause serious public health problems. The design or improvements of the proposed project will not cause serious health problems, with the proposed subdivision not having any detrimental effects upon the general public. The property will include necessary utilities and infrastructure improvements as required under Development Project Review No. 2024-2. 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through, or use of, property within the proposed project. The design or improvements of the proposed Project will not conflict with easements necessary for public access through, or use of, the property within the proposed Project since the existing and recorded easements for the property have been considered as part of the review. The subdivision consists of thirty condominium air-right units along Harbor Boulevard and Camille street. The installation of all utilities will conform with the requirements stated in Section 41-626 of the Santa Ana Municipal Code. The conceptual design of all proposed construction for the property will not affect the right-of-way for road purposes. Section 2. Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was prepared and certified (State Clearinghouse No. 2013060127) in 2014 in order to address the potential environmental impacts associated with the Harbor Mixed Use Corridor Specific Plan. A mitigation monitoring and reporting program (MMRP), findings of fact, and a statement of overriding consideration were adopted with the 2014 EIR. As proposed, the development is not anticipated to have additional environmental impacts not addressed in the 2014 EIR. Furthermore, in accordance with the California Environmental Quality Act (CEQA), the recommended action is exempt from further review under Section 15195 (Residential Infill Exemption), as this Project meets all the threshold criteria set forth in Section 15192 (Threshold Requirements for Exemptions). This exemption applies to projects or sites that:     Resolution No. 2025-XX Page 5 of 11 1. Meet the threshold criteria set forth in section 15192; provided that with respect to the requirement in section15192(b) regarding community-level environmental review, such review must be certified or adopted within five years of the date that the lead agency deems the application for the project to be complete pursuant to Section 65943 of the Government Code. 2. Meet both of the following size criteria: A. The site of the project is not more than four acres in total area. B. The project does not include any single level building that exceeds 100,000 square feet. 3. Meet both of the following requirements regarding location: A. The project is a residential project on an infill site. B. The project is within one-half mile of a major transit stop. 4. Meet both of the following requirements regarding number of units: A. The project does not contain more than 100 residential units. B. The project promotes higher density infill housing. The lead agency may establish its own criteria for determining whether the project promotes higher density infill housing except in either of the following two circumstances: 1) A project with a density of at least 20 units per acre is conclusively presumed to promote higher density infill housing. 2) A project with a density of at least 10 units per acre and a density greater than the average density of the residential properties within 1,500 feet shall be presumed to promote higher density infill housing unless the preponderance of the evidence demonstrates otherwise. The project site is not more than four acres in area, the Project does not include any single level building exceeding 100,000 square feet, and the Project is an infill development within one-half mile of a major transit stop. Moreover, the development promotes higher density infill housing with at least 20 units per acre, does not contain more than 100 residential units, and will provide two moderate income inclusionary housing units to fulfill the inclusionary housing obligation pursuant to SAMC Sec. 41-1904. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-15, will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map     Resolution No. 2025-XX Page 6 of 11 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 Tentative Tract Map No. 2025-07 as conditioned in “Exhibit A”, attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated October 13, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 13th day of October 2025, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Isuri S. Ramos 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 October 13, 2025. Date: ________________ ____________________________________ Gema Zapien Acting Recording Secretary City of Santa Ana     Resolution No. 2025-XX Page 9 of 12 EXHIBIT A Conditions for Approval for Tentative Tract Map No. 2025-07 Tentative Tract Map No. 2025-07 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, Applicant shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this tentative tract map. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the tentative tract map. 1. All proposed site improvements must conform to the Development Review (DP) approval of DP No. 2024-02. 2. Any amendment to this Tentative Tract Map No. 2025-07, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages, must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Tentative Tract Map must be amended. 3. Applicant must submit Covenants, Conditions and Restrictions (CC&Rs) for the project to the case planner for review and approval prior to final map being recorded. 4. Applicant must submit an application for easement abandonment of the area along Camille Street for it to be incorporated as part of the project site prior to any permit issuance by the Building Safety Division. 5. Walls and Fencing. a. The applicant shall construct a minimum six-foot (6’) tall solid perimeter wall, as measured from nearest adjacent finished sidewalk, surrounding the project site. The perimeter wall shall conform to all applicable Citywide Design Guidelines, including a split-face or painted design with regularly-spaced pilasters and decorative cap. The applicant is responsible for coordination with any adjacent property owners to avoid double-walls or gaps between walls where possible. b. Climbing vines shall be planted at regularly-spaced intervals along all exposed walls and wrought-iron fencing to deter graffiti. All solid walls shall be finished with anti-graffiti coating.     Resolution No. 2025-XX Page 10 of 12 6. All balconies shall be designed and constructed with adequate drainage systems to prevent water accumulation and ensure proper runoff, subject to review and approval by the Planning Division prior to issuance of building permits. 7. Before submitting a landscape review application, the Applicant shall meet with Planning Division staff to evaluate the proposed plant species, sizes, quantities, and placement of trees, shrubs, and groundcover to ensure they maximize onsite landscaping in compliance with established landscape standards. The final landscape plan shall include a diverse selection of shade-producing canopy trees from the City's approved street tree list, ensuring the maximum possible number is incorporated and that the proposed trees along the east and southern property line provide privacy. 8. The following parking management practices shall be incorporated into the final, recorded CC&Rs and shall apply through the life of the project: a. Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces; b. Policies for maximum time vehicles may be parked in the surface guest spaces; c. Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang-tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and d. Routine garage inspections to ensure garages are available for vehicle parking. 9. The final map must be approved and recorded prior to issuance of a certificate of occupancy or final sign-offs of building permits for the townhome buildings, whichever is first. 10. The final map and all improvements required to be made or installed by the subdivider must be in accordance with the design standards and specifications of the Santa Ana Municipal Code and requirements of the State Subdivision Map Act. 11. Two copies of the recorded final map and CC&Rs shall be submitted each to the Planning Division, Fire Authority, Building Division, and Public Works Agency within 10 days of recordation. 12. Property Maintenance Agreement. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a property management agreement, and incorporate the form of this condition within the Project’s CC&R’s. The agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed agreement must be submitted to the Planning Division by the Applicant     Resolution No. 2025-XX Page 11 of 12 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 thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms; f. The maintenance 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 maintenance agreement; g. The maintenance 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 maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or     Resolution No. 2025-XX Page 12 of 12 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 maintenance agreement shall be a condition precedent to the final map being recorded.     Tentative Tract Map No. 2025-07501 S. Harbor Boulevard, 3706 and 3712 W. Camille Street Exhibit 2- Vicinity Map and Aerial View © 2025 LightBox. All rights reserved. 400 feet     30 Townhome Development 501 S. Harbor Boulevard, 3706 and 3712 W. Camille Street Exhibit 3 – Site Photos     Exhibit 4 - Site Plan ACCESSIBLITY NOTES: 1. PROJECT IS PRIVATELY FUNDED AND REGULATED BY CBC CHAPTER 11A AND FHA GUIDELINES. 2.MINIMUM OF 10% OF PROJECT DWELLING ARE PROVIDED AS ADAPTABLE PER CBC SECTION 1102A.3.1 PROPOSED SITE PLANBLDG 101 BLDG 201 & 202(R)x x x x x x x x (1) PLAN A: 1,357 SF, 3 BR + 3 BA x x x x x x x (2) PLAN A: 1,357 SF, 3 BR + 3 BA (2) PLAN B: 1,572 SF, 4 BR + 4 BA (1) PLAN C.1 end: 1,983 SF, 4 BR + 3.5 BA COURTYARD BUILDING TYPE STOOP & PORCH FRONTAGE TYPE 2-CAR GARAGE (1) PLAN B: 1,572 SF, 4 BR + 4 BA (2) PLAN C.1: 1,983 SF, 4 BR + 3.5 BA (1) PLAN C.1 end: 1,983 SF, 4 BR + 3.5 BA TUCK UNDER & COURTYARD BLDG TYPE STOOP & PORCH FRONTAGE TYPE 2-CAR GARAGE NOTES: 1. "S" REPRESENTS STOOP ENTRY 2. "P" REPRESENTS PORCH ENTRY3-STORIES3-STORIES 3. "" = ACCESSIBLE PATH OF TRAVEL 4. (A) = COLOR OPTION 'A' 5. (B) = COLOR OPTION 'B' ꢀꢐꢐꢉꢈꢆꢈꢉꢆꢀꢌꢇꢉꢆꢈꢌꢇꢋꢇꢉꢆꢐꢄꢆꢀꢇ6ꢇ+$5%25ꢇ%/9'ꢇ_ꢇꢈꢁꢆꢊꢇꢋꢇꢈꢁꢀꢃꢇ:ꢇ&$0,//(ꢇ67 63ꢃꢉꢀꢅꢈꢃꢎꢇ$&ꢔꢓꢉꢇꢄꢁꢌꢍꢎꢄꢇ6) ꢍꢂꢇ0$;ꢅ ꢍꢂꢇ0,1ꢅ ꢍꢂꢉꢆꢖ ꢍꢂꢉꢆꢖ ꢍꢂꢇ0,1ꢅꢍꢂꢉꢆꢖ ꢃꢍꢂꢉꢆꢖOPEN SPACE ꢀꢄꢂꢇ)25ꢇꢃꢉ6725<ꢇ_ꢇꢃꢆꢂꢇ)25ꢇꢈꢉ6725< ꢉS PARCELS ꢈꢆꢇ81,76 ꢃꢄꢂ(320 SF)ꢉ ꢉ ꢉ ꢉ ꢃꢃꢅꢄꢁꢇ'8ꢓ$& ꢔꢓꢉꢇꢃꢐꢌꢍꢎꢍꢇ6)ꢇꢑꢐꢈꢕꢒ ꢔꢓꢉꢇꢃꢀꢌꢎꢍꢊꢇ6) S NOT IN SCOPE 20 C.1 end STOOP 21 C.1 end STOOP '2(6ꢇ127ꢇ,1&/8'(ꢇ'5,9(:$<ꢇꢓꢇ:$/.:$< 6((ꢇ81,7ꢇ6800$5<ꢇ)25ꢇ6)ꢇ%5($.'2:11ꢆꢅꢍꢍꢇꢑꢔꢓꢉꢇꢄꢀꢌꢀꢎꢐꢇ6)ꢒ C.1 end STOOP 81,7ꢇ$ꢇꢉꢇꢔꢓꢉꢇꢈꢃꢂꢉꢊꢖ 81,7ꢇ%ꢇꢉꢇꢔꢓꢉꢇꢈꢃꢂꢉꢊꢖ 81,76ꢇ&ꢅꢀꢇꢋꢇ&ꢅꢃꢇꢉꢇꢔꢓꢉꢇꢈꢃꢂꢉꢊꢖ19 ꢈꢉ6725,(6ꢇ0$;ꢅ0$;,080ꢇ%8,/',1*ꢇ+(,*+7 ꢑ723ꢇ2)ꢇ3$5$3(7ꢒ22 ꢀA PORCH P P A OPEN SPACE (1,830 SF) 2 A PORCHP P ꢃꢀꢄꢕꢇ2)ꢇ727$/ꢇ/27ꢇꢑꢍꢌꢊꢍꢄꢇ6)ꢒ ꢉ ꢔꢓꢉꢇꢎꢌꢊꢈꢆꢇ6)ꢇꢑꢀꢊꢅꢀꢈꢕꢒ0,1ꢅꢇꢀꢄꢂꢇ[ꢇꢀꢄꢂꢇ$5($OPEN SPACE (1,800 SF) 2 (A) BLDG 201S S STOOP 18 1 (A)23B BLDG 202(R)ꢈ ꢐ GUEST ꢉ3 (B) BLDG 101 COURTYARD B3PORCHPORCH COURTYARD ꢈꢇ6725<ꢇ5(6,'(17,$/ꢇ72:1+20(ꢇꢉꢇ7<3(ꢇ9ꢉ%ꢌꢇ)8//ꢇ1)3$ꢇꢀꢈꢇ635,1./(5B STOOP TUCK UNDER 17 B 24 BS S PORCH ꢄ +&P PORCH 4 C.1 PP16 A PSTOOP 25 $ꢈꢇ%'5ꢇꢓꢇꢈꢇ%$ ꢐꢇ%'5ꢇꢓꢇꢐꢇ%$ ꢐꢇ%'5ꢇꢓꢇꢈꢅꢄꢇ%$ ꢐꢇ%'5ꢇꢓꢇꢈꢅꢄꢇ%$ ꢍꢇ81,76 ꢍꢇ81,76 ꢍꢇ81,76 ꢊꢇ81,76 ꢈꢆꢇ81,76 ꢔꢓꢉꢇꢀꢌꢈꢄꢁꢇ6) ꢔꢓꢉꢇꢀꢌꢄꢁꢃꢇ6) ꢔꢓꢉꢇꢀꢌꢎꢍꢈꢇ6) ꢔꢓꢉꢇꢀꢌꢎꢍꢈꢇ6) ꢔꢓꢉꢇꢀꢆꢌꢍꢄꢊꢇ6) ꢔꢓꢉꢇꢀꢃꢌꢄꢁꢊꢇ6) ꢔꢓꢉꢇꢀꢄꢌꢍꢊꢐꢇ6) ꢔꢓꢉꢇꢀꢀꢌꢍꢎꢍꢇ6) ꢔꢓꢉꢇꢄꢀꢌꢀꢎꢐꢇ6) ꢔꢓꢉꢇꢀꢃꢄꢇ6) ꢔꢓꢉꢇꢀꢃꢄꢇ6) ꢔꢓꢉꢇꢀꢊꢆꢇ6) ꢔꢓꢉꢇꢀꢊꢆꢇ6) ꢔꢓꢉꢇꢀꢌꢆꢆꢆꢇ6) ꢔꢓꢉꢇꢀꢌꢆꢆꢆꢇ6) ꢔꢓꢉꢇꢀꢌꢃꢍꢆꢇ6) ꢔꢓꢉꢇꢎꢊꢆꢇ6) ꢔꢓꢉꢇꢃꢊꢅꢊꢊꢕ ꢔꢓꢉꢇꢃꢊꢅꢊꢊꢕ ꢔꢓꢉꢇꢃꢊꢅꢊꢊꢕ ꢃꢆꢕ A ꢊ+&PORCH PORCH % &ꢅꢀ5 C.1 STOOP &ꢅꢀꢇHQGꢇꢓꢇDOW ꢑLQFOXGHVꢇSDWLRꢇꢋꢇGHFNꢒꢔꢓꢉꢇꢐꢌꢃꢐꢆꢇ6) OPENSPACE (980 SF) F I R E A C C E S S L A N E ꢀꢄꢕꢇ2)ꢇ727$/ꢇ/27ꢇꢑꢍꢌꢊꢍꢄꢇ6)ꢒꢔꢓꢉꢇꢎꢌꢊꢈꢆꢇ6)ꢇꢑꢀꢊꢅꢈꢎꢕꢒ0,1ꢅꢇꢀꢄꢂꢇ;ꢇꢀꢄꢂꢇ$5($ 0,1ꢅꢇꢊꢂꢇ;ꢇꢊꢂꢇ$5($ꢍꢁꢎꢆꢇ6)ꢇꢓꢇ'8ꢇ ꢇꢃꢌꢁꢆꢆꢇ6) ꢉ ꢔꢓꢉꢇꢐꢌꢃꢐꢆꢇ6)ꢇꢑꢀꢐꢀꢅꢈꢈꢇ6)ꢇꢓꢇ'8ꢒ ꢔꢓꢉꢇꢀꢈꢌꢆꢆꢆꢇ6) ꢀꢆ+&ꢎ+&,1&/8'(6ꢇꢖ&20021ꢇ23(1ꢇ63$&(ꢒ6 15 26 C.1 STOOP C.1 (ADA) PORCH C.1 (ADA) PORCH ꢔꢓꢉꢇꢀꢀꢌꢈꢍꢄꢇ6)ꢇꢑꢈꢁꢎꢅꢄꢇ6)ꢇꢓꢇ'8ꢒꢔꢓꢉꢇꢀꢈꢌꢍꢁꢆꢇ6)ꢇꢑꢐꢄꢁꢅꢊꢊꢇ6)ꢓ'8ꢒ S S P P P 7 14 C.1 (ADA) PORCH 27 C.1 (ADA) PORCH 5(6,'(17ꢏꢇꢑꢀꢅꢄꢒꢇ67$1'$5'ꢇꢎꢂꢇ[ꢇꢃꢆꢂꢇ63$&(ꢇꢓꢇ81,7ꢇꢑꢈꢆꢇ'8ꢒꢇ ꢇꢐꢄꢇ63$&(6 *8(67ꢏꢇꢑꢆꢅꢃꢄꢒꢇ67$1'$5'ꢇꢎꢂꢇ[ꢇꢃꢆꢂꢇ63$&(ꢇꢓꢇ81,7ꢇꢑꢈꢆꢇ'8ꢒꢇ ꢇꢆꢍꢇ63$&(6C.1 STOOP P ꢄꢈꢇ63$&(6ꢇꢑꢀꢅꢁꢊꢇ63$&(6ꢇꢓꢇ'8ꢒ 4 (A) BLDG 102 5 (B) BLDG 103 6 (B) BLDG 104 8 13 28 5(6,'(17ꢏꢇꢊꢆꢇ63$&(6ꢇꢑ67$1'$5'ꢇꢎꢂꢇ[ꢇꢃꢆꢂꢇ63$&(ꢒ *8(67ꢏꢇꢀꢆꢇ63$&(6ꢇꢑ67$1'$5'ꢇꢎꢂꢇ[ꢇꢃꢆꢂꢇ63$&(ꢒꢒ &29(5('ꢇꢓꢇ,1ꢇ*$5$*( B B B 81&29(5('ꢇꢓꢇ685)$&(ꢇ3$5.,1* S S STOOP TUCK UNDER COURTYARD PORCH P P P P PORCH COURTYARD ꢁꢆꢇ63$&(6ꢇꢑꢃꢅꢈꢇ63$&(6ꢇꢓꢇ'8ꢒ9 12 A 29OPEN SPACE (4,70 SF) A A STOOP PORCH PORCH %,.(ꢇ3$5.,1*ꢇ6800$5< 5(48,5(' 3529,'(' ꢀꢇ3(5ꢇꢄꢇ81,76ꢇ ꢀꢇ3(5ꢇꢐꢅꢃꢍꢇ81,76 ꢊꢇ63$&(6 ꢁꢇ63$&(610 C.1 end alt STOOP 11 C.1 end alt PORCH 30 C.1 end alt PORCH S P P ),5(ꢇ$&&(66 ',$*5$0 NOTES: 1. SITE PLAN IS FOR CONCEPTUAL PURPOSES ONLY. 2. SITE PLAN MUST BE REVIEWED BY PLANNING, BUILDING, AND FIRE DEPARTMENTS FOR CODE COMPLIANCE. 3.BASE INFORMATION PER CIVIL ENGINEER. 4. CIVIL ENGINEER TO VERIFY ALL SETBACKS AND GRADING INFORMATION. 5.BUILDING FOOTPRINTS MIGHT CHANGE DUE TO THE FINAL DESIGN ELEVATION STYLE. 6. OPEN SPACE AREA IS SUBJECT TO CHANGE DUE TO THE BALCONY DESIGN OF THE ELEVATION. 7.BUILDING SETBACKS ARE MEASURED FROM PROPERTY LINES TO BUILDING FOUNDATION LINES. BLDG 102, 103 (R), & 104 x x x x x x x x (1) PLAN A: 1,357 SF, 3 BR + 3 BA (1) PLAN B: 1,572 SF, 4 BR + 4 BA (2) PLAN C.1: 1,983 SF, 4 BR + 3.5 BA (1) PLAN C.1 end: 1,983 SF, 4 BR + 3.5 BA TUCK UNDER & COURTYARD BLDG TYPE STOOP & PORCH FRONTAGE TYPE 2-CAR GARAGE PUBLIC WORKS NOTES: 1. WILL SERVE LETTER WILL BE OBTAINED FROM REPUBLIC SERVICES AND SUBMITTED TO PUBLIC WORKS AGENCY PRIOR TO SITE PLAN APPROVAL 2. THIS SITE WILL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THE CALIFORNIA REQGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION ORDER NO R8-2009-0030 DISCHARGE REQUIREMENTS (MS4 PERMIT) 3. PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT, THE APPLICANT IS TO 1) SUBMIT AND HAVE APPROVED DESIGN PLANS FOR THE CONSTRUCTION/RELOCATION OF ANY PUBLIC UTILITIES (I.E., WATER, FIRE, SEWER, STORM, ETC.) $ꢀꢅꢀA scale: 1/16" = 1'-0" 16 AND OCSD TRUNK SEWER, 2) OBTAIN A STREET WORK PERMIT, 3) CONSTRUCT ALL AFOREMENTIONED IMPROVEMENTS, AND 4) HAVE THE IMPROVEMENTS ACCEPTED BY THE CITY ENGINEER AND/OR HIS REPRESENTATIVE PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT.8.NO GATES ARE PROPOSED AS PART OF THE PROJECT.4. ALL PUBLIC IMPROVEMENTS WILL BE SHOWN ON A STREET IMPROVEMENT PLAN 5ꢇꢃꢈꢉꢆꢈ5. THIS SITE WILL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THE CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION ORDER NO. R8-2009-0030 DISCHARGE REQUIREMENTS (MS4 PERMIT) 6. THE BMPS, SHOWN ON THE APPROVED SITE PLAN ARE ONLY PRELIMINARY AND WILL BE REVISED OR MODIFIED AS NECESSARY UPON COMPLETION OF THE WQMP. PRIOR TO THE ISSUANCE OF THE GRADING PERMIT, THE APPROVED GRADING/UTILITY PLAN SHALL INCORPORATE ALL REQUIRED STRUCTURAL BMPS. 3-STORIES 0 32 48 64     Exhibit 5 - Unit Floor Plans BUILDING PLANS BLDG 101 C.1 end A B C.1 C.1 ROOF PLAN BUILDING PLAN 03 BUILDING PLAN 02 BUILDING PLAN 01 NOTES:OCCUPANCY:R2 1.SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION. CONSTRUCTION: SPRINKLER SYSTEM: VB FULL 13 2.FURTHER FLOOR PLAN COORDINATION NEEDED TO REFLECT CONCEPTUAL ELEVATION DESIGN. $ꢁꢇꢆ scale: 1/8" = 1'-0" 5ꢀꢁꢂꢃꢄꢂ0 8 16 24 32     BUILDING PLANS BLDGS 102, 104 C.1 end (ADA) C.1 end (ADA) B A C.1 end ROOF PLAN BUILDING PLAN 03 BUILDING PLAN 02 BUILDING PLAN 01 NOTES:OCCUPANCY:R2 1.SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION. CONSTRUCTION: SPRINKLER SYSTEM: VB FULL 13 2.FURTHER FLOOR PLAN COORDINATION NEEDED TO REFLECT CONCEPTUAL ELEVATION DESIGN. $ꢁꢇꢁ scale: 1/8" = 1'-0" 5ꢀꢁꢂꢃꢄꢂ0 8 16 24 32     BUILDING PLANS BLDG 103 C.1 end(ADA) C.1 end (ADA) B A C.1 end ROOF PLAN BUILDING PLAN 03 BUILDING PLAN 02 BUILDING PLAN 01 NOTES:OCCUPANCY:R2 1.SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION. CONSTRUCTION: SPRINKLER SYSTEM: VB FULL 13 2.FURTHER FLOOR PLAN COORDINATION NEEDED TO REFLECT CONCEPTUAL ELEVATION DESIGN. $ꢁꢇꢂ scale: 1/8" = 1'-0" 5ꢀꢁꢂꢃꢄꢂ0 8 16 24 32     BUILDING PLANS BLDG 201 C.1 end A B B A ROOF PLAN BUILDING PLAN 03 BUILDING PLAN 02 BUILDING PLAN 01 NOTES:OCCUPANCY:R2 1.SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION. CONSTRUCTION: SPRINKLER SYSTEM: VB FULL 13 2.FURTHER FLOOR PLAN COORDINATION NEEDED TO REFLECT CONCEPTUAL ELEVATION DESIGN. $ꢁꢇꢐ scale: 1/8" = 1'-0" 5ꢀꢁꢂꢃꢄꢂ0 8 16 24 32     BUILDING PLANS BLDG 202 C.1 end A B B A ROOF PLAN BUILDING PLAN 03 BUILDING PLAN 02 BUILDING PLAN 01 NOTES:OCCUPANCY:R2 1.SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION. CONSTRUCTION: SPRINKLER SYSTEM: VB FULL 13 2.FURTHER FLOOR PLAN COORDINATION NEEDED TO REFLECT CONCEPTUAL ELEVATION DESIGN. $ꢁꢇꢅ scale: 1/8" = 1'-0" 5ꢀꢁꢂꢃꢄꢂ0 8 16 24 32     PLAN A 16'-5"16'-5"10'-9"5'-8"5220ꢀ/(*(1' ((QWU\ BR 2 10'-0" x 10'-0" **DUDJH %5 %HGURRP BA BA 0%5 0DVWHUꢀ%HGURRP 3 3RZGHUBR 3 %$ %DWKURRP10'-0" x 10'-0"W/D 0%$ 0DVWHUꢀ%DWKURRP CL CL ..LWFKHQ P /5 /LYLQJꢀ5RRP 18R DN '5 'LQLQJꢀ5RRP '1 'HQ 18R DN K '. 'HFNG&/ & &ORVHW &RDWꢀ&ORVHW /LQHQꢀ&ORVHW/1DR LR :,& :DONꢃ,Qꢀ&ORVHW :ꢓ' :DVKHUꢀꢓꢀ'U\HUMBR 10'-9" x 14'-9" 18R UP 67 6WRUDJH18R UP $'8 $FFHVVRU\ꢀ'ZHOOLQJꢀ8QLW WIC E DECK 45 SF PATIO AC UNIT (BEHIND PATIO WALL) 80 SF 16'-5"16'-5"16'-5" STEPS WHERE OCCURS 3RD FLOOR 2ND FLOOR 573 SF 1ST FLOOR 689 SF 95 SF (623 SF - 50 SF STAIR) TOWNHOME - UNIT A 3 BR + 3 BA GROSS AREA - TYP. = 1,357 SF PRIVATE OPEN SPACE: 125 SF PRIVATE STORAGE: - CF NOTES:OCCUPANCY: CONSTRUCTION: SPRINKLER SYSTEM: R2 VB FULL 13 1.SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION. 2.FURTHER FLOOR PLAN COORDINATION NEEDED TO REFLECT CONCEPTUAL ELEVATION DESIGN. scale: 1/4" = 1'-0"$ꢐꢇꢆ0 4 8 12 16 5ꢀꢁꢂꢃꢄꢂ     PLAN B 5220ꢀ/(*(1' 16'-5"16'-5"22'-1" ((QWU\ BR 2 BA 10'-0" x 10'-0" BR 3 10'-0" x 10'-0" **DUDJH %5 %HGURRP 0%5 0DVWHUꢀ%HGURRPBA33RZGHU %$ %DWKURRP W/D 0%$ 0DVWHUꢀ%DWKURRPLNCLCL..LWFKHQ P G /5 /LYLQJꢀ5RRP 18R DN '5 'LQLQJꢀ5RRP '1 'HQ 18R DN K '. 'HFN &/ & &ORVHW &RDWꢀ&ORVHW /LQHQꢀ&ORVHWST/1BA:,& :DONꢃ,Qꢀ&ORVHW :ꢓ' :DVKHUꢀꢓꢀ'U\HUCL 18R UP 67 6WRUDJHLR18R UP BR 4 10'-9" x 10'-9" $'8 $FFHVVRU\ꢀ'ZHOOLQJꢀ8QLW EWIC MBR 10'-9" x 14'-9"DECK 45 SF PATIO 80 SF AC UNIT (BEHIND PATIO WALL) STEPS WHERE OCCURS 16'-5"16'-5"5'-8"16'-5" 3RD FLOOR 2ND FLOOR 1ST FLOOR 689 SF 573 SF 310 SF (623 SF - 50 SF STAIR) TOWNHOME - UNIT B 4 BR + 4 BA GROSS AREA - TYP. = 1,572 SF PRIVATE OPEN SPACE: 125 SF PRIVATE STORAGE: - CF NOTES:OCCUPANCY: CONSTRUCTION: SPRINKLER SYSTEM: R2 VB FULL 13 1.SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION. 2.FURTHER FLOOR PLAN COORDINATION NEEDED TO REFLECT CONCEPTUAL ELEVATION DESIGN. scale: 1/4" = 1'-0"$ꢐꢇꢁ0 4 8 12 16 5ꢀꢁꢂꢃꢄꢂ     PLAN C.1 20'-8"20'-8"20'-8"5220ꢀ/(*(1' ((QWU\ **DUDJH BR 9'-10" x 11'-0" %5 %HGURRP 0%5 0DVWHUꢀ%HGURRPK33RZGHU BR %$ %DWKURRPDN P 0%$ 0DVWHUꢀ%DWKURRP9'-10" x 11'-0" CL ..LWFKHQG/5 /LYLQJꢀ5RRPCL18R DN '5 'LQLQJꢀ5RRP '1 'HQ 18R DNBA DR '. 'HFN &/ & &ORVHW &RDWꢀ&ORVHW /LQHQꢀ&ORVHWLN/1CLBA BR WIC :,& :DONꢃ,Qꢀ&ORVHW :ꢓ' :DVKHUꢀꢓꢀ'U\HU LR 18R UP 18R UP 8R P 67 6WRUDJH $'8 $FFHVVRU\ꢀ'ZHOOLQJꢀ8QLW EC MBR 13'-6" x 12'-4" CLDECK11'-0" x 11'-10" 70 SF PATIO AC UNIT (BEHIND PATIO WALL)90 SF 20'-8"20'-8"20'-8" 3RD FLOOR 2ND FLOOR 720 SF 1ST FLOOR STEPS WHERE OCCURS 868 SF 395 SF (770 SF - 50 SF STAIR) AC UNIT (BEHIND PATIO WALL) TOWNHOME - UNIT C 4 BR + 3.5 BA GROSS AREA - TYP. = 1,983 SF PRIVATE OPEN SPACE: 160 SF PRIVATE STORAGE: - CF NOTES:OCCUPANCY: CONSTRUCTION: SPRINKLER SYSTEM: R2 VB FULL 13 1.SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION. 2.FURTHER FLOOR PLAN COORDINATION NEEDED TO REFLECT CONCEPTUAL ELEVATION DESIGN. scale: 1/4" = 1'-0"$ꢐꢇꢂ0 4 8 12 16 5ꢀꢁꢂꢃꢄꢂ1ST FLOOR (END) 395 SF     Exhibit 6 - Building Elevations ELEVATIONS0$7(5,$/ꢀ/(*(1' 0HWDOꢃ&RSLQJꢃꢑꢀꢓꢒ 3$,17ꢀ/(*(1' 0LOJDUGꢃ9LQ\Oꢎ &OD\ &HPHQWꢃ3ODVWHUꢃꢑꢄꢆꢔꢀꢆꢃ6DQGꢃ)LQLVKꢒ 5HFHVVHGꢃ9LQ\Oꢃ:LQGRZVꢃꢅꢃ0LOJDUG &OHDUꢃ'RXJODVꢃ)LUꢃ)UHQFKꢃ'RRUV 0HWDOꢃ6KDGH 'XQQꢃ(GZDUGVꢃ3DLQWꢎ 5HQZLFNꢃ%URZQꢃꢑ'(7ꢉꢀꢆꢒ BLDG 1016KHUZLQꢃ:LOOLDPVꢃ3DLQWꢎ 2ULJLQDOꢃ:KLWHꢃꢑ6:ꢈꢆꢈꢈꢒ 6KHUZLQꢃ:LOOLDPVꢃ3DLQWꢎ :KLVSHUꢃꢑ6:ꢍꢇꢍꢂꢒ7ULP (COLOR OPTION 'B')6KHUZLQꢃ:LOOLDPVꢃ3DLQWꢎ (DUOꢃ*UH\ꢃꢑ6:ꢈꢉꢉꢆꢒ+DUGLHꢃ%RDUGꢃ6LGLQJꢋꢃ+RUL]RQWDOꢋ ꢌꢓꢃ([SRVXUHꢃꢑꢍꢁꢄꢇꢓꢃ%RDUGꢒ'XQQꢃ(GZDUGVꢃ3DLQWꢎ 0HWDOꢃ)ULQJHꢃꢑ'(7ꢉꢄꢉꢒ6WXFFRꢃ([SDQVLRQꢃ-RLQWV %8,/',1*ꢀ0$7(5,$/:DOOꢃ6FRQFH +DUGLHꢃ%RDUGꢃ6LGLQJꢋꢃ+RUL]RQWDOꢋ ꢐꢓꢃ([SRVXUHꢃꢑꢇꢁꢄꢇꢓꢃERDUGꢒ DWꢃ&ODGGLQJꢃꢔꢃ*XDUGUDLO 5RRIꢎ ([WHULRUꢎ ([WHULRUꢃ$FFHQWVꢎ 'HFNꢃ$FFHQWVꢎ :LQGRZꢃꢊꢃ'RRUꢃ7ULPꢎ (QWU\ꢃ'RRUꢎ )ODWꢃZLWKꢃ3DUDSHW 6WXFFRꢃ)LQLVKꢋꢃ)LEHUꢃ&HPHQWꢃ6LGLQJ 0HWDOꢃ$ZQLQJꢋꢃ'HFRUDWLYHꢃ/LJKWꢃ)L[WXUHV :RRGꢃ/LNHꢃ5DLOLQJ )LEHUꢃ&HPHQWꢃ7ULP 'HFRUDWLYHꢃ)URQWꢃ(QWU\ꢃ'RRU 6HFWLRQDOꢃ*DUDJHꢃ'RRU*DUDJHꢃ'RRUꢎ KEY PLAN C.1 C.1 B A C.1 endꢐꢀBLDG 101 - SIDE ELEVATION BLDG 101 - GARAGE ELEVATION C.1 end A B C.1 C.1ꢄꢂBLDG 101 - SIDE ELEVATION (CAMILLE ST) BLDG 101 - FRONT ELEVATION (HARBOR BLVD) $ꢀꢁꢂ scale: 1/8" = 1'-0" 5ꢃꢄꢀꢅꢆꢀ0 8 16 24 32     ELEVATIONS BLDG 102 0$7(5,$/ꢀ/(*(1' 0HWDOꢃ&RSLQJꢃꢑꢀꢓꢒ 3$,17ꢀ/(*(1' 0LOJDUGꢃ9LQ\Oꢎ &OD\ &HPHQWꢃ3ODVWHUꢃꢑꢄꢆꢔꢀꢆꢃ6DQGꢃ)LQLVKꢒ 5HFHVVHGꢃ9LQ\Oꢃ:LQGRZVꢃꢅꢃ0LOJDUG &OHDUꢃ'RXJODVꢃ)LUꢃ)UHQFKꢃ'RRUV 0HWDOꢃ6KDGH 'XQQꢃ(GZDUGVꢃ3DLQWꢎ 5HQZLFNꢃ%URZQꢃꢑ'(7ꢉꢀꢆꢒ 'XQQꢃ(GZDUGVꢃ3DLQWꢎ )RJJ\ꢃ'D\ꢃꢑ'(ꢉꢄꢄꢉꢒ 'XQQꢃ(GZDUGVꢃ3DLQWꢎ :DOQXWꢃ6KHOOꢃꢑ'(ꢇꢀꢉꢀꢒ7ULP (COLOR OPTION 'A')'XQQꢃ(GZDUGVꢃ3DLQWꢎ %DUUHOꢃ6WRYHꢃꢑ'(ꢉꢄꢂꢉꢒ+DUGLHꢃ%RDUGꢃ6LGLQJꢋꢃ+RUL]RQWDOꢋ ꢌꢓꢃ([SRVXUHꢃꢑꢍꢁꢄꢇꢓꢃ%RDUGꢒ'XQQꢃ(GZDUGVꢃ3DLQWꢎ 0HWDOꢃ)ULQJHꢃꢑ'(7ꢉꢄꢉꢒ6WXFFRꢃ([SDQVLRQꢃ-RLQWV %8,/',1*ꢀ0$7(5,$/:DOOꢃ6FRQFH +DUGLHꢃ%RDUGꢃ6LGLQJꢋꢃ+RUL]RQWDOꢋ ꢐꢓꢃ([SRVXUHꢃꢑꢇꢁꢄꢇꢓꢃERDUGꢒ DWꢃ&ODGGLQJꢃꢔꢃ*XDUGUDLO 5RRIꢎ ([WHULRUꢎ ([WHULRUꢃ$FFHQWVꢎ 'HFNꢃ$FFHQWVꢎ :LQGRZꢃꢊꢃ'RRUꢃ7ULPꢎ (QWU\ꢃ'RRUꢎ )ODWꢃZLWKꢃ3DUDSHW 6WXFFRꢃ)LQLVKꢋꢃ)LEHUꢃ&HPHQWꢃ6LGLQJ 0HWDOꢃ$ZQLQJꢋꢃ'HFRUDWLYHꢃ/LJKWꢃ)L[WXUHV :RRGꢃ/LNHꢃ5DLOLQJ )LEHUꢃ&HPHQWꢃ7ULP 'HFRUDWLYHꢃ)URQWꢃ(QWU\ꢃ'RRU 6HFWLRQDOꢃ*DUDJHꢃ'RRU*DUDJHꢃ'RRUꢎ KEY PLAN C.1 A B C.1 C.1 endꢐꢀBLDG 102 - SIDE ELEVATION BLDG 102 - GARAGE ELEVATION C.1 end C.1 B A C.1ꢄꢂBLDG 102 - SIDE ELEVATION (CAMILLE ST) BLDG 102 - FRONT ELEVATION (HARBOR BLVD) $ꢀꢁꢄ scale: 1/8" = 1'-0" 5ꢃꢄꢀꢅꢆꢀ0 8 16 24 32     ELEVATIONS BLDGS 103 0$7(5,$/ꢀ/(*(1' 0HWDOꢃ&RSLQJꢃꢑꢀꢓꢒ 3$,17ꢀ/(*(1' 0LOJDUGꢃ9LQ\Oꢎ &OD\ &HPHQWꢃ3ODVWHUꢃꢑꢄꢆꢔꢀꢆꢃ6DQGꢃ)LQLVKꢒ 5HFHVVHGꢃ9LQ\Oꢃ:LQGRZVꢃꢅꢃ0LOJDUG &OHDUꢃ'RXJODVꢃ)LUꢃ)UHQFKꢃ'RRUV 0HWDOꢃ6KDGH 'XQQꢃ(GZDUGVꢃ3DLQWꢎ 5HQZLFNꢃ%URZQꢃꢑ'(7ꢉꢀꢆꢒ 6KHUZLQꢃ:LOOLDPVꢃ3DLQWꢎ 2ULJLQDOꢃ:KLWHꢃꢑ6:ꢈꢆꢈꢈꢒ 6KHUZLQꢃ:LOOLDPVꢃ3DLQWꢎ :KLVSHUꢃꢑ6:ꢍꢇꢍꢂꢒ7ULP (COLOR OPTION 'B')6KHUZLQꢃ:LOOLDPVꢃ3DLQWꢎ (DUOꢃ*UH\ꢃꢑ6:ꢈꢉꢉꢆꢒ+DUGLHꢃ%RDUGꢃ6LGLQJꢋꢃ+RUL]RQWDOꢋ ꢌꢓꢃ([SRVXUHꢃꢑꢍꢁꢄꢇꢓꢃ%RDUGꢒ'XQQꢃ(GZDUGVꢃ3DLQWꢎ 0HWDOꢃ)ULQJHꢃꢑ'(7ꢉꢄꢉꢒ6WXFFRꢃ([SDQVLRQꢃ-RLQWV %8,/',1*ꢀ0$7(5,$/:DOOꢃ6FRQFH +DUGLHꢃ%RDUGꢃ6LGLQJꢋꢃ+RUL]RQWDOꢋ ꢐꢓꢃ([SRVXUHꢃꢑꢇꢁꢄꢇꢓꢃERDUGꢒ DWꢃ&ODGGLQJꢃꢔꢃ*XDUGUDLO 5RRIꢎ ([WHULRUꢎ ([WHULRUꢃ$FFHQWVꢎ 'HFNꢃ$FFHQWVꢎ :LQGRZꢃꢊꢃ'RRUꢃ7ULPꢎ (QWU\ꢃ'RRUꢎ )ODWꢃZLWKꢃ3DUDSHW 6WXFFRꢃ)LQLVKꢋꢃ)LEHUꢃ&HPHQWꢃ6LGLQJ 0HWDOꢃ$ZQLQJꢋꢃ'HFRUDWLYHꢃ/LJKWꢃ)L[WXUHV :RRGꢃ/LNHꢃ5DLOLQJ )LEHUꢃ&HPHQWꢃ7ULP 'HFRUDWLYHꢃ)URQWꢃ(QWU\ꢃ'RRU 6HFWLRQDOꢃ*DUDJHꢃ'RRU*DUDJHꢃ'RRUꢎ KEY PLAN C.1 C.1 B A C.1 endꢐꢀBLDG 103 - 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'Marina' (Marina Strawberry Tree)Evergreen Single Flowering Podocarpus gracillior (Fern Pine) Size 36" Box 24" Box 15 Gal 15 Gal 24" Box 15 Gal 15 Gal Magnolia grandiflora 'Little Gem (Southern Magnolia)Focal Single 24" Box Low Mod. Low Mod. Low (R3) WUCOLS Qty. 4 7 9 13 11 Mod.8 Low 24 Mod.9 Mod. TOTAL TREES =94 Tristania conferta (Brisbane Box)Street(Parkway)Single 24" Box Mod.9 Handroanthus heptaphyllus (Pink Trumpet)Mod. Tipuana tipu (Tipu Tree)Low U Westringia fruticosa 'Wynabbie Gem' (Coast Rosemary)Utility Screen Single 15 Gal Low 61 SHRUBS Schematic Planting Plan 501 S. Harbor Blvd. Santa Ana VENTUS GROUP Project No.: VG01-2022-D Date: Apr. 22, 2025 Schematic - 5th City Submittal PLANTING NOTES: 1. Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) . 2. Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 3. All shrubs & groundcovers to be drought tolerant, with a mix if native plants. The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. 4. All trees within 5' of hardscape to be installed with deep root barriers. L-5 VINES & ESPALIERS Bougainvillea 'Monka' Bougainvillea Macfadyena unguis-cati Cat's Claw Vine (Oo-La-La® Bougainvillea) Low Low SHRUBS and GROUND COVER Agave americana Aloe 'Big Red' Bougainvillea La Jolla Carissa m. 'Green Carpet' Lavandula stoechas 'Larkman Hazel' Chamaerops humilis Yucca gloriosa Carex divulsa Stipa pulchra (Native) Muhlenbergia rigens (Native) Kalanchoe thyrsiflora Callistemon citrinus 'Little John' Dasylirion longissimum Westringia 'Blue Gem' Dianella revoluta 'Little Rev' WUCOLS (R3) Century Plant (Agave) Big Red Aloe La Jolla Bougainvillea Dwarf Natal Plum Hazel™ Spanish Lavender Mediterranean Fan Palm Spanish Dagger Berkeley Sedges Purple Needlegrass Deer Grass Flapjack Paddle Plant Dwarf Bottlebrush Mexican Grass Tree Blue Gem Westringia Little Rev™ Flax Lily Low Low Low Low Low Low Low Low Low Low Low Low Very Low Low Low Hesperaloe parviflora Red / Yellow Yucca Very Low 1. All proposed planting areas shall be treated with soil conditioners to increase and retain soil moisture. 2. Plant materials shown on plan are appropriate suggestions only. Plant materials have been selected for their low-water demand. Final selections are to be determined in final Construction Plans, per City Standards and Landscape Manual. 3. The final Construction Plans shall address low-water usage principles as described in the city of Santa Ana landscape guidelines and local AB1881 MWELO Water Rules & Regulations (as applicable). 4. Three inches of bark mulch will be used in non-turf areas to reduce moisture loss. Turf is located at the pocket park only. WATER CONSERVATION (PLAN): 40' Scale: 1" = 20' 0 20'10' Rosmarinus officinalis prostratus Creeping Rosemary Very Low Evergreen Shrubs to Buffer Aboveground UtilitiesFuture CDs, to incorporate streetscapes with drought-tolerant landscape with mix of shrubs and ground cover along Harbor Boulevard and Camille Street * Future CDs to include varied sizes for Shrubs, GC and Vines. Variety of sizes to include mix of 1 gal, 5 gal. and 15 gallon. WUCOLS (R3) Epilobium canum (Native)California fuchsia Low Heteromeles arbutifolia (Native) Toyon Low Exhibit 8 - Preliminary Landscape Plan     Exhibit 9 - Vesting Tentative Tract Map ꢈꢉꢏꢀ6ꢐꢀ+$5%25ꢀ%/9'ꢐ ꢊꢃꢉꢂꢀꢑꢀꢊꢃꢏꢇꢀ:ꢐꢀ&$0,//(ꢀ67ꢐ $31Vꢒꢀꢏꢌꢌꢎꢊꢉꢊꢎꢉꢏꢆꢀꢎꢉꢊꢆꢀꢑꢀꢎꢉꢌ ,1ꢀ7+(ꢀ&,7<ꢀ2)ꢀ6$17$ꢀ$1$0+ 0+&2817<ꢀ2)ꢀ25$1*(ꢆꢀ67$7(ꢀ2)ꢀ&$/,)251,$ 0+8 0+ 8 8 8 8 8 8 0+/ 0+0+ ;EKꢀ^ꢁꢂ>ꢃͿ 8 8 8 0+ 8 8 8h 8h h 8h ; 8 8 APN: 144-303-22 y y D, hh APN: 144-303-05 3700 W CAMILLE ST USE: MULTI-FAMILY DWELLINGS 8 0+ 8 8 8 ; APN: 144-291-10 525 S HARBOR BLVD USE: VEHICLE RENTALS, VEHICLE SALES APN: 144-291-09 3721 W MCFADDEN AVE USE: LIGHT INDUSTRIAL 0LNHꢀ2ꢁ0HOYHQ\ 9HQWXVꢀ*URXS ꢂꢃꢄꢅꢀ4XDLOꢀ+LOOꢀ3DUNZD\ꢆꢀ6XLWHꢀꢇꢇꢈꢀꢁ ꢈꢉꢏꢀ6ꢐꢀ+$5%25ꢀ%/9'ꢐ ꢊꢃꢉꢂꢀꢑꢀꢊꢃꢏꢇꢀ:ꢐꢀ&$0,//(ꢀ67ꢐ 6$17$ꢀ$1$ꢆꢀ&$/,)251,$ ,UYLQHꢆꢀ&$ꢀꢅꢇꢂꢉꢊ ꢋꢅꢌꢅꢍ ꢄꢂꢉꢎꢅꢅꢊꢉꢂꢌꢌ     Exhibit 10 - Sunshine Ordinance Meeting Materials The 30 Townhome Development project meeting materials may be accessed at: https://www.santa-ana.org/30-townhome-development/     O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com GEMA ZAPIEN CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 501 S Harbor Blvd 10/03/2025 Publication www.capublicnotices.com Total $129.20 $20.00 $149.20 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3972149 !A000007213292! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process.We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action:The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below.Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location:501 South Harbor Boulevard located within the Harbor Mixed-Used Transit Corridor Specific Plan (SP2)zoning district. Project Applicant:Ventus Group,LLC (Applicant)on behalf of Ing Wen Hwang (Property Owner) Proposed Project:Applicant is requesting approval of Tentative Tract Map (TM)No.2025-07 for condominium purposes to allow the construction of a thirty-unit,three-story residential townhome development at 501 S.Harbor Blvd.,and 3706 and 3712 W.Camille St. The development project is consistent with the California Subdivision Map Act and Chapter 34 of the Santa Ana Municipal Code. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the Project is within the scope of the 2014 Environmental Impact Report for SP2. Categorical Exemption ER No.2024-15 will be filed for this project. Meeting Details:This matter will be heard onMonday,October 13,2025,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, 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.org. Note:If you challenge the decision on the above matter,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at,or prior to,the public hearing. Si tiene preguntas en español,favor de llamar a Gema Zapien (714)667-2732. N u c n liên l c b ng ti ng Vi t,xin i n tho i cho Kristie Ha (714)667- 2206. 10/3/25 OR-3972149#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 501 South Harbor Boulevard located within the Harbor Mixed-Used Transit Corridor Specific Plan (SP2) zoning district. Project Applicant: Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang (Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM) No. 2025-07 for condominium purposes to allow the construction of a thirty-unit, three-story residential townhome development at 501 S. Harbor Blvd., and 3706 and 3712 W. Camille St. The development project is consistent with the California Subdivision Map Act and Chapter 34 of the Santa Ana Municipal Code. Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014 Environmental Impact Report for SP2. Categorical Exemption ER No. 2024-15 will be filed for this project. Meeting Details: This matter will be heard on Monday, October 13, 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, 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.org.     Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Gema Zapien (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP