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Planning Commission
<br />Regular Meeting Agenda Minutes
<br />February 9, 2026
<br />5:30 P.M.
<br />Council Chamber
<br />22 Civic Center Plaza
<br />Santa Ana, CA
<br />ISURI S. RAMOS
<br />Chair, Ward 3 Representative
<br />CARL BENNINGER
<br />ViceChair,
<br />Ward 4 Representative
<br />CHRISTOPHER LEO
<br />Citywide Representative
<br />MANUEL J. ESCAMILLA
<br />Ward 2 Representative
<br />JENNIFER OLIVA
<br />Ward 6 Representative
<br />BAO PHAM
<br />Ward 1 Representative
<br />ALAN WOO
<br />Ward 5 Representative
<br />Ali Pezeshkpour, AICP
<br />Executive Director
<br />Melissa M. Crosthwaite
<br />Legal Counsel
<br />Ricardo Soto, AICP
<br />Planning Manager
<br />Gema Zapien
<br />Recording Secretary
<br />In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,
<br />contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable
<br />the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting
<br />documentation can be found on the City’s website – www.santaana.org/citymeetings.
<br />CALL TO ORDER
<br />Commissioners: Isuri S. Ramos, Chair
<br />Carl Benninger, ViceChair
<br />Christopher Leo
<br />Manuel J. Escamilla
<br />Jennifer Oliva
<br />Bao Pham
<br />Alan Woo
<br />Executive Director Ali Pezeshkpour, AICP
<br />Legal Counsel Melissa M. Crosthwaite
<br />Planning Manager Ricardo Soto, AICP
<br />Recording Secretary Gema Zapien
<br />ROLL CALL
<br />Minutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:37
<br />PM and Commissioner Oliva absent.
<br />PLEDGE OF ALLEGIANCE
<br />PUBLIC COMMENTS
<br />Minutes: Resident, Gay Olivos raised concerns regarding One Broadway Plaza.
<br />CONSENT CALENDAR ITEMS
<br />a.Minutes
<br />Recommended Action: Approve Minutes from the meeting of December 8, 2025.
<br />b.Excused Absences
<br />Recommended Action: Excuse absent commissioners.
<br />Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl
<br />Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />*End of Consent Calendar*
<br />BUSINESS CALENDAR
<br />Public Hearing:The Planning Commission decision on Conditional Use
<br />Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan
<br />Review, and Public Convenience or Necessity Determinations are final unless
<br />appealed within 10 days of the decision by any interested party or group (refer to
<br />the Basic Meeting Information page for more information). The Planning
<br />Commission recommendation on Zoning and General Plan amendments,
<br />Development Agreements, Specific Developments, and Specific Plans will be
<br />forwarded to the City Council for final determination. Legal notice for Item 1 was
<br />published in the OC Register on January 19, 2026. Legal notice for Item 2 was
<br />published in the OC Register on January 20, 2026. The notices for Items 1 and 2
<br />were mailed on January 20, 2026.
<br />1.GENERAL PLAN AMENDMENT NO. 202501 AND AMENDMENT
<br />APPLICATION NO. 202502 FOR THE PROPERTY LOCATED AT 1801 EAST
<br />CHESTNUT AVENUE LOCATED WITHIN THE GENERAL AGRICULTURE
<br />(A1) ZONING DISTRICT.
<br />Project Applicant: City of Santa Ana
<br />Proposed Project: The City is requesting approval of General Plan Amendment
<br />(GPA) No. 202501 to amend the existing General Plan land use designation from
<br />Open Space (OS) to General Commercial (GC) for the property addressed as
<br />1801 East Chestnut Avenue. Additionally, the City is requesting approval of
<br />Amendment Application (AA) No. 202502 to rezone the property from General
<br />Agriculture (A1) to General Commercial (C2).
<br />Environmental Impact: Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA Guidelines, an Initial Study and Mitigated Negative
<br />Declaration (IS/MND) has been prepared for the project. The IS/MND’s Notice of
<br />Intent (NOI) was posted to the County Clerk on December 16, 2025, for a 25day
<br />public comment period, exceeding the required 20day public comment period.
<br />The 25day public comment period commenced on Friday, December 19, 2025,
<br />and concluded on January 13, 2026. The City of Santa Ana has determined,
<br />based on the IS/MND, that the project will not have a significant effect on the
<br />environment with implementation of recommended mitigation measures. The
<br />IS/MND is available to the public for review at City Hall at 20 Civic Center Plaza,
<br />Santa Ana, California 92701 and on the City’s website at https://www.santa
<br />ana.org/noticeofintenttoadoptamitigatednegativedeclarationforarezone
<br />projectinthecityofsantaana/
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA
<br />APPROVING GENERAL PLAN AMENDMENT NO. 202501 TO CHANGE THE
<br />GENERAL PLAN LAND USE DESIGNATION FOR THE PROPERTY AT 1801
<br />EAST CHESTNUT AVENUE, RECOGNIZED AS ASSESSOR PARCEL
<br />NUMBER 40221201
<br />ORDINANCE NO. NSXXXX
<br />AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA
<br />APPROVING AMENDMENT APPLICATION NO. 202502 REZONING THE
<br />PROPERTY LOCATED AT 1801 EAST CHESTNUT AVENUE AND
<br />RECOGNIZED AS ASSESSOR PARCEL NUMBER 40221201
<br />Recommended Actions:
<br />It is recommended that the Planning Commission recommend that the City
<br />Council:
<br />1. Adopt a resolution approving General Plan Amendment (GPA) No. 202501
<br />to redesignate the project site from Open Space (OS) to General
<br />Commercial (GC);
<br />2. Adopt an ordinance approving Amendment Application (AA) No. 202502 to
<br />rezone the project site from General Agriculture (A1) to General Commercial
<br />(C2); and
<br />3. Approve and adopt the Mitigated Negative Declaration and Mitigation
<br />Monitoring and Reporting Program (SCH No. 2025121015), Environmental
<br />Review No. 2025119, prepared for the project.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Moved by Commissioner Escamilla, seconded by Commissioner
<br />Benninger to Approve with considerations.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />2.ZONING ORDINANCE AMENDMENT NO. 202601 TO AMEND PORTIONS
<br />OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE
<br />RELATING TO SMOKE SHOPS IN THE CITY OF SANTA ANA.
<br />Project Applicant: City of Santa Ana
<br />Proposed Project: The City of Santa Ana is proposing to adopt an ordinance
<br />to amend Chapter 41 (Zoning) of the City of Santa Ana Municipal Code (SAMC) to
<br />establish land use and zoning regulations for smoke shop establishments in order
<br />to protect public health and safety. The proposed amendments would incorporate
<br />permit requirements, as well as location, development, and operating standards
<br />applicable to smoke shop establishments.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA guidelines, this project is exempt from further review
<br />pursuant to Section 15060(c)(2), because the activity will not result in a direct or
<br />reasonably foreseeable indirect physical change in the environment; Section
<br />15060(c)(3), because the activity is not a “project” as defined in Section 15378;
<br />and Section 15061(b)(3), because it can be seen with certainty that there is no
<br />possibility that the adoption of this ordinance may have a significant effect on the
<br />environment.
<br />ORDINANCE NO. NSXXXX
<br />ZONING ORDINANCE AMENDMENT NO. 202601 AN ORDINANCE OF THE
<br />CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF
<br />CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO
<br />SMOKE SHOP ESTABLISHMENTS AND FINDING THE ACTION TO BE
<br />EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
<br />UNDER STATE CEQA GUIDELINES SECTION 15060(c)(2), SECTION 15060(c)
<br />(3), AND 15061(b)(3)
<br />Recommended Action:
<br />Recommend that the City Council adopt an ordinance approving Zoning
<br />Ordinance Amendment No. 202601, amending portions of Chapter 41
<br />(Zoning) of the Santa Ana Municipal Code (SAMC) relating to smoke shop
<br />establishments.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Moved by Commissioner Ramos, seconded by Commissioner Woo to
<br />Approve with considerations.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />*End of Business Calendar*
<br />STAFF COMMENTS
<br />Minutes: Staff had comments for the Commission.
<br />COMMISSIONER COMMENTS
<br />Minutes: Commission had comments for staff.
<br />ADJOURNMENT
<br />The next meeting of the Planning Commission will be on February 23, 2026, at 5:30 PM in
<br />the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
<br />Minutes: Meeting was adjourned at 7:03 PM.
<br />APPEAL INFORMATION
<br />The formal action by the Planning Commission shall become effective after the tenday
<br />appeal period, unless the City Council in compliance with section 41643, 41644 or 41645
<br />holds a public hearing on the matter, then the formal action will become effective on the day
<br />following the hearing and decision by the City Council. An appeal from the decision or
<br />requirement of the Planning Commission may be made by any interested party, individual, or
<br />group. The appeal must be filed with the Clerk of the Council, accompanied by the required
<br />filing fee, and a copy sent to the Planning Department, within ten days of the date of the
<br />Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed
<br />holiday or a day when City hall is closed, the final day to appeal shall be extended to the next
<br />day City Hall is open for public business. Please note: Under California Government Code
<br />Sec. 65009, if you challenge in court any of the matters on this agenda for which a public
<br />hearing is to be conducted, you may be limited to raising only those issues which you (or
<br />someone else) raised orally at the public hearing or in written correspondence received by
<br />the Planning Commission or City Council at or before the hearing.
<br />MEETING INFORMATION
<br />If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
<br />1. Connecting directly from your computer:
<br />Click on the link on top of this agenda OR
<br />Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting
<br />ID is listed at the top of this agenda.
<br />To speak during the meeting: When you wish to comment on an item that is being is
<br />discussed, click on the button next to your name to virtually raise your hand and let us know
<br />you wish to speak. You will have 3 minutes.
<br />2. Connecting via the Zoom App:
<br />Download the free Zoom Cloud Meetings app from your favorite app store.
<br />Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your
<br />name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
<br />To speak during the meeting: When you wish to comment on an item that is being is
<br />discussed, click on the button next to your name to virtually raise your hand and let us know
<br />you wish to speak. You will have 3 minutes.
<br />3. Dialing in from a mobile phone or landline:
<br />Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at
<br />the top of this agenda.
<br />To speak during the meeting: When you wish to comment on an item that is being is
<br />discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
<br />Submit a written comment
<br />You are invited to submit a written comment in one of the following ways:
<br />Email PBAecomments@santaana.org and reference the topic in the subject line.
<br />Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza –
<br />M20, Santa Ana, CA 92701.
<br />Deadline to submit written comments, including any supplement materials for
<br />consideration by the Planning Commission, is 3:30 p.m. on the day of the
<br />meeting.Comments received after the deadline may not be distributed to the
<br />Commission but will be made part of the record. All attendees wishing to submit
<br />written comments or supplemental materials for distribution to Planning Commission
<br />members during the inperson meeting must provide 15 printed copies.
<br />TRANSLATION SERVICES Members of the public may request an interpreter 48
<br />hours in advance to assist a nonenglish speaker during the public comments
<br />sections of the meeting. Notification of 48 hours prior to the Meeting will enable the
<br />City to make reasonable arrangements to assure accessibility to this meeting.
<br />Simultaneous Spanish interpretation is provided through the use of headsets and
<br />consecutive interpretation (SpanishtoEnglish) in addition to those wishing to
<br />address the Commission at the podium.
<br />Los miembros del público pueden solicitar un intérprete con 48 horas de
<br />anticipación para asistir a una persona que no habla inglés durante la sección de
<br />comentarios públicos de la reunión. La notificación con 48 horas de anticipación
<br />permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el
<br />acceso a esta reunión. La interpretación simultánea al español se ofrece por medio
<br />del uso de audífonos y la interpretación consecutiva (español a inglés) también está
<br />disponible para cualquiera que desee dirigirse a la Comisión en el podio.
<br /> 1 Planning Commission
<br />2/9/2026
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