Loading...
HomeMy WebLinkAboutItem 09 - Minutes from Various Boards 1 Planning Commission 8/11/2025 Planning Commission Regular Meeting Agenda Minutes August 11 , 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA •�9 ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour,AICP Executive Director Melissa M. Crosthwaite Ricardo Soto,AICP Gema Zapien Legal Counsel Acting Planning Manager Acting Recording Secretary In compliance with the Americans with Disabilities Act(ADA),if you need special assistance to participate in this Meeting,contact Michael ®Ortiz,City ADA Program Coordinator,at(714)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 8/11/2025 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Acting Recording Secretary Gema Zapien ROLL CALL Minutes: Quorum was reached at 5:43 PM with Commissioner Escamilla arriving at 5:45 PM. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from July 28, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. c. Related Bristol Development Agreement 2025 Annual Monitoring Report Recommended Action: Receive and file the 2025 Annual Monitoring Report for Development Agreement No. 2023-02 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve Item A and B. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0—0—0— Pass Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Item C. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7-0-0-0— Pass 3 Planning Commission 8/11/2025 *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 Register on July 22, 2025 and notices were mailed on said date. 1. AMENDMENT APPLICATION (AA) NO. 2025-01, VESTING TENTATIVE TRACT MAP (VTTM) NO. 2025-06, AND DEVELOPMENT AGREEMENT (DA) NO. 2025-01 FOR THE VILLAGE SPECIFIC PLAN PROJECT GENERALLY LOCATED AT 1561 WEST SUNFLOWER AVENUE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 48 (SD-48) ZONING DISTRICT. Project Applicant: Justin McCusker with South Coast Plaza, on behalf of South Coast Plaza (Applicant and Property Owner) Proposed Project: Applicant is requesting approval of various entitlements to facilitate the establishment of a new Specific Plan (SP)that would allow the redevelopment of a 17.2-acre site into a mixed-use urban village containing up to 1,583 residential units, 80,000 square feet of commercial/retail space, 300,000 square feet of office space, and 13.8 acres of public and private outdoor and recreation space ("Project"). The Project entitlements include Amendment Application No. 2025-01 to establish The Village Santa Ana Specific Plan ("SP-6") and to change the zoning district designation of the subject property from Specific Development No. 48 to SP-6, Vesting Tentative Tract Map No. 2025-06 (County Map No. 2023-159) to subdivide the Project site into six buildable lots, and Development Agreement No. 2025-01 outlining terms and conditions for the Project. The Project also requires overruling the Orange County Airport Land Use Commission's determination of inconsistency for the Project with the Airport Environs Land Use Plan for John Wayne Airport. The Planning Commission will serve as an advisory body to the City Council on this Project and their recommendation on the Project will be forward to the City Council for consideration at a later date. Environmental Impact: Pursuant to the California Environmental Quality Act ("CEQA"), the Project requires: (1) certification of a Final Supplemental Environmental Impact Report (SEIR No. 2025-01 and SCH No. 2020029087); (2) adoption of Environmental Findings of Fact and a Statement of Overriding Consideration; and (3) adoption of a Mitigation Monitoring and Reporting Program ("MMRP"). The SEIR concludes that the proposed Project would require mitigation related to Air Quality, Cultural Resources, Geology and Soils, Noise, and Tribal Cultural Resources. Impacts related to Recreation would remain significant and unavoidable after mitigation. 4 Planning Commission 8/11/2025 Recommended Action: Recommend that the City Council: 1. Adopt a resolution: (1) certifying the Final Supplemental Environmental Impact Report No. 2025-01 (SCH No. 2020029087)for the Project; (2) adopting Environmental Findings of Fact and a Statement of Overriding Considerations for the Project; (3) adopting a Mitigation Monitoring and Reporting Program for the Project; and (4) approving the Project; 2. Adopt an ordinance approving Amendment Application No. 2025-01 establishing The Village Santa Ana Specific Plan (Specific Plan No. 6) and approving a zone change for the Project Site at 1561 W. Sunflower Avenue from Specific Development No. 48 to Specific Plan No. 6; 3. Adopt an ordinance approving Development Agreement No. 2025-01; 4. Adopt a resolution approving Vesting Tentative Tract Map No. 2025-06 (County Map No. 2023-159), as conditioned; and 5. Adopt a resolution Overruling the Orange County Airport Land Use Commission's determination that The Village Santa Ana Specific Plan is inconsistent with the Airport Environs Land Use Plan of John Wayne Airport, including supportive findings. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Justin McCusker, on behalf of the applicant, answered questions from the Commission. Resident, Gary Sparks, spoke in opposition of the project. Antonio Velazquez, representing the Carpenters Union spoke in favor of the project. Union Worker, Ralph Velador, spoke in favor of the project. Political representative of Local 11 Union, Juan Munoz, spoke in opposition of the project. Resident, Richard Nai, spoke in opposition to the project via zoom. Resident, Doug, raised concerns about including other union workers via zoom. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0—0— 0— 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 August 25, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. 5 Planning Commission 8/11/2025 Minutes: Meeting was adjourned at 9:20 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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) 900-9128. 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. 6 Planning Commission 8/11/2025 Submit a written comment You are invited to submit a written comment in one of the following ways: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza— M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record.All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: Gema Zapien Planning Commission Secretary Planning Commission 8/25/2025 Planning Commission Regular Meeting Agenda Minutes August 25, 2025 5:30 P.M. City Hall, Ross Annex Conference Room 1600 20 Civic Center Plaza Santa Ana, CA ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour,AICP Executive Director Melissa M. Crosthwaite Ricardo Soto,AICP Gema Zapien Legal Counsel Acting Planning Manager Acting Recording Secretary In compliance with the Americans with Disabilities Act(ADA),if you need special assistance to participate in this Meeting,contact Michael ®Ortiz,City ADA Program Coordinator,at(714)647-5624.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.santa-ana.org/city-meetings. 2 Planning Commission 8/25/2025 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Acting Recording Secretary Gema Zapien ROLL CALL Minutes: Quorum was reached at 5:31 PM with Commissioner Pham arriving at 5:32 PM and Chair Ramos arriving at 5:35 PM. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from August 11, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0—0—0— Pass *End of Consent Calendar* BUSINESS CALENDAR Business — Miscellaneous (Non-Public Hearing): 3 Planning Commission 8/25/2025 1. PUBLIC FACILITIES NAMING NO. 2025-01 FOR THE PARK LOCATED AT THE SOUTHWEST CORNER OF THE INTERSECTION OF SOUTH BRISTOL STREET AND WEST TOLLIVER STREET (712 SOUTH BRISTOL STREET) Project Applicant: City of Santa Ana Parks, Recreation, and Community Services Agency Proposed Project: City of Santa Ana Parks, Recreation, and Community Services Agency (PRCSA) is requesting the Planning Commission approve Public Facilities Naming (PFN) No. 2025-01 to name the park located at the southwest corner of S. Bristol Street and W. Tolliver Street"Nuestro Park." Environmental Impact: In accordance with the California Environmental Quality Act and the CEQA Guidelines, the recommended action is exempt from further review per Section 15061 (b)(3). This general rule exemption is allowed provided it can be determined with certainty that the proposed project will not have a significant effect on the environment. As the project consists of naming of a public facility, the general rule exemption is applicable. A Notice of Exemption, Environmental Review No. 2025-79, will be filed for this project. Recommended Action: Adopt a resolution approving Public Facilities No. 2025-01 naming the park located at the southwest corner of the intersection of S. Bristol Street and W. Tolliver Street (712 S. Bristol Street) "Nuestro Park." Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0—0—0— 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 September 08, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:06 PM APPEAL INFORMATION 4 Planning Commission 8/25/2025 The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza— M20, Santa Ana, CA 92701. 5 Planning Commission 8/25/2025 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 in-person meeting must provide 15 printed copies. Respectfully submitted: Gema Zapien Planning Commission Secretary Planning Commission 9/22/2025 Planning Commission Regular Meeting Agenda Minutes September 22, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Acting Planning Manager Acting Recording Secretary In compliance with the Americans with Disabilities Act(ADA), if you need special assistance to participate in this Meeting,contact isMichael Ortiz, City ADA Program Coordinator,at(714)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 9/22/2025 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Acting Recording Secretary Gema Zapien ROLL CALL Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from September 8, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve. YES: 5— Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0— ABSTAIN: 0— ABSENT: 2— Christopher Leo, Carl Benninger Status: 5-0 -0 -2 — Pass 3 Planning Commission 9/22/2025 *End of Consent Calendar* BUSINESS CALENDAR Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025. 1. CONDITIONAL USE PERMIT NO. 2025-17 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD-88) ZONING DISTRICT. Project Applicant: Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 2025-17 to allow the sale of beer for on-premises consumption through the operation of a Type-23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 2025-77, will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-17 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON-PREMISES CONSUMPTION THROUGH A TYPE-23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 430-221-55) Recommended Action: Adopt a resolution approving Conditional Use Permit (CUP) No. 2025-17 for the sale of beer for on-premises consumption as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. 4 Planning Commission 9/22/2025 Commission had questions for the applicant. Applicant, Michael Crea, answered questions from the Commission. Resident spoke in opposition to this project via zoom. Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve. YES: 5— Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0— ABSTAIN: 0— ABSENT: 2 — Christopher Leo, Carl Benninger Status: 5-0 - 0 - 2— Pass 2. TENTATIVE TRACT MAP NO. 2025-03 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD-84) ZONING DISTRICT. Project Applicant: Mario Mendoza on behalf of 920 North Grand Avenue, LLC (Applicant and Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 2025-03 to facilitate the subdivision of an existing five-unit live-work development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34-127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 2025-40, will be filed upon project approval. RESOLUTION NO. 2023-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025-03 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5-UNIT LIVE-WORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE ("COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE") Recommended Action: Adopt a resolution approving Tentative Tract Map (TTM) No. 2025-03 (County Map No. 17973) as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicants, Mario and Alina Mendoza, answered questions from the Commission. Resident Yezenia Marrujo provided public comment via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Ramos to 5 Planning Commission 9/22/2025 Approve with added conditions. YES: 5— Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0— ABSTAIN: 0— ABSENT: 2 — Christopher Leo, Carl Benninger Status: 5-0 - 0 - 2— Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7.48 PM. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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: 6 Planning Commission 9/22/2025 • Click on the link on top of this agenda OR • Go to , 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) 900-6833. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza— M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: bVrro- ;vj� Gema Zapien Planning Commission Secretary Planning Commission 9/8/2025 Planning Commission Regular Meeting Agenda Minutes September 8, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Acting Planning Manager Acting Recording Secretary In compliance with the Americans with Disabilities Act(ADA), if you need special assistance to participate in this Meeting, ®contact Michael Ortiz,City ADA Program Coordinator,at(714)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 9/8/2025 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice- Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Acting Recording Secretary Gema Zapien ROLL CALL Minutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Pham and Woo absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from August 25, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. c. Receive and file the 2025 Annual Monitoring Report for Development Agreement No. 2018-02 between the City of Santa Ana and MainPlace Shoppingtown, LLC, for the property located at 2800 N. Main Street in the Specific Plan No. 4 Zoning District. Recommended Action: Receive and file the 2025 Annual Monitoring Report. Moved by Commissioner Leo, seconded by Commissioner Benninger to Approve consent calendar. YES: 4 — Isuri Ramos, Christopher Leo, Jennifer Oliva, Carl Benninger 3 Planning Commission 9/8/2025 NO: 0— ABSTAIN: 0 — ABSENT: 3— Bao Pham, Alan Woo, Manuel J. Escamilla Status: 4 - 0 - 0 - 3 — Pass *End of Consent Calendar* BUSINESS CALENDAR Business — Miscellaneous (Non-Public Hearing): 1. PUBLIC FACILITIES NAMING NO. 2025-02 FOR SANTA ANA POLICE ATHLETIC AND ACTIVITY LEAGUE (PAAL) CENTER LOCATED AT 2627 WEST MCFADDEN AVENUE. Project Applicant: City of Santa Ana Proposed Project: City of Santa Ana is requesting the Planning Commission approve Public Facilities Naming (PFN) No. 2025-02 to rename the Santa Ana Police Athletic and Activity League (PAAL) Center, located at 2627 W. McFadden Avenue, to the Jose Vargas PAAL Center. Environmental Impact: In accordance with the California Environmental Quality Act and the CEQA Guidelines, the recommended action is exempt from further review per Section 15061(b)(3). This general rule exemption is allowed provided it can be determined with certainty that the proposed project will not have a significant effect on the environment. As the project consists of naming of a public facility, the general rule exemption is applicable. A Notice of Exemption, Environmental Review No. 2025-84, will be filed for this project. Recommended Action: Adopt a resolution approving Public Facilities Naming No. 2025-02, renaming the Santa Ana Police Athletic and Activity League Center at 2627 W. McFadden Avenue to the "Jose Vargas PAAL Center." Minutes: Staff provided a short presentation. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 5 — Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 2— Bao Pham, Alan Woo Status: 5 -0 - 0 - 2 — Pass *End of Business Calendar* STAFF COMMENTS 4 Planning Commission 9/8/2025 COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on September 22, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 5:47 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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. 5 Planning Commission 9/8/2025 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza— M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: bwmx � Gema Zapien Planning Commission Secretary 1 Planning Commission 10/13/2025 Planning Commission Regular Meeting Agenda Minutes October 13, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 10/13/2025 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair 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 5:35 PM with Commissioner Escamilla arriving at 5:38 PM and Commissioners Benninger and Oliva absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from September 22, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 5— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla NO: 0— ABSTAIN: 0 — ABSENT: 2— Jennifer Oliva, Carl Benninger Status: 5 - 0 - 0 -2 — Pass 3 Planning Commission 10/13/2025 *End of Consent Calendar* BUSINESS CALENDAR Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 3, 2025 and notices were mailed on said date. 1. CONDITIONAL USE PERMIT NO. 2025-18 AND 2025-19 FOR THE PROPERTY LOCATED AT 113 EAST FOURTH STREET, LOCATED WITHIN THE TRANSIT ZONING CODE (SD-84) ZONING DISTRICT. Project Applicant: Alexa Garcia with IG Drafting and Design, representing Tacos Los Cholos (Applicant) and QOZB III, LLC. (Property Owner) Proposed Project: Applicant is seeking approvals for Conditional Use Permit (CUP) No. 2025-18 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control (ABC) and Conditional Use Permit (CUP) No. 2025-19 to allow for the after-hours operations at an eating establishment. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-80 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-18 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON- PREMISES CONSUMPTION THROUGH A TYPE-41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398-328-03) RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-19 AS CONDITIONED TO ALLOW AFTER-HOURS OPERATION AT AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 398-328-03) 4 Planning Commission 10/13/2025 Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025-18 for the sale of beer and wine for on-premises consumption as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025-19 for after-hours operation as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Alexa Garcia, on behalf of the applicant, answered questions from the Commission via zoom. Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve. YES: 5 — Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla NO: 0— ABSTAIN: 0— ABSENT: 2 —Jennifer Oliva, Carl Benninger Status: 5 -0 — 0 - 2— Pass 2. TENTATIVE TRACT MAP NO. 2025-07 FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED-USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant: Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang (Property Owner) Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM) No. 2025-07 for condominium purposes to allow the construction of a thirty-unit, three-story residential townhome development at 501 S. Harbor Blvd., and 3706 and 3712 W. Camille St. The development project is consistent with the California Subdivision Map Act and Chapter 34 of the Santa Ana Municipal Code. Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014 Environmental Impact Report for SP2. Categorical Exemption ER No. 2024-15 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2025-07 (COUNTY MAP NO. 19295) AS CONDITIONED TO ALLOW A THIRTY-UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTH 5 Planning Commission 10/13/2025 HARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS: 144-303-01, 144-303-03 & 144-303-04) Recommended Action: Adopt a resolution approving Tentative Tract Map No. 2025-07 (County Map No. 19295) 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. Mike O'Melveny and Peter Duarte, on behalf of the applicant, answered questions from the Commission. Resident Richey Madison provided public comments via Zoom regarding road safety concerns. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve with added conditions. YES: 5 — Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla NO: 0— ABSTAIN: 0— ABSENT: 2 —Jennifer Oliva, Carl Benninger Status: 5 -0 — 0 - 2— Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on October 27, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:09 PM. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 holds a public hearing on the matter, then the formal action will become effective on the day 6 Planning Commission 10/13/2025 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) 900-6833. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. 7 Planning Commission 10/13/2025 • 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 in-person 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 publico pueden solicitar un interprete con 48 horas de anticipacion para asistir a una persona que no habla ingles durante la section de comentarios publicos de la reunion. La notification con 48 horas de anticipacion permitira a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunion. La interpretacion simultanea al espanol se ofrece por medio del use de aud(fonos y la interpretacion consecutiva (espanol a ingles)tambien esta disponible para cualquiera que desee dirigirse a la Comision en el podio. Respectfully submitted: bwnlo- ;t�� Gema Zapien Planning Commission Secretary 1 Planning Commission 10/27/2025 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 CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 10/27/2025 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair 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 3 Planning Commission 10/27/2025 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. 1982-18, FOR THE PROPERTY LOCATED AT 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. 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) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 1982-18-MOD-1, 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. 4 Planning Commission 10/27/2025 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 ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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. 5 Planning Commission 10/27/2025 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) 900-6833. 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: • E-mail PBAecomments@santa-ana.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 in-person 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 6 Planning Commission 10/27/2025 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 publico pueden solicitar un interprete con 48 horas de anticipacion Para asistir a una persona que no habla ingles durante la seccion de comentarios publicos de la reunion. La notificacion con 48 horas de anticipacion permitira a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunion. La interpretacion simultanea al espanol se ofrece por medio del use de audifonos v la interpretacion consecutiva (espanol a ingles)tambien esta disponible Para cualauiera que desee dirigirse a la Comision en el podio. Respectfully submitted: Gema Zapien Planning Commission Secretary 1 Planning Commission 11/10/2025 Planning Commission Regular Meeting Agenda Minutes November 10, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA yr.>w 9 ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 11/10/2025 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair 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 5:32 PM with Commissioner Escamilla arriving at 5:45 PM and Commissioners Leo and Oliva absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from October 27, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 4— Bao Pham, Isuri Ramos, Alan Woo, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 3— Christopher Leo, Manuel J. Escamilla, Jennifer Oliva Status: 4 - 0 - 0 - 3 — Pass *End of Consent Calendar* 3 Planning Commission 11/10/2025 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 31, 2025 and notices were mailed on said date. 1. CONDITIONAL USE PERMIT NO. 2025-22 FOR THE PROPERTY LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant: SOCO Harbor Inc. (Applicant and Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-22 to establish a professional school, operated as Cristo Rey Orange County High School, within two existing two-story buildings. The Project involves converting the second floor of 3601 S. Harbor Boulevard and both floors at 3611 S. Harbor Boulevard. 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 32, Section 15332 (In-Fill Development) of the CEQA Guidelines. The Project is also exempt pursuant to Class 1, Section 15301 (Existing Facilities)for interior and exterior alterations and minor additions. Categorical Exemption ER No. 2025-37 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-22 AS CONDITIONED TO ALLOW PROFESSIONAL SCHOOL USE LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD (APN: 414-261-07) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-22 to allow a professional school use, 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. 4 Planning Commission 11/10/2025 Stephen Holte and Patrick Strader, on behalf of the applicant, answered questions from the Commission. Resident Frank Velasco spoke in favor of the project. Resident Amalia Rodriguez spoke in favor of the project. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 5— Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 2 — Christopher Leo, Jennifer Oliva Status: 5 -0 — 0 - 2— Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on November 24, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:40 PM. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 5 Planning Commission 11/10/2025 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) 900-6833. 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: • E-mail �BAecomments@santa-ana.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 6 Planning Commission 11/10/2025 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 in-person 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 publico pueden solicitar un interprete con 48 horas de anticipacion para asistir a una persona que no habla ingles durante la seccion de comentarios publicos de la reunion. La notificacion con 48 horas de anticipacion permitira a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunion. La interpretacion simultanea al espanol se ofrece por medio del use de audifonos y la interpretacion consecutiva (espanol a ingles) tambien esta disponible para cualquiera que desee dirigirse a la Comision en el podio. Respectfully submitted: Gema Zapien Planning Commission Secretary 1 Planning Commission 12/8/2025 Planning Commission Regular Meeting Agenda Minutes December 8, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 12/8/2025 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair 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 5:39 PM with Commissioner Escamilla absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Amy Calderon raised concerns regarding delays in mail delivery from the postmarked date via Zoom. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from November 10, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Manuel J. Escamilla Status: 6 - 0 - 0 — 1 — Pass 3 Planning Commission 12/8/2025 *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 November 26, 2025 and notices were mailed on said date. 1. MODIFICATION OF CONDITIONAL USE PERMIT NO. 76-38, FOR THE PROPERTY LOCATED AT 212-280 NORTH SULLIVAN AND 2602 WEST FIFTH STREETS LOCATED WITHIN THE LIGHT INDUSTRIAL (Ml)ZONING DISTRICT. Project Applicant: Extra Space Properties 103, LLC (Applicant and Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 76-38-MOD-1 to modify CUP No. 76-38 in order to allow the expansion of an existing mini-warehouse facility and to modify previously approved conditions. The applicant is making the request pursuant to sections 41-472.5 and 41-649 of the Santa Ana Municipal Code, which require Planning Commission review and approval of mini-warehouse use with a CUP and modifications to approved entitlements. 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 32, Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 2024-21 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 76-38-MOD-1, TO ALLOW THE EXPANSION OF AN EXISTING SELF-STORAGE FACILITY AND TO REMOVE THE PREVIOUS CONDITION OF APPROVAL REQUIRING INTERNAL PERIMETER THREE-FOOT-WIDE LANDSCAPE PLANTERS, AT 212-280 N. SULLIVAN AND 2602 W. FIFTH STREETS (APNS: 007-141-78, 007-141-79, AND 007-141-11) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 76-38-MOD-1 to 4 Planning Commission 12/8/2025 allow the expansion of an existing self-storage facility and to modify previously approved conditions, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Rose Bacinski and Danny Morris, on behalf of the applicant, answered questions from the Commission. Resident, Nicole Ryan raised concerns about the current vacancy for storage units via Zoom. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve with revised condition. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Manuel J. Escamilla Status: 6 -0 - 0 — 1 — Pass 2. CONDITIONAL USE PERMIT NO. 2025-26 AND VARIANCE NO. 2025-02 FOR THE PROPERTY LOCATED AT 1441 EAST SEVENTEENTH STREET, LOCATED WITHIN THE PROFESSIONAL (P)ZONING DISTRICT. Project Applicant: YNG Architects Inc. (Applicant) representing Laureano Carrera with Iglesia Cristiana Rayo De Luz (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-26 and Variance No. 2025-02 to allow the construction and operation of a new 11,778 sq. ft. church (Iglesia Cristiana Rayo De Luz). The CUP is requested pursuant to Section 41-313.5(n) of the Santa Ana Municipal Code (SAMC), which permits churches subject to review and approval of a CUP. The Variance application is requested pursuant to Section 41-638 of the SAMC to reduce the required building setbacks and landscape area, as well as the off- street parking requirements for the proposed church. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (Class 32 — Infill Development) of the CEQA Guidelines. The Project also qualifies under CEQA Guidelines Section 15301 (Class 1 — Existing Facilities) for minor alterations to the existing basement structure. Based on these findings, staff has prepared Environmental Review No. 2023-20, and a Notice of Exemption will be filed for the Project. 5 Planning Commission 12/8/2025 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-26 AS CONDITIONED TO ALLOW FOR THE CONSTRUCTION AND OPERATION OF A NEW CHURCH AT THE PROPERTY LOCATED AT 1441 E. SEVENTEENTH STREET (APN: 396-221-60) RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2025-02 AS CONDITIONED TO ALLOW A REDUCTION IN REQUIRED SETBACKS, LANDSCAPE AREA, AND OFF- STREET PARKING REQUIREMENTS TO FACILITATE THE CONSTRUCTION AND OPERATION OF A NEW CHURCH AT THE PROPERTY LOCATED AT 1441 E. SEVENTEENTH STREET (APN: 396-221-60) Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025-26, as conditioned; and 2. Adopt a resolution approving Variance No. 2025-02, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Applicants, Pastor Lazaro Gomez and Laureano Carrera answered questions from the Commission. Member of the church, Ashley Pacheco, spoke in favor of the project. Member of the church, Berenice Zagal, spoke in favor of the project. Member of the church, Deborah Pacheco, spoke in favor of the project. Resident, Nimsi Zagal, spoke in favor of the project. Resident, Damian Garcia, Spanish speaker spoke in favor of the project. Member of the church, Mario Pacheco, Spanish speaker spoke in favor of the project. Resident, Sonia Gallardo, Spanish speaker spoke in favor of the project. Member of the church, Pablo Coguox, Spanish speaker spoke in favor of the project. Resident, Zion Gomez, spoke in favor of the project. Resident, Ruth Garcia, spoke in favor of the project. Resident, Sal Ceja, spoke in opposition to the project. Resident, Beatriz Mendoza, spoke in favor of the project. Resident, Joaquin Cruz, spoke in favor of the project. Member of the church, Miranda Otilia Gomez, Spanish speaker spoke in favor of the project. 6 Planning Commission 12/8/2025 Resident, Mike Tardif, spoke in favor of the project but raised concerns about parking via Zoom. Resident, Nicole Ryan, spoke in opposition to the project via zoom. Resident, Amy C. Anderson, spoke in opposition to the project via zoom. Applicant, Pastor Lazaro Gomez, Spanish speaker answered questions from the public comments. Moved by Commissioner Leo, seconded by Commissioner Oliva to Approve to reopen the public hearing. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Manuel J. Escamilla Status: 6 -0 - 0 — 1 — Pass Moved by Commissioner Leo, seconded by Commissioner Woo to Approve with added conditions. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Manuel J. Escamilla Status: 6 -0 - 0 — 1 — Pass 3. CONDITIONAL USE PERMIT NO. 2025-03 AND 2025-27 AND VARIANCE NO. 2025-01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET, LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4)ZONING DISTRICT. Project Applicant: Ilan Golcheh (Applicant) representing Sej Asset Management & Investment Company and Mapocos, LLC (Property Owners) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-03, CUP No. 2025-27, and Variance No. 2025-01 to facilitate the redevelopment of an existing shopping center that includes construction of a new 4,650 sq. ft. 7-Eleven convenience store, a 3,136 sq. ft. service station and canopy, a 2,200 sq. ft. multi-tenant commercial building, and remodeling an existing commercial building. CUP No. 2025-03 would allow a noxious use (service station) pursuant to Section 41-199.4 of the Santa Ana Municipal Code, and CUP No. 2025-07 would allow the service station and the 7- 7 Planning Commission 12/8/2025 Eleven convenience store to operate 24-hours, pursuant to Section 41-412.5 of the SAMC. Variance No. 2025-01 would allow reduced setbacks along Fairview Street and McFadden Avenue, as well as reduced landscaped setbacks abutting the residential uses. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 of the CEQA Guidelines. Categorical Exemption ER No. 2022-111 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-03 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K-12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41-199.4 IN THE PLANNED SHOPPING CENTER (C4)ZONING DISTRICT FOR THE PROPERTY LOCATED AT 2745 W. MCFADDEN AVENUE (APN: 109-040- 34) RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-27 AS CONDITIONED TO ALLOW AFTER-HOURS OPERATION BETWEEN THE HOURS OF 12:00 A.M. MIDNIGHT AND 5:00 A.M., PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41-412.5 IN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT FOR THE PROPOSED CONVENIENCE STORE (7- ELEVEN) LOCATED AT 2745 WEST MCFADDEN AVENUE (APN: 109-040-34) RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2025-01 AS CONDITIONED TO ALLOW REDUCED LANDSCAPE SETBACKS FOR THE PROPERTIES LOCATED AT 1001 S. FAIRVIEW STREET AND 2745 W. MCFADDEN AVENUE (APN: 109- 040-41 AND 109-040-34) Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025-03 as conditioned; 2. Adopt a resolution approving Conditional Use Permit No. 2025-27 as conditioned; and 3. Adopt a resolution approving Variance No. 2025-01 as conditioned. 8 Planning Commission 12/8/2025 Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Staff had questions for the Applicant. Applicants, Ilan Golchech and Shira Zaghi; along with Darlene Reeves representing 7-Eleven, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Oliva to Approve to reopen the public hearing. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Manuel J. Escamilla Status: 6 -0 - 0 — 1 — Pass Moved by Commissioner Leo, seconded by Commissioner Pham to Approve with added and revised conditions. YES: 5— Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 1 — Isuri Ramos ABSENT: 1 — Manuel J. Escamilla Status: 5 -0 - 1 — 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 January 12, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. 9 Planning Commission 12/8/2025 Minutes: Meeting was adjourned at 10:13 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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) 900-6833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. 10 Planning Commission 12/8/2025 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: • E-mail PBAecomments@santa-ana.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 in-person 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 publico pueden solicitar un interprete con 48 horas de anticipation para asistir a una persona que no habla ingles durante la section de comentarios publicos de la reunion. La notification con 48 horas de anticipation permitira a la Ciudad hater los arreglos razonables necesarios para garantizar el acceso a esta reunion. La interpretacion simultanea al espanol se ofrece por medio del use de audifonos y la interpretacion consecutiva (espanol a ingles) tambien esta disponible para cualquiera que desee dirigirse a la Comision en el podio. Respectfully submitted: bVmIx 2 � Gema Zapien Planning Commission Secretary 1 Planning Commission 1/27/2025 Planning Commission Regular Meeting Agenda Minutes January 27, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA 4f JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 3 Representative Ward 5 Representative Minh Thai Executive Director Melissa M. Crosthwaite Ali Pezeshkpour,AICP Nuvia Ocampo Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 1/27/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Bao Pham Carl Benninger Isuri S. Ramos Alan Woo Executive Director Minh Thai Chief Asst. City Attorney Melissa M. Crosthwaite Planning Manager Ali Pezeshkpour, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:35 PM. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Mike Tardift; spoke on the moratorium in place in the Transit Zoning Code. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from December 9, 2024. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items. YES: 6— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Bao Pham Status: 6 - 0 - 0 — 1 — Pass 3 Planning Commission 1/27/2025 *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 January 15, 2025 and notices were mailed on said date. 1. CONDITIONAL USE PERMIT NO. 2025-01 FOR THE PROPERTY LOCATED AT 2600 SOUTH BRISTOL STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT Project Applicant: Matt Clark (Applicant) on behalf of Wendy's, representing Bristol Palms Inc. (Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-01 to allow after-hours operation of a new Wendy's eating establishment, which is proposed to occupy an existing stand-alone commercial pad building with a drive-through. Pursuant to the Santa Ana Municipal Code, eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or zoned properties, require approval of a CUP. The Wendy's after-hours are proposed only for the drive- through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. and Friday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy's indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., seven-days a week. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024-106 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025-01 as conditioned. Minutes: Chair Oliva recused herself due to living within the 1,000-foot buffer map. Commission had questions for staff. Staff answered questions from staff. Commission had questions for applicant. Applicant, Matt Clarke, answered questions from the Commission. 4 Planning Commission 1/27/2025 Public comment was received in opposition to the project due to after-hours. Resident, Manuel Fiz, raised concerns regarding the after-hours. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approved as amended. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 1 —Jennifer Oliva ABSENT: 1 — Bao Pham Status: 5 -0 - 1 — 1 — Pass 2. MODIFICATION OF CONDITIONAL USE PERMIT NO. 2019-19 AND VARIANCE NO. 2019-02, FOR THE PROPERTY LOCATED AT 1800 NORTH BUSH STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT Project Applicant: Christina Meshreky (Applicant) representing DNJ C Properties, LLC (Property Owner) Proposed Project: The applicant is seeking approval to modify Conditional Use Permit No. 2019-19, allowing an increase in the number of adult day care participants, from 40 to a maximum of 199 total occupants/individuals, including participants and staff members, at an existing adult day care center (360 Adult Day Care). Additionally, the applicant is requesting a modification of Variance No. 2019-02 to allow a reduction in the required parking spaces, resulting from a change of use for the second-floor office space, from professional office to medical office at the subject property. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2017-35 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2019-19- MOD-1, as conditioned to allow for an increase in adult day care participants and staff members. 2. Adopt a resolution approving Variance No. 2019-2-MOD-1 , as conditioned to allow for increased reduction in parking. Minutes: Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicants, Regina & Christina, answered questions from the Commission. Resident, Carolyn Witham, expressed her opposition to the project, stating that the noise and refuse create a significant nuisance for her. Resident, Barba Witham, expressed her opposition to the project, stating that the noise is a nuisance for her. 5 Planning Commission 1/27/2025 Resident, Mike Carter, expressed his opposition to the project, stating that the noise, refuse, and lack of parking create a significant nuisance. Resident, Richard Abeyta, expressed his opposition to the project, stating that the parking is a major issue for past and present tenants. Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approved as amended. YES: 6— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 1 — Bao Pham 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 February 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:36 PM APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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. 6 Planning Commission 1/27/2025 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: bvmix Gema Zapien Planning Commission Secretary 1 Planning Commission 2/10/2025 Planning Commission Regular Meeting Agenda Minutes February 10, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 3 Representative Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Pedro Gomez, AICP Nuvia Ocampo Legal Counsel Principal Planner 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 2/10/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Carl Benninger Bao Pham Isuri S. Ramos Alan Woo Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Principal Planner Pedro Gomez, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:51 p.m. with Commissioner Pham absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Amendments. Resident, Grady Greiwe, spoke in opposition to the Transit Zoning Code Amendments. Resident, Cindy Greiwe, spoke in opposition to the Transit Zoning Code Amendments. Resident and Business Owner, Garrett Greiwe, spoke in opposition to the Transit Zoning Code Amendments. Resident and Business Owner, Mike Tardiff, spoke in opposition to the Transit Zoning Code Amendments. Resident and Business Owner, Bob Adams, spoke in opposition to the Transit Zoning Code Amendments. Resident and business owner, Harvey Beigle, spoke in opposition to the Transit Zoning Code Amendments. Resident and business owner, Jason Rush, spoke in opposition to the Transit Zoning Code Amendments. Resident and business owner, David Zech, spoke in opposition to the Transit Zoning Code Amendments. Resident and business owner, Richard Chiarini, spoke in opposition to the Transit Zoning Code Amendments. Resident and business owner, Michael Feeley, spoke in opposition to the Transit Zoning Code Amendments. 3 Planning Commission 2/10/2025 Resident and business owner, Mark McCandless, spoke in opposition to the Transit Zoning Code Amendments. Resident, Dan Domonoske, spoke in opposition to the Transit Zoning Code Amendments. Resident and business owner, Stephanie Wells, spoke in favor of the Transit Zoning Code Amendments. Resident, Rachel Freeman, spoke in opposition to Transit Zoning Code Amendments. Resident, Michael Freeman, spoke in opposition to the Transit Zoning Code Amendments. Resident, Jack Hogan, spoke in opposition to the Transit Zoning Code Amendments Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Amendments. Resident, Robert Escalante, spoke in opposition to the Transit Zoning Code Amendments. Resident, Kelly Kraus-Lee, spoke in favor of the Transit Zoning Code Amendments. Resident, Erica Gonzalez, spoke in favor of the Transit Zoning Code Amendments via Zoom. Resident, Christy Taylor, spoke in favor of the Transit Zoning Code Amendments via Zoom. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from January 27, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve Consent Calendar items. YES: 6— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Bao Pham Status: 6 - 0 - 0 — 1 — Pass *End of Consent Calendar* WORK STUDY SESSION 1. Transit Zoning Code/Specific Development No. 84 (SD-84) Update. Minutes: Vice Chair Ramos recused herself due to a potential conflict of interest resulting from proximity of her residence to the project location. Principal Planner, Margarita Macedonio, provided a presentation. Commission had questions for staff. Staff answered questions from the Commission. *End of Work Study Session Calendar* 4 Planning Commission 2/10/2025 STAFF COMMENTS Minutes: Staff had comments for Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on February 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:03 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 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: 9 Download the free Zoom Cloud Meetings app from your favorite app store. 5 Planning Commission 2/10/2025 • 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: Gema Zapien Planning Commission Secretary Planning Commission 2/24/2025 Planning Commission Regular Meeting Agenda Minutes February 24, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA 4f JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 3 Representative Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Nuvia Ocampo Legal Counsel Acting Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 2/24/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Carl Benninger Bao Pham Isuri S. Ramos Alan Woo Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:43 p.m. with Commissioner Benninger attending via Zoom and Commissioner Leo absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from February 10, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar Items. 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 3 Planning Commission 2/24/2025 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 Register on January 31, 2025, and notices were mailed on said date. 1. ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024-02 AND AMENDMENT APPLICATION (AA) NO. 2024-03 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD-84 DISTRICT BOUNDARY. Project Applicant: City of Santa Ana Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment(ZOA) No. 2024-02 and Amendment Application (AA) No. 2024-03 to amend the Transit Zoning Code (Specific Development (SD) No. 84)zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City's Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (Ml) and Heavy Industrial (M2) suffixes from certain properties within the SD-84 zoning district, as shown on the City's Zoning Map. Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana's Transit Zoning Code (SD-84) Environmental Impact Report (EIR)to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD-84) EIR No. 2006-02, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD-84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City's Local Guidelines for Implementing CEQA. Recommended Actions: Recommend that the Planning Commission recommend that the City Council: 1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act(CEQA), 4 Planning Commission 2/24/2025 and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD-84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024-02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD-84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non-conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non-conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024-03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD-84 zoning district boundary as designated on the City of Santa Ana Zoning Map. Minutes: Vice-chair Ramos, recused herself due to living within 1,000 linear feet of the project location. Commissioner Escamilla, stated that he received communication from Patrick Strader before the public hearing. Commission had questions for staff. Staff answered questions from Commission. Resident, Mike Tardiff, spoke in opposition to the Transit Zoning Code Update. Resident, Enrique Bedoya, spoke in opposition to the Transit Zoning Code update. Resident, Peter Lomakin, spoke in opposition to the Transit Zoning Code Update. Resident, Bob Adams, spoke in opposition to the Transit Zoning Code Update. Resident, Harvey Beigle, spoke in opposition to the Transit Zoning Code Update. Resident, Kevin Tranter, spoke in opposition to the Transit Zoning Code Update. Resident, Dave Roche, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Kraus-Lee, spoke in favor of the Transit Zoning Code Update. Resident, Barney Richer, spoke in favor of the Transit Zoning Code Update. Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update. Resident, Mark McCandless, spoke in opposition of the Transit Zoning Code Update. Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update. Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update. 5 Planning Commission 2/24/2025 Resident, David Zech, spoke in opposition to the Transit Zoning Code Update. Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update. Resident, Joseph Domonoske, spoke in favor of the Transit Zoning Code Update. Resident, Mihran Toumajan, spoke in favor of the Transit Zoning Code Update. Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Update. Resident, Brian M, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Stephanie Wells, spoke in favor of the Transit Zoning Code Update. Resident, Jack Hogan, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Leachy, spoke in favor of the Transit Zoning Code Update. Resident, Caden Burton, spoke in opposition to the Transit Zoning Code Update. Resident, Charles Winn, spoke in opposition to the Transit Zoning Code Update. Resident, Thibault Weber, spoke in opposition to the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Update. Resident, Mayra Ruiz, spoke in opposition to the Transit Zoning Code Update via Zoom. Commissioner Escamilla motioned to continue the item to a special meeting on Thursday, March 6, 2025. Commission requested staff to provide a financial and legal analysis on the impact that the approval of this project could have on the City. Commission requested that staff hold an additional meeting to include property owners and residents before the special meeting. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Continue the item to a special Planning Commission meeting. YES: 5— Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 1 — Isuri Ramos ABSENT: 1 — Christopher Leo Status: 5 -0 - 1 — 1 — Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for staff. 6 Planning Commission 2/24/2025 COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 10:17 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 7 Planning Commission 2/24/2025 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: Gema Zapien Planning Commission Secretary Planning Commission Special Meeting Agenda Minutes March 6, 2025 6:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA Jennifer Oliva Chair, Ward Representative Isuri S. Ramos Bao Pham Vice-Chair Ward 1 Representative Ward 3 Representative Manuel J. Escamilla Carl Benninger Ward 2 Representative Ward 4 Representative Christopher Leo Alan Woo Citywide Representative Ward 5 Representative Ali Pezeshkpour Acting Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Nuvia Ocampo Legal Counsel Acting Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice-Chair Manuel J. Escamilla Carl Benninger Bao Pham Christopher Leo Alan Woo Acitng Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 6:44 p.m. with Vice-Chair Ramos absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Harvey Beigle, spoke in opposition of the Transit Zoning Code Update. Resident, Dave Roche, spoke in opposition of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Michael Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Mike Tardiff, spoke in opposition of the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update. Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update. Resident, Rachel Freeman, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Freeman, spoke in opposition of the Transit Zoning Code Update. Resident, Charile Winn, spoke in opposition of the Transit Zoning Code Update. Resident, Andy Shimt, spoke in opposition of the Transit Zoning Code Update. Resident, Jack Haley, spoke in opposition of the Transit Zoning Code Update. Resident, Dan Domonoske, spoke in opposition of the Transit Zoning Code Update. Resident, Peter Lomakin, spoke in opposition of the Transit Zoning Code Update. Resident, Danielle Adams, spoke in opposition of the Transit Zoning Code Update. Resident, Christy Taylor, spoke in opposition of the Transit Zoning Code Update via Zoom. Resident, Tomas Castro, spoke in favor of the Transit Zoning Code Update via Zoom. Resident, Stephanie, spoke in opposition of the Transit Zoning Code Update via Zoom. Resident spoke in opposition of the Transit Zoning Code Update via Zoom. Resident, Erika Gonzalez, spoke in favor of the Transit Zoning Code Update via Zoom. Resident, Leonel Flores, spoke in favor of the Transit Zoning Code Update via Zoom. CONSENT CALENDAR ITEM b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve. YES: 6— Bao Pham, Alan Woo, Christopher Leo, Carl Benninger, Jennifer Oliva, Manuel J. Escamilla NO: 0— ABSTAIN: 0 — ABSENT: 1 — Isuri Ramos Status: 6 - 0 - 0 — 1 — Pass 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 Register on January 31, 2025, and notices were mailed on said date. 1. ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024-02 AND AMENDMENT APPLICATION (AA) NO. 2024-03 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD-84 DISTRICT BOUNDARY. Project Applicant: City of Santa Ana Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment(ZOA) No. 2024-02 and Amendment Application (AA) No. 2024-03 to amend the Transit Zoning Code (Specific Development (SD) No. 84)zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City's Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (Ml) and Heavy Industrial (M2) suffixes from certain properties within the SD-84 zoning district, as shown on the City's Zoning Map. Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana's Transit Zoning Code (SD-84) Environmental Impact Report (EIR)to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD-84) EIR No. 2006-02, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD-84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City's Local Guidelines for Implementing CEQA. Recommended Action: Recommend that the Planning Commission recommend that the City Council: 1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act(CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD-84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024-02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD-84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non-conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non-conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024-03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD-84 zoning district boundary as designated on the City of Santa Ana Zoning Map. Minutes: Staff provided a short presentation for the Commission. Commission had question for staff. Staff answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve with written and verbal clarifications to the ordinance for ZOA No. 2024-02. YES: 4— Bao Pham, Alan Woo, Jennifer Oliva, Manuel J. Escamilla NO: 2 — Christopher Leo, Carl Benninger ABSTAIN: 0 — ABSENT: 1 — Isuri Ramos Status: 4 -2 - 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 Monday, March 10, 2025 at 5:30 p.m. in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:34 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: bVM-0- aVyVI Gema Zapien Planning Commission Secretary 1 Planning Commission 3/10/2025 Planning Commission Regular Meeting Agenda Minutes March 10, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 3 Representative Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Nuvia Ocampo Legal Counsel Acting Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 3/10/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice-Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m. and Commissioner Escamilla arriving at 5:41 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from February 24, 2025 and March 6, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve Consent Calendar items. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Manuel J. Escamilla Status: 6 - 0 - 0 — 1 — Pass *End of Consent Calendar* BUSINESS CALENDAR 3 Planning Commission 3/10/2025 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 February 28, 2025 and notices were mailed on said date. 1. CONDITIONAL USE PERMIT NO. 2024-15 FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4 (SP4). Project Applicant: George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner). Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024-15 to allow for the conversion of two existing freeway oriented, on-premise digital signs to off-premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023-111 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2024-15, as conditioned, to allow for conversion of two existing freeway-oriented on-premise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Corey Sams, answered questions from the Commission. Resident, Kyle Kingston, spoke in opposition of this project. Moved by Commissioner Ramos, seconded by Commissioner Benninger to Approved with added conditions. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0 — Status: 7— 0 —0— 0— Pass 4 Planning Commission 3/10/2025 2. CONDITIONAL USE PERMIT NO. 2025-04 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant: Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner). Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-04 to allow a medical office use operated by a government- subsidized, not-for-profit entity on the sixth floor of an existing office building. Pursuant to Section 41-313.5 of the Santa Ana Municipal Code, medical offices operated by government, government-subsidized, not-for-profit, or philanthropic entities require approval of a CUP. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024-108 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025-04 as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Lori Pack, answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0 — Status: 7— 0 — 0— 0— Pass 3. CONDITIONAL USE PERMIT NO. 2025-02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant: David Oh (Applicant)with Top Food Markers, Inc., on behalf of Bolsa-Bushard, LLC (Property Owner). Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off-premises 5 Planning Commission 3/10/2025 consumption through the operation of a Type-21 Alcoholic Beverage Center(ABC) license at a new neighborhood grocery store, Ole City Market. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025-02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. Minutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission. Resident, Ana, spoke in opposition to the project. Resident, Martha, spoke in opposition to the project. Applicant, Yvonne, answered questions from the Commission. Commission requested that the item be continued to date uncertain. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Continue the item. YES: 5— Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 2 — Bao Pham, Alan Woo ABSTAIN: 0 — ABSENT: 0— Status: 5— 2 —0 — 0 — Pass 4. CONDITIONAL USE PERMIT NO. 2025-03 AND VARIANCE NO. 2025-01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant: Ilan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and Mapocos, LLC. (Property Owners). Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-03 to allow the construction of a new 3,602 square-foot 7-Eleven, 3,096 square-foot service station and canopy, and a 3,200 square-foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025-01 to allow a reduction in the required front-yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant 6 Planning Commission 3/10/2025 is requesting a CUP pursuant to Section 41-199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K-12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41-199.4 of the SAMC and requires review and approval of a CUP. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 - New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022-111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025-03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025-01 as conditioned. Moved by Commissioner Leo, seconded by Commissioner Benninger to Continue the item. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0 — Status: 7— 0 — 0— 0— Pass Minutes: Staff informed the Commission that the applicant requested a 30-day extension. *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 March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. 7 Planning Commission 3/10/2025 Minutes: Meeting was adjourned at 8:01 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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) 900-9128. 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 8 Planning Commission 3/10/2025 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: Gema Zapien Planning Commission Secretary 1 Planning Commission 4/14/2025 Planning Commission Regular Meeting Agenda Minutes April 14, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 3 Representative Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Nuvia Ocampo Legal Counsel Acting Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 4/14/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice-Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from March 24, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0— ABSTAIN: 0 — ABSENT: 2— Bao Pham, Carl Benninger Status: 5 - 0 - 0 -2 — Pass *End of Consent Calendar* BUSINESS CALENDAR 3 Planning Commission 4/14/2025 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 April 4, 2025, and notices were mailed on said date. 1. CONDITIONAL USE PERMIT NO. 2025-02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025) Project Applicant: David Oh (Applicant)with Top Food Makers, Inc., on behalf of Bolsa-Bushard, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Center(ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-03 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF-PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399-121-03) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025-02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. 4 Planning Commission 4/14/2025 Commission had questions for the applicant. David Oh, representing the applicant, answered questions from the Commission. Public comment received via Zoom in support of project. Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0— ABSTAIN: 0— ABSENT: 2 — Bao Pham, Carl Benninger Status: 5 -0 — 0 - 2— Pass 2. CONDITIONAL USE PERMIT NOS. 2025-05 AND 2025-06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD-76) ZONING DISTRICT. Project Applicant: Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025-05 and 2025-06 to allow the sale of beer and wine for on- premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control and to allow for after-hours operations at an existing eating establishment. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-18 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON- PREMISES CONSUMPTION THROUGH A TYPE-41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411-093- 03) RESOLUTION NO. 2025-XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-06 AS CONDITIONED TO ALLOW AFTER-HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411-093-03) 5 Planning Commission 4/14/2025 Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025-05 for on-sale beer and wine license as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2025-06 for after-hours operation as conditioned. Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0— ABSTAIN: 0— ABSENT: 2 — Bao Pham, Carl Benninger Status: 5 -0 — 0 - 2— Pass Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Jiayi Liu, answered questions from the Commission. 3. APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023-03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant: Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project: Appeal Application No. 2025-01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003-03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41-677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director's decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41-677, the PBA Director's decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 — Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025-22 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025-01, THEREBY REVOKING LAND USE CERTIFICATE NO. 2003-03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS 6 Planning Commission 4/14/2025 AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408-041-04). Recommended Action: Adopt a resolution upholding the Director of Planning and Building's decision to revoke Land Use Certificate No. 2003-03. Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025. Administrative Matters 1. Planning Commission Basics Minutes: Senior Assistant City Attorney provided a short presentation. *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 April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:18 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 7 Planning Commission 4/14/2025 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 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: bVMok- Gema Zapien Planning Commission Secretary Planning Commission 3/24/2025 Planning Commission Regular Meeting Agenda Minutes March 24, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 3 Representative Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Nuvia Ocampo Legal Counsel Acting Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 3/24/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice-Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:35 p.m. with commissioner Escamilla arriving at 5:41 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: None. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from March 10, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items. YES: 5— Bao Pham, Isuri Ramos, Alan Woo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 2— Christopher Leo, Manuel J. Escamilla Status: 5 - 0 - 0 -2 — Pass 3 Planning Commission 3/24/2025 *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 March 14, 2025, and notices were mailed on said date. 1. SITE PLAN REVIEW NO. 2025-01, VESTING TENTATIVE TRACT MAP NO. 2025-01, AND DENSITY BONUS AGREEMENT NO. 2025-01 FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVE URBAN (AU) DISTRICT OF THE METRO EAST MIXED-USE OVERLAY ZONE (MEMU) Project Applicant: Louisa Feletto with MLC Holdings, Inc. /heritage Homes (Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 2025-01, Vesting Tentative Tract Map No. 2025-01, and Density Bonus Agreement No. 2025-01 to facilitate the construction of a for-sale, multi-family residential development including 80 three-story townhome units and six four-story duplex units (eighty-six total units), five of which would be designated for very low-income households. The project will utilize one concession through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code Section 41-1600 through 41-1607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2024-53, will be filed for the project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2025-01 AS CONDITIONED FOR A MULTI-FAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402-191-03) RESOLUTION NO. 2025-XX 4 Planning Commission 3/24/2025 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025-01 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTY-SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402-191-03) RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025-01 TO ALLOW AN EIGHTY-SIX UNIT MULTI-FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 402-191-03) Recommended Action: 1. Adopt a resolution approving Site Plan Review No. 2025-01 , as conditioned; 2. Adopt a resolution approving Vesting Tentative Tract Map No. 2025-01 (County Map No. 19337), as conditioned; and 3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 2025-01, as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff from Community Development Agency answered questions from the Commission. Commission had questions for the applicant. Applicant, Louisa Feletto, answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Ramos to Approve with added conditions. 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* WORK STUDY SESSION • COMPREHENSIVE ZONING CODE UPDATE Minutes: Staff provided a brief presentation to the Commission. Commission had questions for staff. Staff answered questions from the Commission. 5 Planning Commission 3/24/2025 *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:24 p.m. FUTURE AGENDA ITEMS APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 6 Planning Commission 3/24/2025 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: bvm_Q�_ ;,�� Gema Zapien Planning Commission Secretary Planning Commission 4/28/2025 Planning Commission Regular Meeting Agenda Minutes April 28, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 3 Representative Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Nuvia Ocampo Legal Counsel Acting Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 4/28/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice-Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo Acting Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m. Commissioner Escamilla motioned for Commissioner Leo to serve as Chair. Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m. Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair. YES: 4—Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 3— Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 - 0 - 0 - 3 — Pass PLEDGE OF ALLEGIANCE Public Comments Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans. Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences 3 Planning Commission 4/28/2025 Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 2— Bao Pham, Jennifer Oliva Status: 5 - 0 - 0 -2 — Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 18, 2025, and notices were mailed on said date. 1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003-03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. (CONTINUED FROM APRIL 14, 2025) Project Applicant: Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project: Appeal Application No. 2025-01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003-03-RCY, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41-677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director's decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41-677, the PBA Director's decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 — Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025-22 will 4 Planning Commission 4/28/2025 be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025-01, THEREBY REVOKING LAND USE CERTIFICATE NO. 2003-03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408-041-04) Recommended Action: Staff is requesting that the Planning Commission continue the matter to May 12, 2025. Minutes: Item continued to May 12, 2025 Planning Commission meeting. 2. CONDITIONAL USE PERMIT NO. 2025-10 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT INDUSTRIAL (M1) ZONING DISTRICT. Project Applicant: Andres Cuenca with Stake Sports, LLC dba Footlab (Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-10 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41-472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41-650, the applicant is requesting modifications to regulations set forth in Section 41-482 of the SAMC. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 2024-98 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-10 AS CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 410-021-02) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-10 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned. Minutes: Staff provided a brief presentation. 5 Planning Commission 4/28/2025 Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Andres Cuencas, answered questions from the Commission. Resident, Tomas Fernandez, spoke in opposition to the project. Resident, Gabriela Mejia, spoke in opposition to the project via Zoom. Monica Suter from Public Works answered questions from the Commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 2 — Bao Pham, Jennifer Oliva Status: 5 -0 — 0 - 2— Pass 3. CONDITIONAL USE PERMIT NO. 2025-11 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant: John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-11 to allow the construction of a new eating establishment, Dutch Bros, with drive-through window services. Pursuant to Santa Ana Municipal Code Section 41-365.5, eating establishments with drive-through window service require Planning Commission review and approval of a CUP. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2024-36 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-11 AS CONDITIONED TO ALLOW DRIVE-THROUGH SERVICES FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396-302-031 and 396-312-15) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-11 for drive- through window service, as conditioned. Minutes: Staff provided a brief presentation. 6 Planning Commission 4/28/2025 Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. John Caglia representing Dutch Bros, Inc. answered questions from the Commission. Resident, Leah Beattie, raised concerns about street parking in the area. Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 2 — Bao Pham, Jennifer Oliva Status: 5 -0 — 0 - 2— Pass 4. CONDITIONAL USE PERMIT NO. 2025-07 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT NO. 84 (SD-84) ZONING DISTRICT. Project Applicant: Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner). Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 2025-07 to allow the sale of beer for on-premises and off-premises consumption through a Type-23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption, ER No. 2025-24, will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-07 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ON-PREMISES AND OFF-PREMISES CONSUMPTION THROUGH A TYPE-23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 398-324-10) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-07 for the sale of beer for on-premises and off-premises consumption as conditioned. Minutes: Staff provided a brief presentation. 7 Planning Commission 4/28/2025 Commission had questions for staff. Staff answered questions from the Commission. Resident, Geoff Brand, spoke in favor of the project. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 2 — Bao Pham, Jennifer Oliva Status: 5 -0 — 0 - 2— Pass 5. VESTING TENTATIVE TRACT MAP NO. 2025-02 AND DENSITY BONUS AGREEMENT NO. 2025-02 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED-USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT. Project Applicant: Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 2025-02 (County Map No. 19329) and Density Bonus Agreement No. 2025-02 to allow the construction of a 36 unit, three-story residential townhouse development. The development will include four units affordable to moderate- income households earning 80-120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41-1600 through 41-1607. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed-Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013-061027). Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-80, will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025-02 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY-SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144-311-15 8 Planning Commission 4/28/2025 AND 144-311-14) RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025-02 TO ALLOW A THIRTY-SIX UNIT SINGLE-FAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144-311-15 AND 144-311-14) Recommended Actions: 1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025-02 (County Map No. 19329) as conditioned; and 2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025- 02 as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions from the applicant. Applicant, Kim Prijatel, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 2 — Bao Pham, Jennifer Oliva Status: 5 -0 — 0 - 2— Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:11 p.m. 9 Planning Commission 4/28/2025 APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 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) 900-9128. 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. 10 Planning Commission 4/28/2025 Submit a written comment You are invited to submit a written comment in one of the following ways: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: bVnx9_ ;t�� Gema Zapien Planning Commission Secretary 1 Planning Commission 5/12/2025 Planning Commission Regular Meeting Agenda Minutes May 12, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA 4f JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 3 Representative Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Nuvia Ocampo Legal Counsel Acting Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 5/12/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice-Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo Acting Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m. and Commissioner Escamilla arriving at 5:40 p.m. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from April 28, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Manuel J. Escamilla Status: 6 - 0 - 0 — 1 — Pass *End of Consent Calendar* Public Hearina: The Planning Commission decision on Conditional Use Permits, 3 Planning Commission 5/12/2025 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 May 2, 2025 and notices were mailed on said date. 1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003-03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. (CONTINUED FROM APRIL 28, 2025) Project Applicant: Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner) Proposed Project: Appeal Application No. 2025-01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003-03-RCY, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41-677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director's decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41-677, the PBA Director's decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 — Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. A Categorical Exemption, ER No. 2025-22, will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025-01, THEREBY REVOKING LAND USE CERTIFICATE NO. 2003-03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408-041-04) Recommended Action: Continue item for 60 days. Moved by Commissioner Leo, seconded by Commissioner Woo to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. 4 Planning Commission 5/12/2025 Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0 — Status: 7— 0 — 0— 0— Pass 2. MODIFICATION OF CONDITIONAL USE PERMIT NO. 2015-19 FOR THE PROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT. Project Applicant: Jeff Coffman (Applicant) representing Benchmark SA (Property Owner). Proposed Project: Applicant is requesting approval for a modification to Conditional Use Permit No. 2015-19 to upgrade to a Type 47 license from the Department of Alcoholic Beverage Control to allow the sale of beer, wine, and distilled spirits for on-premise consumption. The applicant is also requesting a modification to expand operations to a neighboring suite. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 2015-109, will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2015-19-MOD-1, THEREBY MODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONAL USE PERMIT NO. 2015-19, AS CONDITIONED, TO ALLOW THE ON-PREMISE SALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47— BEER, WINE, AND DISTILLED SPIRITS)AND TO EXPAND ITS OPERATIONS TO A NEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN: 398-301-21) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2015-19-MOD-1 as conditioned. Minutes: Vice Chair Ramos recused herself due to a possible conflict of interest, as she lives within 500 square feet of the project location. Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for applicant. Applicant, Jeff Coffman, answered questions from the Commission. Resident, Lisandro Orozco, spoke in favor of this project via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve. 5 Planning Commission 5/12/2025 YES: 6— Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 1 — Isuri Ramos ABSENT: 0— Status: 6— 0— 1 — 0 — Pass 3. CONDITIONAL USE PERMIT NO. 2025-08 FOR THE PROPERTY LOCATED AT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant: German Nunez with Costa Azul 17th St, Inc. (Applicant) on behalf of Tawil Investments (Property Owner). Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 2025-08 to upgrade from an existing Alcoholic Beverage Control (ABC) Type 41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, and distilled spirits for on-premises consumption at an existing eating establishment. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 2025-26, will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-08 AS CONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON-PREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W. SEVENTEENTH STREET (APN: 398-571-04) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-08 as conditioned. Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, German Nunez, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0 — Status: 7— 0 — 0— 0— Pass 6 Planning Commission 5/12/2025 BUSINESS CALENDAR— Miscellaneous 4. General Plan Consistency Finding for the Fiscal Year 2025-2026 Capital Improvement Program RESOLUTION NO. 2025-XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FINDING THE FISCAL YEAR 2025-2026 CAPITAL IMPROVEMENT PROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN Recommended Action: Adopt a Resolution finding the Fiscal Year 2025-2026 Capital Improvement Program (CIP) consistent with the General Plan. Minutes: Public Works Projects Manager, Hayle Gilbert, provided a short presentation. Commission had questions for staff. Public Works staff answered questions from the commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0 — Status: 7— 0 — 0— 0— Pass *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 7 Planning Commission 5/12/2025 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission 8 Planning Commission 5/12/2025 members during the in-person meeting must provide 15 printed copies. Respectfully submitted: bvnx��- � Gema Zapien Planning Commission Secretary 1 Planning Commission 7/14/2025 Planning Commission Regular Meeting Agenda Minutes July 14, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA 'iv ���_-ice JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Acting Planning Manager Acting Recording Secretary In compliance with the Americans with Disabilities Act(ADA), if you need special assistance to participate in this Meeting,contact ®Michael Ortiz,City ADA Program Coordinator,at(714)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 7/14/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice-Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Acting Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve. YES: 5— Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 2— Isuri Ramos, Manuel J. Escamilla Status: 5-0-0 —2 — Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearina: 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 3 Planning Commission 7/14/2025 City Council for final determination. Legal notice for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025. 1. CONDITIONAL USE PERMIT NO. 2025-15 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant: Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 2025-15 to allow the operation of a church at a former office tenant space. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 — Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-15 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 430-173-16) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-15, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0— 0— 0— Pass 2. CONDITIONAL USE PERMIT NO. 2025-13 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD-84) ZONING DISTRICT. Project Applicant: Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner). Proposed Project: Request for approval of Conditional Use Permit No. 2025-13 to allow the conversion of an eating establishment into a banquet facility that would 4 Planning Commission 7/14/2025 provide event space for small-scale gatherings and celebrations. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 — Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 2025-2, will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-13 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN: 398-255-30) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-13, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Applicant, Chachmoni Macon, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0— 0— 0— Pass 3. CONDITIONAL USE PERMIT NO. 2025-14 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 58 (SD-58) ZONING DISTRICT. Project Applicant: Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant). Proposed Project: Request for approval of Conditional Use Permit No. 2025-14 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41-199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3— New Construction or Conversion of Small 5 Planning Commission 7/14/2025 Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 2025-46, will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-14 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K-12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41-199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD-58)ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 414-261-01) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-14, 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. Pete Pzado on behalf of the applicant, answered questions from the Commission. Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0— 0— 0— Pass 4. ZONING ORDINANCE AMENDMENT NO. 2025-02 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO A-FRAME SIGNS IN THE CITY OF SANTA ANA. Project Applicant: The City of Santa Ana Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025-02 to amend Article XI (On-Premises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to A-frame signs. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty 6 Planning Commission 7/14/2025 that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 2025-49, will be filed upon adoption of this ordinance. ORDINANCE NO. NS-XXXX ZONING ORDINANCE AMENDMENT NO. 2025-02—AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A- FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025-02 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to A-frame signs. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0— 0— 0— Pass Administrative Matters 5. STAFF UPDATE: APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 2003-03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (Cl)ZONING DISTRICT. Minutes: Staff provided an update. 6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 2025-2026 TERM. Recommended Action: 1. Elect a Chairperson for the 2025-2026 term. 2. Elect a Vice Chairperson for the 2025-2026 term. Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination. Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination. 7 Planning Commission 7/14/2025 Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 2025-2026 term. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0— 0— 0— Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 2025-2026 term. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0— Status: 7—0— 0— 0— 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 July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:51 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 8 Planning Commission 7/14/2025 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza— M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record.All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: Gema Zapien Planning Commission Secretary Planning Commission 7/28/2025 Planning Commission Regular Meeting Agenda Minutes July 28, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA yr.>w 9 ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Acting Planning Manager Acting Recording Secretary In compliance with the Americans with Disabilities Act(ADA), if you need special assistance to participate in this Meeting, ®contact Michael Ortiz,City ADA Program Coordinator,at(714)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 7/28/2025 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Acting Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Kim Fortun, Director of UCI EcoGovLab, raised concerns of the pending draft Zoning Code Update and how the City plans on addressing the industrial/residential interface. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from July 14, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Jennifer Oliva Status: 6 - 0 - 0 — 1 — Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing: The Planning Commission decision on Conditional Use Permits, 3 Planning Commission 7/28/2025 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 July 18, 2025 and notices were mailed on July 17, 2025. 1. CONDITIONAL USE PERMIT NO. 2025-12 FOR THE PROPERTY LOCATED AT 1030 EAST FOURTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD-84) ZONING DISTRICT, WITHIN THE URBAN NEIGHBORHOOD (UN-2) SUBZONE. Project Applicant: Extra Space Properties 103, LLC (Applicant and Property Owner). Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-12 to allow the expansion of an existing self-storage facility, including modifications to the required landscaped yard standards. The applicant is making the request pursuant to sections 41-2007 and 41-650 of the Santa Ana Municipal Code, which require Planning Commission review and approval of a CUP for the expansion of an existing self-storage facility and modifications to regulations set forth for the district in which the facility is located. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 2024-22 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025-12 AS CONDITIONED TO ALLOW THE EXPANSION OF AN EXISTING, LEGALLY ESTABLISHED SELF- STORAGE FACILITY, INCLUDING MODIFICATIONS TO THE REQUIRED LANDSCAPED YARD STANDARDS AT 1030 E. FOURTH STREET (APN: 398-461- 18) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-12 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. Danny Morris, on behalf of the applicant, answered questions from the Commission. 4 Planning Commission 7/28/2025 Resident, Sara Al Baqui, provided public comment via email in opposition to the project. Resident, Nabil Muallem, provided public comment via email in opposition to the project. Rose Bacinski, on behalf of various residents, provided various public comments via email in favor of the project. Resident, Amy Yuan, provided public comment via email in opposition to the project. Commission proposed adding one new condition, which the applicant accepted. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added condition.. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 —Jennifer Oliva Status: 6 -0 - 0 — 1 — Pass 2. SITE PLAN REVIEW NO. 2025-02 FOR THE PROPERTY LOCATED AT 730 SOUTH VAN NESS AVENUE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 40 (SD-40) ZONING DISTRICT. Project Applicant: Jeremy Cole (Applicant), representing Sonia Gonzalez (Property Owner). Proposed Project: Applicant is requesting approval of Site Plan Review No. 2025- 02 to allow an 85-square-foot rear addition to enlarge a bedroom and add a new bathroom, exterior alterations, and an interior remodel to an existing single-family residence. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-57 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING SITE PLAN REVIEW NO. 2025-02 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLE-FAMILY HOME WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD-40) LOCATED AT 730 S. VAN NESS AVENUE (APN: 010-203-15) Recommended Action: Adopt a resolution approving Site Plan Review No. 2025-02 as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Jeremy Cole, on behalf of the applicant, spoke on the project. Resident, Lourdes Flores, provided public comment via email in opposition to the project. Resident, Javier Gonzalez, provided public comment via email in opposition to the 5 Planning Commission 7/28/2025 project. Resident, Ginelle Hardy, provided public comment via email in opposition of the project. Resident, Karla Flores, provided public comment via email in opposition to the project. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 —Jennifer Oliva 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 August 11, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:47 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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: 6 Planning Commission 7/28/2025 • Click on the link on top of this agenda OR • Go to 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza— M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: Gema Zapien Planning Commission Secretary Planning Commission 6/23/2025 Planning Commission Regular Meeting Agenda Minutes June 23, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA •�9 t" JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 3 Representative MANUEL J. ESCAMILLA CARL BENNINGER Ward 2 Representative Ward 4 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Acting Planning Manager Acting Recording Secretary In compliance with the Americans with Disabilities Act(ADA), if you need special assistance to participate in this Meeting, ®contact Michael Ortiz, City ADA Program Coordinator, at(714)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 6/23/2025 CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice-Chair Christopher Leo Carl Benninger Bao Pham Manuel J. Escamilla Alan Woo Acting Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Acting Recording Secretary Gema Zapien ROLL CALL Minutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39 PM. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Update workshops. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from May 12, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 5 — Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 — ABSTAIN: 0 — ABSENT: 2 — Isuri Ramos, Christopher Leo Status: 5 - 0 - 0 - 2 — Pass *End of Consent Calendar* 3 Planning Commission 6/23/2025 BUSINESS CALENDAR Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Item 1 legal notice was published in the OC Reporter on May 30, 2025, and notices were mailed on said date. Item 2 legal notice was published in the OC Register on May 7, 2025, 1. DENSITY BONUS AGREEMENT NO. 2025-03 FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTER DISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUED FROM JUNE 9, 2025) Project Applicant: Donald Verleur (Applicant) representing Olive Crest (Property Owner). Proposed Project: Request for approval of Density Bonus Agreement No. 2025-03 to construct a fifteen-unit multi-family residential development, including three units proposed as affordable to very low-income households earning less than 30-50 percent of the area median income (AMI). As proposed, the project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41-1600 through 41-1607. Environmental Impact: Pursuant to the California Environmental Quality Act ("CEQA") and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. Categorical Exemption Environmental Review No. 2023-94 will be filed for this project. RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025-03 TO ALLOW A FIFTEEN-UNIT MULTI-FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET (APN: 400-091-23) Recommended Action: Adopt a resolution approving concessions and a waiver or reduction in a development standard as memorialized in Density Bonus Agreement No. 2025- 03, as conditioned. Minutes: Staff provided a short presentation. 4 Planning Commission 6/23/2025 Commission had questions for staff. Staff answered question from the Commission. Commission had questions for the applicant. Kerri Dunkelberger on behalf of the applicant, answered questions from the Commission. Resident, James Lloyd, provided public comment via email in favor of the project. Resident, Gay Olivos, raised concerns about parking for this project. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 5 — Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 — ABSTAIN: 0— ABSENT: 2 — Isuri Ramos, Christopher Leo Status: 5 - 0 - 0 - 2 — Pass 2. ZONING ORDINANCE AMENDMENT NO. 2025-01 AMENDING CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO REGULATE THE ESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OF SANTA ANA. (CONTINUED FROM MAY 27, 2025) Project Location: Citywide Project Applicant: City of Santa Ana Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2025-01 to amend Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations for the location, licensing, permitting, and operational requirements related to group homes. The proposed amendment also includes modifications to definitions. Environmental Impact: Pursuant to the California Environmental Quality Act ("CEQA") and the CEQA Guidelines, the adoption of this Ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Moreover, the project is categorically exempt from further review per Section 15301 (Class 1 — Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The project proposes to adopt regulations pertaining to location, licensing, permitting and operating standards at group homes, and will not expand the existing use. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply to the Class 1 exemption applicable here. As a result, a Notice of Exemption, Environmental Review No. 2025-43, will be filed upon adoption of this ordinance. 5 Planning Commission 6/23/2025 ORDINANCE NO. NS-XXXX ZONING ORDINANCE AMENDMENT NO. 2025-01 AND ORDINANCE AMENDMENT NO. 2025-01—AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) AND CHAPTER 8 (BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE RELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATING SUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3), 15061(C)(2), 15060(C) (3), AND/OR 15301(C) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025-01 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to group homes and land use definitions. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered question from the Commission. Resident, Jennifer Le, provided public comment via zoom in favor of the project. Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve. YES: 5 — Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 — ABSTAIN: 0— ABSENT: 2 — Isuri Ramos, Christopher Leo Status: 5 - 0 - 0 - 2 — Pass *End of Business Calendar* WORK STUDY SESSION 3. THE VILLAGE SPECIFIC PLAN Minutes: Staff provided a brief presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Justin McCusker, on behalf of the applicant, answered questions from the Commission. Resident, John Tafoya, spoke in favor of the project. Resident, Alex Zamora, spoke in favor of the project. 6 Planning Commission 6/23/2025 *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on July 14, 2025, at 5.30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:48 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 7 Planning Commission 6/23/2025 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) 900-9128. 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: • E-mail PBAecomments@santa-ana.org and reference the topic in the subject line. • Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza — M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies. Respectfully submitted: Gema Zapien Planning Commission Secretary Planning Commission 3/9/2026 Planning Commission Regular Meeting Agenda Minutes March 9, 2026 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 3/9/2026 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair 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 5:36 PM with Commissioner Escamilla arriving at 5:38 PM and Commissioner Oliva leaving at 7:16 PM. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from the meeting of February 23, 2026. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 0— Status: 7 —0 — 0 — 0 — Pass *End of Consent Calendar* 3 Planning Commission 3/9/2026 BUSINESS CALENDAR Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for Items 1, 2, and 4 was published in the OC Reporter on February 27, 2026 and notices were mailed on February 26, 2026. Legal notice for Item 3 was published in the OC Register on February 16, 2026 and notices were mailed on February 17, 2026. 1. CONDITIONAL USE PERMIT NO. 2026-01 FOR THE PROPERTY LOCATED AT 403 NORTH SUSAN STREET LOCATED WITHIN TWO-FAMILY RESIDENCE (R2) ZONING DISTRICT. Project Applicant: Mindy Andrews, with The John Henry Foundation (Applicant and Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 2026-01 to allow the expansion of an existing care home facility. The project includes the demolition of an existing 800-square-foot residential building and the construction of a 3,274-square-foot building containing six bedrooms, two treatment rooms, four administrative offices for employees, common space for the campus care center, employee restrooms, and employee breakrooms. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 of the CEQA Guidelines (Class 3— New Construction or Conversion of Small Structures). Categorical Exemption, Environmental Review No. 2025-94, will be filed for this project. RESOLUTION NO. 2026-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2026-01, TO ALLOW THE CONSTRUCTION OF A NEW 3,274-SQUARE-FOOT BUILDING AT AN EXISTING RESIDENTIAL CARE FACILITY LOCATED AT 403 NORTH SUSAN STREET (APN: 198-261-35) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2026-01, as conditioned. 4 Planning Commission 3/9/2026 Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Applicant, Mindy Andrews, provided comments to the Commission. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0 — Status: 7— 0 — 0— 0— Pass 2. CONDITIONAL USE PERMIT NO. 2026-02 AND 2026-05 FOR THE PROPERTY LOCATED AT 2702 NORTH BRISTOL STREET, LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant: A& S Engineering (Applicant), representing Bhakinandan, LLC (Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 2026-02 and CUP No. 2026-05, to facilitate the construction of a new 1,600-square-foot convenience store and a service station, with eight fuel dispensers covered by a 1,963-square-foot canopy. CUP No. 2026-02 would allow a noxious use (service station) pursuant to Section 41-199.4 of the Santa Ana Municipal Code (SAMC), and CUP No. 2026-05 would allow the service station and convenience store to operate between the hours of 12:00 midnight and 5:00 a.m., pursuant to Section 41-412.5 (f) of the SAMC. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 of the CEQA Guidelines (Class 3— New Construction or Conversion of Small Structures). Categorical Exemption, Environmental Review No. 2025-63, will be filed for this project. RESOLUTION NO. 2026-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2026-02 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K-12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41-199.4 IN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 2702 NORTH BRISTOL STREET (APN: 002-261-32) 5 Planning Commission 3/9/2026 RESOLUTION NO. 2026-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2026-05 AS CONDITIONED TO ALLOW AFTER-HOURS OPERATION BETWEEN THE HOURS OF 12:00 A.M. MIDNIGHT AND 5:00 A.M., PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41-412.5 IN THE COMMUNITY COMMERCIAL (Cl) ZONING DISTRICT FOR THE PROPOSED CONVENIENCE STORE LOCATED AT 2702 NORTH BRISTOL STREET (APN: 002-261-32) Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2026-02 to allow a Noxious Use as conditioned; and 2. Adopt a resolution approving Conditional Use Permit No. 2026-05 to allow afterhours operations as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from Commission. Commission had questions for the Applicant. Applicant, Ahmad Ghaderi with A & S Engineering, answered questions from the Commission. Resident, Lyle Dale, spoke in opposition of the project. Representative of abutting property, Jeff Harris, spoke in opposition of the project. Resident, David Hernandez, spoke in favor of the project via zoom. Resident, Carina Dominguez, spoke in favor of the project via zoom. Moved by Commissioner Leo, seconded by Commissioner Escamilla to Approve with added conditions. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0 — Status: 7— 0 — 0— 0— Pass 3. ZONING ORDINANCE AMENDMENT NO. 2026-02, CONDITIONAL USE PERMIT NO. 2026-03, AND TENTATIVE TRACT MAP NO. 2026-01 FOR THE PROPERTY LOCATED 4006, 4010, AND 4018 WEST HAZARD AVENUE LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 53 ZONING DISTRICT. Project Applicant: Long Van Huynh (Applicant and Property Owner) Proposed Project: The applicant is requesting approval of Zoning Ordinance Amendment (ZOA) No. 2026-02 to amend Specific Development (SD) No. 53 to allow places of worship and religious facilities subject to approval of a Conditional 6 Planning Commission 3/9/2026 Use Permit (CUP), revise residential development standards, and adopt new standards for temple use; CUP No. 2026-03 to establish a place of worship and religious facility use within the SD-53 Zoning District; and Tentative Tract Map (TTM) No. 2026-01 to subdivide the site into 13 developable lots and one common area lot to accommodate the proposed Bella Terra residential community and temple project. Environmental Impact: Pursuant to the requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) has been prepared for the project. The IS/MND's Notice of Intent (NOI)was posted to the County Clerk on January 12, 2026, for the required 30-day public comment period, between January 13, 2026, and February 12, 2026. The City of Santa Ana has determined, based on the IS/MND, that the project will not have a significant effect on the environment with implementation of the recommended mitigation measures. The IS/MND is available to the public for review at City Hall at 20 Civic Center Plaza, Santa Ana, California, 92701 and on the City's website at https://www.santa-ana.org/bella- terra-residential-com m u n ity-and-tem ple-4006-4018-west-hazard-avenue/ ORDINANCE NO. NS-XXXX ZONING ORDINANCE AMENDMENT NO. 2026-02 —AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AN AMENDMENT TO SPECIFIC DEVELOPMENT NO. 53 (SD-53) TO UPDATE RESIDENTIAL DEVELOPMENT STANDARDS AND ALLOW PLACES OF WORSHIP AND RELIGIOUS FACILITIES SUBJECT TO APPROVAL OF A CONDITIONAL USE PERMIT FOR PROPERTY LOCATED AT 4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 100-261-20, 100-261-19, AND 100-261-18) RESOLUTION NO. 2026-XX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2026-03 AS CONDITIONED TO ALLOW A PLACE OF WORSHIP AND RELIGIOUS FACILITY USE LOCATED AT 4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 100-261-18, 100-261- 19, AND 100-261-20) RESOLUTION NO. 2026-XX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2026-01 (COUNTY MAP NO. 19332) AS CONDITIONED TO SUBDIVIDE THE PROJECT SITE INTO 13 DEVELOPABLE LOTS AND ONE COMMON AREA LOT TO ACCOMMODATE THE PROPOSED BELLA TERRA RESIDENTIAL COMMUNITY AND PLACE OF WORSHIP AND RELIGIOUS FACILITY DEVELOPMENT AT 4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 100-261-20, 100-261-19, AND 100-261- 18) 7 Planning Commission 3/9/2026 Recommended Actions: Recommend that the City Council adopt: 1. Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH No. 2026010220), Environmental Review No. 2023-25; 2. An ordinance approving Zoning Ordinance Amendment No. 2026-02 to amend Specific Development No. 53 (SD-53) to revise residential development standards and allow religious facilities as a conditionally permitted use, enabling construction of the Bella Terra Residential Community and Temple project; 3. A resolution approving Conditional Use Permit No. 2026-03, as conditioned; and 4. A resolution approving Tentative Tract Map No. 2026-01 (County Map No. 19332), as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the Applicant. Applicant, Long Van Huynh, answered questions from the Commission. Resident, Gabriela G., raised concerns about traffic and parking via Zoom. Resident, Dawn Myers, raised concerns about traffic and fireworks via Zoom. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 1 —Jennifer Oliva Status: 6 -0 - 0 — 1 — Pass 4. CANCELLED PUBLIC HEARING — CONDITIONAL USE PERMIT NO. 2025- 16 FOR THE PROPERTY LOCATED AT 200 EAST SANDPOINTE AVENUE (APNS: 411-111-07, 411-111-09, 411-111-10, AND 411-111-11) LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 76 ZONING DISTRICT. *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. 8 Planning Commission 3/9/2026 COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 23, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 8:29 PM. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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. 9 Planning Commission 3/9/2026 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) 900-6833. 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: • E-mail PBAecomments@santa-ana.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 in-person 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 p6blico pueden solicitar un interprete con 48 horas de anticipacion para asistir a una persona que no habla ingles durante la seccion de comentarios p6blicos de la reunion. La notificacion con 48 horas de anticipacion permitira a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunion. La interpretacion simultanea al espanol se ofrece por medio del use de audifonos y la interpretacion consecutiva (espanol a ingles) tambien esta disponible para cualquiera que desee dirigirse a la Comision en el podio. Respectfully submitted: Gema Zapien Planning Commission Secretary Planning Commission 3/23/2026 Planning Commission Regular Meeting Agenda Minutes March 23, 2026 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 3/23/2026 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair 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 5:38 PM, Commissioner Pham arriving at 5:39 PM, and Chair Ramos arriving at 5:44 PM. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Gay Olivos raised concerns regarding One Broadway Plaza. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from the meeting of March 09, 2026. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Leo to Approve. YES: 6— Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Isuri Ramos 3 Planning Commission 3/23/2026 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 March 13, 2026 and notices were mailed on March 12, 2026. 1. CONDITIONAL USE PERMIT NO. 2026-04 FOR THE PROPERTY LOCATED AT 1641 EAST SAINT ANDREW PLACE LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 69 ZONING DISTRICT. Project Applicant: Jason Boland, owner of Spectrum Wine (Applicant), and Dana 4 Enterprises, Inc. (Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit No. 2026-04 to allow the ancillary sale of beer and wine for on-premises consumption within a designated 333-square-foot tasting room through the operation of a Type-42 Alcoholic Beverage Control license at Spectrum Wine, an existing wine storage and retail facility. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 2026-16, will be filed for this project. RESOLUTION NO. 2026-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2026-04 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON- PREMISES CONSUMPTION WITHIN A DESIGNATED TASTING ROOM THROUGH A TYPE-42 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EXISTING WAREHOUSE FACILITY LOCATED AT 1641 EAST SAINT ANDREW PLACE (APN: 403-201-12) Recommended Action: 4 Planning Commission 3/23/2026 Adopt a resolution approving Conditional Use Permit No. 2026-04 for the sale of beer and wine for on-premises consumption, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Applicant, Jason Boland, answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve. YES: 7— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 0 — Status: 7— 0 — 0— 0— Pass *End of Business Calendar* WORK STUDY SESSION 2. Warner Avenue Street Widening Project Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from Commission. *End of Work Study Session Calendar* STAFF COMMENTS Minutes: Staff has comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on April 13, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:05 PM. 5 Planning Commission 3/23/2026 APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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) 900-6833. 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. 6 Planning Commission 3/23/2026 Submit a written comment You are invited to submit a written comment in one of the following ways: • E-mail PBAecomments@santa-ana.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 in-person 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 p6blico pueden solicitar un interprete con 48 horas de anticipaci6n para asistir a una persona que no habla ingles durante la secci6n de comentarios p6blicos de la reunion. La notificaci6n con 48 horas de anticipaci6n permitira a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunion. La interpretaci6n simultanea al espanol se ofrece por medio del use de audifonos y la interpretaci6n consecutiva (espanol a ingles) tambien esta disponible para cualquiera que desee dirigirse a la Comisi6n en el podio. Respectfully submitted: Gema Zapien Planning Commission Secretary 1 Planning Commission 4/13/2026 Planning Commission Regular Meeting Agenda Minutes April 13, 2026 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 4/13/2026 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair 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 5:33 PM with Commissioner Escamilla arriving at 5:43 PM. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Gay Olivos raised concerns regarding WarnerAvenue Improvements and One Broadway Plaza. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from the meeting of March 23, 2026. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Pham to Approve. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva 3 Planning Commission 4/13/2026 NO: 0— ABSTAIN: 0 — ABSENT: 1 — Carl Benninger 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 April 3, 2026 and notices were mailed on said date. 1. CONDITIONAL USE PERMIT NO. 2026-06 FOR THE PROPERTY LOCATED AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant: Terri Dickerhoff with CGR Development, representing Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 2026-06 to allow the sale of beer, wine, and distilled spirits for off- premises consumption through the operation of a Type-21 Alcoholic Beverage Control license at a new Sprouts Farmers Market grocery store (Project). In addition, a determination of Public Convenience or Necessity is required for this Project. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 2026-20, will be filed for this Project. RESOLUTION NO. 2026-XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2026-06 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW A TYPE-21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFF-PREMISES CONSUMPTION AT SPROUTS FARMERS MARKET LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 410-431-02) 4 Planning Commission 4/13/2026 Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2026-06, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type-21 Alcoholic Beverage Control license for the sale of beer, wine, and distilled spirits for off-premises consumption; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0— ABSTAIN: 0— ABSENT: 1 — Carl Benninger Status: 6 -0 - 0 — 1 — Pass Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the Applicant. Applicant, Terri Dickerhoff, answered questions from the Commission. 2. CONDITIONAL USE PERMIT NO. 2025-23 FOR THE PROPERTY LOCATED AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT. Project Applicant: Noe Quinones with 8th Level Design Group, representing Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 2025-23 to allow the sale of beer, wine, and distilled spirits for on- premises consumption through a Type-47 Alcoholic Beverage Control license at a new eating establishment, Playa Dorada Restaurant & Bar. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 2025-102, will be filed for this Project. RESOLUTION NO. 2026-XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-23 AS CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ON-PREMISES CONSUMPTION THROUGH A TYPE-47 LICENSE 5 Planning Commission 4/13/2026 FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 407-014-35) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025-23 for the sale of beer, wine, and distilled spirits for on-premises consumption, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the Applicant. Applicant, Noe Quinones, answered questions from the Commission. Resident, Gay Olivos, expressed a neutral position on the project. Moved by Commissioner Leo, seconded by Commissioner Pham to Approve. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0— ABSTAIN: 0— ABSENT: 1 — Carl Benninger Status: 6 -0 - 0 — 1 — Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had no comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had no comments for staff: ADJOURNMENT The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:32 PM. APPEAL INFORMATION 6 Planning Commission 4/13/2026 The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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 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) 900-6833. 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 7 Planning Commission 4/13/2026 You are invited to submit a written comment in one of the following ways: • E-mail PBAecomments@santa-ana.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 in-person 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 publico pueden solicitar un interprete con 48 horas de anticipation para asistir a una persona que no habla ingles durante la section de comentarios publicos de la reuni6n. La notificaci6n con 48 horas de anticipation permitira a la Ciudad hater los arreglos razonables necesarios para garantizar el acceso a esta reuni6n. La interpretaci6n simultanea al espanol se ofrece por medio del use de audifonos y la interpretaci6n consecutiva (espanol a ingles) tambien esta disponible para cualquiera que desee dirigirse a la Comisi6n en el podio. Respectfully submitted: 9-4 sz� Gema Zapien Planning Commission Secretary Planning Commission 2/9/2026 Planning Commission Regular Meeting Agenda Minutes February 9, 2026 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 2/9/2026 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair 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 5:37 PM and Commissioner Oliva absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Gay Olivos raised concerns regarding One Broadway Plaza. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from the meeting of December 8, 2025. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 1 — Jennifer Oliva 3 Planning Commission 2/9/2026 Status: 6 - 0 - 0 — 1 — Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearina: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for Item 1 was published in the OC Register on January 19, 2026. Legal notice for Item 2 was published in the OC Register on January 20, 2026. The notices for Items 1 and 2 were mailed on January 20, 2026. 1. GENERAL PLAN AMENDMENT NO. 2025-01 AND AMENDMENT APPLICATION NO. 2025-02 FOR THE PROPERTY LOCATED AT 1801 EAST CHESTNUT AVENUE LOCATED WITHIN THE GENERAL AGRICULTURE (Al) ZONING DISTRICT. Project Applicant: City of Santa Ana Proposed Project: The City is requesting approval of General Plan Amendment (GPA) No. 2025-01 to amend the existing General Plan land use designation from Open Space (OS) to General Commercial (GC) for the property addressed as 1801 East Chestnut Avenue. Additionally, the City is requesting approval of Amendment Application (AA) No. 2025-02 to rezone the property from General Agriculture (Al) to General Commercial (C2). Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) has been prepared for the project. The IS/MND's Notice of Intent (NOI) was posted to the County Clerk on December 16, 2025, for a 25-day public comment period, exceeding the required 20-day public comment period. The 25-day public comment period commenced on Friday, December 19, 2025, and concluded on January 13, 2026. The City of Santa Ana has determined, based on the IS/MND, that the project will not have a significant effect on the environment with implementation of recommended mitigation measures. The IS/MND is available to the public for review at City Hall at 20 Civic Center Plaza, Santa Ana, California 92701 and on the City's website at https://www.santa- ana.org/notice-of-intent-to-adopt-a-mitigated-negative-declaration-for-a-rezone- project-i n-the-city-of-santa-ana/ 4 Planning Commission 2/9/2026 RESOLUTION NO. 2026-XX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 2025-01 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FOR THE PROPERTY AT 1801 EAST CHESTNUT AVENUE, RECOGNIZED AS ASSESSOR PARCEL NUMBER 402-212-01 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2025-02 REZONING THE PROPERTY LOCATED AT 1801 EAST CHESTNUT AVENUE AND RECOGNIZED AS ASSESSOR PARCEL NUMBER 402-212-01 Recommended Actions: It is recommended that the Planning Commission recommend that the City Council: 1. Adopt a resolution approving General Plan Amendment (GPA) No. 2025-01 to redesignate the project site from Open Space (OS) to General Commercial (GC); 2. Adopt an ordinance approving Amendment Application (AA) No. 2025-02 to rezone the project site from General Agriculture (Al) to General Commercial (C2); and 3. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH No. 2025121015), Environmental Review No. 2025-119, prepared for the project. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with considerations. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 1 —Jennifer Oliva Status: 6 -0 - 0 — 1 — Pass 2. ZONING ORDINANCE AMENDMENT NO. 2026-01 TO AMEND PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO SMOKE SHOPS IN THE CITY OF SANTA ANA. 5 Planning Commission 2/9/2026 Project Applicant: City of Santa Ana Proposed Project: The City of Santa Ana is proposing to adopt an ordinance to amend Chapter 41 (Zoning) of the City of Santa Ana Municipal Code (SAMC) to establish land use and zoning regulations for smoke shop establishments in order to protect public health and safety. The proposed amendments would incorporate permit requirements, as well as location, development, and operating standards applicable to smoke shop establishments. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA guidelines, this project is exempt from further review pursuant to Section 15060(c)(2), because the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment; Section 15060(c)(3), because the activity is not a "project" as defined in Section 15378; and Section 15061(b)(3), because it can be seen with certainty that there is no possibility that the adoption of this ordinance may have a significant effect on the environment. ORDINANCE NO. NS-XXXX ZONING ORDINANCE AMENDMENT NO. 2026-01 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO SMOKE SHOP ESTABLISHMENTS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTION 15060(c)(2), SECTION 15060(c) (3), AND 15061(b)(3) Recommended Action: Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2026-01, amending portions of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to smoke shop establishments. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Ramos, seconded by Commissioner Woo to Approve with considerations. YES: 6— Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 1 —Jennifer Oliva Status: 6 -0 - 0 — 1 — Pass 6 Planning Commission 2/9/2026 *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 February 23, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 7:03 PM. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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. 7 Planning Commission 2/9/2026 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) 900-6833. 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: • E-mail PBAecomments@santa-ana.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 in-person meeting must provide 15 printed copies. TRANSLATION SERVICES - Members of the public may request an interpreter 48 hours in advance to assist a non-en li�peaker 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 publico pueden solicitar un interprete con 48 horas de anticipacion para asistir a una persona que no habla ingles durante la seccion de comentarios publicos de la reunion. La notificacion con 48 horas de anticipacion permitira a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunion. La interpretacion simultanea al espanol se ofrece por medio del use de audifonos y la interpretacion consecutiva (espanol a ingles) tambien esta 8 Planning Commission 2/9/2026 disponible para cualguiera gue desee dirigirse a la Comisi6n en el podio. Respectfully submitted: UvM-0- � Gema Zapien Planning Commission Secretary Planning Commission 2/23/2026 Planning Commission Regular Meeting Agenda Minutes February 23, 2026 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA 4f ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER CHRISTOPHER LEO Vice-Chair, Citywide Representative Ward 4 Representative MANUEL J. ESCAMILLA JENNIFER OLIVA Ward 2 Representative Ward 6 Representative BAO PHAM ALAN WOO Ward 1 Representative Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Ricardo Soto, AICP Gema Zapien Legal Counsel Planning Manager 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)647-5624. 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.santa-ana.org/city-meetings. 2 Planning Commission 2/23/2026 CALL TO ORDER Commissioners: Isuri S. Ramos, Chair Carl Benninger, Vice-Chair 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 5:36 PM with Commissioner Oliva and Pham absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes: Resident, Gay Olivos raised concerns regarding One Broadway Plaza. CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve Minutes from the meeting of February 9, 2026. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0 — ABSENT: 2— Bao Pham, Jennifer Oliva Status: 5 - 0 - 0 -2 — Pass *End of Consent Calendar* 3 Planning Commission 2/23/2026 BUSINESS CALENDAR Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for Item 1 was published in the OC Register on February 3, 2026 and notices were mailed on said date. 1. AMENDMENT APPLICATION NO. 2026-02 FOR THE PROPERTY LOCATED AT 2101 AND 2109 EAST SANTA CLARA AVENUE LOCATED WITHIN THE GENERAL AGRICULTURAL (All) ZONING DISTRICT. Project Applicant: City of Santa Ana Proposed Project: The City of Santa Ana requests approval of Amendment Application (AA) No. 2026-02 to change the zoning district designation of two properties located at 2101 and 2109 East Santa Clara Avenue from General Agricultural (Al) to Arterial Commercial (C5), ensuring consistency with the City's General Plan, as required by California Government Code Section 65860. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review under Section 15162, as it is within the scope of the certified 2022 City of Santa Ana General Plan Environmental Impact Report (EIR) (SCH No. 2020029087). The project is also exempt under Section 15061(b)(3), (the "Common Sense Exemption"), as it can be seen with certainty that the action will not result in a significant effect on the environment. A Notice of Determination and Notice of Exemption, Environmental Review No. 2026-05, will be filed for the project. ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2026-02 AMENDING THE ZONING FOR THE PROPERTIES LOCATED AT 2101 AND 2109 EAST SANTA CLARA AVENUE (APNS: 396-261-26 AND 396-261-38) FROM GENERAL AGRICULTURAL (Al)TO ARTERIAL COMMERCIAL (C5) Recommended Actions: It is recommended that the Planning Commission recommend that the City Council: 4 Planning Commission 2/23/2026 1. Adopt the environmental determination for Amendment Application (Zone Change) No. 2026-02, finding that the Project is within the scope of the 2022 Santa Ana General Plan Environmental Impact Report (EIR) (SCH No. 2020029087) and is exempt from further environmental review pursuant to CEQA Guidelines Sections 15162 and 15061(b)(3); and 2. Adopt an ordinance approving Amendment Application (Zone Change) No. 2026-02. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve. YES: 5— Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0— ABSTAIN: 0— ABSENT: 2 — Bao Pham, Jennifer Oliva Status: 5 -0 — 0 - 2— Pass 2. CANCELLED PUBLIC HEARING — ZONING ORDINANCE AMENDMENT NO. 2026-02, CONDITIONAL USE PERMIT NO. 2026-03, AND TENTATIVE TRACT MAP NO. 2026-01 FOR THE PROPERTY LOCATED AT 4006, 4010, AND 4018 WEST HAZARD AVENUE LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 53 ZONING DISTRICT (WILL BE RE-NOTICED FOR, AND HEARD ON, MARCH 9, 2026). 3. CANCELLED PUBLIC HEARING — CONDITIONAL USE PERMIT NO. 2025- 16 FOR THE PROPERTY LOCATED AT 200 EAST SANDPOINTE AVENUE (APNS: 411-111-07, 411-111-09, 411-111-10, AND 411-111-11) LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 76 ZONING DISTRICT (WILL BE RE-NOTICED FOR, AND HEARD ON, MARCH 9, 2026). *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. 5 Planning Commission 2/23/2026 ADJOURNMENT The next meeting of the Planning Commission will be on March 09, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:13 PM. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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. 6 Planning Commission 2/23/2026 3. Dialing in from a mobile phone or landline: • Dial (669) 900-6833. 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: • E-mail PBAecomments@santa-ana.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 in-person 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 publico pueden solicitar un interprete con 48 horas de anticipacion para asistir a una persona que no habla ingles durante la seccion de comentarios publicos de la reunion. La notificacion con 48 horas de anticipacion permitira a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunion. La interpretacion simultanea al espanol se ofrece por medio del use de audifonos y la interpretacion consecutiva (espanol a ingles) tambien esta disponible para cualquiera que desee dirigirse a la Comision en el podio. Respectfully submitted: Gema Zapien Planning Commission Secretary Minutes of the Regular Meeting of the Environmental and Transportation Advisory Commission of the City of Santa Ana un „ 2f�& December 9, 2025 CITY HALL I ROSS ANNEX 20 Civic Center Plaza Santa Ana, CA 92701 4:00 PM CALL TO ORDER MINUTES: Chair McLoughlin called the meeting to order at 4:11 p.m. ATTENDANCE Commissioners Mario Alvarado Alexandra Cheney Lawrence Klein Denise Reynoso Lorena Vidaurri Vice-Chair Maria Baeza Chair Mark McLoughlin Executive Director, Public Works Agency Rodolfo Rosas, P.E. Recording Secretary Lorrie Ortiz ROLL CALL MINUTES: Recording Secretary Lonie Ortiz conducted roll call. Commissioners M.Alvarado, L. Klein, D. Reynoso, Vice-Chair M. Baeza and Chair M. McLoughlin were present. Absences: L. Vidaurd and A. Cheney were absent. ETAC 1 DECEMBER 9, 2025 PLEDGE OF ALLEGIANCE D. Reynoso PUBLIC COMMENTS - Public comments will be held during the beginning of the meeting for all comments on agenda and non-agenda items. Minutes: There were no public comments. CONSENT CALENDAR 1. APPROVAL OF MINUTES — OCTOBER 14, 2025 2. EXCUSED ABSENCES: Lorena Vidaurri 3, CALL-IN EMERGENCY PROVISION APPROVAL MOTION: Commissioner Alvarado moved to approve Consent Calendar Item Nos. 1 - 3, seconded by Commissioner Reynoso. The motion carried, 5-0-2 , by the following roll call vote: AYES: COMMISSIONER ALVARADO, COMMISSIONER KLEIN, COMMISSIONER REYNOSO, VICE-CHAIR BAEZA, CHAIR MCLOUGHLIN NOES: NONE ABSTAIN: NONE ABSENT: COMMISSIONERS VIDAURRI and COMMISSIONER CHENEY were absent. Status: 5-0-2 Pass BUSINESS CALENDAR 4. SIDEWALK REPLACEMENT PROGRAM UPDATE Recommended Action: Informational Item MINUTES: The Sidewalk Replacement Program Update was presented by Assistant Public Works Maintenance Manager Arturo Rodriguez who provided a PowerPoint presentation, and included maintenance services goals to improve safety and accessibility for pedestrians and increase modes of transportation. Manager Rodriguez and Acting Executive Director Rodolfo Rosas responded to questions from the commissioners. ETAC 2 DECEMBER 9, 2025 5. WATER RESOURCES PROJECTS UPDATE Recommended Action: Informational Item MINUTES: Senior Civil Engineers Fallon Franklin and Jose Medina provided a Powerpoint Presentation and reviewed key infrastructure matters. Engineers Franklin and Medina reviewed the Water Resources division organizational structure, and various buildings under construction. Also reviewed were Capital Improvement, Engineering and Administration Projects. They stated that Master Plans are used to prioritize CIP projects. Engineers Medina and Franklin, and Acting Water Resources Manager Armando Fernandez responded to questions from commissioners. STAFF COMMENTS MINUTES: Senior Principal Civil Engineer Zed Kekula announced community meetings concerning the First Street Multimodal Project on December 11 at the Roosevelt-Walker Community Center, 4:30-6:30 p.m. COMMISSIONER COMMENTS MINUTES: Commissioner Reynoso requested a study on the adequacy of roundabouts in protecting pedestrians and a study evaluating roundabouts on residential streets. Commissioner Reynoso announced openings on the Environmental Justice Action Committee. ADJOURNMENT: The next meeting of the Environmental and Transportation Advisory Commission is scheduled for January 13, 2026. The meeting was adjourned at 5:16 p.m. Respectfully submitted: C_)w L rie O ETAC Recording Secretary ETAC 3 DECEMBER 9, 2025