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Item 18 - Public Hearing -Appeal Application of Conditional Use Permit to Allow the Expansion of a Private School
Planning and Building Agency www.santa-ana.org/ Item # 18 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Staff Report February 3, 2026 TOPIC: Appeal Application No. 2025-02 Appealing the Decision of the Planning Commission to Approve Conditional Use Permit No. 1982-18-MOD-1 to Allow the Expansion of a Private School at 5311 W. McFadden Avenue AGENDA TITLE Appeal Application No. 2025-02 Appealing the Planning Commission Approval of Conditional Use Permit No. 1982-18-MOD-1 to Allow the Expansion of a Private School at 5311 W. McFadden Avenue Legal notice published in the OC Reporter on January 23, 2026 and notices mailed on same date. RECOMMENDED ACTION Adopt a resolution denying Appeal Application No. 2025-02, thereby upholding the Planning Commission’s approval of a resolution to approve Conditional Use Permit No. 1982-18-MOD-1 allowing the expansion of a private school at 5311 W. McFadden Avenue (APN 108-073-13). RESOLUTION NO. 2026-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA DENYING APPEAL APPLICATION NO. 2025-02 AND UPHOLDING THE DETERMINATION OF THE PLANNING COMMISSION TO APPROVE CONDITIONAL USE PERMIT NO. 1982-18-MOD-1 AS CONDITIONED TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN AVENUE (APN: 108-073-13) GOVERNMENT CODE §84308 APPLIES: Yes DISCUSSION Executive Summary Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School, representing Forty Martyrs Armenian Church (“Property Owner”), requested approval of Conditional Use Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) February 3, 2026 Page 2 5 4 9 2 Permit (CUP) No. 1982-18-MOD-1 to modify previous entitlement CUP No. 1982-18, allowing a church and private school uses. The approved entitlements for the site included Variance No. 1982-20 for a reduction in overall required parking. Rev. Fr. Bedourian requested the modification of CUP No. 1982-18 to facilitate the construction of a new building to modify and expand the existing private school operations at 5311 W. McFadden Avenue (“Project”). Pursuant to Section 41-232.5(c) of the Santa Ana Municipal Code (SAMC), private schools located in the Single-family Residence (R1) zoning district require approval of a CUP. Moreover, pursuant to Section 41-649, any modification of an approved CUP shall necessitate the refiling of a new application. Staff recommended approval of the original request because it deemed that the project met and satisfied all five of the specified findings of fact required by SAMC Section 41- 638(a)(1) for approval of a CUP. Pursuant to SAMC Section 41-638(a)(1), approval of a CUP is contingent on all five of the specified findings of fact contained therein being satisfied. Planning Commission Action and Background On October 27, 2025, the Planning Commission received a report and staff presentation, as well as public comments, during a public hearing for the proposed Project. Following staff’s presentation, the Planning Commission took comments from the public, including the appellant, on the proposed Project. Following staff’s analysis and recommendation, the Commission voted 6:1 (Ayes: Commissioners Benninger, Escamilla, Oliva, Pham, Ramos, and Woo; Absent: Leo) to adopt a resolution approving CUP No. 1982-18-MOD- 1. On November 5, 2025, appellant Anthony Gutierrez (“Appellant”), on behalf of the Sally C. Gutierrez Trust, filed Appeal Application No. 2025-02 (Exhibit 1) pertaining to the Planning Commission’s approval of CUP No. 1982-18-MOD-1. Following receipt of the appeal application, City staff encouraged Forty Martyrs Armenian Church and the appellant to meet in order to discuss reaching a resolution that addresses the appellant’s concerns. While Forty Martyrs made several attempts to reach the appellant, appellant remained unresponsive. Pursuant to SAMC Section 41-645, the City Council is authorized to review appeals of Planning Commission decisions and may, after holding a public hearing, affirm, reverse, change, or modify the original decision, and may make any additional determinations it shall consider appropriate within the limitations imposed by the SAMC. Project Description The proposed project is within an existing 1.7-acre (74,188 sq. ft.) campus, located northwest of the intersection of McFadden Avenue and Euclid Street. The site is currently developed with an existing church building that is 5,500 square feet in size and a private Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) February 3, 2026 Page 3 5 4 9 2 school building 17,500 square feet in size, serving students from pre-kindergarten to sixth grade. The Project proposes to construct a new two-story, 4,846-square-foot building located at the rear (north) portion of the site. The proposed building will feature contemporary architectural design to complement the existing church and private school facilities. The structure will have a maximum height of 32.5 feet and includes a 13.5-foot ground-level opening to allow vehicular circulation beneath the second-story classrooms. The second floor will extend over the two-way drive aisle, providing additional classroom space while maintaining safe on-site circulation for staff and visitors. The first floor will include a 274-square-foot lobby, a single-stall restroom, and a 502- square-foot classroom. The second floor will consist of three classrooms measuring 587, 417, and 622 square feet, respectively, and a 709-square-foot laboratory. Two of the proposed classrooms are designated to support the existing elementary school grade levels, which currently serves students from pre-kindergarten through sixth grade. These classrooms will provide additional space to reduce the overall class sizes for the existing grade levels. The remaining two classrooms are specifically allocated to accommodate the new seventh and eighth grade levels, thereby allowing the school to expand its curriculum and retain students through middle school. In addition, the proposed laboratory is intended to serve students across all grade levels, from pre-kindergarten through eighth grade. As currently constructed, student enrollment is approximately 180 students; with the proposed expansion, the student enrollment will be approximately 195 students, representing an eight-percent (8%) increase. The existing site maintains the required landscaped setbacks with ground cover, shrubs, and trees. The existing landscape includes three 24-gallon trees, a shrub hedge that is approximately five feet tall and ten feet wide, and drought-tolerant shrubbery along the front-yard setback. Additionally, the site contains 25 trees throughout the parking lot and around the church and existing school buildings, which are proposed to remain. Furthermore, the site includes an existing playground located at the rear of the property, which also functions as a parking area when the school is not in session. The playground is utilized exclusively during school hours and is used as parking during the church’s hours of operation. No expansion or physical modification of the playground area is proposed as part of this request, and its dual use will continue to operate as it does under existing conditions. Site and Project Background In 1982, the Planning Commission approved CUP No. 1982-18 and Variance No. 1982- 20, allowing the construction of a new church building and a private school designed to serve students in kindergarten through ninth grade. The CUP allowed the church and private school uses in the R1 zoning district and the variance allowed the reduction in parking. Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) February 3, 2026 Page 4 5 4 9 2 At the time of construction, the private school facility was designed to accommodate elementary students, serving pre-kindergarten through sixth grade. While CUP No. 1982- 18 allowed the private school use extending through ninth grade, the 17,500-square-foot building did not provide the necessary floor area or capacity to serve students above the sixth grade. Furthermore, the school’s operational program and curriculum were limited to elementary education, and no middle school grades were implemented under the existing CUP. Since its original construction, the City has not received a significant amount of complaints regarding noise, circulation, parking, lighting, or other quality-of-life impacts from residents or owners of the surrounding properties. Analysis of Appeal Pursuant to Section 41-645 of the SAMC, an appeal from a decision of the Planning Commission can be made by an interested party, individual, or group. An appeal application was received appealing the Planning Commission’s decision to approve CUP No. 1982-18-MOD-1. The appellant is requesting the following actions: 1. Vacate the Planning Commission’s approval of CUP No. 1982-18-MOD-1; 2. Remand consideration of CUP No. 1982-18-MOD-1 back to the Planning Commission; 3. Conduct at minimum an Initial Study as part of the CEQA analysis that accompanies re-consideration of CUP No. 1982-18-MOD-1 by the Planning Commission; and 4. Demonstrate that the project is compatible with neighborhood context, and if it cannot demonstrate compatibility, deny the project. The Planning Commission agenda packet prepared for the Project contained all necessary information for the Planning Commission to evaluate the applicant’s request and is provided as Exhibit 3 to this report. A copy of the submitted appeal application is provided as Exhibit 1, and a detailed analysis of and response to the eight claims made in Appeal Application No. 2025-02 is provided as Exhibit 6. Planning Commission Determination Supporting Approval CUP requests are governed by Section 41-638 of the SAMC, and modifications to existing CUPs require a new application under Section 41-649. A CUP may be granted if it can be demonstrated that the proposed project will not adversely impact the community or conflict with the General Plan. The requisite findings of fact are detailed in the Planning Commission Staff Report – October 27, 2025 (Exhibit 3) attached to this report, and additional analysis supporting these findings is provided in the sections below. Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) February 3, 2026 Page 5 5 4 9 2 The Forty Martyrs Armenian Church Middle School requested a modification to its existing CUP to expand its elementary program (pre-kindergarten through sixth grade) by adding seventh and eighth grades. While the original CUP No. 1982-18 approved educational use up to ninth grade, the existing 17,500-square-foot school building was designed for, and has historically served, only elementary grades. The new building is necessary to accommodate the middle school curriculum. The Project is not intended to substantially increase enrollment. The new facility is designed for a maximum of 32 additional students, with total enrollment expected to grow gradually from approximately 180 to 195 students, primarily by retaining students who would otherwise leave after sixth grade. This modest growth aligns with the existing campus’s capacity and is not anticipated to result in new significant impacts related to noise, traffic, or parking. The Project complies with applicable development standards, including building height and setbacks. Although the SAMC typically requires 110 parking spaces for the combined school and church uses, the site provides 88 spaces. This is permissible pursuant to AB 2097, a state law which prohibits local government agencies from requiring parking minimums for qualifying sites within one-half mile of major transit stops. Nevertheless, a parking demand analysis that was completed for the project confirmed that the 88 on-site spaces adequately meet operational needs, and the site’s access configuration limits spillover parking into adjacent residential areas. Student Enrollment and Operations The expansion supports continuity for families by allowing students to remain at the school through eighth grade. The school’s staggered recess schedule, with breaks at 10:00–10:20 a.m., 12:00–12:45 p.m., and 12:45–1:30 p.m., will remain in place to limit the number of students outdoors at one time and minimize potential noise impacts. Students in grades five through eight will continue to attend weekly religion classes in the on-site church during regular school hours. These classes will not conflict with church services or create additional operational impacts. Moreover, the school year will continue to operate on the current academic calendar (August through June) with limited summer programming. No new evening or weekend activities are proposed beyond those already in place, ensuring that the expanded program remains consistent with existing operations. Noise and Lighting The Project will not create significant noise or lighting impacts. Outdoor play areas will remain as they are, and no new outdoor facilities are proposed. Staggered recess periods will continue to minimize outdoor activity at any one time. No amplified outdoor sound Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) February 3, 2026 Page 6 5 4 9 2 equipment is proposed, and all activities will continue to comply with the City’s noise ordinance (SAMC Chapter 18). The new building will include standard security lighting for safety. All fixtures will be equipped with dimmer switches. Additionally, the fixtures will be shielded and directed downward to prevent glare or spillover onto adjacent residential properties. The Project will continue to comply with the City’s outdoor lighting standards, ensuring that nighttime illumination is limited to what is necessary for security. Because the expansion involves only a small increase in enrollment and no significant changes to outdoor facilities or lighting, it will not alter the acoustic or visual environment of the surrounding neighborhood. Traffic and Circulation The Project will not result in significant traffic or circulation impacts. A focused traffic study determined that the modest enrollment increase, primarily due to retaining existing students, will not generate substantial additional vehicle trips during peak periods. The school effectively manages circulation through staggered dismissal times, 3:10 p.m. for kindergarten through sixth grade, earlier pick-ups for preschool, and 3:30–5:30 p.m. for after-school programs. Staff-supervised loading zones and on-site security personnel will continue to ensure orderly circulation and pedestrian safety. Compatibility with Surrounding Uses The Project site is surrounded by residential neighborhoods to the north and west, a commercial and cultural center to the east, and other religious and educational facilities to the south. Primary access from McFadden Avenue limits traffic intrusion into nearby residential areas. The proposed two-story building’s contemporary architectural design complements the existing church and school facilities and enhances the overall campus character. Its location at the rear of the property reduces visual impacts on neighboring streets and residences. Overall, the Project is compatible with surrounding institutional and residential uses and will not introduce new adverse impacts related to traffic, noise, or lighting. With compliance with the City’s operational standards and conditions of approval, the Project will continue to support a community-serving use consistent with Santa Ana’s goals for neighborhood cohesion and access to educational resources. General Plan Consistency The new proposed school building will not adversely affect the General Plan, as the granting of the CUP would be consistent with various goals and policies of the General Plan. The approval of the proposed Project will be consistent with the General Plan land Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) February 3, 2026 Page 7 5 4 9 2 use designation of Low Density Residential (LR-7), which is intended to preserve residential neighborhoods. The proposed expansion to the existing private school will contribute to the creation of a complete neighborhood, as intended by the General Plan. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, 3, and 4 of the Land Use (LU) Element as discussed below. Goal LU-1 seeks to provide a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU-1.1 seeks to foster the compatibility between land uses to enhance livability and promote healthy lifestyles. The proposed Project will continue to provide a private school to the surrounding community, without disrupting the existing community. As mentioned above, the church campus is not accessed from any of the surrounding residential communities. Therefore, the proposed school building will maintain the aspect of the neighborhood while providing an added service to the community. Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will continue to provide a school use where the community can gather during hours of operation and/or during special events. Goal LU-3 seeks to preserve and improve the character of existing neighborhoods and districts. Moreover, Policy LU-3.1 supports new development which provides a net community benefit and contributes to neighborhood character and identity. The proposed Project will provide additional square footage to the existing school use and church campus. As mentioned above, the new school building will not disrupt the existing neighborhood. Additionally, the proposed architecture is meant to improve the site’s character and the surrounding community. Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU-4.1 promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. As proposed, the Project will promote a complete neighborhood by providing school uses to the surrounding residential community within the vicinity. The school will act as an added service for the neighboring properties and nearby neighborhoods. Since the submission of Appeal Application No. 2025-02, the scope of work for the proposed school expansion has remained the same, and the analysis previously completed for CUP No. 1982-18-MOD-1 continues to be applicable. Furthermore, a detailed summary of the appellant’s claims and staff’s corresponding analysis and responses is provided in Exhibit 6. Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) February 3, 2026 Page 8 5 4 9 2 Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. ENVIRONMENTAL IMPACT The denial of Appeal Application No. 2025-02 would result in upholding the Planning Commission’s October 27, 2025, approval of Conditional Use Permit (CUP) No. 1982-18- MOD-1, which in accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, is exempt from further review per Section 15314 (Class 14 – Minor Additions to School). The Class 14 exemption consists of minor additions to existing schools within existing school grounds where the addition does not increase the original student capacity by more than 25% or ten classrooms. The proposed school expansion will not increase the student capacity by more than 25% and it only proposes to add four classrooms and one laboratory. Moreover, pursuant to Section 15300.2 (a) through (f) of the CEQA guidelines, exceptions to the CEQA exemptions do not apply to the proposed project because the project is not located on an environmentally sensitive location nor on a hazardous waste site, does not have significant cumulative impact nor significant effect according to the focused traffic study and parking demand analysis documents that are part of the Planning Commission staff report (Exhibit 3), and it will not cause substantial adverse change of a historical resource. Furthermore, the denial of Appeal Application No. 2025-02 would result in upholding the Planning Commission’s approval of CUP No. 1982-18-MOD-1; therefore, there is no environmental impact associated with the denial. Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-34, will be filed for the proposed project. FISCAL IMPACT There is no fiscal impact associated with this action EXHIBITS 1. Appeal Application No. 2025-02 2. Resolution Denying Appeal Application No. 2025-02 and upholding the Planning Commission’s Approval of CUP No. 1982-18-MOD-1 3. Planning Commission Staff Report – October 27, 2025 4. Planning Commission Minutes – October 27, 2025 5. Architectural Plan Set 6. Response to Appeal Comments Submitted By: Ali Pezeshkpour, AICP, Executive Director of Planning and Building Agency Approved By: Alvaro Nuñez, City Manager 2025-02 Resolution No. 2026-xx Page 1 of 6 RESOLUTION NO. 2026-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA DENYING APPEAL APPLICATION NO. 2025-02 AND UPHOLDING THE DETERMINATION OF THE PLANNING COMMISSION TO APPROVE CONDITIONAL USE PERMIT NO. 1982-18-MOD-1 AS CONDITIONED TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN AVENUE (APN: 108-073-13) BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (“Applicant”), representing Forty Martyrs Armenian Church (“Property Owner”), requested approval of Conditional Use Permit (CUP) No. 1982- 18-MOD-1 to facilitate the construction of a new building at 5311 W. McFadden Avenue for a private school that was originally approved under CUP No. 1982-18 and Variance No. 1982-20 (“Project”); B. On October 27, 2025, the Planning Commission held a duly noticed public hearing for the Project and, by a vote of 6:1 (Ayes: Commissioners Benninger, Escamilla, Oliva, Pham, Ramos, and Woo; Absent: Leo), made required findings and approved CUP No. 1982-18-MOD-1; C. On November 5, 2025, Anthony Gutierrez, on behalf of the Sally C. Gutierrez Trust, (“Appellant”) submitted a timely appeal application pursuant to Section 41-645 of the SAMC on forms provided by the Planning Department. The Appellant generally requested that: (1) the City conducts a de novo review using correct analytical and equity-based procedures; (2) require environmental review prior to any consideration; (3) the City demonstrates that the Project will not affect any of the adjacent residents and adversely impact vulnerable senior and ADA-protected occupants; and (4) should the City be unable to demonstrate that the project can meet the previously mentioned requests, that the City Council overturn the Planning Commission’s decision approving CUP No. 1982-18-MOD-1. Specifically, the Appellant states that: Resolution No. 2026-xx Page 2 of 6 I. The project was approved with procedural deficiencies related to the public notice, access for public review of the project, complex materials that burdened the public, misrepresentation of the proximity to the project site, omission of corridor context, lack of existing classroom enrollment data, inadequate consideration of land use changes, omission of dual use impact on adjacent residential property, failure to include enrollment growth enforcement measures, failure to disclose commercial even use within the corridor, limited public participation during the public hearing, imbalanced hearing structure and opposition time, and reasonable perception of predetermined outcome; II. The project was approved by using the incorrect CEQA exemption and improper environmental review of the project; III. The multi-institutional corridor conditions and impacts on the single family residence; IV. The decision to process the proposed project as a modification to the existing CUP No. 1982-18, rather than a new CUP lead to improper review of the project; V. The project did not consider residential protection and land use compatibility violations; VI. The project violates senior residents, Americans with Disabilities Act, and Fair Housing Act by imposing impacts that hinder protected individuals to fully and equally enjoy their homes; VII. The conditions of approval for the project lack mitigation measures to diminish potential impacts; VIII. The City failed to evaluate cumulative impacts arising from the addition of the school to the existing institutional uses; IX. The City failed to considered less intrusive or lower impact alternatives; and X. The approval did not advance the public interest nor uphold equitable treatment of affected residents. D. Pursuant to Section 41-645 of the Santa Ana Municipal Code, the City Council may, after public hearing, affirm, reverse, change, modify the original decision and may make any additional determination it shall consider appropriate within the limitations imposed by Ch apter 41. E. On February 3, 2026, the City Council conducted a duly noticed public hearing on Appeal Application No. 2025-02; Resolution No. 2026-xx Page 3 of 6 F. Staff presented the following in response to the Appeal: The Appellant does not provide any evidence that the proposed Project would adversely impact the community, pursuant to Section 41-638 of the SAMC. Specifically, the Appellant does not provide evidence to substantiate that the Project will be a detriment to the general wellbeing of the neighborhood or the community; detrimental to the health, safety, or general welfare of persons residing or working in the vicinity; would adversely affect the present economic stability or future economic development of property in the surrounding area; does not comply with the regulations and conditions specified in this chapter for such use; and would adversely affect the general plan of the city or any specific plan applicable to the area of the proposed use. A comprehensive response on the appeal items previously outlined has been prepared and can be found in Exhibit 6 of the staff report dated February 3, 2026. Section 2. The City Council, after hearing, considering and weighing all evidence in the record presented on behalf of all parties and being fully informed of the application, the Planning Commission’s decision, and the appeal, hereby finds and determines that the Planning Commission’s decision was not made in error, that the Planning Commission’s decision was not an abuse of discretion by the Planning Commission and that the Planning Commission’s decision was supported by substantial evidence in the record. Section 3. The denial of Appeal Application No. 2025-02 would result in upholding the Planning Commission’s October 27, 2025, approval of Conditional Use Permit (CUP) No. 1982-18-MOD-1, which in accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, is exempt from further review per Section 15314 (Class 14 – Minor Additions to School). The Class 14 exemption consists of minor additions to existing schools within existing school grounds where the addition does not increase the original student capacity by more than 25 percent or ten classrooms. The proposed school expansion will not increase the student capacity by more than 25 percent and it only proposes to add four classrooms and one laboratory. Moreover, pursuant to Section 15300.2 (a) through (f) of the CEQA guidelines, exceptions to the CEQA exemptions do not apply to the proposed project because the Project is not located on an environmentally sensitive location nor on a hazardous waste site, does not have significant cumulative impact nor significant effect according to the focused traffic study and parking demand analysis documents that are part of the Planning Commission staff report (Exhibit 3), and it will not cause substantial adverse change of a historical resource. Furthermore, the denial of Appeal Application No. 2025-02 would result in upholding the Planning Commission’s approval of CUP No. 1982-18-MOD-1; therefore, there is no further environmental impact associated with Appeal Application No. 2025-02. Based on this analysis, a Notice of Exemption, Environmental Review No. 2023 -34, will be filed for the proposed Project. Section 4. 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, and other and proceedings (whether legal, equitable, Resolution No. 2026-xx Page 4 of 6 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, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 5. The City Council of the City of Santa Ana hereby denies Appeal Application No. 2025-02, thereby upholding the Planning Commission’s approval of Conditional Use Permit (CUP) No. 1982-18-MOD-1. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for City Council Action dated February 3, 2026, and exhibits attached thereto, including the Response to Appeal Comments for Appea l Application No. 2025-02 in Exhibit A of this resolution, and the public testimony, written and oral, all of which are incorporated herein by this reference. [Signatures on the following page] ADOPTED this ____ day of ___________, 2026. _______________________ Valerie Amezcua Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By:________________________ Melissa M. Crosthwaite Senior Assistant City Attorney Resolution No. 2026-xx Page 5 of 6 AYES: Councilmembers _______________________________________ NOES: Councilmembers _______________________________________ ABSTAIN: Councilmembers _______________________________________ NOT PRESENT: Councilmembers _______________________________________ CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jennifer Hall, City Clerk, do hereby attest to and certify the attached Resolution No. 2026-xx to be the original resolution adopted by the City Council of the City of Santa Ana on _______________, 2026. Date: ________________ ____________________________________ City Clerk Resolution No. 2026-xx Page 6 of 6 Planning and Building Agency City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report October 27, 2025 Topic: CUP No. 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 1982-18-MOD-1, as conditioned. EXECUTIVE SUMMARY Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (“Applicant”), representing Forty Martyrs Armenian Church (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 1982-18-MOD-1 to modify previous entitlement CUP No. 1982-18, allowing a church and private school uses. The approved entitlements for the site included Variance No. 1982-20 for a reduction in overall required parking. The Applicant is requesting the modification of CUP No. 1982-18 to facilitate the construction of a new building to modify and expand the existing private school operations at 5311 W. McFadden Avenue (“Project”). Pursuant to Section 41-232.5(c) of the Santa Ana Municipal Code (SAMC), private schools located in the Single-family Residence (R1) zoning district require approval of a CUP. Moreover, pursuant to Section 41-649, any modification of an approved CUP shall necessitate the refiling of a new application. Staff is recommending approval of the Applicant’s request due to the facility’s location, proposed operations, and compatibility with surrounding land uses. DISCUSSION Project Description The Project is proposed within an existing 1.7-acre (74,188 sq. ft.) campus, located northwest of the intersection of McFadden Avenue and Euclid Street. The site is currently developed with an existing church building that is 5,500 square feet in size and a private school building 17,500 square feet in size, serving students from pre-kindergarten to sixth grade. The Project proposes to construct a new two-story, 4,846-square-foot building located at the rear (north) portion of the site. The proposed building will feature contemporary architectural design to complement the existing church and private school facilities. The structure will have a maximum height of 32.5 feet and includes a 13.5-foot ground-level opening to allow vehicular circulation beneath the second-story classrooms. The second floor will extend over the two-way drive aisle, providing additional classroom space while maintaining safe on-site circulation for staff and visitors. Exhibit 3 - Planning Commission Staff Report and Exhibit CUP No. 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) October 27, 2025 Page 2 The first floor will include a 274-square-foot lobby, a single-stall restroom, and a 502- square-foot classroom. The second floor will consist of three classrooms measuring 587, 417, and 622 square feet, respectively, and a 709-square-foot laboratory. Two of the proposed classrooms are designated to support the existing elementary school grade levels, which currently serves students from pre-kindergarten through sixth grade. These classrooms will provide additional space to reduce the overall class sizes for the existing grade levels. The remaining two classrooms are specifically allocated to accommodate the new seventh and eighth grade levels, thereby allowing the school to expand its curriculum and retain students through middle school. In addition, the proposed laboratory is intended to serve students across all grade levels, from pre-kindergarten through eighth grade. The existing site maintains the required landscaped setbacks with ground cover, shrubs, and trees. The existing landscape includes three 24-gallon trees, a shrub hedge that is approximately five feet tall and ten feet wide, and drought-tolerant shrubbery along the front-yard setback. Additionally, the site contains 25 trees throughout the parking lot and around the church and existing school buildings, which are proposed to remain. Furthermore, the site includes an existing playground located at the rear of the property, which also functions as a parking area when the school is not in session. The playground is utilized exclusively during school hours and is used as parking during the church’s hours of operation. No expansion or physical modification of the playground area is proposed as part of this request, and its dual use will continue to operate as it does under existing conditions. Table 1: Project Location and Information Item Information Project Address & Council Ward 5311 West McFadden Avenue (Ward 1) Nearest Intersection Euclid Street and McFadden Avenue General Plan Designation Low Density Residential (LR-7) Zoning Designation Single-family Residence (R1) Surrounding Land Uses North Wintersburg Channel and Single Family Residences East Commercial Center and Cultural Center South Church and Catholic Grade School West Church and Single-family Residences Property Size 1.7 acres (74,188 sq. ft.) Existing Site Development The site is developed with a school building and a church building. Use Permissions Allowed with approval of a CUP Zoning Code Sections Affected Development Standards Section 41-367 through 41-372 Uses Section 41-232.5(a) Tables 2 below provides a detailed comparison of the Project’s compliance with the applicable land use and development standards. Table 2: Development Standards Standards Required by SAMC Provided Building Height Maximum 35 Feet Complies; 32.5 Feet Setbacks Minimum 15 Feet (Front) Complies; 15 Feet Minimum 5 Feet (Side Interior) Complies; 130.25 Feet CUP No. 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) October 27, 2025 Page 3 Standards Required by SAMC Provided Minimum 10 Feet (Rear) Complies; Over 200 Feet Parking Church: 1 space per every 3 fixed seats plus one space per 50 sq. ft. of floor area without fixed seats School: 1.5 spaces per 150 sq. ft. of classroom floor area and 1 space/office floor area (110 total spaces required) 88 parking spaces provided. AB 2097, effective on January 1, 2023, restricts local governments from imposing parking regulations on commercial and residential projects that are located within 0.5 miles of a major transit station. The project and site are eligible for AB 2097 parking relief. Enrollment and Operations The private school currently has a total enrollment of 180 students. The addition of a new building is intended to assist in the retention of students through the eighth grade, therefore, the school is expected to increase in student enrollment by ten to fifteen students, through new enrollments for kindergarten only. Moreover, the Applicant proposes to maintain existing school operations. Table 3 below contains the breakdown of the existing hours of operation for the private school. Table 3: Project Location and Information Hours of Operation Type of Use Monday through Friday 8:00 a.m. to 4:00 p.m. School’s administrative offices Monday through Friday 8:00 a.m. to 3:15 p.m. Regular school hours (Pre-K to Eighth Grade) Monday through Friday 3:30 p.m. to 5:30 p.m. Afterschool activities (i.e., sports and enrichment activities) and aftercare The regular school year begins the third week of August and ends the following year in June. In addition to the regular school year, the school offers summer camp that operates from July to August for approximately one month for reduced hours, for children between pre-kindergarten and fifth grade. The introduction of the middle school will allow students in sixth and seventh grade to attend summer camp operations as well. As part of its operations, the private school staggers the recess time for students of all grade levels. The school offers recess from 10:00 a.m. to 10:20 a.m. for pre-kindergarten and kindergarten, 12:00 p.m. to 12:45 p.m. for first through fourth grades, and 12:45 p.m. to 1:30 p.m. for fifth through sixth grades. The recess breaks will continue to remain staggered to ensure that there are no noise concerns from adjacent properties, and the new seventh and eighth grades will have recess from 12:45 p.m. to 1:30 p.m. The private school’s curriculum requires students in fifth through eighth grades to attend one religion class per week at the church located on the same campus. These classes will be scheduled exclusively during regular school hours as outlined and will not overlap with the church’s worship services or special events. The church will continue to operate during its normal hours, including weeknights, Sundays, and holidays. As such, the religion classes will remain fully compatible with church operations and will not generate conflicts in scheduling or use of facilities. CUP No. 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) October 27, 2025 Page 4 Traffic and Pick-Up/Drop-Off Operations The school’s current enrollment of 180 students is managed through staggered dismissal times that effectively distribute pick-up activity throughout the afternoon. Standard dismissal occurs at 3:10 p.m. for kindergarten through sixth grades. Early dismissal happens before noon or between 2:00 p.m. and 3:00 p.m. to avoid disrupting nap time for students in pre-kindergarten. Approximately 30 preschool students are picked up during early dismissal. Additionally, about 40 students in after-school programs are picked up between 3:30 p.m. and 5:30 p.m. Operational procedures, including staff-supervised release of students and on-site monitoring by security personnel, ensure that drop-off and pick-up activities remain orderly and efficient. The designated pick-up and drop-off area for pre-kindergarten and kindergarten students is located on the adjacent property at 5305 W. McFadden Avenue (APN: 108-073-16), which is occupied by the Harut Barsamian Armenian Center. As documented in the Focused Traffic Impact Report (Exhibit 7), the church and school campus maintain a shared access agreement with the Armenian Center that allows use of the site for student pick-up and drop-off operations. The shared access agreement optimizes on-site circulation, distributes vehicle activity between two access points, and minimizes queuing along McFadden Avenue. The pick-up and drop-off operations do not interfere with the Armenian Center’s hours of operation, as the center primarily operates during evening hours and weekends when school-related traffic is not present. Pick-up and drop-off for first through sixth grade students occur within the parking lot located directly in front of the existing school building. This configuration allows for grade- level separation of circulation patterns, improves traffic flow within the campus, and reduces the potential for on-street congestion or conflicts with adjacent land uses. The proposed Project requires 110 parking spaces subject to Sections 41-1400 and 41- 1411 of the SAMC for both the school and the church uses. However, the subject site is located within 0.5 mile of four major transit stations. Two stops are located along the east and west side of Euclid Street and the other two stops are located on the north and south side of McFadden Avenue. Therefore, the site qualifies for AB 2097 parking relief, and the proposed 88 parking spaces will not require the need of a variance. The total parking requirement for the combined uses consists of 36 spaces for the existing school and the proposed new school building and 74 spaces for the church. During regular school hours, when the church is not in operation, 48 parking spaces are available on-site, exceeding the number required for school use. Conversely, during church services and events, a total of 88 parking spaces are available, which surpasses the 74 spaces required for the church. As illustrated on the Parking Demand Analysis (Exhibit 8), the parking supply onsite will provide adequate parking to support the existing school and church land uses and the new proposed school building. Project Background In 1982, the Planning Commission approved CUP No. 1982-18 and Variance No. 1982- 20, allowing the construction of a new church building and a private school designed to CUP No. 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) October 27, 2025 Page 5 serve students in kindergarten through ninth grade. The CUP allowed the church and private school uses in the R1 zoning district and the variance allowed the reduction in parking. At the time of construction, the private school facility was designed to accommodate elementary students, serving pre-kindergarten through sixth grade. While CUP No. 1982- 18 allowed the private school use extending through ninth grade, the 17,500-square-foot building did not provide the necessary floor area or capacity to serve students above the sixth grade. Furthermore, the school’s operational program and curriculum were limited to elementary education, and no middle school grades were implemented under the existing CUP. Project Analysis Conditional Use Permit (CUP) requests are governed by Section 41-638 of the Santa Ana Municipal Code (SAMC), and modifications to existing CUPs require a new application under Section 41-649. A CUP may be granted if it can be demonstrated that the proposed project will not adversely impact the community or conflict with the General Plan. Additional analysis supporting these findings is provided in the sections below. The Forty Martyrs Armenian Church Middle School requests a modification to its existing CUP to expand its elementary program (pre-kindergarten through sixth grade) by adding seventh and eighth grades. While the original CUP No. 1982-18 approved educational use up to ninth grade, the existing 17,500-square-foot school building was designed for, and has historically served, only elementary grades. The new building is necessary to accommodate the middle school curriculum. The Project is not intended to substantially increase enrollment. The new facility is designed for a maximum of 32 additional students, with total enrollment expected to grow gradually from approximately 180 to 195 students, primarily by retaining students who would otherwise leave after sixth grade. This modest growth aligns with the existing campus’s capacity and is not anticipated to result in new significant impacts related to noise, traffic, or parking. The Project complies with applicable development standards, including building height and setbacks. Although the SAMC typically requires 110 parking spaces for the combined school and church uses, the site provides 88 spaces. This is permissible pursuant to AB 2097, which prohibits local government agencies from requiring parking minimums for qualifying sites within one-half mile of major transit stops. A parking demand analysis confirmed that the 88 on-site spaces adequately meet operational needs, and the site’s access configuration limits spillover parking into adjacent residential areas. Student Enrollment and Operations The expansion supports continuity for families by allowing students to remain at the school through eighth grade. The school’s staggered recess schedule, with breaks at 10:00–10:20 a.m., 12:00–12:45 p.m., and 12:45–1:30 p.m., will remain in place to limit the number of students outdoors at one time and minimize potential noise impacts. CUP No. 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) October 27, 2025 Page 6 Students in grades five through eight will continue to attend weekly religion classes in the on-site church during regular school hours. These classes will not conflict with church services or create additional operational impacts. Moreover, the school year will continue to operate on the current academic calendar (August through June) with limited summer programming. No new evening or weekend activities are proposed beyond those already in place, ensuring that the expanded program remains consistent with existing operations. Noise and Lighting The Project will not create significant noise or lighting impacts. Outdoor play areas will remain as they are, and no new outdoor facilities are proposed. Staggered recess periods will continue to minimize outdoor activity at any one time. No amplified outdoor sound equipment is proposed, and all activities will continue to comply with the City’s noise ordinance (SAMC Chapter 18). The new building will include standard security lighting for safety. All fixtures will be equipped with dimmer switches. Additionally, the fixtures will be shielded and directed downward to prevent glare or spillover onto adjacent residential properties. The Project will continue to comply with the City’s outdoor lighting standards, ensuring that nighttime illumination is limited to what is necessary for security. Because the expansion involves only a small increase in enrollment and no significant changes to outdoor facilities or lighting, it will not alter the acoustic or visual environment of the surrounding neighborhood. Traffic and Circulation The Project will not result in significant traffic or circulation impacts. A focused traffic study determined that the modest enrollment increase, primarily due to retaining existing students, will not generate substantial additional vehicle trips during peak periods. The school effectively manages circulation through staggered dismissal times, 3:10 p.m. for kindergarten through sixth grade, earlier pick-ups for preschool, and 3:30–5:30 p.m. for after-school programs. Staff-supervised loading zones and on-site security personnel will continue to ensure orderly circulation and pedestrian safety. Compatibility with Surrounding Uses The Project site is surrounded by residential neighborhoods to the north and west, a commercial and cultural center to the east, and other religious and educational facilities to the south. Primary access from McFadden Avenue limits traffic intrusion into nearby residential areas. The proposed two-story building’s contemporary architectural design complements the existing church and school facilities and enhances the overall campus character. Its location at the rear of the property reduces visual impacts on neighboring streets and residences. Overall, the Project is compatible with surrounding institutional and residential uses and will not introduce new adverse impacts related to traffic, noise, or lighting. With compliance with the City’s operational standards and conditions of approval, the Project CUP No. 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) October 27, 2025 Page 7 will continue to support a community-serving use consistent with Santa Ana’s goals for neighborhood cohesion and access to educational resources. General Plan Consistency The new proposed school building will not adversely affect the General Plan, as the granting of the CUP would be consistent with various goals and policies of the General Plan. The approval of the proposed Project will be consistent with the General Plan land use designation of Low Density Residential (LR-7), which is intended to preserve residential neighborhoods. The proposed expansion to the existing private school will contribute to the creation of a complete neighborhood, as intended by the General Plan. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, 3, and 4 of the Land Use (LU) Element as discussed below. Goal LU-1 seeks to provide a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU-1.1 seeks to foster the compatibility between land uses to enhance livability and promote healthy lifestyles. The proposed Project will continue to provide a private school to the surrounding community, without disrupting the existing community. As mentioned above, the church campus is not accessed from any of the surrounding residential communities. Therefore, the proposed school building will maintain the aspect of the neighborhood while providing an added service to the community. Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will continue to provide a school use where the community can gather during hours of operation and/or during special events. Goal LU-3 seeks to preserve and improve the character of existing neighborhoods and districts. Moreover, Policy LU-3.1 supports new development which provides a net community benefit and contributes to neighborhood character and identity. The proposed Project will provide additional square footage to the existing school use and church campus. As mentioned above, the new school building will not disrupt the existing neighborhood. Additionally, the proposed architecture is meant to improve the site’s character and the surrounding community. Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU-4.1, promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. As proposed, the Project will promote a complete neighborhood by providing school uses to the surrounding residential community within the vicinity. The school will act as an added service for the neighboring properties and nearby neighborhoods. CUP No. 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) October 27, 2025 Page 8 Public Notification 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 9. There are no established neighborhood associations in the vicinity as the property is surrounded by industrial and commercial uses within the 1,000-foot radius. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review per Section 15314 (Class 14 – Minor Additions to School). The Class 14 exemption consists of minor additions to existing schools within existing school grounds where the addition does not increase the original student capacity by more than 25 percent or ten classrooms. The proposed school will not increase the student capacity by more than 25 percent and it only proposes to add four classrooms and one laboratory. Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-34, will be filed for this Project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution 2. Vicinity Zoning and Aerial Map 3. Site Photos 4. Site Plan 5. Floor Plan 6. Elevations 7. Focused Traffic Study 8. Parking Demand Analysis 9. Copy of Public Notices Submitted By: Fernanda Arias Hernandez, 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 CONDITIONAL USE PERMIT NO. 1982-18-MOD-1 AS CONDITIONED, MODIFYING CUP NO. 1982-18, TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN AVENUE (APN: 108-073-13) 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. Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (“Applicant”), representing Forty Martyrs Armenian Church (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 1982-18-MOD-1 to facilitate the construction of a new building at 5311 W. McFadden Avenue for a private school that was originally approved under CUP No. 1982-18 and Variance No. 1982-20 (“Project”); B. Pursuant to Santa Ana Municipal Code (“SAMC”) Section 41-232.5(c), a Conditional Use Permit is required for private schools in the Single-Family Residence (R1) zoning district within the City of Santa Ana; C. Pursuant to Section 41-649 of the SAMC, any modification of an approved CUP shall necessitate the refiling of a new application ; D. In 1982, the Planning Commission reviewed and approved CUP No. 1982- 18 and Variance 1982-20 to allow the construction of a new church building and a private school designed to serve students in kind ergarten through ninth grade. At the time of construction, the private school facility was designed to accommodate elementary students, serving pre -kindergarten through sixth grade. While CUP No. 1982-18 allowed the private school use extending through ninth grade, the 17,500-square-foot building did not provide the necessary floor area or capacity to serve students above the sixth grade. Furthermore, the school’s operational program and curriculum were limited to elementary education, and no middle school grades were implemented under the existing CUP; E. On February 9, 2023, the Applicant submitted a Development Project Review (DP) application to the City for the construction of a new two-story, 4,846-square-foot building located at the rear (north) portion of the site. The first floor will include a 274-square-foot lobby, a single-stall restroom, and a 502-square-foot classroom. The second floor will consist of three classrooms measuring 587, 417, and 622 square feet, respectively, and a 709-square-foot laboratory. The construction of the new building will allow the introduction of the new middle school grades (seventh and eighth); Resolution No. 2025-XX Page 2 of 11 F. On August 27, 2025, the Applicant submitted CUP No. 1982-18-MOD-1 requesting approval to facilitate the construction of the new private school building that will serve the middle school grades; G. CUP No. 1982-18-MOD-1 constitutes a modification to the previously approved CUP No. 1982-18 for the purpose of facilitating the construction of a new classroom building to serve the existing private school. This modification supplements, but does not supersede, the original CUP. All conditions and entitlements established under CUP No. 1982 -18 shall remain valid and in full effect, except as specifically amended herein to reflect the scope of the proposed improvements. H. On October 27, 2025, the Planning Commission held a duly noticed public for the Project; I. The Planning Commission determines that the following findings, which must be established in order to grant this CUP pursuant to SAMC Section 41-638, have been established for CUP No. 1982-18-MOD-1 to allow a new private school building within the R1 zoning district as follows: 1. That the proposed use will provide a service or facility which will contribute to the general well-being of the neighborhood or the community. The proposed Project will provide a new two-story private school building to accommodate middle school students (seventh and eighth grades) within the existing Forty Martyrs Armenian Church campus. This expansion will allow students who are already enrolled at the school to continue their education through the eighth grade without the need to transfer to another institution. By retaining students and extending the academic program, the Project will enhance educational continuity for families, reduce the need for additional school commuting outside the neighborhood, and strengthen the long-term stability of the school community. As such, the proposed use will provide a valuable educational service and contribute positively to the general well-being of the surrounding neighborhood and the broader Santa Ana community. 2. That the proposed use under the circumstances of the particular case will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed middle school building will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The Project is located within an existing church and school campus that has historically operated as an educational facility. The proposed expansion is modest in Resolution No. 2025-XX Page 3 of 11 scale, limited to four classrooms and one laboratory with a maximum capacity of 32 students, and is intended primarily to retain existing students rather than generate substantial new enrollment. Traffic, parking demand, and noise levels are expected to remain consistent with current operations, as dismissal times are already staggered and closely managed by staff to ensure orderly circulation. In addition, playground and campus activities are existing uses that will continue to comply with the City’s noise ordinance and will be buffered by setbacks, perimeter walls, and landscaping. Accordingly, the Project will operate safely within the site’s capacity and will not create adverse impacts to surrounding residences or businesses. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the present economic stability or future economic development of surrounding properties. The Project is located within an established church and school campus that has operated for decades without creating negative economic impacts on nearby residential or commercial uses. The expansion is limited in scope, designed to accommodate existing students as they progress into the middle school grade levels, and will not substantially increase overall enrollment. As such, no new burdens on parking, traffic circulation, or neighborhood infrastructure are anticipated. The Project is expected to support neighborhood vitality and complement surrounding land uses by maintaining a stable student population and providing a long-term educational resource within the community. Therefore, the proposed use will not detract from the economic stability and development potential of the area. 4. That the proposed use shall comply with the regulations and conditions specified in Chapter 41 for such use. The proposed use will comply with all applicable regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code for schools located within the R1 zoning district. The Project has been designed to conform with development standards, including building height, setbacks, and site access requirements. Although the site provides 88 on-site parking spaces, fewer than the 110 spaces otherwise required, the Project qualifies for parking relief under Assembly Bill (AB) No. 2097 due to its proximity to a major transit corridor, and therefore remains compliant with state and local regulations. Furthermore, conditions of approval will Resolution No. 2025-XX Page 4 of 11 ensure continued compliance with operational standards related to traffic circulation, noise, and safety. Accordingly, the proposed use satisfies all applicable zoning code requirements and conditions for approval. 5. That the proposed use will not adversely affect the General Plan or any specific plan of the City. The new proposed school building will continue to complete the residential neighborhood as intended by the General Plan. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, 3, and 4 of the Land Use (LU) Element as discussed below. Goal LU-1 seeks to provide a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU-1.1 seeks to foster the compatibility between land uses to enhance livability and promote healthy lifestyles. The proposed Project will continue to provide a private school to the surrounding community, without disrupting the existing community. The church campus is not accessed from any of the surrounding residential communities. Therefore, the proposed school building will maintain the aspect of the neighborhood while providing an added service to the community. Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will continue to provide a school use where the community can gather during hours of operation and/or during special events. Goal LU-3 seeks to preserve and improve the character of existing neighborhoods and districts. Moreover, Policy LU-3.1 supports new development which provides a net community benefit and contributes to neighborhood character and identity. The proposed Project will provide additional square footage to the existing school use and church campus. As mentioned above, the new school building will not disrupt the existing neighborhood. Additionally, the proposed architecture is meant to improve the site’s character and the surrounding community. Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU-4.1, promotes complete neighborhoods by encouraging a Resolution No. 2025-XX Page 5 of 11 mix of complementary uses, community services, and people places within a walkable area. As proposed, the Project will promote a complete neighborhood by providing school uses to the surrounding residential community within the vicinity. The school will act as an added service for the neighbor ing properties and nearby neighborhoods. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review per Section 15314 (Class 14 – Minor Additions to School). The Class 14 exemption consists of minor additions to existing schools within existing school ground s where the addition does not increase the original student capacity by more than 25 percent or ten classrooms. The proposed school will not increase the student capacity by more than 25 percent and it only proposes to add four classrooms and one laboratory. Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-34, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 1982-18-MOD-1, as conditioned in Exhibit A, attached hereto and incorporated herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to, the Request for Planning Commission Action dated October 27, 2025, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. Resolution No. 2025-XX Page 6 of 11 ADOPTED this 27th day of October 2025 by the following vote. Isuri S. Ramos Chairperson APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Resolution No. 2025-XX Page 7 of 11 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Gema Zapien, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on October 27, 2025. Date: ________________ ____________________________________ Gema Zapien Recording Secretary City of Santa Ana Resolution No. 2025-XX Page 8 of 11 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 1982-18-MOD-1 Conditional Use Permit No. 1982-18-MOD-1 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. Except as otherwise provided, the Applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this Conditional Use Permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of this Conditional Use Permit. 1. All proposed site and building improvements must conform to any required plan check and permit requirements of the City and any other partner or contracted regulatory agencies. 2. Any proposed amendment to this CUP must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Conditional Use Permit must be amended. 3. Prior to the issuance of any building permits, the Applicant shall submit a landscape and irrigation plan for the entire site to the Planning Division for review and approval. The landscape and irrigation shall comply with the zoning district's landscape standards, the Water Efficient Landscape Ordinance (WEL O), and the Citywide Design Guidelines. 4. All landscaping shall be installed per the approved landscape and irrigation plan. In addition, all landscaping shall be evergreen, be required to be maintained throughout the lifetime of the CUP, and shall be required to be maintained in a healthy manner. Moreover, any unhealthy or dead landscaping shall be required to be removed and replaced in-kind. 5. The total enrollment of the private school shall not exceed 195 students at any time, including the expansion of seventh and eighth grades. This cap reflects the operational assumptions analyzed for this Conditional Use Permit. Any proposal to increase enrollment beyond this number shall require an amendment to this Conditional Use Permit. 6. All outdoor play and recreation activities, including recess and physical education, shall be conducted only within the designated existing outdoor play areas as shown on the approved site plan. All such activities shall comply at all times with the City’s Noise Ordinance (SAMC 18). The use of outdoor amplified sound equipment is prohibited unless specifically authorized by the Planning Division through a subsequent discretionary approval. Resolution No. 2025-XX Page 9 of 11 7. Prior to issuance of any building permits, the Applicant shall submit a parking management plan (PMP) to the Planning Division for review, which must be approved prior to issuance of a certificate of occupancy. The PMP shall detail management strategies for special events to minimize potential parking and circulation impacts onto surrounding properties and City roadways. 8. The private school’s dismissal times must remain staggered and a dismissal schedule shall be submitted to the Planning Division for review and approval. Dismissal time for students in kindergarten through sixth grade shall begin at 3:10 p.m., and after-school programs shall be dismissed between 3:30 p.m. and 5:30 p.m. 9. The Parking Management Plan (PMP), as approved by the Planning Division, shall be implemented at all times. The PMP shall be kept on site and made available to City staff upon request. If the City receives substantiated complaints related to parking or circulation, the Planning Manager may require the Applicant to update and re-submit the PMP for review and approval to ensure continued compliance. 10. Violations of the Conditional Use Permit as contained in Section 41-647.5 of the Santa Ana Municipal Code will be grounds for permit suspension and/or revocation as described in Section 41-651 of the Santa Ana Municipal Code. 11. The Applicant shall post in a conspicuous location at the entry to the building the contact information for the responsible onsite manager, including full name, phone number, and emergency or backup phone number, in case of noise and related operational complaints. 12. Site illumination levels must remain in compliance with Section 8 -211 (Special Commercial Building Provisions) of the Santa Ana Municipal Code at all times. A lighting plan illustrating that all fixtures will be equipped with dimmer switches and all fixtures will be shielded and directed downward to prevent glare or spillover onto adjacent residential properties must be submitted to the Planning Division for review and approval prior to the issuance of Building permits. 13. Site exterior noise levels must remain in compliance with Section 18 -312 (Exterior Noise Standards) of the Santa Ana Municipal Code at all times. 14. At any time that vehicle stacking extends beyond the entrance to the site, the owner/operator shall provide field staff as reasonably required to expedite/facilitate site circulation, assist with onsite parking, and prevent vehicles from blocking onsite parking spaces, drive aisles, sidewalks and bicycle lanes, and/or queuing onto public roadways. A stacking plan illustrating vehicle stacking management in parking areas shall be reviewed and approved by Planning Staff and shall be posted and maintained onsite. 15. Copies of all required entitlements shall be kept at the site at all times and be made available to any City official upon request. Resolution No. 2025-XX Page 10 of 11 16. 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 loca ted thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance Agreement. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed Agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The Agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing , etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Agreement and both shall be jointly and severally liable for compliance with its terms; f. The Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, Resolution No. 2025-XX Page 11 of 11 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 maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City; and h. The execution and recordation of the Agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement. Conditional Use Permit No. 1982-18-MOD-1 5311 W. McFadden Avenue Exhibit 2 - Vicinity Map and Aerial View © 2025 LightBox. All rights reserved. 400 feet Exhibit 3 – Site Photos Conditional Use Permit No. 1982-18-MOD-1 5311 W. McFadden Avenue 84-EV80-EV81-EV82-EV83-EV7475766869707172734950525154555653575859606163646667626577787932456781EXISTING CHURCH BUILDINGADJACENT BUILDING - NOT IN SCOPEADJACENT BUILDING - NOT IN SCOPEADJACENT BUILDING - NOT IN SCOPE9101112EXISTINGROOFEDTRASHENCLOSURE25262729323334363738394042432835414744454648232430311516171819202221ZERO LOT LINEZERO LOT LINEEXIT DISCHARGE LANE(20' MIN.)EXIT DISCHARGE LANE(20' MIN.)RECYCLINGTRASHFOOD WASTE1314DROP-OFF/PICK-UPDROP-OFF/PICK-UPDROP-OFF/PICK-UPDROP-OFF/PICK-UPDROP-OFF/PICK-UPDROP-OFF/PICK-UPDROP-OFF/PICK-UPDROP-OFF/PICK-UPPARKING TABULATIONEXISTING CHURCH / ELEMENTARY SCHOOL= CUP NO. 82-1VARIANCE NO. 82-2082 PARKING SPACES REQUIREDEXISTING NON-PERMITTED MULTI-PURPOSE ROOMAND STORAGE (619 S.F.) SEC. 41-1420 (a) = 4 PARKING SPACES REQUIREDNEW ELEMENTARY SCHOOL CLASSROOM BUILDING = 4,880 S.F.SEC 41-1400 ELEMENTARY SCHOOL =1.5 PARKING SPACES PER EACH CLASSROOM (5 CLASSROOMS)8 SPACES REQUIREDTOTAL = 94 SPACES REQUIRED (4 SPACES TOTAL TO BE ADA)86 SPACES PROVIDED11% SHORT ON PARKING(EV CHARGING SPACES REQUIRED (Table 5.106.5.3.3)5 EV SPACES REQUIRED / 5 PROVIDED)CITY OF SANTA ANA APPROVED TOTAL OCCUPANCY OF CHURCH BUILDING = 320K E Y N O T E S - S I T E P L A NG E N E R A L S I T E P L A N N O T E SL E G E N DLEGENDNOTESKEYNOTESA1.1SITE PLANDRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No. DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 53 11 WEST MCFAD DEN AVEN UE S A N T A A N A , C A 9 2 7 0 410 June 2025S I T E P L A N - N E W E D U C A T I O N B U I L D I N GExhibit 4 - Site Plan LOBBYCLASSROOMUPELEV.RESTROOMSTORAGEFIRST FLOOR = 1,154 S.F.SECOND FLOOR = 3,669 S.F.TOTAL = 4,823 S.F.UPFIRST FLOOR PLANA2.1DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No. DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 53 11 WEST MCFAD DEN AVENU E S A N T A A N A , C A 9 2 7 0 410 June 2025F I R S T F L O O R P L A N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"Exhibit 5 - Floor Plan CLASSROOMCLASSROOMGIRLSRESTROOMBOYSRESTROOMELEV.DN.LABORATORYCLASSROOMCLASSROOMFIRST FLOOR = 1,154 S.F.SECOND FLOOR = 3,669 S.F.TOTAL = 4,823 S.F.SKYLIGHTABOVEDN.SECOND FLOOR PLANA2.2DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025S E C O N D F L O O R P L A N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0" FORTY MARTYRS ARMENIAN CHURCH MIDDLE SCHOOLFORTY MARTYRS ARMENIAN CHURCH MIDDLE SCHOOLEXTERIOR ELEVATIONSA5.0DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No. DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 53 11 WEST MCFAD DEN AVENU E S A N T A A N A , C A 9 2 7 0 410 June 2025S O U T H E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"W E S T E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"F I N I S H S C H E D U L EExhibit 6 - Elevations LEGENDNOTESKEYNOTESEXTERIOR ELEVATIONSA5.1DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025N O R T H E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"E A S T E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"F I N I S H S C H E D U L E FOCUSED TRAFFIC IMPACT STUDY Forty Martyrs Armenian Church Middle School 5311 West McFadden Avenue In the City of Santa Ana Date: March 17, 2025 Prepared For: Forty Martyrs Armenian Church Middle School 5311 West McFadden Ave Santa Ana, CA 92704 Prepared By: K2 Traffic Engineering, Inc. 1442 Irvine Blvd, Suite 210 Tustin, CA 92780 (714) 832-2116 Exhibit 7 TABLE OF CONTENTS EXECUTIVE SUMMARY ................................................................................................ 2 INTRODUCTION ............................................................................................................. 4 STUDY SCENARIOS ...................................................................................................... 8 EXISTING CONDITIONS ................................................................................................ 9 TRIP GENERATION ..................................................................................................... 12 TRIP DISTRIBUTION .................................................................................................... 13 TRAFFIC ASSIGNMENT .............................................................................................. 13 EXISTING CONDITIONS PLUS PROJECT .................................................................. 16 PRE-PROJECT COMPLETION .................................................................................... 18 POST-PROJECT COMPLETION.................................................................................. 20 THRESHOLD OF SIGNIFICANT IMPACT ................................................................... 22 LEFT-TURN QUEUE ANALYSIS ................................................................................. 23 CURRENT DROP-OFF AND PICK-UP OPERATIONS (PK-6) .................................... 24 PROPOSED DROP-OFF AND PICK-UP FOR MIDDLE SCHOOL .............................. 25 SITE ACCESS .............................................................................................................. 26 ON-SITE CIRCULATION .............................................................................................. 26 LIST OF EXHIBITS Exhibit 1. Vicinity Map 5 Exhibit 2. Site Plan 6 Exhibit 3. Floor Plan 7 Exhibit 4. Existing Lane Configurations and Traffic Volumes 11 Exhibit 5. Trip Distribution 14 Exhibit 6. Trip Assignment 15 Exhibit 7. Existing plus Project Traffic 17 Exhibit 8. Pre-Project Completion (2026) Traffic Volumes 19 Exhibit 9. Post-Project Completion Traffic Volumes 21 Exhibit 10. Pick-Up and Drop-Off Area Map 25 LIST OF TABLE Table 1. LOS Definition – Signalized Intersections (ICU Analysis) 8 Table 2. LOS Definition - Roadway Segment 8 Table 3. Existing Conditions – ICU Analysis 9 Table 4. Existing Conditions – Roadway Segment Analysis 10 Table 5. Trip Generation Rate 12 Table 6. Project Trip Generation 12 Table 7. Existing Conditions Plus Project – ICU Analysis 16 Table 8. Existing Conditions Plus Project – Roadway Segment Analysis 16 Table 9. Pre-Project Completion (2026) Conditions – ICU Analysis 18 Table 10. Pre-Project Completion (2026) Conditions – Roadway Segment Analysis 18 Table 11. Post-Project Completion (2026) Conditions – ICU Analysis 20 Table 12. Post-Project Completion (2026) Conditions – Roadway Segment Analysis 20 Table 13. Project Impact Analysis – Existing Conditions 22 Table 14. Project Impact Analysis – Opening Year (2026) 22 Table 15. Queue Analysis – Existing Conditions 23 Table 16. Queue Analysis – Year 2026 After Project Completion 23 Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 1 Focused Traffic Impact Study Forty Martyrs Armenian Church Middle School 5311 West McFadden Ave, Santa Ana Prepared under the supervision of Jende Kay Hsu, P.E., T. E. Lic. # T2285 Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 2 EXECUTIVE SUMMARY Forty Martyrs Armenian Apostolic Church is an existing religious facility located at 5311 West McFadden Avenue in the City of Santa Ana. The project site currently consists of a church building of 5,500 square feet and an educational building of 17,500 square feet for Ari Guiragos Minassian School (PK-6), which is a subsidiary of the church. The church is seeking city’s approval to construct a two-story educational building of 4,846 square feet for classrooms and laboratory of the proposed middle school (Grade 7 & 8). The proposed building will accommodate 7th and 8th grade students with a maximum capacity of 32 students. Consistent with the existing Ari Guiragos Minassian School (PK-6), the proposed Middle School will open Monday through Friday, and will be closed on weekends. The project is expected to generate 21 trips in the AM peak hour, including 11 inbound and 10 outbound trips, 5 trips in the PM peak hour, including 2 inbound and 3 outbound trips, and 67 daily trips. The project does not have a significant traffic impact and mitigation measure is not required. The intersection of McFadden Avenue and Euclid Street will maintain LOS "D" or better for weekday AM and PM peak hours in each study scenario. Therefore, mitigation measure is not required. The project site provides two existing access driveways on McFadden Avenue. The west driveway provides ingress and egress access to and from both directions. The east driveway allows egress traffic only. Both driveways are expected to operate at acceptable level of services for the project opening year plus project conditions. It is necessary that the height of shrubs, planting, and other visual obstructions be limited to a maximum height of thirty inches to maintain sufficient corner sight distance at the driveways. Student drop-off and pick-up times are staggered and monitored by school staff and security staff. In addition, arrangements are made with the adjacent Harut Barsamian Armenian Center to divert preschool drop-off and pick-up in its parking lot. Drop-off and Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 3 pick-up activities are monitored by school staff and security staff, and the operations have been well organized and efficient. The project is expected to have no or minimal impact for drop-off and pick-up activities. On-site circulation appears efficient and safe without unnecessary bottlenecks. In general, the likelihoods of on-site congestion and traffic queue are low. The site plan is subject to review and approval by the Fire Department, Planning Department and Traffic Engineer. The project is screened out from VMT assessment. The project can be assumed to have no or less than significant VMT impact. Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 4 INTRODUCTION Forty Martyrs Armenian Apostolic Church is an existing religious facility located at 5311 West McFadden Avenue in the City of Santa Ana. The site is situated on McFadden Avenue approximately 250 feet west of Euclid Street. The project site currently consists of a church building of 5,500 square feet and an educational building of 17,500 square feet for Ari Guiragos Minassian School (PK-6), which is a subsidiary of the church. Vicinity map is shown in Exhibit 1. The existing site plan is shown in Exhibit 2. The church is seeking city’s approval to construct a two-story educational building of 4,846 square feet. This new building will provide three classrooms and a multipurpose room with intended uses such as study room, computer lab, and/or library. The proposed floor plans are shown in Exhibit 3. Only two of these classrooms will be used by the proposed middle school for Grades 7 & 8 with a maximum occupancy of 16 students in each classroom. The third classroom will be used by the existing Ari Guiragos Minassian School for PK-6th grades. Consistent with the existing Ari Guiragos Minassian School (PK-6), the proposed Middle School will open Monday through Friday, and will be closed on weekends. The purpose of this study is to provide an evaluation of the traffic impact for the proposed educational building. PROJECT SITE EXHIBIT 1. VICINITY MAP No Scale NORTH No Scale K2 Traffic Engineering, Inc. 84-EV80-EV81-EV82-EV83-EV7475766869707172734950525154555653575859606163646667626577787932456781EXISTING CHURCH BUILDINGADJACENT BUILDING - NOT IN SCOPEADJACENT BUILDING - NOT IN SCOPEADJACENT BUILDING - NOT IN SCOPE9101112EXISTINGROOFEDTRASHENCLOSURE25262729323334363738394042432835414744454648232430311516171819202221ZERO LOT LINEZERO LOT LINEEXIT DISCHARGE LANE(20' MIN.)EXIT DISCHARGE LANE(20' MIN.)RECYCLINGTRASHFOOD WASTE1314DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, ANDARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.IssuanceDateDescriptionRevisionDate No. DescriptionStamp and SignatureSheet TitleProject No.: Sheet No.:Print Date:ArchitectProject Name and LocationConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTAANA,CA9270412 July 2024EXHIBIT 2. SITE PLANPROPOSED TWO-STORYEDUCATIONAL BUILDING LOBBYCLASSROOMUPELEV.RESTROOMSTORAGECLASSROOMCLASSROOMGIRLSRESTROOMBOYSRESTROOMELEV.DN.LABORATORYCLASSROOMCLASSROOMSKYLIGHTABOVEDRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.IssuanceDateDescriptionRevisionDate No. DescriptionStamp and SignatureSheet TitleProject No.: Sheet No.:Print Date:ArchitectProject Name and LocationConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 9270412 July 2024EXHIBIT 3. FLOOR PLANS Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 8 STUDY SCENARIOS In accordance with the scoping agreement, this study includes the following study scenarios: i. Existing Conditions ii. Existing Conditions with Project iii. Future Traffic (2026) without Project iv. Future Traffic (2026) with Project In this study, two methodologies have been used to perform the traffic analysis and determine the level of service (LOS). Consistent with Orange County Congestion Management Program, Intersection Capacity Utilization (ICU) method is the technique used to assess the operation of signalized intersections. The studied intersection is McFadden Avenue and Euclid Street, and traffic data collection and LOS analysis for this signalized intersection are also included. Table 1 provides the definition for LOS associated with values of volume-to-capacity ratios (V/C). Table 1. LOS Definition – Signalized Intersections (ICU Analysis) LOS V/C Ratio A 0.00 – 0.60 B 0.61 – 0.70 C 0.71 – 0.80 D 0.81 – 0.90 E 0.91- 1.00 F > 1.00 Average Daily Traffic (ADT) analysis has been used to assess the operation of roadway segment. Table 2 provides the LOS definition for McFadden Avenue at the site frontage. Table 2. LOS Definition - Roadway Segment Roadway Classification Configuration A B C D E F McFadden Ave Secondary Arterial 4 Lanes Undivided 15,000 17,500 20,000 22,500 25,000 >25,000 Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 9 EXISTING CONDITIONS Project site is situated at 5311 West McFadden Avenue, approximately 250 feet west of Euclid Street. McFadden Avenue is a four-lane undivided secondary arterial with a two- way-left-turn lane at the site frontage. The posted speed limit is 40 mph in the project vicinity. Euclid Street is a major arterial with two northbound lanes and three southbound lanes and left-turn lanes at major intersections. The intersection of McFadden Avenue and Euclid Street is controlled by traffic signals. The posted speed limit is 40 mph in the project vicinity. Traffic counts of AM and PM peak hour turning movements were collected on Wednesday, January 22, 2025. Traffic volumes and lane configurations at the study intersection are shown in Exhibit 4. Complete traffic data can be found in Appendix A. Table 3 summarizes the results of LOS analysis using ICU methodology. As shown, the study intersection currently operates at LOS "D" or better in the AM and PM peak hours. The analysis worksheets can be found in Appendix B. Table 3. Existing Conditions – ICU Analysis Intersection AM Peak Hour PM Peak Hour LOS V/C LOS V/C McFadden Ave at Euclid St C 0.790 D 0.821 Average Daily Traffic (ADT) on McFadden Avenue is estimated ten times the traffic volumes at the site frontage in the AM peak hour. Table 4 summarizes the results of LOS analysis based on existing roadway segment ADT analysis. As shown, the segment of McFadden Avenue at site frontage is currently operating at LOS "A". Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 10 Table 4. Existing Conditions – Roadway Segment Analysis Roadway Classification ADT LOS McFadden Ave Secondary Arterial 14,590 A Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 12 TRIP GENERATION Passenger vehicle trips are estimated using the rates and methodologies outlined in "Trip Generation", 11th Edition, published by the Institute of Transportation Engineers (ITE). Applicable trip generation rates are shown in Table 5. Table 5. Trip Generation Rate LAND USE (ITE CODE) DAILY AM PEAK HOUR PM PEAK HOUR UNIT RATE IN OUT RATE IN OUT Middle School (522) Students 2.10 0.67 54% 46% 0.15 48% 52% The project is expected to generate 21 trips in the AM peak hour, including 11 inbound and 10 outbound trips, 5 trips in the PM peak hour, including 2 inbound and 3 outbound trips, and 67 daily trips. The projected trips associated with the project are provided in Table 6. Table 6. Project Trip Generation LAND USE (ITE CODE) DAILY AM PEAK HOUR PM PEAK HOUR Quantity TOTAL IN OUT TOTAL IN OUT Middle School (522) 32 Students 67 21 11 10 5 2 3 Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 13 TRIP DISTRIBUTION Trip distribution represents the directional orientation of traffic to and from the proposed project. Directional orientation is largely influenced by the geographical location of the site, among many other factors. The trip distribution pattern for the project is illustrated on Exhibit 5. TRAFFIC ASSIGNMENT The traffic assignment to and from the site has been based upon the results of trip generation, trip distribution, and access layouts. Exhibit 6 illustrates the traffic assignment of the proposed project. EXHIBIT 5. TRIP DISTRIBUTION 20% Project Site 40%Dwy "A" Dwy "B"20% 20% 60% 20%20% 20% McFadden Ave 40% 60%20% 20%20% 20% 20% Legend:uclid StInbound Trips NORTH Outbound Trips Directional Distribution NOT TO SCALE Study Intersection EuK2 Traffic Engineering, Inc. Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 16 EXISTING CONDITIONS PLUS PROJECT Traffic volumes of the existing condition plus project traffic are shown in Exhibit 7. Table 7 summarizes the results of LOS analysis using ICU methodology. As shown, the studied intersection will maintain level of service "D" or better for the existing conditions plus project in the AM and PM peak hours. Table 7. Existing Conditions Plus Project – ICU Analysis Intersection AM Peak Hour PM Peak Hour LOS V/C LOS V/C McFadden Ave at Euclid St C 0.792 D 0.821 Table 8 summarizes the results of LOS analysis based on roadway segment ADT analysis. As shown, the segment of McFadden Avenue at site frontage will maintain operating at LOS "A" under existing conditions plus project scenario. Table 8. Existing Conditions Plus Project – Roadway Segment Analysis Roadway Classification ADT LOS McFadden Ave Secondary Arterial 14,637 A Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 18 PRE-PROJECT COMPLETION Traffic conditions prior to completion of the proposed development is estimated by applying an annual growth rate of one percent (1%) over existing traffic counts for the opening year 2026 conditions. Traffic volumes for the pre-project completion are illustrated in Exhibit 8. The LOS using ICU methodology and intersection V/C ratios are shown in Table 9. A shown, the study intersection remains operating at LOS D or better for the project opening year in the AM and PM peak hours. The analysis worksheets can be found in Appendix "B". Table 9. Pre-Project Completion (2026) Conditions – ICU Analysis Intersection AM Peak Hour PM Peak Hour LOS V/C LOS V/C McFadden Ave at Euclid St C 0.797 D 0.827 Table 10 summarizes the results of LOS analysis based on roadway segment ADT analysis. As shown, McFadden Avenue at the site frontage will maintain operating at LOS "A" for the project opening year 2026. Table 10. Pre-Project Completion (2026) Conditions – Roadway Segment Analysis Roadway Classification ADT LOS McFadden Ave Secondary Arterial 14,736 A Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 20 POST-PROJECT COMPLETION Traffic volumes for project opening year 2026 plus project traffic are illustrated in Exhibit 9. The LOS using ICU methodology and intersection V/C ratios are shown in Table 11. The studied intersection will remain LOS D or better for Sunday midday peak hour and for weekday AM and PM peak hours. Table 11. Post-Project Completion (2026) Conditions – ICU Analysis Intersection AM Peak Hour PM Peak Hour LOS V/C LOS V/C McFadden Ave at Euclid St C 0.799 D 0.828 Table 12 summarizes the results of LOS analysis based on roadway segment ADT analysis. As shown, McFadden Avenue at the site frontage will maintain operating at LOS "A" under project opening year plus project scenario. Table 12. Post-Project Completion (2026) Conditions – Roadway Segment Analysis Roadway Classification ADT LOS McFadden Ave Secondary Arterial 14,480 A Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 22 THRESHOLD OF SIGNIFICANT IMPACT Consistent with 2017 Orange County Congestion Management Plan, the City of Santa Ana adopted LOS “D” as the maximum threshold of significance at all intersections. Based on existing conditions, the traffic impacts of the proposed project are shown in Table 13. The study intersection is expected to maintain LOS “D” or better for both AM and PM peak hours, with and without proposed project. The project does not have significant traffic impacts, and mitigation measure is, therefore, not required. Table 13. Project Impact Analysis – Existing Conditions W/O Project With Project Study Intersection: McFadden Ave at Euclid St LOS V/C LOS V/C V/C Change Acceptable LOS Significant Impact AM Peak Hour C 0.790 D 0.792 0.002 Yes No PM Peak Hour D 0.821 D 0.821 - Yes No The traffic impacts of the proposed project for opening year are shown in Table 14. The study intersection is expected to maintain LOS “D” or better for both AM and PM peak hours in the project opening year, with and without the proposed project. Based on the threshold shown above, the project does not have a significant traffic impact. Mitigation measure is, therefore, not required. Table 14. Project Impact Analysis – Opening Year (2026) W/O Project With Project Study Intersection: McFadden Ave at Euclid St LOS V/C LOS V/C V/C Change Acceptable LOS Significant Impact AM Peak Hour C 0.797 C 0.799 0.002 Yes No PM Peak Hour D 0.827 D 0.828 0.001 Yes No Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 23 LEFT-TURN QUEUE ANALYSIS The adequacy of left turn lanes at the intersection of McFadden Avenue and Euclid Street are evaluated in this section. Based on existing conditions, the pocket lengths for northbound left turns and southbound left turns are insufficient for the 95th percentile queue. The results of queue analysis are shown in Table 15. The details of queue analysis can be found in Appendix C. Table 15. Queue Analysis – Existing Conditions Current 95th Percentile Queue (Ft) Intersection Turn Movement Pocket Length (Ft) AM Peak PM Peak Exceeds Capacity McFadden Ave at Euclid St EBL 145 68 77 No WBL 145 61 51 No NBL 105 144 178 Yes SBL 100 141 157 Yes After the completion of the project in year 2026, pocket lengths for northbound left turns and southbound left turns remain insufficient for the 95th percentile queue, as shown in Table 16. Table 16. Queue Analysis – Year 2026 After Project Completion Current 95th Percentile Queue (Ft) Intersection Turn Movement Pocket Length (Ft) AM Peak PM Peak Exceeds Capacity McFadden Ave at Euclid St EBL 145 69 80 No WBL 145 61 51 No NBL 105 148 182 Yes SBL 100 142 161 Yes Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 24 The study found that the 95th percentile queue for left turns on Euclid Street at McFadden Avenue have exceeded the pocket length. However, the existing two-way- left-turn lanes on Euclid Street have essentially provided additional space to accommodate the extended queues. Therefore, mitigation measure is not required. CURRENT DROP-OFF AND PICK-UP OPERATIONS (PK-6) The parking lot of the adjacent Harut Barsamian Armenian Center (HBAC) has always been used for preschool drop-off and pick-up activities. The proof of authorization from HBAC is shown in Appendix D. The school/church parking lot are used by all other students (K-6) for drop-off and pick-up, as shown in Exhibit 10. Drop-off and pick-up activities for Ari Guiragos Minassian School (PK-6) students take place between 7:45 AM and 8:00 AM. The gate at the school opens at 8:00 AM and Morning Prayer Assembly begins at 8:15 AM. PK-6 students arriving after 8:20 AM are considered tardy entry and enter though administrative offices. The existing elementary school (PK-6) currently enrolls a total of 184 students with various pick-up times: Standard dismissal times are 3:10 PM for K-6th students and 3:15 PM for preschool students (in different areas as discussed earlier). Early pick-up for about 30 preschool kids normally takes place before 12:00 PM and between 2:00 PM and 3:00 PM. Late pick-up for about 40 students enrolled in the after-school programs of sports and enrichment activities occurs between 3:30 PM and 5:30 PM. During dismissal periods, all students are required to wait in the classroom until called by staff via walkie-talkie upon parent’s arrival. Drop-off and pick-up activities are monitored by school staff and security staff, and the operations have been well organized and efficient. EXHIBIT 10. PICK-UP & DROP-OFF MAP Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focused Traffic Impact Study K2 Traffic Engineering, Inc. 26 PROPOSED DROP-OFF AND PICK-UP FOR MIDDLE SCHOOL Consistent with the existing school for PK-6, the proposed middle school will be open on weekdays only with no concurrent church activity. After project completion, the proposed middle school expects to enroll up to ten students in 7th grade only in the first school year. Total enrollment may gradually increase up to twenty students in both 7th and 8th grades combined in the following years. The maximum capacity of the proposed middle school is 32 students. The proposed middle school will enroll four (4) staff members/teachers. Drop-off for middle school students would take place between 8:20 AM and 8:30 AM. As the drop-off time is staggered from all other students, it is reasonably expected that similar order and efficiency can be maintained for middle school students. If necessary, staggered arrival times may be further adjusted to ensure orderly traffic. The project is expected to have no or minimal impact for drop-off and pick-up activities. SITE ACCESS The project site maintains two existing access driveways on McFadden Avenue. The west driveway provides ingress and egress access in both directions. The east driveway allows egress traffic only. Site access has been operating for years without issue. It is necessary that the height of shrubs, planting, and other visual obstructions be limited to a maximum height of thirty inches to maintain sufficient corner sight distance at the driveways. ON-SITE CIRCULATION On-site circulation appears efficient and safe without unnecessary bottlenecks. In general, the likelihoods of on-site congestion and traffic queue are low. The site plan is subject to review and approval by the Fire Department, Planning Department and Traffic Engineer. APPENDIX A TURNING MOVEMENT COUNT DATA DATE:LOCATION: PROJECT #:SC5141 Wed, Jan 22, 25 NORTH & SOUTH: LOCATION #:1 EAST & WEST: CONTROL:SIGNAL NOTES:AM ▲ PM N MD ◄ W E ► OTHER S OTHER ▼ NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES:120 1 3012012 0 7:00 AM 23 160 31 25 338 7 22 55 28 9 39 28 765 7:15 AM 12 149 13 37 415 20 30 78 36 23 94 27 934 7:30 AM 18 262 18 22 526 47 28 79 51 30 99 23 1,203 7:45 AM 43 247 28 34 448 43 39 105 64 43 111 36 1,241 8:00 AM 38 221 22 38 413 64 36 86 54 35 114 48 1,169 8:15 AM 25 231 19 27 497 41 40 95 61 19 78 21 1,154 8:30 AM 28 249 21 25 393 56 51 100 51 15 100 30 1,119 8:45 AM 26 210 23 31 339 49 46 70 55 26 113 20 1,008 VOLUMES 213 1,729 175 239 3,369 327 292 668 400 200 748 233 8,594 APPROACH % 10% 82% 8% 6% 86% 8% 21% 49% 29% 17% 63% 20% APP/DEPART 2,117 /2,255 3,936 /3,969 1,360 /1,082 1,181 /1,288 0 BEGIN PEAK HR VOLUMES 124 961 87 121 1,884 195 143 365 230 127 402 128 4,767 APPROACH % 11% 82% 7% 6% 86% 9% 19% 49% 31% 19% 61% 19% PEAK HR FACTOR 0.921 0.924 0.887 0.834 0.960 APP/DEPART 1,172 /1,232 2,200 /2,241 738 /573 657 /721 0 4:00 PM 41 352 21 33 271 44 53 121 35 19 110 43 1,143 4:15 PM 45 367 16 28 243 44 42 116 39 30 105 31 1,106 4:30 PM 28 318 18 37 266 34 42 104 39 23 103 37 1,049 4:45 PM 34 386 13 38 277 47 41 85 37 16 88 42 1,104 5:00 PM 40 324 23 32 268 37 38 88 62 30 124 35 1,101 5:15 PM 39 402 18 35 305 51 39 104 55 32 108 40 1,228 5:30 PM 42 326 23 32 243 44 52 115 44 26 121 50 1,118 5:45 PM 35 378 18 40 282 49 42 94 33 13 87 24 1,095 VOLUMES 304 2,853 150 275 2,155 350 349 827 344 189 846 302 8,944 APPROACH % 9% 86% 5% 10% 78% 13% 23% 54% 23% 14% 63% 23% APP/DEPART 3,307 /3,504 2,780 /2,688 1,520 /1,252 1,337 /1,500 0 BEGIN PEAK HR VOLUMES 155 1,438 77 137 1,093 179 170 392 198 104 441 167 4,551 APPROACH % 9% 86% 5% 10% 78% 13% 22% 52% 26% 15% 62% 23% PEAK HR FACTOR 0.910 0.901 0.900 0.904 0.927 APP/DEPART 1,670 /1,775 1,409 /1,395 760 /606 712 /775 0 S Euclid St NORTH LEG W McFadden Ave WEST LEG EAST LEG W McFadden Ave SOUTH LEG S Euclid StAM7:30 AM PM4:45 PM S Euclid St S Euclid St W McFadden Ave W McFadden Ave INTERSECTION TURNING MOVEMENT COUNTS PREPARED BY: AimTD LLC. tel: 714 253 7888 cs@aimtd.com Santa Ana S Euclid St W McFadden Ave APPENDIX B LEVEL OF SERVICE ANALYSIS – ICU METHODOLOGY K2 Traffic Engineering, Inc. Traffic Scenario:Existing Intersection #1 Project:Saigon Reformed Church North/South St:Euclid St Date:3/5/25 East/West St:McFadden Ave By:KH A.M. Peak Hour P.M. Peak Hour No, Critical Volumes Volumes Movement of Lane Critical V/C Critical Critical V/C Critical Lanes Capacity Total Lane Ratio V/C Total Lane Ratio V/C :Left 1.0 1600 124 124 0.078 0.078 155 155 0.097 Northbound :Thru 2.0 1700 961 524 0.308 1438 758 0.446 0.446 Right: 1600 87 77 :Left 1.0 1600 121 121 0.076 137 137 0.086 0.086 Southbound :Thru 3.0 1700 1884 693 0.408 0.408 1093 424 0.249 Right: 1600 195 179 :Left 1.0 1600 143 143 0.089 170 170 0.106 Eastbound :Thru 2.0 1700 365 298 0.175 0.175 392 295 0.174 0.174 Right: 1600 230 198 :Left 1.0 1600 127 127 0.079 0.079 104 104 0.065 0.065 Westbound :Thru 2.0 1700 402 265 0.156 4 86 0.050 Right: 1600 128 167 Sum of Critical V/C Ratios 0.740 0.771 Adjustments for Lost Time 0.050 0.050 Intersection Capacity Utilization (ICU) 0.790 0.821 Level of Service (LOS) C D NOTES: Level of Service (LOS) Critical Lane Flow Factors A 0.00 ~ 0.60 0.5 Lanes: 2.00 B 0.61 ~ 0.70 1 Lane: 1.00 C 0.71 ~ 0.80 1.5 Lanes: 0.67 D 0.81 ~ 0.90 2 Lanes: 0.50 E 0.91 ~ 1.00 2.5 Lanes: 0.40 F 1.00+ 3 Lanes: 0.33 Intersection Capacity Utilization Analysis (ICU) K2 Traffic Engineering, Inc. Traffic Scenario:Existing + Project Intersection #1 Project:Saigon Reformed Church North/South St:Euclid St Date:3/5/25 East/West St:McFadden Ave By:KH A.M. Peak Hour P.M. Peak Hour No, Critical Volumes Volumes Movement of Lane Critical V/C Critical Critical V/C Critical Lanes Capacity Total Lane Ratio V/C Total Lane Ratio V/C :Left 1.0 1600 126 126 0.079 0.079 155 155 0.097 Northbound :Thru 2.0 1700 961 524 0.308 1438 758 0.446 0.446 Right: 1600 87 77 :Left 1.0 1600 121 121 0.076 137 137 0.086 0.086 Southbound :Thru 3.0 1700 1884 694 0.408 0.408 1093 424 0.249 Right: 1600 197 179 :Left 1.0 1600 145 145 0.091 171 171 0.107 Eastbound :Thru 2.0 1700 367 300 0.176 0.176 393 296 0.174 0.174 Right: 1600 232 199 :Left 1.0 1600 127 127 0.079 0.079 104 104 0.065 0.065 Westbound :Thru 2.0 1700 405 267 0.157 5 86 0.051 Right: 1600 128 167 Sum of Critical V/C Ratios 0.742 0.771 Adjustments for Lost Time 0.050 0.050 Intersection Capacity Utilization (ICU) 0.792 0.821 Level of Service (LOS) C D NOTES: Level of Service (LOS) Critical Lane Flow Factors A 0.00 ~ 0.60 0.5 Lanes: 2.00 B 0.61 ~ 0.70 1 Lane: 1.00 C 0.71 ~ 0.80 1.5 Lanes: 0.67 D 0.81 ~ 0.90 2 Lanes: 0.50 E 0.91 ~ 1.00 2.5 Lanes: 0.40 F 1.00+ 3 Lanes: 0.33 Intersection Capacity Utilization Analysis (ICU) K2 Traffic Engineering, Inc. Traffic Scenario:Existing + Growth Intersection #1 Project:Saigon Reformed Church North/South St:Euclid St Date:3/5/25 East/West St:McFadden Ave By:KH A.M. Peak Hour P.M. Peak Hour No, Critical Volumes Volumes Movement of Lane Critical V/C Critical Critical V/C Critical Lanes Capacity Total Lane Ratio V/C Total Lane Ratio V/C :Left 1.0 1600 125 125 0.078 0.078 157 157 0.098 Northbound :Thru 2.0 1700 971 530 0.311 1452 765 0.450 0.450 Right: 1600 88 78 :Left 1.0 1600 122 122 0.076 138 138 0.086 0.086 Southbound :Thru 3.0 1700 1903 700 0.412 0.412 1104 428 0.252 Right: 1600 197 181 :Left 1.0 1600 144 144 0.090 172 172 0.108 Eastbound :Thru 2.0 1700 369 301 0.177 0.177 396 298 0.175 0.175 Right: 1600 232 200 :Left 1.0 1600 128 128 0.080 0.080 105 105 0.066 0.066 Westbound :Thru 2.0 1700 406 268 0.157 4 87 0.051 Right: 1600 129 169 Sum of Critical V/C Ratios 0.747 0.777 Adjustments for Lost Time 0.050 0.050 Intersection Capacity Utilization (ICU) 0.797 0.827 Level of Service (LOS) C D NOTES: Level of Service (LOS) Critical Lane Flow Factors A 0.00 ~ 0.60 0.5 Lanes: 2.00 B 0.61 ~ 0.70 1 Lane: 1.00 C 0.71 ~ 0.80 1.5 Lanes: 0.67 D 0.81 ~ 0.90 2 Lanes: 0.50 E 0.91 ~ 1.00 2.5 Lanes: 0.40 F 1.00+ 3 Lanes: 0.33 Intersection Capacity Utilization Analysis (ICU) K2 Traffic Engineering, Inc. Traffic Scenario:Existing + Growth + Project Intersection #1 Project:Saigon Reformed Church North/South St:Euclid St Date:3/5/25 East/West St:McFadden Ave By:KH A.M. Peak Hour P.M. Peak Hour No, Critical Volumes Volumes Movement of Lane Critical V/C Critical Critical V/C Critical Lanes Capacity Total Lane Ratio V/C Total Lane Ratio V/C :Left 1.0 1600 127 127 0.079 0.079 157 157 0.098 Northbound :Thru 2.0 1700 971 530 0.311 1452 765 0.450 0.450 Right: 1600 88 78 :Left 1.0 1600 122 122 0.076 138 138 0.086 0.086 Southbound :Thru 3.0 1700 1903 701 0.412 0.412 1104 428 0.252 Right: 1600 199 181 :Left 1.0 1600 146 146 0.091 173 173 0.108 Eastbound :Thru 2.0 1700 371 303 0.178 0.178 397 299 0.176 0.176 Right: 1600 234 201 :Left 1.0 1600 128 128 0.080 0.080 105 105 0.066 0.066 Westbound :Thru 2.0 1700 409 269 0.158 5 87 0.051 Right: 1600 129 169 Sum of Critical V/C Ratios 0.749 0.778 Adjustments for Lost Time 0.050 0.050 Intersection Capacity Utilization (ICU) 0.799 0.828 Level of Service (LOS) C D NOTES: Level of Service (LOS) Critical Lane Flow Factors A 0.00 ~ 0.60 0.5 Lanes: 2.00 B 0.61 ~ 0.70 1 Lane: 1.00 C 0.71 ~ 0.80 1.5 Lanes: 0.67 D 0.81 ~ 0.90 2 Lanes: 0.50 E 0.91 ~ 1.00 2.5 Lanes: 0.40 F 1.00+ 3 Lanes: 0.33 Intersection Capacity Utilization Analysis (ICU) APPENDIX C QUEUE ANALYSIS Queues 1: Euclid St & McFadden 03/05/2025 Existing - AM 12/20/2018 Existing - AM Synchro 10 Report Page 1 Lane Group EBL EBT WBL WBT NBL NBT SBL SBT Lane Group Flow (vph) 149 620 132 552 129 1092 126 2166 v/c Ratio 0.59 0.67 0.54 0.66 0.62 0.95 0.61 1.32 Control Delay 23.6 17.6 21.6 23.4 45.8 43.4 45.5 174.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 23.6 17.6 21.6 23.4 45.8 43.4 45.5 174.2 Queue Length 50th (ft) 38 71 33 88 49 ~260 47 ~447 Queue Length 95th (ft) 68 113 61 127 #144 #377 #141 #542 Internal Link Dist (ft) 411 407 455 602 Turn Bay Length (ft) 145 145 105 100 Base Capacity (vph) 254 1094 246 1007 209 1145 206 1638 Starvation Cap Reductn 00000000 Spillback Cap Reductn 00000000 Storage Cap Reductn 00000000 Reduced v/c Ratio 0.59 0.57 0.54 0.55 0.62 0.95 0.61 1.32 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 1: Euclid St & McFadden 03/05/2025 Existing - PM 12/20/2018 Existing - PM Synchro 10 Report Page 1 Lane Group EBL EBT WBL WBT NBL NBT SBL SBT Lane Group Flow (vph) 173 602 106 212 158 1546 140 1298 v/c Ratio 0.45 0.66 0.43 0.27 0.66 1.45 0.63 0.87 Control Delay 17.9 20.2 17.9 6.3 48.2 231.6 46.8 29.4 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 17.9 20.2 17.9 6.3 48.2 231.6 46.8 29.4 Queue Length 50th (ft) 44 85 26 6 61 ~467 53 171 Queue Length 95th (ft) 77 126 51 28 #178 #595 #157 #255 Internal Link Dist (ft) 709 407 455 602 Turn Bay Length (ft) 145 145 105 100 Base Capacity (vph) 383 1044 249 998 239 1066 221 1489 Starvation Cap Reductn 00000000 Spillback Cap Reductn 00000000 Storage Cap Reductn 00000000 Reduced v/c Ratio 0.45 0.58 0.43 0.21 0.66 1.45 0.63 0.87 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 1: Euclid St & McFadden 03/05/2025 Year 2025 + Project - AM 12/20/2018 Year 2025 + Project - AM Synchro 10 Report Page 1 Lane Group EBL EBT WBL WBT NBL NBT SBL SBT Lane Group Flow (vph) 152 630 133 561 132 1103 127 2189 v/c Ratio 0.60 0.67 0.54 0.67 0.63 0.97 0.62 1.34 Control Delay 24.1 17.9 21.7 23.5 47.2 45.7 46.6 183.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 24.1 17.9 21.7 23.5 47.2 45.7 46.6 183.6 Queue Length 50th (ft) 38 73 33 90 50 ~265 48 ~454 Queue Length 95th (ft) 69 116 61 131 #148 #382 #142 #549 Internal Link Dist (ft) 709 407 455 602 Turn Bay Length (ft) 145 145 105 100 Base Capacity (vph) 253 1093 246 1006 209 1142 204 1628 Starvation Cap Reductn 00000000 Spillback Cap Reductn 00000000 Storage Cap Reductn 00000000 Reduced v/c Ratio 0.60 0.58 0.54 0.56 0.63 0.97 0.62 1.34 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 1: Euclid St & McFadden 03/05/2025 Year 2025 + Project - PM 12/20/2018 Year 2025 + Project - PM Synchro 10 Report Page 1 Lane Group EBL EBT WBL WBT NBL NBT SBL SBT Lane Group Flow (vph) 178 615 108 217 162 1578 143 1325 v/c Ratio 0.46 0.66 0.44 0.27 0.68 1.49 0.65 0.90 Control Delay 18.1 20.4 18.1 6.3 49.5 248.0 48.0 31.4 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 18.1 20.4 18.1 6.3 49.5 248.0 48.0 31.4 Queue Length 50th (ft) 45 87 26 6 62 ~481 54 176 Queue Length 95th (ft) 80 130 51 28 #182 #610 #161 #264 Internal Link Dist (ft) 709 407 455 602 Turn Bay Length (ft) 145 145 105 100 Base Capacity (vph) 384 1044 248 1000 240 1061 221 1478 Starvation Cap Reductn 00000000 Spillback Cap Reductn 00000000 Storage Cap Reductn 00000000 Reduced v/c Ratio 0.46 0.59 0.44 0.22 0.68 1.49 0.65 0.90 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. APPENDIX D PICK-UP & DROP-OFF USE AGREEMENT N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx November 8, 2022 Mano Dishoian Board President Forty Martyrs Armenian Church 5315 W. McFadden Avenue Santa Ana, CA 92704 LLG Reference: 2.22.4606.1 Subject: Parking Demand Analysis for Forty Martyrs Armenian Church – Middle School Project Santa Ana, California Dear Mr. Dishoian: Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Parking Demand Analysis for Forty Martyrs Armenian (FMA) Church – Middle School Project. Based on our coordination efforts on this project, City staff requires a parking study to validate the parking needs for FMA Church and Middle School Project based on the anticipated changes to the school. This report evaluates the parking needs for the site based on existing counts to be used for developing empirical parking ratios specific to the school and church. These parking ratios can then be applied to the added school classroom building to forecast parking requirements for the proposed middle school. PROJECT SETTING AND DESCRIPTION The Forty Martyrs Armenian (FMA) Church – Middle School Project is located along W.McFadden Avenue west of Euclid Street and is addressed at 5311 W. McFadden Avenue in the City of Santa Ana, California. The existing school is a located on the same campus of the Forty Martyrs Armenian Apostolic Church, which is addressed at 5315 W. McFadden Avenue, and adjacent to the Armenian Cultural Foundation Center, which is addressed at 5305 W. McFadden Avenue. Access to the subject property is provided via a “full access” driveway on McFadden Avenue, which is located on the western property line. An “exit only” driveway on McFadden Avenue, Exhibit 8 - Parking Demand Analysis Mano Dishoian November 8, 2022 Page 2 N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx which is located on the eastern property line, is also provided. It should be noted that the eastern driveway is gated and was observed to be closed and not used as an “exit” for site traffic. A separate driveway, located directly to the east of the Project’s “exit only” driveway provides access to the Armenian Center. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the Project site in the context of the surrounding street system. Figure 2 presents the existing aerial and illustrates the existing buildings and parking areas. Forty Martyrs Armenian School The FMA School currently has an enrollment of 149 students in Transitional Kindergarten (TK)/Kindergarten (K) through Grade 6, and employs 24 faculty, administrative staff, and support staff. The existing school consists of a 10,120 square feet (SF) building. Classes start at 8:00 AM and end at 3:30 PM. After-school activities include Academic Chess, Athletics, and other after school enrichment programs. Special events during the academic year include: • Kindergarten Orientation • Back to School • Parent-Teacher Conference • School Open House • End of Year Graduation Ceremony for Kindergarten and 6th Graders The Project is proposing to increase the FMA School from 4 classrooms to 5 classrooms which will increase the school by 4,960 SF for a total building size of 15,080 SF to provide additional spaces for the current K-6 elementary school and accommodate the proposed middle school; the anticipated number of added students is not known at this time. The parking lot layout is proposed to be modified to increase the existing supply from 50 spaces to 88 spaces. Figure 3 presents the proposed site plan. Forty Martyrs Armenian Church The FMA Church currently has 30 pews which can accommodate up to 7 adults on each pew for a total seating capacity of 210 seats. As part of the Project, the church does not have any plans to increase seating capacity or building size. As such, no changes are proposed to the existing church component. The existing church currently has service every Sunday from 10:30 AM and ends at 12:30 PM. Mano Dishoian November 8, 2022 Page 3 N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx STUDENT DROP-OFF AND PICK-UP PROCEDURES School Drop-Off LLG visited the site on Tuesday, October 4, 2022 and conducted observations from 7:30 AM – 9:30 AM during school drop-off times. On that day, the school had an attendance of 144 students. It was observed that drop-off begins at 7:45 AM and last until 8:35 AM. Parents generally park their vehicles in the Church/School parking lot and walk their children to the classroom. The typical turnover time per space is about 3 minutes. During drop-off times the lot always provided enough parking spaces for all vehicles entering the lot, so it never became congested to the point where cars were waiting to enter the lot or waiting to access a parking space. It should be noted that it was observed that some parents would utilize parking in the off-site parking located adjacent to the site at the Armenian Center. There is one security guard on the premises during the drop-off period that monitors the area and can direct vehicles to available spaces, if needed. It should be noted that during our observations the security guard did not need to assist in anyway as parents were able to enter and park with ease. School Pick-Up LLG visited the site on Tuesday, October 4, 2022 and conducted observations from 2:30 PM – 4:00 PM during school pick-up times. It was observed that Pick-up operations start at 2:45 PM and ends at about 4:00 PM. Similar to drop-off, during pick- up parents park their vehicles in the church/school parking lot, exit their vehicle and walk to the front area where they pick-up their child and proceed back to their vehicle before leaving the grounds. The school/church parking lot fills to almost total capacity, but still provides ample parking spots. It should be noted that it was observed that some parents would utilize parking in the off-site parking located adjacent to the site at the Armenian Center. There are some instances during the school pick-up that vehicles would park in non- designated parking spots while waiting. This did not impede the movement of any vehicles traveling through the lot and was not done out of a necessity of not having a parking space. Similar to the drop off procedure, there is one security guard on the premises during the pick-up period that monitors the area and can provide aid when needed. It should be noted that during our observations the security guard did not need to assist in anyway. Mano Dishoian November 8, 2022 Page 4 N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx Special Events The school currently has special events that occur on-site such as kindergarten orientation, back to school, parent-teacher conference, school open house, end of year graduation ceremony for kindergarten and 6th Graders, etc. It is our understanding that past functions have provided ample parking and will continue to do so especially since the proposed Project would increase the parking supply from 50 spaces to 88 spaces. However, in the event additional parking were to be needed, arrangements for the use of off-site parking at the adjacent Armenian Center could be made. CHURCH PROCEDURES The site was visited during Sunday, October 16, 2022 to conduct observations from 9:30 AM – 2:00 PM during a typical service. On that day, the church had an attendance of 57 parishioners, which is typical for a Sunday service. It was observed that the majority of the people attending arrive between 10:30 AM – 11:30 AM. Parishioners were observed to park their vehicles within the church/school parking lot and walk to the entrance of the Church. During the exit period they did the opposite. It should be noted that it was observed that some parishioners would utilize parking in the off-site parking located adjacent to the site at the Armenian Center. There is one security guard on the premises that monitors the area and can provide aid when needed. It should be noted that during our observations the security guard did not need to assist in anyway. PARKING DEMAND SUMMARY Parking demand counts were collected on Tuesday, October 4, 2022 during typical school drop-off (7:30 AM – 9:00 AM) and pick-up (2:30 PM – 4:00 PM) times. It should be noted that peak demands include any vehicles observed to park off-site at the Armenian Center. Table 1 presents the parking demand on a thirty-minute interval for both the morning and afternoon peak periods. Review of Table 1 shows that the morning peak demand occurred at 8:30 AM and 9:00 AM with a peak demand of 38 vehicles while the afternoon peak demand occurred at 3:30 with a peak demand of 56 vehicles. Direct comparison of the peak demand of 56 vehicles to the existing supply of 50 spaces results in a shortfall of 6 spaces. As mentioned above, parents currently park in the off-site lot located adjacent to the site at the Armenian Center which contributed to the site having adequate parking. Comparing the peak demand of 56 spaces to the existing building size of 10,120 SF results in an empirical parking ratio of 5.5 spaces per 1,000 SF. This empirical ratio can then be applied to the additional 4,960 SF of classroom space which would result Mano Dishoian November 8, 2022 Page 5 N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx in 28 additional parking spaces being required. Applying the additional parking requirement of 28 spaces to the existing peak demand of 56 spaces result in a peak parking requirement of 84 spaces. Direct comparison of the peak demand of 84 spaces applied to the proposed supply of 88 would result in a surplus of 4 spaces. As such, the proposed site plan provides adequate parking to support the added classroom building. It is likely a small amount of parents will continue to utilize the Armenian Center parking lot adjacent to the site which will result in additional surpluses beyond what is reported. As an alternative approach, an empirical parking ratio can be calculated by taking the 56-space demand and dividing it by the 144-student attendance on that day which translates to a peak parking ratio of 0.389 space per student. If a contingency of 15% were applied the empirical ratio of 0.389, it would translate to an adjusted peak “design” parking ratio of 0.447 space per student. Applying this design parking ratio to the Project’s proposed parking supply of 88 spaces results in a maximum student enrollment of 197 students or an increase in enrollment of 48 students (197 max enrollment – 149 current enrollment). Although no changes are proposed to the Church, parking demand counts were collected to identify peak parking needs which could be compared to the proposed supply. Table 2 presents the count data during a typical service time. Review of Table 2 shows a peak utilization of 46 spaces at 12:30 which translates to an empirical parking ratio of 0.81 spaces per parishioner in attendance. Direct comparison to the proposed supply of 88 spaces results in a parking surplus of 42 spaces. As such, the proposed parking supply will provide adequate parking to support the existing church demands. In the event the church had a full attendance (210 seats) the site would need to use off- site parking at the adjacent Armenian Center. CONCLUSION As noted above, the Project would require an additional 28 spaces beyond the 56 spaces that are already needed for the school. This would result in a total parking requirement of 84 spaces which when compared to the proposed parking supply of 88 spaces would result in a surplus of 4 spaces. Additionally, based on the proposed parking supply the student enrollment could be increased to 197 students and still provide adequate parking. As such, it can be concluded that the proposed Project would have adequate parking to accommodate existing and future parking demands related to the school. In addition, the existing church would result in a surplus of 42 spaces when compared to the proposed supply. Therefore, the proposed supply of 88 spaces will provide adequate parking to support both existing and future school/church activities. Mano Dishoian November 8, 2022 Page 6 N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx * * * * * * * * * * We appreciate the opportunity to provide this analysis. Should you have any questions or need additional assistance, please do not hesitate to call Shane Green or myself at (949) 825-6175. Sincerely, Linscott, Law & Greenspan, Engineers Richard E. Barretto, P.E. Principal cc: Shane S. Green, P.E., Senior Transportation Engineer N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx TABLE 1 SCHOOL PEAK PARKING DEMAND [1] FORTY MARTYRS ARMENIAN CHURCH – SCHOOL PROJECT, SANTA ANA 7:30 AM 3 8:00 AM 27 8:30 AM 38 9:00 AM 38 2:30 PM 32 3:00 PM 44 3:30 PM 56 4:00 PM 48 Existing School Building Size (SF)10,120 Empirical Parking Rate (Spaces per 1,000 SF)5.5 Proposed Added Classroom (SF)4,960 Additional Parking Demand Required (5.5 x 4,960 SF)28 Total Parking Required (56 + 28)84 Proposed Parking Supply 88 Suprul/Deficiency (+/-)4 Notes: [2] Parking demand includes all vehicles parking on-site as well as vehicles parking at the Armenian Center lot related to the School. Time School Demand [2] [1] Counts collected on Tuesday, October 4th, 2022 by LLG. N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx TABLE 2 CHURCH PEAK PARKING DEMAND [1] FORTY MARTYRS ARMENIAN CHURCH – SCHOOL PROJECT, SANTA ANA 9:30 AM 0 10:00 AM 4 10:30 AM 8 11:00 AM 16 11:30 AM 31 12:00 PM 40 12:30 PM 46 1:00 PM 41 1:30 PM 33 2:00 PM 26 Parishioners In Attendance 57 Empirical Parking Rate (Spaces per Parishioner)0.81 Notes: [1] Counts collected on Sunday, October 16, 2022 by Counts Unlimited. [2] Parking demand includes all vehicles parking on-site as well as vehicles parking at the Armenian Center lot related to the Church. Time Church Demand [2] This space for filing stamp only OR #: O R A N G E C O U N T Y R E P O R T E R ~ SINCE 1921 ~ 600 W. Santa Ana Blvd., Suite 205, Santa Ana, California 92701-4542 Telephone (714) 543-2027 / Fax (714) 542-6841 PROOF OF PUBLICATION (2015.5 C.C.P.) State of Calif ornia ) County of Orange ) ss Notice Type: Ad Description: I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the City of Santa Ana, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of Orange, State of California, under date of June 2, 1922, Case No. 13,421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: Executed on: 10/10/2004 At Los Angeles, California I certify (or declare) under penalty of perjury that the foregoing is true and correct. Signature O R A N G E C O U N T Y R E P O R T E R ~ SINCE 1921 ~ 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 (714) 543-2027 (714) 542-6841 OR 3976476 GEMA ZAPIEN CITY OF SANTA ANA/PLANNING & BUILDING AGEN 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA - 92702 GPN - GOVT PUBLIC NOTICE 5311 E. McFadden Ave. I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the city of SANTA ANA, county of ORANGE, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of ORANGE, State of California, under date 06/20/1922, Case No. 13421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: 10/17/2025 10/17/2025 ORANGE !A000007230837! Email NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process.We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action:The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below.Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location:5311 West McFadden Avenue located within the Single-Family Residence (R1)zoning district. Project Applicant:Rev.Fr.Karekin Bedourian with Ari Guiragos Minassian School (Applicant)representing Forty Martyrs Armenian Church (Property Owner) Proposed Project:The applicant is requesting approval of Conditional Use Permit (CUP)No.1982-18-MOD-1 to modify CUP No.1982-18 and facilitate the construction of a new two-story,4,846- square-foot classroom building for the existing private school. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA)and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14,Section 15314 (Minor Additions to School)of the CEQA Guidelines.Categorical Exemption ER No.2023-34 will be filed for this project. Meeting Details:This matter will be heard on Monday,October 27,2025,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. 10/17/25 OR-3976476# 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: 5311 West McFadden Avenue located within the Single-Family Residence (R1) zoning district. Project Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 1982-18- MOD-1 to modify CUP No. 1982-18 and facilitate the construction of a new two-story, 4,846-square-foot classroom building for the existing private school. Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 2023-34 will be filed for this project. Meeting Details: This matter will be heard on Monday, October 27, 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 Planning Commission Regular Meeting Agenda Minutes October 27, 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 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 Minutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34 PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 13, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 17, 2025 and notices were mailed on said date. 1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 198218, FOR THE PROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATED WITHIN THE SINGLEFAMILY RESIDENCE (R1) ZONING DISTRICT Project Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 198218MOD1 to modify CUP No. 198218 and facilitate the construction of a new twostory, 4,846squarefoot classroom building for the existing private school. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 202334 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. 198218MOD1 AS CONDITIONED, MODIFYING CUP NO. 198218, TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN AVENUE (APN: 10807313) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 198218MOD1, 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. Jim Gartner, on behalf of the applicant, answered questions from the Commission. Resident Edward Gutierrez spoke in opposition to this project via Zoom. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – 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 November 10, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:17 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, 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 non‐english 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 (Spanish‐to‐English) 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. 1 Planning Commission 10/27/2025 Planning CommissionRegular Meeting Agenda MinutesOctober 27, 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, 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 Minutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34 PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 13, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 17, 2025 and notices were mailed on said date. 1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 198218, FOR THE PROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATED WITHIN THE SINGLEFAMILY RESIDENCE (R1) ZONING DISTRICT Project Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 198218MOD1 to modify CUP No. 198218 and facilitate the construction of a new twostory, 4,846squarefoot classroom building for the existing private school. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 202334 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. 198218MOD1 AS CONDITIONED, MODIFYING CUP NO. 198218, TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN AVENUE (APN: 10807313) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 198218MOD1, 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. Jim Gartner, on behalf of the applicant, answered questions from the Commission. Resident Edward Gutierrez spoke in opposition to this project via Zoom. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – 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 November 10, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:17 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, 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 non‐english 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 (Spanish‐to‐English) 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. 2 Planning Commission 10/27/2025 Planning CommissionRegular Meeting Agenda MinutesOctober 27, 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, 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 CALLMinutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 13, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 17, 2025 and notices were mailed on said date. 1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 198218, FOR THE PROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATED WITHIN THE SINGLEFAMILY RESIDENCE (R1) ZONING DISTRICT Project Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 198218MOD1 to modify CUP No. 198218 and facilitate the construction of a new twostory, 4,846squarefoot classroom building for the existing private school. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 202334 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. 198218MOD1 AS CONDITIONED, MODIFYING CUP NO. 198218, TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN AVENUE (APN: 10807313) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 198218MOD1, 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. Jim Gartner, on behalf of the applicant, answered questions from the Commission. Resident Edward Gutierrez spoke in opposition to this project via Zoom. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – 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 November 10, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:17 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, 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 non‐english 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 (Spanish‐to‐English) 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. 3 Planning Commission 10/27/2025 Planning CommissionRegular Meeting Agenda MinutesOctober 27, 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, 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 CALLMinutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 13, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass*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). ThePlanning Commission recommendation on Zoning and General Planamendments, Development Agreements, Specific Developments, and SpecificPlans will be forwarded to the City Council for final determination. Legal noticewas published in the OC Reporter on October 17, 2025 and notices were mailedon said date. 1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 198218, FOR THEPROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATEDWITHIN THE SINGLEFAMILY RESIDENCE (R1) ZONING DISTRICTProject Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos MinassianSchool (Applicant) representing Forty Martyrs Armenian Church (Property Owner)Proposed Project: The applicant is requesting approval of Conditional UsePermit (CUP) No. 198218MOD1 to modify CUP No. 198218 and facilitate theconstruction of a new twostory, 4,846squarefoot classroom building for theexisting private school.Environmental Impact:In accordance with the California Environmental QualityAct (CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQAGuidelines. Categorical Exemption ER No. 202334 will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 198218MOD1 ASCONDITIONED, MODIFYING CUP NO. 198218, TO FACILITATE THECONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN ANEXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDENAVENUE (APN: 10807313)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 198218MOD1,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. Jim Gartner, on behalf of the applicant, answered questions from the Commission. Resident Edward Gutierrez spoke in opposition to this project via Zoom. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – 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 November 10, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:17 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, 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 non‐english 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 (Spanish‐to‐English) 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. 4 Planning Commission 10/27/2025 Planning CommissionRegular Meeting Agenda MinutesOctober 27, 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, 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 CALLMinutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 13, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass*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). ThePlanning Commission recommendation on Zoning and General Planamendments, Development Agreements, Specific Developments, and SpecificPlans will be forwarded to the City Council for final determination. Legal noticewas published in the OC Reporter on October 17, 2025 and notices were mailedon said date. 1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 198218, FOR THEPROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATEDWITHIN THE SINGLEFAMILY RESIDENCE (R1) ZONING DISTRICTProject Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos MinassianSchool (Applicant) representing Forty Martyrs Armenian Church (Property Owner)Proposed Project: The applicant is requesting approval of Conditional UsePermit (CUP) No. 198218MOD1 to modify CUP No. 198218 and facilitate theconstruction of a new twostory, 4,846squarefoot classroom building for theexisting private school.Environmental Impact:In accordance with the California Environmental QualityAct (CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQAGuidelines. Categorical Exemption ER No. 202334 will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 198218MOD1 ASCONDITIONED, MODIFYING CUP NO. 198218, TO FACILITATE THECONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN ANEXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDENAVENUE (APN: 10807313)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 198218MOD1,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.Jim Gartner, on behalf of the applicant, answered questions from theCommission.Resident Edward Gutierrez spoke in opposition to this project via Zoom.Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva,Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – 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 November 10, 2025, at 5:30 PM inthe Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 6:17 PM.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 (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 non‐english 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 (Spanish‐to‐English) 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. 5 Planning Commission 10/27/2025 Planning CommissionRegular Meeting Agenda MinutesOctober 27, 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, 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 CALLMinutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 13, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass*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). ThePlanning Commission recommendation on Zoning and General Planamendments, Development Agreements, Specific Developments, and SpecificPlans will be forwarded to the City Council for final determination. Legal noticewas published in the OC Reporter on October 17, 2025 and notices were mailedon said date. 1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 198218, FOR THEPROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATEDWITHIN THE SINGLEFAMILY RESIDENCE (R1) ZONING DISTRICTProject Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos MinassianSchool (Applicant) representing Forty Martyrs Armenian Church (Property Owner)Proposed Project: The applicant is requesting approval of Conditional UsePermit (CUP) No. 198218MOD1 to modify CUP No. 198218 and facilitate theconstruction of a new twostory, 4,846squarefoot classroom building for theexisting private school.Environmental Impact:In accordance with the California Environmental QualityAct (CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQAGuidelines. Categorical Exemption ER No. 202334 will be filed for this project.RESOLUTION NO. 2025XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 198218MOD1 ASCONDITIONED, MODIFYING CUP NO. 198218, TO FACILITATE THECONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN ANEXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDENAVENUE (APN: 10807313)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 198218MOD1,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.Jim Gartner, on behalf of the applicant, answered questions from theCommission.Resident Edward Gutierrez spoke in opposition to this project via Zoom.Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva,Carl BenningerNO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – 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 November 10, 2025, at 5:30 PM inthe Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 6:17 PM.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 forconsideration by the Planning Commission, is 3:30 p.m. on the day of themeeting.Comments received after the deadline may not be distributed to theCommission but will be made part of the record. All attendees wishing to submitwritten comments or supplemental materials for distribution to Planning Commissionmembers 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 non‐english 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 (Spanish‐to‐English) 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. 6 Planning Commission 10/27/2025 CLASSROOMCLASSROOMGIRLSRESTROOMBOYSRESTROOMELEV.DN.LABORATORYCLASSROOMCLASSROOMSKYLIGHTABOVEDN.14 100% 49 50%4950%EXITEXITDISTANCE BETWEEN EXITS = 34'-10"DI A G O N A L D I M E N S I O N = 8 7 ' - 2 "LOBBYCLASSROOMUPELEV.RESTROOMSTORAGEUPEXIT49 65%EXIT26 35%DIAGONAL DIMENSION = 50'-0"DISTANCE BETWEEN EXITS = 20'-4"C O D E R E V I E WL E G E N DK E Y N O T E S - C O D E P L A NProject Name:Forty Martyrs Armenian Church Middle SchoolSite ExansionProject Address:5311 W. McFadden Ave. Santa Ana, CA 92704Parcel ID:Occupancy Group(s):Educational (Classroom Area) Laboratory (Educational)Construction:Type V-B (sprinkled)ALLOWABLEACTUALBuilding Height / Stories (Table 504.3 and 504.4): 35' / 132'-6" / 1Allowable Building Area (Table 506.2):E (S1) 38,000 sfAllowable Building Area Calculation (CBC Sec. 506.2.4): (E) Church First Floor = 4,950 s.f. (26%) x 24,000 = 6,240 s.f. (E) School First Floor = 12,700 s.f. (68%) x 38,000 = 25,840 s.f. (N) School First Floor = 1,154 s.f. (6%) x 38,000 = 2,280 s.f. Total Allowable Building Area = 34,360 s.f.Allowable square footage for two existing buildings and one proposed buildingfall under the maximum allowable square footage for the site, therefore noassumed property lines are required.Actual Building Area:First Floor: 1,154sfSecond Floor:3,692Total Building Area:4,846sfOccupant Load:Occupancy Type (From CBC Table 1004.5) AREA / FACTOROCC. LOADEducational [1st 503 (26) and 2nd Floor 1693 (85)]2196 / 20110Laboratory - Educational (Second Floor)692 / 5014Total124Egress Elements:REQUIREDPROVIDEDMin. Number of Exits For Occupant Load (CBC 1006.3.1):22Exit Doorway Arrangement - First Floor (CBC Sec. 1007.1.1 exception 2):13 Diagonal Dimension (50'-0"):16'-8" min.20'-4"Exit Doorway Arrangement - Second Floor (CBC Sec. 1007.1.1 exception 2): 13 Diagonal Dimension (87'-2"):29'-0" min.34'-10"Fire Resistance Rating Requirements for Building Elements (CBC Table 601, Type V-B)Structural Frame0 (hours)Bearing Walls - Exterior0Bearing Walls - Interior0Non-bearing Walls - Exterior0 (CBC Table 602, Type V-B, 10 ft. < x)Non-bearing Walls - Interior0Floor Construction0Roof Construction0Interior Wall and Ceiling Finish Requirements (CBC Table 803.11)Exit enclosures andRooms andGroupexit passagewaysCorridorsenclosed spacesE (Sprinklered)BCCPlumbing Fixture Calculations :Occupancy Load Factor (From Above): 124Men's (50%)62Women's (50%)62Fixture Requirements (CBC Table 2902.1):Water ClosetsUrinalsLavatoriesMen'sWomen'sMen'sWomen'sEducational1/ 501/501/1001/501/50Fixtures Required22122Fixtures Provided2*323* 2* First Floor water closet and lavatory added to Men's countDRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No. DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 53 11 WEST MCFAD DEN AVENU E S A N T A A N A , C A 9 2 7 0 410 June 2025F I R S T F L O O R P L A N - C O D E R E V I E WSCALE: NTSLEGENDKEYNOTESCODE REVIEWCODE PLANTS-2S E C O N D F L O O R P L A N - C O D E R E V I E WSCALE: NTSExhibit 5 - Architectural Plan Set 82-EVADJACENT BUILDING -NOT IN SCOPEEXISTING CHURCH BUILDING -NOT IN SCOPEEXISTING SCHOOL BUILDING -NOT IN SCOPEEXISTING ARMENIAN CENTER -NOT IN SCOPEADJACENT BUILDING -NOT IN SCOPEADJACENT BUILDING -NOT IN SCOPEADJACENT BUILDING -NOT IN SCOPEPROPOSED BUILDINGADJACENT BUILDING -NOT IN SCOPEADJACENT BUILDING -NOT IN SCOPEK E Y N O T E S - S I T E C I R C U L A T I O N P L A NKEYNOTESA1.0CIRCULATION PLANDRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025O V E R A L L S I T E P L A N - N E W E D U C A T I O N B U I L D I N G LOUNGE333 s.f.FATHER'SOFFICE174 s.f.FOYER463 s.f.KITCHEN525 s.f.WOMENSRESTROOM104 s.f.COAT56 s.f.MENS RESTROOM108 s.f.SNACK ROOM198 s.f.RECEPTION159 s.f.POWDER25 s.f.STORAGE33 s.f.BOYSSHOWERS109 s.f.BOYSRESTROOM114 s.f.BOYSLOCKERROOM173 s.f.STORAGE199 s.f.PRINCIPAL188 s.f.ADMIN.234 s.f.TEACHERS271 s.f.CLASSROOM800 s.f.CLASSROOM307 s.f.CLASSROOM344 s.f.PRE-KINDER400 s.f.KINDERGARTEN465 s.f.GIRLSRESTROOM162 s.f.POWDER32 s.f.BOYSRESTROOM190 s.f.STORAGE234 s.f.STOR.JAN.22 s.f.STAGE657 s.f.HALL4839 s.f.UPUPUPUPUPUPUPUPUNPERMITTEDSTORAGEROOM172 s.f.POWDER25 s.f.NURSE49 s.f.STORAGE54 s.f.CLASSROOM SQ. FTGS.2,316 s.f.OFFICE SQ. FTGS.1,075 s.f.COUNTEROVENRANGECOUNTERDISHWASHERICEMAKERWALK-INFREEZERFREEZERCOUNTERFREEZERCOUNTERCOUNTERSTORAGECOUNTERFLOOR PLANSEXISTING FIRSTA2.0aDRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025F I R S T F L O O R P L A N - E X I S T I N G E D U C A T I O N B U I L D I N GF I R S T F L O O R P L A N - E X I S T I N G C H U R C H B U I L D I N GSCALE: 1/8" = 1'-0"SCALE: N.T.S. CARE TAKER373 s.f.GIRLSSHOWERS109 s.f.GIRLSRESTROOM114 s.f.GIRLSLOCKERROOM155 s.f.LIBRARY530 s.f.CLASSROOM397 s.f.CLASSROOM393 s.f.CLASSROOM307 s.f.CLASSROOM344 s.f.CLASSROOM400 s.f.CLASSROOM419 s.f.GIRLSRESTROOM162 s.f.JAN.32 s.f.BOYSRESTROOM169 s.f.STAGE BELOWHALL BELOWDN.DN.DN.DN.BEDROOM152 s.f.KITCHENUTIL.BATH47 s.f.DEAD STORAGE150 s.f.STOR.JAN.CLASSROOM406 s.f.OPEN TOBELOWOPEN TOBELOWUNPERMITTEDBALCONYROOFBELOWROOFBELOWROOFBELOWCORRIDORUNPERMITTEDMULTI-PURPOSE ROOM543 s.f.CLASSROOM SQ. FTGS.2,666 s.f.OFFICE SQ. FTGS.1,073 s.f.FLOOR PLANEXISTING SECONDA2.0bDRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025S E C O N D F L O O R P L A N - E X I S T I N G E D U C A T I O N B U I L D I N GSCALE: 1/8" = 1'-0" LOBBYCLASSROOMUPELEV.RESTROOMSTORAGEFIRST FLOOR = 1,154 S.F.SECOND FLOOR = 3,669 S.F.TOTAL = 4,823 S.F.UPFIRST FLOOR PLANA2.1DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025F I R S T F L O O R P L A N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0" CLASSROOMCLASSROOMGIRLSRESTROOMBOYSRESTROOMELEV.DN.LABORATORYCLASSROOMCLASSROOMFIRST FLOOR = 1,154 S.F.SECOND FLOOR = 3,669 S.F.TOTAL = 4,823 S.F.SKYLIGHTABOVEDN.SECOND FLOOR PLANA2.2DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025S E C O N D F L O O R P L A N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0" ROOF MOUNTED SOLAR PANELSROOF MOUNTED SOLAR PANELSSKYLIGHTROOFTOP AC UNITROOFTOP AC UNITTPO ROOF MEMBRANE THROUGHOUTTPO ROOF MEMBRANE THROUGHOUTROOF PLANA4.0DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025R O O F P L A N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0" FORTY MARTYRS ARMENIAN CHURCH MIDDLE SCHOOLFORTY MARTYRS ARMENIAN CHURCH MIDDLE SCHOOLEXTERIOR ELEVATIONSA5.0DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025S O U T H E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"W E S T E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"F I N I S H S C H E D U L E LEGENDNOTESKEYNOTESEXTERIOR ELEVATIONSA5.1DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OFTHE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED ORUSED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATECOMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THEABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTECONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTALDEVELOPMENT PROJECT REVIEWISSUED FOR BIDIssuanceDateDescriptionRevisionDate No.DescriptionISSUED FOR CONSTRUCTIONStamp and SignaturePhone 714.560.9210www.jgartner.comSheet TitleProject No.:Sheet No.:Print Date:ARCHITECTUREPLANNING / INTERIORSPROJECT MANAGEMENTArchitectProject Name and LocationConsultantsF O R T Y M A R T Y R S A R M E N I A N C H U R C H M I D D L E S C H O O L S I T E E X P A N S I O N 5 3 1 1 W E S T M C F A D D E N A V E N U E S A N T A A N A , C A 9 2 7 0 410 June 2025N O R T H E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"E A S T E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"F I N I S H S C H E D U L E Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 1 of 19 Appeal Application No. 2025-02 Pursuant to Section 41-645 of the SAMC, the appellant is requesting the following: 1. Vacate the Planning Commission’s approval of CUP No. 1982-18-MOD-1; 2. Remand consideration of CUP No. 1982-18-MOD-1 back to Planning Commission; 3. Conduct at minimum an Initial Study as part of CEQA analysis that accompanies re-consideration of CUP No. 1982-18-MOD-1 by the Planning Commission; and 4. Demonstrate that the project is compatible with neighborhood context, if it cannot demonstrate compatibility, deny the project. The appellant does not provide any evidence to substantiate that the proposed project would adversely impact the community, pursuant to Section 41-638 of the SAMC. Specifically, the appellant does not provide evidence that the project will be a detriment to the general wellbeing of the neighborhood or the community; detrimental to the health, safety, or general welfare of persons residing or working in the vicinity; would adversely affect the present economic stability or future economic development of property in the surrounding area; does not comply with the regulations and conditions specified in this chapter for such use; and would adversely affect the general plan of the city or any specific plan applicable to the area of the proposed use. Nevertheless, a comprehensive response on the appeal items previously outlined has been prepared. All the appellant comments listed below have been summarized for brevity; however, the full comments can be viewed in Exhibit 1 of the full appeal application packet. Analysis of Appeal 1. Appellant Request: The following procedural deficiencies materially limited the ability of affected residents to participate meaningfully in the public review and hearing process, result in an incomplete an imbalanced record prior to approval. The list of procedural deficiencies includes notice irregularities, limited access time for public review, unsolicited purchase offer to the only R-1 residence sharing a direct boundary with the applicant’s institutional property, complexity of materials and burden shift to the public, mischaracterization of the Trust property’s proximity and impact, omission of multi-institutional corridor context, lack of existing classroom and enrollment baseline data, inadequate consideration of land use changes, omission of dual use impact on adjacent residential property, failure to include enrollment growth enforcement measures, failure to disclose commercial event use within the corridor, limited public participation at the hearing, imbalanced hearing structure and limited opposition time, and predetermined outcome. Analysis of Issue: Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 2 of 19 Notice Irregularities – The public notice contained all the necessary information that is legally required as it followed the City’s standard template for all public notices. The legally required information on the public notice served its intended purpose as the appellant was able to attend and participate during the Planning Commission public hearing that took place on October 27, 2025. A Copy of the public notice is attached to Exhibit 3 of Appeal Application No. 2025-02. The appellant’s claim states that the public notice hearing received was addressed to the occupant of the property and it referenced CUP No. 2025-21, rather than CUP No. 1982-18-MOD-1, which contributed to the appellant disregarding the notice. The information listed on the envelope used a number initially assigned to the submitted CUP application that is used internally for land use management and permit record purposes. Additionally, the information referenced on the envelope is used for mailing purposes only. Public notices are mailed out to property owners and occupants/tenants. . Limited Access Time for Public Review – The agenda packet for the proposed project was posted in accordance with all applicable laws. Furthermore, the public was afforded 72 hours to access and review the public hearing agenda for the Planning Commission meeting that took place on October 27, 2025 pursuant to Section 2-150 of the Santa Ana Municipal Code (SAMC) and California Government Code Section 65090. The notice included the project address, the project’s applicant and property owner names, a brief project description, the environmental impact determination, the public hearing meeting details, information regarding where to submit written comments for the project, and the contact information for the case planner who assists with project specific related questions. Unsolicited Purchase Offer to The Only R-1 Residence Sharing A Direct Boundary with The Applicant’s Institutional Property – The City bears no responsibility for the applicant’s decision or actions in presenting a cash offer to purchase the property. This matter constitutes a private civil dispute between the respective property owners. Complexity of Materials and Burden Shift to The Public – The documents presented for the proposed school expansion at 5311 W. McFadden Avenue are consistent with the materials presented for any project of similar complexity and included a staff report, Planning Commission resolution, vicinity zoning and aerial map, site photos, site plan, floor plan, elevations, focused traffic study, parking Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 3 of 19 demand analysis, and a copy of the public notices. Moreover, City staff prepared and presented a PowerPoint presentation that provided a clear and concise summary of the documents referenced above. The presentation was intended to assist the Planning Commissioners and members of the public in understanding the project by simplifying complex and highly technical information into a more accessible and digestible format for individuals who are not subject matter experts. Consistent with practice with all commissions and City Council meetings, City staff made themselves available for questions at the end of the oral presentation that took place during the public hearing meeting. Furthermore, in attempt to answer the public comments received, the Planning Commissioners asked City staff clarifying questions specific to the CEQA analysis, traffic and parking impacts, and cumulative impacts of the project. A copy of the staff presentation is attached as Exhibit B at the end of the of this response to appeal comments. Mischaracterization of The Trust Property’s Proximity and Impact – Page two of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report) includes Table 1 below illustrating the surrounding land uses, as shown below, the single-family residence is noted to exist on the west side of the proposed project. (The single-family residence is highlighted for clarity in this exhibit.) Table 1 Item Information Project Address & Council Ward 5311 West McFadden Avenue (Ward 1) Nearest Intersection Euclid Street and McFadden Avenue General Plan Designation Low Density Residential (LR-7) Zoning Designation Single-family Residence (R1) Surrounding Land Uses North Wintersburg Channel and Single-Family Residences East Commercial Center and Cultural Center South Church and Catholic Grade School West Church and Single-family Residences Property Size 1.7 acres (74,188 sq. ft.) Existing Site Development The site is developed with a school building and a church building. Use Permissions Allowed with approval of a CUP Zoning Code Sections Affected Development Standards Section 41-367 through 41-372 Uses Section 41-232.5(a) Moreover, the staff presentation provided during the public hearing that took place on October 27, 2025 included slide three, outlining surrounding land uses and an aerial view of the project site. The proximity to residential land uses was not Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 4 of 19 misrepresented, as it was noted to be adjacent to the project site. In addition, conditions of approval were incorporated in the resolution to mitigate potential traffic, parking, and noise concerns. Omission of Multi-Institutional Corridor Context – As stated on pages four and five of the Planning Commission staff report (Exhibit 3 to February 3, 2026 City Council staff report), the proposed project is located within an existing church and school campus surrounded by a commercial center and a cultural center to the east and two churches and a Catholic Grade School to the southwest. Additionally, the focus parking study included a parking and access agreement between 5311 W. McFadden Avenue and 5305 W. McFadden Avenue. The shared access between these properties further relieves any potential parking and traffic impacts imposed by the proposed project. Lack of Existing Classroom and Enrollment Baseline Data – As stated on page five of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the current student enrollment is 180 students and the proposed addition is expected to increase enrollment to 195 students, representing an eight-percent increase in enrollment. Additionally, as part of the recommended approval, staff included a condition of approval capping the student enrollment at 195, requiring a submittal of an application to the Planning Division for review should the applicant wish to amend the CUP, and a potential revocation of the CUP if the applicant fails to comply with all the conditions of approval listed in Exhibit 1 – Resolution for CUP No. 1982-18-MOD-1. Inadequate Consideration of Land Use Changes – The proposed project does not involve a change in land use. The proposed project site is currently developed and occupied by a school and a church. The project proposes the construction of a new two-story building on a portion of the site that is presently paved with no specific use nor purpose. Potential traffic and parking impacts associated with the project were evaluated as part of the development project review conducted prior to the project’s consideration by the Planning Commission for review and approval. Omission of Dual Use Impact on Adjacent Residential Property – As stated on pages five and six of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the proposed project is not intended to change operational standards. The school is currently using the playground as a Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 5 of 19 playground during school hours, and that same space is used as a parking lot when the school is not in hours of operation. Failure to Include Enrollment Growth Enforcement Measures – On page 8 of the Planning Commission Resolution for CUP No. 1982-18-MOD-1, include condition of approval number five (5), which caps the student enrollment at 195 students (Exhibit 3 to the February 3, 2026 City Council staff report). Failure to Disclose Commercial Event Use Within the Corridor – As evaluated on page three of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the church and the school have separate hours of operation. Illustrated in Table 2 below are the hours of operation for the existing school: Table 2 Hours of Operation Type of Use Monday through Friday 8:00 a.m. to 4:00 p.m. School’s administrative offices Monday through Friday 8:00 a.m. to 3:15 p.m. Regular school hours (Pre-K to Eighth Grade) Monday through Friday 3:30 p.m. to 5:30 p.m. Afterschool activities (i.e., sports and enrichment activities) and aftercare The regular school year begins the third week of August and ends the following year in June. In addition to the regular school year, the school offers summer camp that operates from July to August for approximately one month for reduced hours, for children between pre-kindergarten and fifth grade. The introduction of the middle school will allow students in sixth and seventh grade to attend summer camp operations as well. The private school’s curriculum requires students in fifth through eighth grades to attend one religion class per week at the church located on the same campus. These classes will be scheduled exclusively during regular school hours as outlined and will not overlap with the church’s worship services or special events. The church will continue to operate during its normal hours, including weeknights, Sundays, and holidays. As such, school operations will not interfere with church operations and will not generate conflicts in scheduling or use of facilities. Moreover, the designated pick-up and drop-off area for pre-kindergarten and kindergarten students is located on the adjacent property at 5305 W. McFadden Avenue (APN: 108-073-16), which is occupied by the Harut Barsamian Armenian Center. As documented in the Focused Traffic Impact Report that was prepared Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 6 of 19 for the project, the church and school campus maintain a shared access agreement with the Armenian Center that allows use of the site for student pick-up and drop-off operations. The shared access agreement optimizes on-site circulation, distributes vehicle activity between two access points, and minimizes queuing along McFadden Avenue. The pick-up and drop-off operations do not interfere with the Armenian Center’s hours of operation, as the center primarily operates during evening hours and weekends when school-related traffic is not present. Limited Public Participation at The Hearing and Imbalanced Hearing Structure and Limited Opposition Time – The Planning Commission public hearing that took place on October 27, 2025 pursuant to Section 2-150 of the Santa Ana Municipal Code (SAMC) and California Government Code Section 65090. Moreover, the appellant submitted a written public comment that was distributed to the Planning Commission members for consideration and was provided the standard three (3) minutes to share public comment in real time during the public hearing. The timed public comment and structure of the meeting complied with all aspects of Brown Act. The court case Ribakoff v. City of Long Beach, et al established that three (3) minutes is a reasonable time for public comment while additional time can be allotted to staff, the applicant, and other subject matter experts to present and answer project related matters. Predetermined Outcome – The appellant has provided no substantive proof or evidence beyond this statement that the outcome of the Planning Commission’s consideration was predetermined. All staff reports and exhibits presented to the Planning Commission and/or City Council are thoroughly reviewed by City staff prior to making a recommendation. The proposed project underwent a development project review application, where various relevant elements were reviewed prior to staff recommending approval of the project. When staff determines a project has complied with all applicable codes (i.e., zoning code, development standards, California building code, CEQA and CEQA Guidelines, Orange County Fire Authority regulations, etc.) the staff report is drafted with the approval recommendation for the Commission to review. As such, the CEQA determination was included as part of the staff report recommending that the Planning Commission approve the project to ensure that if the voting body votes to approve a project, the project can demonstrate that it was thoroughly reviewed. Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 7 of 19 2. Appellant Request: CEQA Misapplication and Class 14 Inapplicability. Analysis of Issue: As of January 6, 2026, the California Department of Education (CDE) lists the status of the Ari Guiragos Minassian Armenian School as active. Additionally, the status of the school on the CDE directory is not relevant to the CEQA determination for the project. Section 15314 (Class 14) of the CEQA Guidelines consists of minor additions to existing schools within existing school grounds where the addition does not increase original student capacity by more than 25 percent or ten classrooms, whichever is less. As stated in the staff report, the proposed addition will increase the student capacity eight percent, which is significantly less than 25 percent, and it only proposes to add four classrooms and one laboratory. When a CEQA exemption is identified and can be applied to a proposed project, additional environmental review is not necessary. The proposed project qualified for a Class 14 exemption, pursuant to the CEQA guidelines, which exempted the project from further environmental review. Moreover, pursuant to Section 15300.2 (a) through (f) of the CEQA guidelines, exceptions to the CEQA exemptions do not apply to the proposed project because the project is not located on an environmentally sensitive location nor on a hazardous waste site, does not have significant cumulative impact nor significant effect according to the focused traffic study and parking demand analysis documents that are part of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), and it will not cause substantial adverse change of a historical resource. Nevertheless, the applicant prepared focused traffic studies and parking management plans to identify any potential negative impacts of the proposed project. The technical studies did not identify negative impacts that would hinder the project from operating. On the contrary, the studies identified mitigation measures to prevent potential traffic and parking impacts to the neighboring properties. As stated on pages five and six of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the school would continue to Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 8 of 19 operate during the same business hours, stagger recess times for students to mitigate noise concerns, and stagger pick-up and drop-off times to mitigate potential traffic impacts on McFadden Avenue and Euclid Street. 3. Appellant Request: Multi-institutional Corridor Conditions and Impacts Analysis of Issue: The project property currently operates as an integrated church and school campus since 1982. Additionally, the project property maintains a shared access and parking agreement with the property located at 5305 W. McFadden Avenue to mitigate potential traffic impacts along McFadden Avenue. The project site also has an emergency access agreement with the property located at 5321 W. McFadden Avenue. However, the access agreement is only used for emergencies. The sites do not shared traffic circulation during regular business operations. Pedestrian and vehicle access for all sites along McFadden Avenue, including 5311, 5315, 5305, and 5321 W. McFadden Avenue is limited to all the driveways and sidewalks located along McFadden Avenue. No vehicles nor pedestrians can access the previously mentioned addresses from Tampion Avenue. Moreover, as stated in the staff report, the addition of the new school building is only anticipated to increase student enrollment by approximately 15 students. The current operations of the school and the church will remain the same. As demonstrated by the focused traffic analysis and the parking management plan, the addition to the school will not introduce cumulative impacts to the surrounding residential land uses. 4. Appellant Request: Improper Use of CUP Modification Process Analysis of Issue: The appellant claims that the City’s decision to process the application as a modification rather than a new application limited the review of the proposed project. However, the process for new conditional use permit applications and modifications to existing entitlements are treated equally and are required to establish the findings in Section 41-638 of the SAMC. Additionally, as stated on recital number E on the first page of the resolution for the Planning Commission Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 9 of 19 staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the project underwent a development project review application where City staff conducted a thorough review of the project. The review consisted of reviewing updated architectural plans, focus traffic studies which involved the new integration of the seventh and eighth grades, updated parking management plan to account for the increase of 15 students, and overall operations of the school and church. The development project application was submitted on February 9, 2023, and deemed complete on August 7, 2025. As part of the development project review process, the application was evaluated by City staff including the Planning Division, Building Division, Public Works Development Engineering, Public Works Water Division, and the Orange County Fire Authority. Additionally, the application was considered a modification of an existing CUP, because the proposed land uses and operational standards will remain the same. The only proposed change is to increase the student enrollment by 15 students and incorporate seventh and eighth grade students. Moreover, as stated on pages four and five of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the Planning Commission approved CUP No. 1982- 18 and Variance No. 1982-20 in 1982, allowing the construction of the church building and the private school designed to serve students in kindergarten through ninth grade. The CUP allowed the church and private school uses in the R1 zoning district and the variance allowed the reduction in parking. However, at the time of construction, the private school facility was designed to accommodate elementary students, serving pre-kindergarten through sixth grade. While CUP No. 1982-18 allowed the private school use extending through ninth grade, the 17,500-square- foot building did not provide the necessary floor area or capacity to serve students above the sixth grade. Furthermore, the school’s operational program and curriculum were limited to elementary education, and no middle school grades were implemented under the existing CUP. The proposed modification was intended to allow the same land uses with a higher number of students and incorporating the new seventh and eighth grades. 5. Appellant Request: R-1 Residential Protection & Land Use Compatibility Violations Analysis of Issue: The appellant claims that approval of the expansion of the existing school violated the General Plan land-use policies intended to safeguard residential neighborhoods from intrusion by intensified institutional uses. As stated on page Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 10 of 19 seven of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the new proposed school expansion will not adversely affect the General Plan, as the granting of the CUP would be consistent with various goals and policies of the General Plan. The approval of the proposed project will be consistent with the General Plan land use designation of Low Density Residential (LR-7), which is intended to preserve residential neighborhoods. The proposed expansion to the existing private school will contribute to the creation of a complete neighborhood, as intended by the General Plan. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, 3, and 4 of the Land Use (LU) Element as discussed below. Goal LU-1 seeks to provide a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU-1.1 seeks to foster the compatibility between land uses to enhance livability and promote healthy lifestyles. The proposed project will continue to provide a private school to the surrounding community, without disrupting the existing community. As mentioned above, the church campus is not accessed from any of the surrounding residential communities. Therefore, the proposed school building will maintain the aspect of the neighborhood while providing an added service to the community. Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed project will continue to provide a school use where the community can gather during hours of operation and/or during special events. Goal LU-3 seeks to preserve and improve the character of existing neighborhoods and districts. Moreover, Policy LU-3.1 supports new development which provides a net community benefit and contributes to neighborhood character and identity. The proposed project will provide additional square footage to the existing school use and church campus. As mentioned above, the new school building will not disrupt the existing neighborhood. Additionally, the proposed architecture is meant to improve the site’s character and the surrounding community. Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU-4.1, promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. As proposed, the Project will Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 11 of 19 promote a complete neighborhood by providing school uses to the surrounding residential community within the vicinity. The school will act as an added service for the neighboring properties and nearby neighborhoods. The proposed school expansion does not include additional outdoor activities that would intensify or materially alter the existing on-site operations. The school’s current hours of operation will remain unchanged. Furthermore, the expansion does not propose additional exterior lighting, as the majority of on-site activities occur during regular business hours and daylight conditions. Lastly, the proposed school expansion is located approximately 230 linear feet from the residence at 5401 W. Tampion Avenue, providing adequate separation from the residence. 6. Appellant Request: Disability & Senior Resident Impacts (ADA/FHA/ Government Code Section 11135. Analysis of Issue: City staff reviews all new development projects to ensure compliance with applicable requirements of the Americans with Disabilities Act (ADA) and the Fair Housing Act (FHA). This review focuses on confirming that the proposed project incorporates required accessibility features appropriate to the project’s occupancy type, including but not limited to accessible routes, ramps, and other necessary accommodations. Moreover, projects that include residential development are evaluated for compliance with FHA regulations to ensure that the project does not result in discriminatory housing practices and provides required accessibility features where applicable. The City’s review of a new development project is limited to evaluating the proposed project itself and ensuring that it meets all applicable federal, state, and local nondiscrimination and accessibility standards. The City is not required to evaluate or enforce ADA or FHA compliance of surrounding properties as part of the project approval process. Conditions or accessibility features on adjacent or nearby properties that are not part of a project do not affect the City’s determination regarding compliance or approval of a proposed project. 7. Appellant Request: Conditions of Approval Failures & Lack of Mitigation Measures Analysis of Issue: Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 12 of 19 Mitigation measures are not required by the CEQA Guidelines for categorically- exempt projects, such as the proposed Project. As outlined on pages eight through eleven of the resolution of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report) which approved the proposed school expansion, the following conditions were incorporated to address potential impacts associated with the proposed addition, to ensure neighborhood compatibility, and to ensure ongoing compliance with applicable regulations: • Condition number five – The total enrollment of the private school shall not exceed 195 students at any time, including the expansion of seventh and eighth grades. This cap reflects the operational assumptions analyzed for this Conditional Use Permit. Any proposal to increase enrollment beyond this number shall require an amendment to this Conditional Use Permit. • Condition number six – All outdoor play and recreation activities, including recess and physical education, shall be conducted only within the designated existing outdoor play areas as shown on the approved site plan. All such activities shall comply at all times with the City’s Noise Ordinance (SAMC 18). The use of outdoor amplified sound equipment is prohibited unless specifically authorized by the Planning Division through a subsequent discretionary approval. • Condition number seven – Prior to issuance of any building permits, the Applicant shall submit a parking management plan (PMP) to the Planning Division for review, which must be approved prior to issuance of a certificate of occupancy. The PMP shall detail management strategies for special events to minimize potential parking and circulation impacts onto surrounding properties and City roadways. • Condition number eight – The private school’s dismissal times must remain staggered and a dismissal schedule shall be submitted to the Planning Division for review and approval. Dismissal time for students in kindergarten through sixth grade shall begin at 3:10 p.m., and after-school programs shall be dismissed between 3:30 p.m. and 5:30 p.m. • Condition number nine – The Parking Management Plan (PMP), as approved by the Planning Division, shall be implemented at all times. The PMP shall be kept on site and made available to City staff upon request. If Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 13 of 19 the City receives substantiated complaints related to parking or circulation, the Planning Manager may require the Applicant to update and re-submit the PMP for review and approval to ensure continued compliance. • Condition number ten – Violations of the Conditional Use Permit as contained in Section 41-647.5 of the Santa Ana Municipal Code will be grounds for permit suspension and/or revocation as described in Section 41-651 of the Santa Ana Municipal Code. • Condition number twelve – Site illumination levels must remain in compliance with Section 8-211 (Special Commercial Building Provisions) of the Santa Ana Municipal Code at all times. A lighting plan illustrating that all fixtures will be equipped with dimmer switches and all fixtures will be shielded and directed downward to prevent glare or spillover onto adjacent residential properties must be submitted to the Planning Division for review and approval prior to the issuance of Building permits. • Condition number thirteen – Site exterior noise levels must remain in compliance with Section 18-312 (Exterior Noise Standards) of the Santa Ana Municipal Code at all times. • Condition number fourteen – At any time that vehicle stacking extends beyond the entrance to the site, the owner/operator shall provide field staff as reasonably required to expedite/facilitate site circulation, assist with onsite parking, and prevent vehicles from blocking onsite parking spaces, drive aisles, sidewalks and bicycle lanes, and/or queuing onto public roadways. A stacking plan illustrating vehicle stacking management in parking areas shall be reviewed and approved by Planning Staff and shall be posted and maintained onsite. 8. Appellant Request: Cumulative Impact Failure Analysis of Issue: Section 21100 of the California Environmental Quality Act (CEQA) requires lead agencies to prepare and certify an Environmental Impact Report (EIR) for any project proposed for approval that may result in significant environmental effects, including cumulative impacts. Furthermore, Section 15130(b) provides direction on when and how cumulative impacts must be analyzed under CEQA, specifically Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 14 of 19 stating that cumulative impact analysis is required only when a project may contribute to a cumulatively considerable significant environmental impact. If a project’s contribution to cumulative impacts is not cumulatively considerable, no further cumulative analysis is required. As proposed, the project does not have cumulative impacts that are considerable and qualifies for an exemption from further CEQA review pursuant to CEQA Guidelines Section 15314 (Class 14). Class 14 exempts minor additions to existing schools from CEQA review when the addition does not increase original student capacity by more than 25 percent or ten classrooms, whichever is less. The proposed school expansion would result in an eight percent increase in student enrollment and includes a total of five new classrooms, which is well within the thresholds established under the Class 14 exemption. As a result, the project is exempt from the requirement to prepare an Environmental Impact Report, and the lead agency is therefore not required to certify an EIR for this project. As previously stated, the City’s review of a new development project is limited to evaluating the proposed project itself and ensuring that it meets all applicable federal, state, and local laws. 9. Appellant Request: Failure to Consider Feasible or Less Intrusive Alternatives Analysis of Issue: Projects that are categorically exempt from further environmental analysis are not required to prepared alternative design or site plan analysis. Furthermore, as previously stated and discussed in the Planning Commission staff report and resolution (Exhibit 3 to the February 3, 2026 City Council staff report), the project undergoes a development project review where City staff ensures compliance with Federal, State, and City codes. As such, staff must ensure that the project complies with zoning regulations, which require compliance with development standards including, but not limited to the following: • Setbacks from property lines • Adequate landscape • Design quality • Building Height The proposed project’s location, lot configuration, proximity to residential properties, and existing construction limit the options available to construct the desired addition to the school. Reconfiguring the floor plan of the existing school building would not be a feasible option, as the project is responsible for compliance with Chapter 3 Occupancy Classification and Use) of the California Building Code Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 15 of 19 (CBC). An increase in student enrollment would not be feasible within the existing school building. Therefore, the most feasible option was to construct a new building. The proposed project’s design demonstrated to be the least intrusive as it maintained a 230-foot distance from the residences located along the west property line and was contained within the rear of the subject property. The location of the school expansion at the rear of the property was intended to diminish visual and traffic impacts along McFadden Avenue. 10. Appellant Request: Improper Use of CEQA Exemption as a Substitute for Environmental Review Analysis of Issue: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review per Section 15314 (Class 14 – Minor Additions to School). The Class 14 exemption consists of minor additions to existing schools within existing school grounds where the addition does not increase the original student capacity by more than 25 percent or ten classrooms. The proposed school will not increase the student capacity by more than 25 percent and it only proposes to add four classrooms and one laboratory which lands within the threshold of the Class 14 exemption. Based on this analysis, the project is exempt from further environmental review. 11. Appellant Request: Public Interest and Equity Considerations Analysis of Issue: City staff conducted the review of the proposed school expansion in accordance with all applicable Federal, State, and City codes. Additionally, City staff can only recommend approval of a project if the project can demonstrate that all five findings in Section 41-638 of the SAMC have been established. As stated in the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report) and the analysis below, the project meets the findings required to recommend approval of the project. 1. That the proposed use will provide a service or facility which will contribute to the general well-being of the neighborhood or the community. The proposed Project will provide a new two-story private school building to accommodate middle school students (seventh and eighth grades) within the existing Forty Martyrs Armenian Church campus. This expansion will allow students who are already enrolled at the school to continue their education through the eighth grade without the need to transfer to another institution. By retaining Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 16 of 19 students and extending the academic program, the Project will enhance educational continuity for families, reduce the need for additional school commuting outside the neighborhood, and strengthen the long-term stability of the school community. As such, the proposed use will provide a valuable educational service and contribute positively to the general well-being of the surrounding neighborhood and the broader Santa Ana community. 2. That the proposed use under the circumstances of the particular case will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed middle school building will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The Project is located within an existing church and school campus that has historically operated as an educational facility. The proposed expansion is modest in scale, limited to four classrooms and one laboratory with a maximum capacity of 32 students, and is intended primarily to retain existing students rather than generate substantial new enrollment. Traffic, parking demand, and noise levels are expected to remain consistent with current operations, as dismissal times are already staggered and closely managed by staff to ensure orderly circulation. In addition, playground and campus activities are existing uses that will continue to comply with the City’s noise ordinance and will be buffered by setbacks, perimeter walls, and landscaping. Accordingly, the Project will operate safely within the site’s capacity and will not create adverse impacts to surrounding residences or businesses. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the present economic stability or future economic development of surrounding properties. The Project is located within an established church and school campus that has operated for decades without creating negative economic impacts on nearby residential or commercial uses. The expansion is limited in scope, designed to accommodate existing students as they progress into the middle school grade levels, and will not substantially increase overall enrollment. As such, no new burdens on parking, traffic circulation, or neighborhood infrastructure are anticipated. The Project is expected to support neighborhood Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 17 of 19 vitality and complement surrounding land uses by maintaining a stable student population and providing a long-term educational resource within the community. Therefore, the proposed use will not detract from the economic stability and development potential of the area. 4. That the proposed use shall comply with the regulations and conditions specified in Chapter 41 for such use. The proposed use will comply with all applicable regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code for schools located within the R1 zoning district. The Project has been designed to conform with development standards, including building height, setbacks, and site access requirements. Although the site provides 88 on-site parking spaces, fewer than the 110 spaces otherwise required, the Project qualifies for parking relief under Assembly Bill (AB) No. 2097 due to its proximity to a major transit corridor, and therefore remains compliant with state and local regulations. Furthermore, conditions of approval will ensure continued compliance with operational standards related to traffic circulation, noise, and safety. Accordingly, the proposed use satisfies all applicable zoning code requirements and conditions for approval. 5. That the proposed use will not adversely affect the General Plan or any specific plan of the City. The new proposed school building will continue to complete the residential neighborhood as intended by the General Plan. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, 3, and 4 of the Land Use (LU) Element as discussed below. Goal LU-1 seeks to provide a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU-1.1 seeks to foster the compatibility between land uses to enhance livability and promote healthy lifestyles. The proposed Project will continue to provide a private school to the surrounding community, without disrupting the existing community. The church campus is not accessed from any of the surrounding residential communities. Therefore, the proposed school building will maintain the aspect of the neighborhood while providing an added service to the community. Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 18 of 19 Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will continue to provide a school use where the community can gather during hours of operation and/or during special events. Goal LU-3 seeks to preserve and improve the character of existing neighborhoods and districts. Moreover, Policy LU-3.1 supports new development which provides a net community benefit and contributes to neighborhood character and identity. The proposed Project will provide additional square footage to the existing school use and church campus. As mentioned above, the new school building will not disrupt the existing neighborhood. Additionally, the proposed architecture is meant to improve the site’s character and the surrounding community. Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU-4.1, promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. As proposed, the Project will promote a complete neighborhood by providing school uses to the surrounding residential community within the vicinity. The school will act as an added service for the neighboring properties and nearby neighborhoods. 12. Appellant Request: Conclusion & Requested Actions a. Vacate the Approval of CUP No. 1982-18-MOD-1 b. Remand for Proper and Lawful Reconsideration c. Require Appropriate Environmental Review Prior to Any Reconsideration d. Applicant and City Must Bear the Burden of Demonstrating Compatibility e. If Compatibility Cannot be Demonstrated, the Appropriate Outcome is Denial of Expansion at this Location Analysis of Issue: As noted on the thorough responses previously provided, City staff conducted the review of the proposed school expansion in accordance with all applicable Federal (public notices and public comment), State (Government, Civil, and Environmental Codes and Guidelines), and City (Buildings/Structures, Health/Sanitation, and Zoning) codes. Staff recommended approval of the request because it deemed that the project met and satisfied all five of the specified findings of fact required Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) Exhibit 6 – Response to Appeal Comments Page 19 of 19 by SAMC Section 41-638(a)(1) for approval of a CUP. Pursuant to SAMC Section 41-638(a)(1), approval of a CUP is contingent on all five of the specified findings of fact contained therein being satisfied. City of Santa Ana Planning CommissionOctober 27, 2025Slide 1October 27, 2025 at 5:30 p.m. JOIN US ONLINE ATHTTPS://SANTA-ANA.PRIMEGOV.COM/PUBLIC/PORTALCITY OFSANTAANAPLANNINGCOMMISSIONExhibit B of Exhibit 6 - Appeal No. 2025-02 City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 2Item 1: Forty Martyrs Armenian Church Middle School•Application: Conditional Use Permit (CUP) No. 1982-18-MOD-1•Address & Council Ward: 5311 West McFadden Avenue (Ward 1)•Description: Request to modify previous entitlement, CUP No. 1982-18, to facilitate the construction of a new 4,846-square-foot building to modify and expand the existing private school operations. •Recommendation: Adopt a resolution approving CUP No. 1982-18-MOD-1, as conditioned. City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 3Location and Zoning •General Plan: Low Density Residential (LR-7)•Zoning: Single-family Residence (R1) •Surrounding Land Uses: – North: Wintersburg Channel and Single-Family Residences– East: Commercial Center and Cultural Center– South: Church and Catholic Grade School– West: Church and Single-Family Residences •Lot Size:1.7 acres (74,188 sq. ft.) •Existing Site Development:The site is currently developed with an existing 5,500 sq. ft. two-story church and a 17,500 sq. ft. education building with surface parking. City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 4Background• In 1982, the Planning Commission approved CUP No. 1982-18 and Variance No. 1982-20, allowing the construction of a new church building and a private school designed to serve students in kindergarten through ninth grade. • The CUP allowed the church and private school uses in the R1 zoning district and the variance allowed a reduction in parking. • At the time of construction, the private school facility was designed to accommodate elementary students, serving pre-kindergarten through sixth grade. • While CUP No. 1982-18 allowed the private school use extending through ninth grade, the 17,500-square-foot building did not provide the necessary floor area or capacity to serve students above the sixth grade.• The school’s operational program and curriculum were limited to elementary education, and no middle school grades were implemented under the existing CUP. City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 5Site Photo Site view from McFadden Avenue City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 6Site Plan McFadden AvenueProposed Building City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 7Site Plan (Cont.) McFadden AvenueOverall Site Plan Enlarged Site PlanProposed Building City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 8Floor Plan1stFloor Plan2ndFloor Plan City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 9ElevationsSouthNorthWest East City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 10Project AnalysisCurrent Enrollment: 180 studentsProposed Enrollment: 195 students maximumHours of Operation:Noise Controls:• No additional playground area is proposed.• Recess breaks will remain staggered:– Pre-K through Kindergartner: 10:00 a.m. to 10:20 a.m.–1stthrough 4thgrade levels: 12:00 p.m. to 12:45 p.m.–4ththrough 8thgrade levels: 12:45 p.m. to 1:30 p.m.Hours of Operation Type of UseMonday through Friday 8:00 a.m. to 4:00 p.m. School’s administrative officesMonday through Friday 8:00 a.m. to 3:15 p.m. Regular school hours (Pre-K to 8th Grade)Monday through Friday 3:30 p.m. to 5:30 p.m. Afterschool activities (i.e., sports & enrichment activities) & aftercare City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 11Project Analysis (Cont.)Traffic Management• Staggered Dismissals:– 3:10 p.m. – Kindergarten through 6th grade– Before noon / 2:00–3:00 p.m. – Pre-K (30 students)– 3:30–5:30 p.m. – After-school program (40 students)• Student dismissal will be supervised by school staff.• Onsite security will monitor traffic circulation.Pick-up and Drop-off Locations• 5305 W. McFadden Ave – Pre-K through Kindergarten.•Onsite–1stthrough 6thgrade.• No interference with the hours of operation of the church and theproperty at 5305 W. McFadden Avenue. City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 12General Plan ConsistencyProject aligns with General Plan land use designation of LR-7 andseveral land use (LU) goals and policies.• LU-1: Growing Responsibly– Maintains neighborhood character and compatible land use– Enhances community livability without disruption• LU-2: Land Use Needs– Provides educational and gathering space for the community– Contributes to a diverse mix of supportive land uses• LU-3: Compatibility of Uses– Expands existing school with net community benefit– Improves site design consistent with surrounding area• LU-4: Complete Communities– Promotes walkable and complete neighborhoods– Advances sustainable city development through local services City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 13CEQA and Fiscal Impact Analysis• In accordance with the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the Project is exempt fromfurther review per Section 15314 (Class 14 – Minor Additionsto School). The Class 14 exemption consists of minoradditions to existing schools within existing school groundswhere the addition does not increase the original studentcapacity by more than 25 percent or ten classrooms. Theproposed school will not increase the student capacity by morethan 25 percent and it only proposes to add four classroomsand one laboratory. Based on this analysis, a Notice ofExemption, Environmental Review No. 2023-34, will be filedfor this Project.• There is no fiscal impact associated with this action. City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 14Staff Recommendation Adopt a resolution approving Conditional Use Permit No. 1982-18-MOD-1, as conditioned. City of Santa Ana Planning CommissionItem No. 1October 27, 2025Slide 15Commission Questions, Public Hearing, and Discussion on Item No. 1 City of Santa Ana Planning CommissionOctober 27, 2025Slide 16Remaining Commission Items