Agenda packet — Santa Ana City Council, February 3, 2026 (part 3 of 3)

Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 149 620 132 552 129 1092 126 2166 v/c Ratio 0.59 0.67 0.54 0.66 0.62 0.95 0.61 1.32
Control Delay 23.6 17.6 21.6 23.4 45.8 43.4 45.5 174.2
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 23.6 17.6 21.6 23.4 45.8 43.4 45.5 174.2
Queue Length 50th (ft) 38 71 33 88 49 ~260 47 ~447
Queue Length 95th (ft) 68 113 61 127 #144 #377 #141 #542 Internal Link Dist (ft) 411 407 455 602
Turn Bay Length (ft) 145 145 105 100
Base Capacity (vph) 254 1094 246 1007 209 1145 206 1638 Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.59 0.57 0.54 0.55 0.62 0.95 0.61 1.32 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.

Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.

Queue shown is maximum after two cycles.

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Queues
1: Euclid St & McFadden 03/05/2025
Existing - PM 12/20/2018 Existing - PM Synchro 10 Report

Page 1 ends

Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 173 602 106 212 158 1546 140 1298 v/c Ratio 0.45 0.66 0.43 0.27 0.66 1.45 0.63 0.87
Control Delay 17.9 20.2 17.9 6.3 48.2 231.6 46.8 29.4
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 17.9 20.2 17.9 6.3 48.2 231.6 46.8 29.4
Queue Length 50th (ft) 44 85 26 6 61 ~467 53 171
Queue Length 95th (ft) 77 126 51 28 #178 #595 #157 #255 Internal Link Dist (ft) 709 407 455 602
Turn Bay Length (ft) 145 145 105 100
Base Capacity (vph) 383 1044 249 998 239 1066 221 1489
Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.45 0.58 0.43 0.21 0.66 1.45 0.63 0.87 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.

Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.

Queue shown is maximum after two cycles.

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Queues
1: Euclid St & McFadden 03/05/2025
Year 2025 + Project - AM 12/20/2018 Year 2025 + Project - AM Synchro 10 Report

Page 1 ends

Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 152 630 133 561 132 1103 127 2189 v/c Ratio 0.60 0.67 0.54 0.67 0.63 0.97 0.62 1.34
Control Delay 24.1 17.9 21.7 23.5 47.2 45.7 46.6 183.6
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 24.1 17.9 21.7 23.5 47.2 45.7 46.6 183.6
Queue Length 50th (ft) 38 73 33 90 50 ~265 48 ~454
Queue Length 95th (ft) 69 116 61 131 #148 #382 #142 #549 Internal Link Dist (ft) 709 407 455 602
Turn Bay Length (ft) 145 145 105 100
Base Capacity (vph) 253 1093 246 1006 209 1142 204 1628 Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.60 0.58 0.54 0.56 0.63 0.97 0.62 1.34 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.

Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.

Queue shown is maximum after two cycles.

City Council
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119
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Queues
1: Euclid St & McFadden 03/05/2025
Year 2025 + Project - PM 12/20/2018 Year 2025 + Project - PM Synchro 10 Report

Page 1 ends

Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 178 615 108 217 162 1578 143 1325 v/c Ratio 0.46 0.66 0.44 0.27 0.68 1.49 0.65 0.90
Control Delay 18.1 20.4 18.1 6.3 49.5 248.0 48.0 31.4
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 18.1 20.4 18.1 6.3 49.5 248.0 48.0 31.4
Queue Length 50th (ft) 45 87 26 6 62 ~481 54 176
Queue Length 95th (ft) 80 130 51 28 #182 #610 #161 #264 Internal Link Dist (ft) 709 407 455 602
Turn Bay Length (ft) 145 145 105 100
Base Capacity (vph) 384 1044 248 1000 240 1061 221 1478 Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.46 0.59 0.44 0.22 0.68 1.49 0.65 0.90 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.

Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.

Queue shown is maximum after two cycles.

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APPENDIX D

PICK-UP & DROP-OFF USE AGREEMENT

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N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx November 8, 2022
M
ano Dishoian
Board President
Forty Martyrs Armenian Church
5315 W. McFadden Avenue
Santa Ana, CA 92704
L
LG Reference: 2.22.4606.1
S
ubject: Parking Demand Analysis for
Forty Martyrs Armenian Church – Middle School Project
Santa Ana, California
D
ear Mr. Dishoian:

L
inscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Parking Demand Analysis for Forty Martyrs Armenia n (FMA) Church – Middle School Project. Based on our coordination efforts on this project, City staff requires a parking study to validate the parking needs for FMA Church and Middle School Project based on the anticipated changes to the school.

This report evaluates the parking needs for the site based on existing counts to be used for developing empirical parking ratios specific to the school and church. These parking ratios can then be applied to the added school classroom building to forecast parking requirements for the proposed middle school.

ROJECT SETTING AND DESCRIPTION
The Forty Martyrs Armenian (FMA) Church – Middle School Project is located along W. McFadden Avenue west of Euclid Street and is addressed at 5311 W. McFadden Avenue in the City of Santa Ana, California. The existing school is a located on the same campus of the Forty Martyrs Armenian Apostolic Church, which is address ed at 5315 W. McFadden Avenue, and adjacent to the Armenian Cultural Foundation Center, which is addressed at 5305 W. McFadden Avenue. Access to the subject property is provided via a “full access” driveway on McFadden Avenue, which is located on the western property line. An “exit only” driveway on McFadden Avenue, Exhibit 8 - Parking Demand Analysis

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November 8, 2022

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N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx which is located on the eastern property line, is also provided. It should be noted that the eastern driveway is gated and was observed to be closed and not used as an “exit” for site traffic. A separate driveway, located directly to the east of the Project’s “exit only” driveway provides access to the Armenian Center. Figure 1 , located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the Project site in the context of the surrounding street system. Figure 2 presents the existing aerial and illustrates the existing buildings and parking areas.

Forty Martyrs Armenian School
The FMA School currently has an enrollment of 149 students in Transitional Kindergarten (TK)/Kindergarten (K) through Grade 6, and employs 24 faculty, administrative staff, and support staff. The existing school consists of a 10,120 square feet (SF) building. Classes start at 8:00 AM and end at 3:30 PM. After-school activities include Academic Chess, Athletics, and other after school enrichment programs.

Special events during the academic year include:
• Kindergarten Orientation
• Back to School
• Parent-Teacher Conference
• School Open House
• End of Year Graduation Ceremony for Kindergarten and 6th Graders

The Project is proposing to increase the FMA School from 4 classrooms to 5 classrooms which will increase the school by 4,960 SF for a total building size of 15,080 SF to provide additional spaces for the current K -6 elementary school and accommodate the proposed middle school; the anticipated number of added students is not known at this time . The parking lot layout is proposed to be modified to increase the existing supply from 50 spaces to 88 spaces. Figure 3 presents the proposed site plan.

Forty Martyrs Armenian Church
The FMA Church currently has 30 pews which can accommodate up to 7 adults on each pew for a total seating cap acity of 210 seats. As part of the Project , the church does not have any plans to increase seating capacity or building size. As such, no changes are proposed to the existing church component. The existing church currently has service every Sunday from 10:30 AM and ends at 12:30 PM.

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N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx

STUDENT DROP-OFF AND PICK-UP PROCEDURES
School Drop-Off
LLG visited the site on Tuesday, October 4, 2022 and conducted observations from 7:30 AM – 9:30 AM during sc hool drop -off times. On that day, the school had an attendance of 144 students. It was observed that drop- off begins at 7:45 AM and last until 8:35 AM. Parents generally park their vehicles in the Church/School parking lot and walk their children to the classroom. The typical turnover time per space is about 3 minutes. During drop-off times the lot always provided enough parking spaces for all vehicles entering the lot, so it never became congested to the point where cars were waiting to enter the lot or waiting to access a parking space. It should be noted that it was observed that some parents would utilize parking in the off -site parking located adjacent to the site at the Armenian Center.

There is one security guard on the premises during the drop- off period that monitors the area and can direct vehicles to available spaces, if needed. It should be noted that during our observations the security guard did not need to assist in anyway as parents were able to enter and park with ease.

School Pick-Up
LLG visited the site on Tuesday, October 4, 2022 and conducted observations from 2:30 PM – 4:00 PM during sc hool pick-up times. It was observed t hat Pick-up operations start at 2:45 PM and ends at about 4:00 PM. Similar to drop-off, during pick- up parents park their vehicles in the church/school parking lot , exit their vehicle and walk to the front area where they pick-up their child and proceed back to their vehicle before leaving the grounds.

The school/church parking lot fills to almost total capacity , but still provides ample parking spots. It should be noted that it was observed that some parents would utilize parking in the off -site parking located adjacent to the site at the Armenian Center.

There are some instances during the school pick-up that vehicles would park in non- designated parking spots while waiting. This did not impede the movement of any vehicles traveling through the lot and was not done out of a necessity of not having a parking space.

Similar to the drop off procedure, there is one security guard on the premises during the pick-up period that monitors the area and can provide aid when needed. It should be noted that during our observations the security guard did not need to assist in anyway.

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N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx Special Events
The school currently has special events that occur on- site such as k indergarten orientation, back to school, parent-teacher conference, school open house, end of year graduation ceremony for kindergarten and 6th Graders, etc. It is our understanding that past functions have provided ample parking and will continue to do so especially since the proposed Project would increase the parking supply from 50 spaces to 88 spaces.

However, in the event additional parking were to be need ed, arrangements for the use of off-site parking at the adjacent Armenian Center could be made.

CHURCH PROCEDURES
The site was visited during Sunday, October 16, 2022 to conduct observations from 9:30 AM – 2:00 PM during a typical service. On that day, the church had an attendance of 57 parishioners, which is typical for a Sunday service . It was observed that the majority of the people attending arrive between 10:30 AM – 11:30 AM. Parishioners were observed to park their vehicles within the church/school parking lot and walk to the entrance of the Chur ch. During the exit period they did the opposite. It should be noted that it was observed that some parishioners would utilize parking in the off -site parking located adjacent to the site at the Armenian Center.

There is one security guard on the premises that monitors the area and can provide aid when needed. It should be noted that during our observations the security guard did not need to assist in anyway.

PARKING DEMAND SUMMARY
Parking demand counts were collected on Tuesday, October 4, 2022 during typical school drop-off (7:30 AM – 9:00 AM) and pick -up (2:30 PM – 4:00 PM) times. It should be noted that peak demands include any vehicles observed to park off-site at the Armenian Center. Table 1 presents the parking demand on a thirty-minute interval for both the morning and afternoon peak periods. Review of Table 1 shows that the morning peak demand occurred at 8:30 AM and 9:00 AM with a peak demand of 38 vehicles while the afternoon peak demand occurred at 3:30 with a peak demand of 56 vehicles. Direct comparison of the peak demand of 56 vehicles to the existing supply of 50 spaces result s in a shortfall of 6 spaces. As mentioned above, parents currently park in the off- site lot located adjacent to the site at the Armenian Center which contributed to the site having adequate parking.

Comparing the peak demand of 56 spaces to the existing building size of 10,120 SF results in an empirical parking ratio of 5.5 spaces per 1,000 SF. This empirical ratio can then be applied to the additional 4,960 SF of classroom space which would result

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N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx in 28 additional parking spaces being required . Applying the additional parking requirement of 28 spaces to the existing peak demand of 56 spaces result in a peak parking requirement of 84 spaces. Direct comparison of the peak demand of 84 spaces applied to the proposed supply of 88 would result in a surplus of 4 spaces. As such, the proposed site plan provides adequate parking to support the added classroom building.

It is likely a small amount of parents will continue to utilize the Armenian Center parking lot adjacent to the site which will result in additional surpluses beyond what is reported.

As an alternative approach, an empirical parking ratio can be calculated by taking the 56-space demand and dividing it by the 144-student attendance on that day which translates to a peak parking ratio of 0.389 space per student. If a contingency of 15% were applied the empirical ratio of 0. 389, it would translate to a n adjusted peak “design” parking ratio of 0.447 space per student. Applying this design parking ratio to the Project’s proposed parking supply of 88 spaces results in a maximum student enrollment of 197 students or an increase in enrollment of 48 students (197 max enrollment – 149 current enrollment).

Although no changes are proposed to the Church, parking demand counts were collected to identify peak parking needs which could be compared to the proposed supply. Table 2 presents the count data during a typical service time. Review of Table 2 shows a peak utilization of 46 spaces at 12:30 which translates to an empirical parking ratio of 0.81 spaces per parishioner in attendance. Direct comparison to the proposed supply of 88 spaces results in a parking surplus of 42 spaces. As such, the proposed parking supply will provide adequate parking to support the existing church demands.

In the event the church had a full attendance (210 seats) the site would need to use off- site parking at the adjacent Armenian Center.

CONCLUSION
As noted above, the Project would require an additional 28 spaces beyond the 56 spaces that are already needed for the school. This would result in a total parking requirement of 84 spaces which when compared to the proposed parking supply of 88 spaces would result in a surplus of 4 spaces. Additionally, based on the proposed parking supply the student enrollment could be increased to 197 students and still provide a dequate parking. As such, it can be concluded that the proposed Project would have adequate parking to accommodate existing and future parking demands related to the school. In addition, the existing church would result in a surplus of 42 spaces when compared to the proposed supply. Therefore, the proposed supply of 88 spaces will provide adequate parking to support both existing and future school/church activities.

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Mano Dishoian
November 8, 2022

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N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx * * * * * * * * * *

We appreciate the opportunity to provide this analysis. Should you have any questions or need additional assistance, please do not hesitate to call Shane Green or m yself at (949) 825-6175.

Sincerely,
Linscott, Law & Greenspan, Engineers

Richard E. Barretto, P.E.

Principal

cc: Shane S. Green, P.E., Senior Transportation Engineer

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N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx

TABLE 1
SCHOOL PEAK PARKING DEMAND [1]
FORTY MARTYRS ARMENIAN CHURCH – SCHOOL PROJECT, SANTA ANA

7:30 AM 3
8:00 AM 27
8:30 AM 38
9:00 AM 38
2:30 PM 32
3:00 PM 44
3:30 PM 56
4:00 PM 48
E xisting School Build ing Size (SF) 10,120
E mpirical Parking Rate (Spaces per 1,000 SF) 5.5
Propos ed Added Cl as s room (S F) 4,960
A
d d itional Parking Demand Req uired (5.5 x 4,960 SF) 28 Total Parking Req uired (56 + 28) 84
Propos ed Park i ng S uppl y 88
Suprul/Deficiency (+/-) 4
Notes:
[2] Parking demand includes all vehicles parking on-site as well as vehicles parking at the Armenian Center lot related to the School.

Time School Demand [2]
[1] Counts collected on Tuesday, October 4th, 2022 by LLG .

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N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx

TABLE 2
CHURCH PEAK PARKING DEMAND [1]
FORTY MARTYRS ARMENIAN CHURCH – SCHOOL PROJECT, SANTA ANA

9:30 AM 0
10:00 AM 4
10:30 AM 8
11:00 AM 16
11:30 AM 31
12:00 PM 40
12:30 PM 46
1:00 PM 41
1:30 PM 33
2:00 PM 26
Parishioners In Attendance 57
E mpirical Parking Rate (Spaces per Parishioner) 0.81
Notes:
[1] Counts collected on Sunday, October 16, 2022 by Counts Unlim ited. [2] Parking demand includes all vehicles parking on-site as well as vehicles parking at the Armenian Center lot related to the Church.

Time Church Demand [2]

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This space for filing stamp only

OR#:

O R A N G E C O U N T Y R E P O R T E R

~ SINCE 1921 ~

600 W. Santa Ana Blvd., Suite 205, Santa Ana, California 92701-4542 Telephone (714) 543-2027 / Fax (714) 542-6841

PROOF OF PUBLICATION

(2015.5 C.C.P.)

State of California )
County of Orange ) ss
Notice Type:

Ad Description:

I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the City of Santa Ana, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of Orange, State of California, under date of June 2, 1922, Case No. 13,421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:

Executed on: 10/10/2004
At Los Angeles, California
I certify (or declare) under penalty of perjury that the foregoing is true and correct.

Signature

O R A N G E C O U N T Y R E P O R T E R
~ SINCE 1921 ~
600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701
(714) 543-2027 (714) 542-6841
OR 3976476

GEMA ZAPIEN

CITY OF SANTA ANA/PLANNING & BUILDING AGEN
20 CIVIC CENTER PLAZA 2ND FLR
SANTA ANA, CA - 92702

GPN - GOVT PUBLIC NOTICE
5311 E. McFadden Ave.

I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the city of SANTA ANA, county of ORANGE, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of ORANGE, State of California, under date 06/20/1922, Case No. 13421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
10/17/2025
10/17/2025
ORANGE
!A000007230837!
Email

NOTICE OF PUBLIC HEARING

BEFORE THE SANTA ANA PLANNING

COMMISSION
The City of Santa Ana encourages the
public to participate in the decision -
making process. We encourage you to
contact us prior to the Public Hearing if
you have any questions.

Planning Co mmission Action : The
Planning Commission will hold a Public
Hearing to receive public testimony and
will take action on the item described
below. Decision on this matter will be final
unless appealed pursuant to Article V of
Chapter 41 of the Santa Ana Mun icipal
Code within 10 calendar days of the
decision by any interested party or group.

Project Location : 5311 West McFadden
Avenue located within the Single -Family
Residence (R1) zoning district.

Project Applicant: Rev. Fr. Karekin
Bedourian with Ari Guirag os 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 o f a new two -story, 4,846 -
square -foot classroom building for the
existing private school.

Environmental Impact: In accordance
with the California Environmental Quality
Act (CEQA) and the CEQA Guidelines,
the project is exempt from further review
pursuant to Class 14, Section 15314
(Minor Additions to School) of the CEQA
Guidelines. Categorical Exemption ER
No. 2023 -34 will be filed for this project.

Meeting Details: This matter will be
heard on Monday, October 27, 2025, at
5:30 p.m . in the City Council Chamb er, 22
Civic Center Plaza, Santa Ana, CA 92701.

Members of the public may attend this
meeting in person or join via Zoom. For
the most up -to -date information on how to
participate virtually in this meeting, please
visit https://www.santa -ana.org/planning -
and -building -meeting -participation/.

Written Comments: If you are unable to
participate in the meeting, you may send
written comments by e -mail to
PBAeComments@santa -ana.org
(reference the Agenda Item # in the
subject line) or by mail to Gema Zapien,
Record ing Secretary, City of Santa Ana,
20 Civic Center Plaza – M20, Santa Ana,
CA 92701. Deadline to submit written
comments is 3:30 p.m. on the day of the
meeting. Comments received after the
deadline may not be distributed to the
Commission but will be made p art of the
record.

Where To Get More Information :

Additional details regarding the proposed
action(s), including the full text of the
discretionary item, may be found on the
City website 72 hours prior to the public
hearing at https://santa -
ana.primegov.co m/public/portal.

Who To Contact For Questions: Should
you have any project questions, please
contact case planner Fernanda Arias
Hernandez with the Planning Division by
phone at (714) 667 -2792 or by email at
FArias@santa -ana.org.

Note : If you challenge the decision on the
above matter, you may be limited to
raising only those issues you or someone
else raised at the public hearing
described in this notice, or in written
correspondence delivered to the Planning
Commission or City Council of the City of
Santa Ana at, or prior to, the public
hearing.

Si tiene preguntas en español, favor de
llamar a Gema Zapien (714) 667 -2732.

Nu c n liên l c b ng ti ng Vi t, xin
in tho i cho Kristie Ha (714) 667 -
2206.
10/17/25
OR -3976476#

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CITY OF SANTA ANA
Planning and Building Agency
20 Civic Center Plaza ● P.O. Box 1988
Santa Ana, California 92702
www.santa-ana.org/pba

NOTICE OF PUBLIC HEARING

BEFORE THE SANTA ANA PLANNING COMMISSION

The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions.

Planning Commission Action: The Planning Commission will hold a Public Hear ing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group.

Project Location: 5311 West McFadden Avenue located within the Single-Family Residence (R1) zoning district.

Project Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner)

Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 1982-18- MOD-1 to modify CUP No. 1982-18 and facilitate the construction of a new two-story, 4,846- square-foot classroom building for the existing private school.

Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 2023-34 will be filed for this project.

Meeting Details: This matter will be heard on Monday, October 27, 2025, at 5:30 p.m. in the City Council Chamber, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person o r join via Zoom. For the most up-to -date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/.

Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to [email protected] (reference the Agenda Item # in the subject line) or by mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.

Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record.

Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal.

Who To Contact For Questions: Should you have any project questions, please contact case planner Fernanda Arias Hernandez with the Planning Division by phone at (714) 66 7-2792 or by email at [email protected].

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Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing.

Si tiene preguntas en español, favor de llamar a Gema Zapien (714) 667-2732.

Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206.

1000’ RADIUS NOTIFICATION MAP

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2/3/2026

Planning Commission
Regular Meeting Agenda Minutes
October 27, 2025
5:30 P.M.

Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.

CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34 PM and Commissioner Leo absent.

PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from October 13, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.

Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.

YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 17, 2025 and notices were mailed on said date.

1. MODIFICATION OF CONDITIONAL USE PERMIT NO. 198218, FOR THE PROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATED
WITHIN THE SINGLEFAMILY RESIDENCE (R1) ZONING DISTRICT Project Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 198218MOD1 to modify CUP No. 198218 and facilitate the construction of a new twostory, 4,846squarefoot classroom building for the existing private school.

Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 202334 will be filed for this project.

RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 198218MOD1 AS CONDITIONED, MODIFYING CUP NO. 198218, TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN
AVENUE (APN: 10807313)
Recommended Action:

Adopt a resolution approving Conditional Use Permit No. 198218MOD1, as conditioned.

Minutes: Staff provided a short presentation.

Commission had questions for staff.

Staff answered questions from the Commission.

Commission had questions for the applicant.

Jim Gartner, on behalf of the applicant, answered questions from the Commission.

Resident Edward Gutierrez spoke in opposition to this project via Zoom.

Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve.

YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.

COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.

ADJOURNMENT
The next meeting of the Planning Commission will be on November 10, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.

Minutes: Meeting was adjourned at 6:17 PM.

APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.

MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.

1. Connecting directly from your computer:

Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.

To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.

2. Connecting via the Zoom App:

Download the free Zoom Cloud Meetings app from your favorite app store.

Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.

3. Dialing in from a mobile phone or landline:

Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.

To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.

Submit a written comment
You are invited to submit a written comment in one of the following ways:

Email PBAecomments@santaana.org and reference the topic in the subject line.

Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.

Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.

TRANSLATION SERVICES ‐ Members of the public may request an interpreter 48 hours in advance to assist a non‐english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish‐to‐English) in addition to those wishing to address the Commission at the podium.

Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.

1 Planning Commission
10/27/2025

City Council
18 –
139
2/3/2026

Planning Commission
Regular Meeting Agenda Minutes
October 27, 2025
5:30 P.M.

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.

Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 202334 will be filed for this project.

Adopt a resolution approving Conditional Use Permit No. 198218MOD1, as conditioned.

Minutes: Staff provided a short presentation.

Commission had questions for staff.

Staff answered questions from the Commission.

Commission had questions for the applicant.

Jim Gartner, on behalf of the applicant, answered questions from the Commission.

Resident Edward Gutierrez spoke in opposition to this project via Zoom.

Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve.

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.

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.

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.

3. Dialing in from a mobile phone or landline:

Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.

To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.

Submit a written comment
You are invited to submit a written comment in one of the following ways:

Email PBAecomments@santaana.org and reference the topic in the subject line.

Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.

2 Planning Commission
10/27/2025

City Council
18 –
140
2/3/2026

Planning Commission
Regular Meeting Agenda Minutes
October 27, 2025
5:30 P.M.

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.

Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 202334 will be filed for this project.

Adopt a resolution approving Conditional Use Permit No. 198218MOD1, as conditioned.

Minutes: Staff provided a short presentation.

Commission had questions for staff.

Staff answered questions from the Commission.

Commission had questions for the applicant.

Jim Gartner, on behalf of the applicant, answered questions from the Commission.

Resident Edward Gutierrez spoke in opposition to this project via Zoom.

Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve.

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.

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.

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.

3. Dialing in from a mobile phone or landline:

Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.

To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.

Submit a written comment
You are invited to submit a written comment in one of the following ways:

Email PBAecomments@santaana.org and reference the topic in the subject line.

Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.

3 Planning Commission
10/27/2025

City Council
18 –
141
2/3/2026

Planning Commission
Regular Meeting Agenda Minutes
October 27, 2025
5:30 P.M.

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.

Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 202334 will be filed for this project.

Adopt a resolution approving Conditional Use Permit No. 198218MOD1, as conditioned.

Minutes: Staff provided a short presentation.

Commission had questions for staff.

Staff answered questions from the Commission.

Commission had questions for the applicant.

Jim Gartner, on behalf of the applicant, answered questions from the Commission.

Resident Edward Gutierrez spoke in opposition to this project via Zoom.

Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve.

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.

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.

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.

3. Dialing in from a mobile phone or landline:

Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.

To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.

Submit a written comment
You are invited to submit a written comment in one of the following ways:

Email PBAecomments@santaana.org and reference the topic in the subject line.

Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.

4 Planning Commission
10/27/2025

City Council
18 –
142
2/3/2026

Planning Commission
Regular Meeting Agenda Minutes
October 27, 2025
5:30 P.M.

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.

Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 202334 will be filed for this project.

Adopt a resolution approving Conditional Use Permit No. 198218MOD1, as conditioned.

Minutes: Staff provided a short presentation.

Commission had questions for staff.

Staff answered questions from the Commission.

Commission had questions for the applicant.

Jim Gartner, on behalf of the applicant, answered questions from the Commission.

Resident Edward Gutierrez spoke in opposition to this project via Zoom.

Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve.

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.

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.

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.

3. Dialing in from a mobile phone or landline:

Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.

To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.

Submit a written comment
You are invited to submit a written comment in one of the following ways:

Email PBAecomments@santaana.org and reference the topic in the subject line.

Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.

5 Planning Commission
10/27/2025

City Council
18 –
143
2/3/2026

Planning Commission
Regular Meeting Agenda Minutes
October 27, 2025
5:30 P.M.

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.

Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 202334 will be filed for this project.

Adopt a resolution approving Conditional Use Permit No. 198218MOD1, as conditioned.

Minutes: Staff provided a short presentation.

Commission had questions for staff.

Staff answered questions from the Commission.

Commission had questions for the applicant.

Jim Gartner, on behalf of the applicant, answered questions from the Commission.

Resident Edward Gutierrez spoke in opposition to this project via Zoom.

Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve.

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.

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.

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.

3. Dialing in from a mobile phone or landline:

Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.

To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.

Submit a written comment
You are invited to submit a written comment in one of the following ways:

Email PBAecomments@santaana.org and reference the topic in the subject line.

Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.

6 Planning Commission
10/27/2025

City Council
18 –
144
2/3/2026

CLASSROOM

CLASSROOM
GIRLS

RESTROOMBOYS

RESTROOM
ELEV.

DN.

LABORATORY

CLASSROOM

SKYLIGHT
ABOVE
DN.
14 100%
49 50%
49 50%
EXIT
EXIT
DISTANCE BETWEEN EXITS = 34'-10"
DIAGONAL DIMENSION = 87'-2"
LOBBY

CLASSROOM
UP
ELEV.

RESTROOM

STORAGE
UP
EXIT
49 65%EXIT
26 35%
DIAGONAL DIMENSION = 50'-0"DISTANCE BETWEEN EXITS = 20'-4"

C O D E R E V I E W

L E G E N D

K E Y N O T E S - C O D E P L A N
Project Name:Forty Martyrs Armenian Church Middle School Site Exansion
Project Address:5311 W. McFadden Ave. Santa Ana, CA 92704 Parcel ID:

Occupancy Group(s):Educational (Classroom Area) Laboratory (Educational) Construction:Type V-B (sprinkled)

ALLOWABLEACTUAL
Building Height / Stories (Table 504.3 and 504.4): 35' / 132'-6" / 1 Allowable Building Area (Table 506.2):

E (S1) 38,000 sf
Allowable Building Area Calculation (CBC Sec. 506.2.4):
(E) Church First Floor = 4,950 s.f. (26%) x 24,000 = 6,240 s.f. (E) School First Floor = 12,700 s.f. (68%) x 38,000 = 25,840 s.f. (N) School First Floor = 1,154 s.f. (6%) x 38,000 = 2,280 s.f.

Total Allowable Building Area = 34,360 s.f.

Allowable square footage for two existing buildings and one proposed building fall under the maximum allowable square footage for the site, therefore no assumed property lines are required.

Actual Building Area:

First Floor: 1,154sf
Second Floor:3,692
Total Building Area:4,846sf
Occupant Load:

Occupancy Type (From CBC Table 1004.5) AREA / FACTOROCC. LOAD Educational [1st 503 (26) and 2nd Floor 1693 (85)]2196 / 20110 Laboratory - Educational (Second Floor)692 / 5014 Total124
Egress Elements:REQUIREDPROVIDED
Min. Number of Exits For Occupant Load (CBC 1006.3.1):22 Exit Doorway Arrangement - First Floor (CBC Sec. 1007.1.1 exception 2):
13 Diagonal Dimension (50'-0"):16'-8" min.20'-4"
Exit Doorway Arrangement - Second Floor (CBC Sec. 1007.1.1 exception 2):
13 Diagonal Dimension (87'-2"):29'-0" min.34'-10"
Fire Resistance Rating Requirements for Building Elements (CBC Table 601, Type V-B) Structural Frame0 (hours)
Bearing Walls - Exterior0
Bearing Walls - Interior0
Non-bearing Walls - Exterior0 (CBC Table 602, Type V-B, 10 ft. < x) Non-bearing Walls - Interior0
Floor Construction0
Roof Construction0
Interior Wall and Ceiling Finish Requirements (CBC Table 803.11) Exit enclosures andRooms and
Groupexit passagewaysCorridorsenclosed spaces
E (Sprinklered)BCC
Plumbing Fixture Calculations :

Occupancy Load Factor (From Above): 124
Men's (50%)62
Women's (50%)62
Fixture Requirements (CBC Table 2902.1):

Water ClosetsUrinalsLavatories
Men'sWomen'sMen'sWomen's
Educational1/ 501/501/1001/501/50
Fixtures Required22122
Fixtures Provided2*323* 2
* First Floor water closet and lavatory added to Men's count

DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS

REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,

COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR

USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE
COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE

ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.

DEV. PROJECT REV. RESUBMITTAL

PLAN CHECK SUBMITTAL

DEVELOPMENT PROJECT REVIEW

ISSUED FOR BID
Issuance
DateDescription
Revision
Date No. Description

ISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210
www.jgartner.com
Sheet Title
Project No.:Sheet No.:

Print Date:

ARCHITECTURE

PLANNING / INTERIORS

PROJECT MANAGEMENT
Architect
Project Name and Location
Consultants

F O R T Y M A R T Y R S A R M E N I A N

C H U R C H M I D D L E S C H O O L

S I T E E X P A N S I O N
5 3 1 1 W E S T M C F A D D E N A V E N U E
S A N T A A N A , C A 9 2 7 0 4
10 June 2025

F I R S T F L O O R P L A N - C O D E R E V I E W SCALE: NTS
LEGEND

KEYNOTES

CODE REVIEW

CODE PLAN
TS-2

S E C O N D F L O O R P L A N - C O D E R E V I E W SCALE: NTS
Exhibit 5 - Architectural Plan Set

City Council
18 –
145
2/3/2026

82-EV

ADJACENT BUILDING -NOT IN SCOPEEXISTING CHURCH BUILDING -NOT IN SCOPE

EXISTING SCHOOL BUILDING -NOT IN SCOPE

EXISTING ARMENIAN CENTER -NOT IN SCOPEADJACENT BUILDING -NOT IN SCOPE

ADJACENT BUILDING -NOT IN SCOPE

PROPOSED BUILDING

ADJACENT BUILDING -NOT IN SCOPE

K E Y N O T E S - S I T E C I R C U L A T I O N P L A N

KEYNOTES
A1.0

CIRCULATION PLAN
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.

DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL

DEVELOPMENT PROJECT REVIEW

ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:

Print Date:

City Council
18 –
146
2/3/2026

LOUNGE333 s.f.

FATHER'SOFFICE174 s.f.FOYER463 s.f.KITCHEN525 s.f.

WOMENSRESTROOM104 s.f.COAT56 s.f.

MENS RESTROOM108 s.f.

SNACK ROOM198 s.f.

RECEPTION159 s.f.

POWDER25 s.f.STORAGE33 s.f.

BOYSSHOWERS109 s.f.

BOYSRESTROOM114 s.f.

BOYSLOCKERROOM173 s.f.STORAGE199 s.f.

PRINCIPAL188 s.f.

ADMIN.234 s.f.TEACHERS271 s.f.CLASSROOM800 s.f.CLASSROOM307 s.f.

CLASSROOM344 s.f.

PRE-KINDER400 s.f.KINDERGARTEN465 s.f.

GIRLSRESTROOM162 s.f.POWDER32 s.f.

BOYSRESTROOM190 s.f.

STORAGE234 s.f.

STOR.JAN.22 s.f.

STAGE657 s.f.

HALL4839 s.f.

UP
UPUP
UP UP
UP
UP
UP
UNPERMITTEDSTORAGEROOM172 s.f.

POWDER25 s.f.

NURSE49 s.f.

STORAGE54 s.f.

CLASSROOM SQ. FTGS.2,316 s.f.OFFICE SQ. FTGS.1,075 s.f.

COUNTEROVEN
RANGE

COUNTERDISHWASHER

ICEMAKER

WALK-INFREEZER

FREEZERCOUNTERFREEZER

COUNTERCOUNTER

STORAGE

COUNTER

FLOOR PLANSEXISTING FIRST
A2.0a
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.

DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL

DEVELOPMENT PROJECT REVIEW

ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:

Print Date:

ARCHITECTURE PLANNING / INTERIORS PROJECT MANAGEMENT
Architect
Project Name and Location
ConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 92704 10 June 2025
F I R S T F L O O R P L A N - E X I S T I N G E D U C A T I O N B U I L D I N GF I R S T F L O O R P L A N - E X I S T I N G C H U R C H B U I L D I N GSCALE: 1/8" = 1'-0" SCALE: N.T.S.

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CARE TAKER373 s.f.

GIRLSSHOWERS109 s.f.

GIRLSRESTROOM114 s.f.

GIRLSLOCKERROOM155 s.f.

LIBRARY530 s.f.

CLASSROOM397 s.f.CLASSROOM393 s.f.CLASSROOM307 s.f.

CLASSROOM344 s.f.

CLASSROOM400 s.f.CLASSROOM419 s.f.

GIRLSRESTROOM162 s.f.JAN.32 s.f.

BOYSRESTROOM169 s.f.

STAGE BELOW

HALL BELOW
DN.

DN.

BEDROOM152 s.f.

KITCHENUTIL.

BATH47 s.f.

DEAD STORAGE150 s.f.

STOR.

JAN.

CLASSROOM406 s.f.OPEN TOBELOW

OPEN TOBELOW

UNPERMITTEDBALCONY

ROOFBELOW

ROOFBELOWROOFBELOW

CORRIDOR
UNPERMITTEDMULTI-PURPOSE ROOM543 s.f.

CLASSROOM SQ. FTGS.2,666 s.f.OFFICE SQ. FTGS.1,073 s.f.FLOOR PLANEXISTING SECOND A2.0b
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.

DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL

DEVELOPMENT PROJECT REVIEW

ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:

Print Date:

ARCHITECTURE PLANNING / INTERIORS PROJECT MANAGEMENT
Architect
Project Name and Location
ConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 92704 10 June 2025
S E C O N D F L O O R P L A N - E X I S T I N G E D U C A T I O N B U I L D I N GSCALE: 1/8" = 1'-0"

City Council
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2/3/2026

LOBBYCLASSROOMUP
ELEV.

RESTROOM

STORAGE
FIRST FLOOR = 1,154 S.F.SECOND FLOOR = 3,669 S.F.TOTAL = 4,823 S.F.

FIRST FLOOR PLAN
A2.1
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.

DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL

DEVELOPMENT PROJECT REVIEW

ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:

Print Date:

ARCHITECTURE PLANNING / INTERIORS PROJECT MANAGEMENT
Architect
Project Name and Location
ConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 92704 10 June 2025
F I R S T F L O O R P L A N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"

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2/3/2026

CLASSROOM

GIRLSRESTROOMBOYSRESTROOM
ELEV.

DN.

LABORATORYCLASSROOM

CLASSROOM
FIRST FLOOR = 1,154 S.F.SECOND FLOOR = 3,669 S.F.TOTAL = 4,823 S.F.

SKYLIGHTABOVE
DN.

SECOND FLOOR PLAN
A2.2
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.

DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL

DEVELOPMENT PROJECT REVIEW

ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:

Print Date:

ARCHITECTURE PLANNING / INTERIORS PROJECT MANAGEMENT
Architect
Project Name and Location
ConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 92704 10 June 2025
S E C O N D F L O O R P L A N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"

City Council
18 –
150
2/3/2026

ROOF MOUNTED SOLAR PANELSROOF MOUNTED SOLAR PANELS

SKYLIGHTROOFTOP AC UNITROOFTOP AC UNIT

TPO ROOF MEMBRANE THROUGHOUTTPO ROOF MEMBRANE THROUGHOUT

ROOF PLAN
A4.0
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.

DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL

DEVELOPMENT PROJECT REVIEW

ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:

Print Date:

ARCHITECTURE PLANNING / INTERIORS PROJECT MANAGEMENT
Architect
Project Name and Location
ConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 92704 10 June 2025
R O O F P L A N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"

City Council
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151
2/3/2026

FORTY MARTYRS ARMENIAN CHURCH MIDDLE SCHOOLFORTY MARTYRS ARMENIAN CHURCH MIDDLE SCHOOL

EXTERIOR ELEVATIONS
A5.0
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.

DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL

DEVELOPMENT PROJECT REVIEW

ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:

Print Date:

ARCHITECTURE PLANNING / INTERIORS PROJECT MANAGEMENT
Architect
Project Name and Location
ConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 92704 10 June 2025
S O U T H E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0" W E S T E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"

F I N I S H S C H E D U L E

City Council
18 –
152
2/3/2026

LEGENDNOTESKEYNOTESEXTERIOR ELEVATIONS
A5.1
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.

DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL

DEVELOPMENT PROJECT REVIEW

ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:

Print Date:

ARCHITECTURE PLANNING / INTERIORS PROJECT MANAGEMENT
Architect
Project Name and Location
ConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 92704 10 June 2025
N O R T H E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0" E A S T E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"

F I N I S H S C H E D U L E

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

Page 1 of 19 ends

Appeal Application No. 2025-02

Pursuant to Section 41-645 of the SAMC, the appellant is requesting the following:

1. Vacate the Planning Commission’s approval of CUP No. 1982-18-MOD-1;

2. Remand consideration of CUP No. 1982-18-MOD-1 back to Planning Commission;

3. Conduct at minimum an Initial Study as part of CEQA analysis that accompanies re-consideration of CUP No. 1982-18-MOD-1 by the Planning Commission; and

4. Demonstrate that the project is compatible with neighborhood context, if it cannot demonstrate compatibility, deny the project.

The appellant does not provide any evidence to substantiate that the proposed project would adversely impact the community, pursuant to Section 41 -638 of the SAMC.

Specifically, the appellant does not provide evidence that the project will be a detriment to the general wellbeing of the neighborhood or the community; detrimental to the health, safety, or general welfare of persons residing or working in the vicinity; would adversely affect the present economic stability or future economic development of property in the surrounding area; does not comply with the regulations and conditions specified in this chapter for such use; and would adversely affect the general plan of the city or any specific plan applicable to the area of the proposed use. Nevertheless, a comprehensive response on the appeal items previously outlined has been prepared. All the appellant comments listed below have been summarized for brevity; however, the full comments can be viewed in Exhibit 1 of the full appeal application packet.

Analysis of Appeal

1. Appellant Request : The following procedural deficiencies materially limited the ability of affected residents to participate meaningfully in the public review and hearing process, result in an incomplete an imbalanced record prior to approval.

The list of procedural deficiencies includes notice irregularities, limited access time for public review, unsolicited purchase offer to the only R -1 residence sharing a direct boundary with the applicant’s institutional property, complexity of materials and burden shift to the public, mischaracterization of the Trust property’s proximity and impact, omission of multi -institutional corridor context, lack of existing classroom and enrollment baseline data, inadequate consideration of land use changes, omission of dual use impact on adjacent residential property, failure to include enrollment growth enforcement measures, failure to disclose commercial event use within the corridor, limited public participation at the hearing, imbalanced hearing structure and limited opposition time, and predetermined outcome.

Analysis of Issue:

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

Page 2 of 19 ends

Notice Irregularities – The public notice contained all the necessary information that is legally required as it followed the City’s standard template for all public notices. The legally required information on the public notice served its intended purpose as the appellant was able to attend and participate during the Planning Commission public hearing that took place on October 27, 2025. A Copy of the public notice is attached to Exhi bit 3 of Appeal Application No. 2025- 02. The appellant’s claim states that the public notice hearing received was addressed to the occupant of the property and it referenced CUP No. 2025-21, rather than CUP No. 1982-18-MOD-1, which contributed to the appellant disregarding the notice.

The information listed on the envelope used a number initially assigned to the submitted CUP application that is used internally for land use management and permit record purposes. Additionally, the information referenced on t he envelope is used for mailing purposes only. Public notices are mailed out to property owners and occupants/tenants. .

Limited Access Time for Public Review – The agenda packet for the proposed project was posted in accordance with all applicable laws. Furthermore, the public was afforded 72 hours to access and review the public hearing agenda for the Planning Commission meeting that took place on October 27, 2025 pursuant to Section 2- 150
of the Santa Ana Municipal Code (SAMC) and California
Government Code Section 65090. The notice included the project address, the project’s applicant and property owner names, a brief project description, the environmental impact determination, the public hearing meeting details, information regarding where to submit written comments for the project, and the contact information for the case planner who assist s with project specific related questions.

Unsolicited Purchase Offer to The Only R -1 Residence Sharing A Direct Boundary with The Applicant’s Institutional Property – The City bears no responsibility for the applicant’s decision or actions in presenting a cash offer to purchase the property. This matter constitutes a private civil dispute between the respective property owners.

Complexity of Materials and Burden Shift to The Public – The documents presented for the proposed school expansion at 5311 W. McFadden Avenue are consistent with the materials presented for any project of similar complexity and included a staff report, Planning Commission resolution, vicinity zoning and aerial map, site photos, site plan, floor plan, elevations, focused traffic study, parking

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

Page 3 of 19 ends

demand analysis, and a copy of the public notices. Moreover , City staff prepared and presented a PowerPoint presentation that provided a clear and concise summary of the documents referenced above. The presentation was intended to assist the Planning Commissioners and members of the public in understanding the project by simplifying complex and highly technical information into a more accessible and digestible format for individuals who are not subject matter experts.

Consistent with practice with all commissions and City Council meetings, City staff made themselves available for questions at the end of the oral presentation that took place during the public hearing meeting. Furthermore , in attempt to answer the public comments received, the Planning Commissioners asked City staff clarifying questions specific to the CEQA analysis, traffic and parking impacts, and cumulative impacts of the project. A copy of the staff presentation is attached as Exhibit B at the end of the of this response to appeal comments.

Mischaracterization of The Trust Property’s Proximity and Impact – Page two of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report) includes Table 1 below illustrating the surrounding land uses, as shown below, the single- family residence is noted to exist on the west side of the proposed project. (The single-family residence is highlighted for clari ty in this exhibit.)
Table 1
Item Information
Project Address & Council
Ward
5311 West McFadden Avenue (Ward 1)
Nearest Intersection Euclid Street and McFadden Avenue
General Plan Designation Low Density Residential (LR-7) Zoning Designation Single-family Residence (R1)
Surrounding Land Uses North Wintersburg Channel and Single-Family Residences
East Commercial Center and Cultural Center
South Church and Catholic Grade School
West Church and Single-family Residences
Property Size 1.7 acres (74,188 sq. ft.)
Existing Site Development The site is developed with a school building and a church building.

Use Permissions Allowed with approval of a CUP
Zoning Code Sections Affected Development Standards Section 41-367 through 41-372 Uses Section 41-232.5(a)

Moreover, the staff presentation provided during the public hearing that took place on October 27, 2025 included slide three, outlining surrounding land uses and an aerial view of the project site. The proximity to residential land uses was not

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

Page 4 of 19 ends

misrepresented, as it was noted to be adjac ent to the project site. In addition, conditions of approval were incorporated in the resolution to mitigate potential traffic, parking, and noise concerns.

Omission of Multi-Institutional Corridor Context – As stated on pages four and five of the Planning Commission staff report (Exhibit 3 to February 3, 2026 City Council staff report), the proposed project is located within an existing church and school campus surrounded by a commercial center and a cultural center to the east and two churches and a Catholic Grade School to the southwest. Additionally, the focus parking study included a parking and access agreement between 5311 W. McFadden Avenue and 5305 W. McFadden Avenue. The shared access between these properties further relieves any potential parking and traffic impacts imposed by the proposed project.

Lack of Existing Classroom and Enrollment Baseline Data – As stated on page five of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report ), the current student enrollment is 180 students and the proposed addition is expected to increase enrollment to 195 students, representing an eight-percent increase in enrollment. Additionally, as part of the recommended approval, staff included a condition of approval capping the student enrollment at 195, requiring a submittal of an application to the Planning Division for review should the applicant wish to amend the CUP, and a potential revocation of the CUP if the applicant fails to comply with all the conditions o f approval listed in Exhibit 1 – Resolution for CUP No. 1982-18-MOD-1.

Inadequate Consideration of Land Use Changes – The proposed project does not involve a change in land use. The proposed project site is currently developed and occupied by a school and a church. The project proposes the construction of a new two- story building on a portion of the site that is presently paved with no specific use nor purpose. Potential traffic and parking impacts associated with the project were evaluated as part of the development project review conducted prior to the project’s consideration by the Planning Commission for review and approval.

Omission of Dual Use Impact on Adjacent Residential Property – As stated on pages five and six of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the proposed project is not intended to change operational standards. The school is currently using the playground as a

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

Page 5 of 19 ends

playground during school hours, and that same space is used as a parking lot when the school is not in hours of operation.

Failure to Include Enrollment Growth Enforcement Measures – On page 8 of the Planning Commission Resolution for CUP No. 1982- 18-MOD-1, include condition of approval number five (5), which caps the student enrollment at 195 students (Exhibit 3 to the February 3, 2026 City Council staff report).

Failure to Disclose Commercial Event Use Within the Corridor – As evaluated on page three of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the church and the school have separate hours of operation. Illustrated in Table 2 below are the hours of operation for the existing school:

Table 2
Hours of Operation Type of Use
Monday through Friday 8:00 a.m. to 4:00 p.m. School’s administrative offices Monday through Friday 8:00 a.m. to 3:15 p.m. Regular school hours (Pre-K to Eighth Grade) Monday through Friday 3:30 p.m. to 5:30 p.m. Afterschool activities (i.e., sports and enrichment activities) and aftercare

The regular school year begins the third week of August and ends the following year in June. In addition to the regular school year, the school offers summer camp that operates from July to August for approximately one month for reduced hours, for children between pre- kindergarten and fifth grade. The introduction of the middle school will allow students in sixth and seventh grade to attend summer camp operations as well. The private school’s curriculum requires students in fifth through eighth grades to attend one religion class per week at the church located on the same campus. These classes will be scheduled exclusively during regular school hours as outlined and will not overlap with the church’s worship services or special events.

The church will continue to operate during its normal hours, including weeknights, Sundays, and holidays. As such, school operations will not interfere with church operations and will not generate conflicts in scheduling or use of facilities.

Moreover, the designated pick -up and drop- off area for pre- kindergarten and kindergarten students is located on the adjacent property at 5305 W. McFadden Avenue (APN: 108-073-16), which is occupied by the Harut Barsamian Armenian Center. As documented in the Focused Traffic Impact Report that was prepared

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

Page 6 of 19 ends

for the project, the church and school campus maintain a shared access agreement with the Armenian Center that allows use of the site for student pick-up and drop- off operations. The shared access agreement optimizes on- site circulation, distributes vehicle activity between two access points, and minimizes queuing along McFadden Avenue. The pick -up and drop- off operations do not interfere with the Armenian Center’s hours of operation, as the center primarily operates during evening hours and weekends when school -related traffic is not present.

Limited Public Participation at The Hearing and Imbalanced Hearing Structure and Limited Opposition Time – The Planning Commission public hearing that took place on October 27, 2025 pursuant to Section 2-150 of the Santa
Ana Municipal Code (SAMC) and California Government Code Section 65090 .

Moreover, the appellant submitted a written public comment that was distributed to the Planning Commission members for consideration and was provided the standard three (3) minutes to share public comment in real time during the public hearing. The timed public comment and structure of the meeting complied with all aspects of Brown Act.

The court case Ribakoff v. City of Long Beach, et al established that three (3) minutes is a reasonable time for public comment while additional time can be allotted to staff, the applicant, and other subject matter experts to present and answer project related matters.

Predetermined Outcome – The appellant has provided no substantive proof or evidence beyond this statement that the outcome of the Planning Commission’s consideration was predetermined. All staff reports and exhibits presented to the Planning Commission and/or City Council are thoroughly reviewed by City staff prior to making a recommendation. The proposed project underwent a development project review application, where various relevant elements were reviewed prior to staff recommending approval of the project. When staff determines a project has complied with all applicable codes (i.e. , zoning code, development standards, California building code, CEQA and CEQA Guidelines, Orange County Fire Authority regulations, etc.) the staff report is drafted with the approval recommendation for the Commission to review. As such, the CEQA determination was included as part of the staff report recommending that the Planning Commission approve the project to ensure that if the voting body votes to approve a project, the project can demonstrate that it was thoroughly reviewed.

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

Page 7 of 19 ends

2. Appellant Request: CEQA Misapplication and Class 14 Inapplicability.

Analysis of Issue:

As of January 6, 2026, t he California Department of Education (CDE) lists the
status of the Ari Guiragos Minassian Armenian School as active. Additionally, the status of the school on the CDE directory is not relevant to the CEQA determination for the project.

Section 15314 (Class 14) of the CEQA Guidel ines consists of minor additions to existing schools within existing school grounds where the addition does not increase original student capacity by more than 25 percent or ten classrooms, whichever is less. As stated in the staff report, the proposed addition will increase the student capacity eight percent, which is significantly less than 25 percent, and it only proposes to add four classrooms and one laboratory.

When a CEQA exemption is identified and can be applied to a proposed project, additional environmental review is not necessary. The proposed project qualified for a Class 14 exemption, pursuant to the CEQA guidelines, which exempted the project from further environmental review. Moreover, pursuant to Section 15300.2 (a) through (f) of the CEQA guidelines, exceptions to the CEQA exemptions do not apply to the proposed project because the project is not located on an environmentally sensitive location nor on a hazardous waste site, does not have significant cumulative impact nor significant effect according to the focused traffic study and parking demand analysis documents that are part of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), and it will not cause substantial adverse change of a historical resource.

Nevertheless, the applicant prepared focused traffic studies and parking management plans to identify any potential negative impacts of the proposed project. The technical studies did not identify negative impacts that would hinder the proj ect from operating. On the contrary, the studies identified mitigation measures to prevent potential traffic and parking impacts to the neighboring properties.

As stated on pages five and six of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the school would continue to

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

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operate during the same business hours, stagger recess times for students to mitigate noise concerns, and stagger pick -up and drop- off times to mitigate potential traffic impacts on McFadden Avenue and Euclid Street.

3. Appellant Request: Multi-institutional Corridor Conditions and Impacts

Analysis of Issue:

The project property currently operates as an integrated church and school campus since 1982. Additionally, the project property maintains a shared access and parking agreement with the property located at 5305 W. McFadden Avenue to mitigate potential traffic impacts along McFadden Avenue. The project site also has an emergency access agreement with the property located at 5321 W.

McFadden Avenue. However, the access agreement is only used for emergencies.

The sites do not shared traffic circulation during regular business operations.

Pedestrian and vehicle access for all sites along McFadden Avenue, including 5311, 5315, 5305, and 5321 W. McFadden Avenue is limited to all the driveways and sidewalks located along McFadden Avenue. No vehicles nor pedestrians can access the previously mentioned addresses from Tampion Avenue.

Moreover, as stated in the staff report, the addition of the new school building is only anticipated to increase student enrollment by approximately 15 students. The current operations of the school and the church will remain the same. As demonstrated by the focused traffic analysis and the parking management plan, the addition to the school will not introduce cumulative impacts to the surrounding residential land uses.

4. Appellant Request: Improper Use of CUP Modification Process

Analysis of Issue:

The appellant claims that the City’s decis ion to process the application as a modification rather than a new application limited the review of the proposed project. However, the process for new conditional use permit applications and modifications to existing entitlements are treated equally and are required to establish the findings in Section 41-638
of the SAMC. Additionally, as stated on
recital number E on the first page of the resolution for the Planning Commission

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Exhibit 6 – Response to Appeal Comments

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staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the project underwent a development project review application where City staff conducted a thorough review of the project. The review consisted of reviewing updated architectural plans, focus traffic studies which involved the new integration of the seventh and eighth grades, updated parking management plan to account for the increase of 1 5 students, and overall operations of the school and church. The development project application was submitted on February 9, 2023, and deemed complete on August 7, 2025. As part of the development project review process, the application was evaluated by City staff including the Planning Division, Building Division, Public Works Development Engineering, Public Works Water Division, and the Orange County Fire Authority.

Additionally, the application was considered a modification of an existing CUP, because the proposed land uses and operational standards will remain the same.

The only proposed change is to increase the student enrollment by 15 students and incorporate seventh and eighth grade students. Moreover, as stated on pages four and five of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report), the Planning Commission approved CUP No. 1982- 18 and Variance No. 1982- 20 in 1982, allowing the construction of the church building and the private school designed to serve students in kindergarten through ninth grade. The CUP allowed the church and private school uses in the R1 zoning district and the variance allowed the reduction in parking. However, at the time of construction, the private school facility was designed to accommodate elementary students, serving pre- kindergarten through sixth grade. While CUP No. 1982- 18 allowed the private school use extending through ninth grade, the 17,500-square- foot building did not provide the necessary floor area or capacity to serve students above the sixth grade. Furthermore, the school’s operational program and curriculum were limited to elementary education, and no middle school grades were implemented under the existing CUP. The proposed modification was intended to allow the same land uses with a higher number of students and incorporating the new seventh and eighth grades.

5. Appellant Request: R-1 Residential Protection & Land Use Compatibility Violations Analysis of Issue:

The appellant claims that approval of the expansion of the existing school violated the General Plan land- use policies intended to safeguard residential neighborhoods from intrusion by intensified institutional uses. As stated on page

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Exhibit 6 – Response to Appeal Comments

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seven of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report) , the new proposed school expansion will not adversely affect the General Plan, as the granting of the CUP would be consistent with various goals and policies of the General Plan. The approval of the proposed project w ill be consistent with the General Plan land use designation of Low Density Residential (LR -7), which is intended to preserve residential neighborhoods. The proposed expansion to the existing private school will contribute to the creation of a complete neighborhood, as intended by the General Plan. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, 3, and 4 of the Land Use (LU) Element as discussed below.

Goal LU-1 seeks to provide a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU -1.1 seeks to foster the compatibility between land uses to enhance livability and promote healthy lifestyles. The proposed project will continue to provide a private school to the surrounding community, without disrupting the existing community. As mentioned above, the church campus is not accessed from any of the surrounding residential communities. Therefore, the proposed school building will maintain the aspect of the neighborhood while providing an added service to the community.

Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU -2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed project will continue to provide a school use where the community can gather during hours of operation and/or during special events.

The proposed project will provide additional square footage to the existing school use and church campus. As mentioned above, the new school building will not disrupt the existing neighborhood. Additionally, the proposed architecture is meant to improve the site’s character and the surrounding community.

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

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promote a complete neighborhood by providing school uses to the surrounding residential community within the vicinity. The school will act as an added service for the neighboring properties and nearby neighborhoods.

The proposed school expansion does not include additional outdoor activities that would intensify or materially alter the existing on- site operations. The school’s current hours of operation will remain unchanged. Furth ermore, the expansion does not propose additional exterior lighting, as the majority of on- site activities occur during regular business hours and daylight conditions. Lastly, the proposed school expansion is located approximately 230 linear feet from the residence at 5401 W. Tampion Avenue, providing adequate separation from the residence.

6. Appellant Request: Disability & Senior Resident Impacts (ADA/FHA/ Government Code Section 11135.

Analysis of Issue:

City staff reviews all new development projects to ensure compliance with applicable requirements of the Americans with Disabilities Act (ADA) and the Fair Housing Act (FHA). This review focuses on confirming that the proposed project incorporates required accessibility features appropriate to the project’s occupancy type, including but not limited to accessible routes, ramps, and other necessary accommodations. Moreover, projects that include residential development are evaluated for compliance with FHA regulations to ensure that the project does not result in discriminatory housing practices and provides required accessibility features where applicable.

The City’s review of a new development project is limited to evaluating the proposed project itself and ensuring that it meets all applicable federal, state, and local nondiscrimination and accessibility standards. The City is not required to evaluate or enforce ADA or FHA compliance of surrounding properties as part of the project approval process. Conditions or accessibility features on adjacent or nearby properties that are not part of a project do not affect the City’s determination regarding compliance or approval of a proposed project.

7. Appellant Request: Conditions of Approval Failures & Lack of Mitigation Measures

Analysis of Issue:

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Exhibit 6 – Response to Appeal Comments

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Mitigation measures are not required by the CEQA Guidelines for categorically - exempt projects, such as the proposed Project. As outlined on pages eight through eleven of the resolution of the Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report) which approv ed the proposed school expansion, the following conditions were incorporated to address potential impacts associated with the proposed addition, to ensure neighborhood compatibility, and to ensure ongoing compliance with applicable regulations:

• Condition number five – The total enrollment of the private school shall not exceed 195 students at any time, including the expansion of seventh and eighth grades. This cap reflects the operational assumptions analyzed for this Conditional Use Permit. Any proposal to increase enrollment beyond this number shall require an amendment to this Conditional Use Permit.

• Condition number six – All outdoor play and recreation activities, including recess and physical education, shall be conducted only within the designated existing outdoor play areas as shown on the approved site plan.

All such activities shall comply at all times with the City’s Noise Ordinance (SAMC 18). The use of outdoor amplified sound equipment is prohibited unless specifically authorized by the Planning Division through a subsequent discretionary approval.

• Condition number seven – Prior to issuance of any building permits, the Applicant shall submit a parking management plan (PMP) to the Planning Division for review, which must be approved prior to issuance of a certificate of occupancy. The PMP shall detail management strategies for special events to minimize potential parking and circulation impacts onto surrounding properties and City roadways.

• Condition number eight – The private school’s dismissal times must remain staggered and a dismissal schedule shall be submitted to the Planning Division for review and approval. Dismissal time for students in kindergarten through sixth grade shall begin at 3:10 p.m., and after-school programs shall be dismissed between 3:30 p.m. and 5:30 p.m.

• Condition number nine – The Parking Management Plan (PMP), as approved by the Planning Division, shall be implemented at all times. The PMP shall be kept on site and made available to City staff upon request. If

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the City receives substantiated complaints related to parking or circulation, the Planning Manager may require the Applicant to update and re- submit the PMP for review and approval to ensure continued compliance.

• Condition number ten – Violations of the Conditional Use Permit as contained in Section 41- 647.5 of the Santa Ana Municipal Code will be grounds for permit suspension and/or revocation as described in Section 41-651 of the Santa Ana Municipal Code.

• Condition number twelve – Site illumination levels must remain in compliance with Section 8-211 (Special Commercial Building Provisions) of the Santa Ana Municipal Code at all times. A lighting plan illustrating that all fixtures will be equipped with dimmer switches and all fixtures will be shielded and directed downward to prevent glare or spillover onto adjacent residential properties must be submitted to the Planning Division for review and approval prior to the issuance of Building permits.

• Condition number thirteen – Site exterior noise levels must remain in compliance with Section 18- 312 (Exterior Noise Standards) of the Santa Ana Municipal Code at all times.

• Condition number fourteen – At any time that vehicle stacking extends beyond the entrance to the site, the owner/operator shall provide field staff as reasonably required to expedite/facilitate site circulation, assist with onsite parking, and prevent vehicles from blocking onsite parking spaces, drive aisles, sidewalks and bicycle lanes, and/or queuing onto public roadways. A stacking plan illustrating vehicle stacking management in parking areas shall be reviewed and approved by Planning Staff and shall be posted and maintained onsite.

8. Appellant Request: Cumulative Impact Failure

Analysis of Issue:

Section 21100 of the California Environmental Quality Act (CEQA) requires lead agencies to prepare and certify an Environmental Impact Report (EIR) for any project proposed for approval that may result in significant environmental effects, including cumulative impacts. Furthermore, Section 15130(b) provides direction on when and how cumulative impacts must be analyzed under CEQA , specifically

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Exhibit 6 – Response to Appeal Comments

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stating that cumulative impact analysis is required only when a project may contribute to a cumulatively considerable significant environmental impact . If a project’s contribution to cumulative impacts is not cumulatively considerable, no further cumulative analysis is required.

As proposed, the project does not have cumulative impacts that are considerable and qualifies for an exemption from further CEQA review pursuant to CEQA Guidelines Section 15314 (Class 14). Class 14 exempts minor additions to existing schools from CEQA review when the addition does not increase original student capacity by more than 25 percent or ten classrooms, whichever is less.

The proposed school expansion would result in an eight percent increase in student enrollment and includes a total of five new classrooms, which is well within the thresholds established under the Class 14 exemption. As a result, the project is exempt from the requirement to prepare an Environmental Impact Report, and the lead agency is therefore not required to certify an EIR for this project.

As previously stated, the City’s review of a new development project is limited to evaluating the proposed project itself and ensuring that it meets all applicable federal, state, and local laws.

9. Appellant Request: Failure to Consider Feasible or Less Intrusive Alternatives

Analysis of Issue:

Projects that are categorically exempt from further environmental analysis are not required to prepared alternative design or site plan analysis. Furthermore, as previously stated and discussed in the Planning Commission staff report and resolution (Exhibit 3 to the February 3, 2026 City Council staff report) , the project undergoes a development project review where City staff ensures compliance with Federal, State, and City codes. As such, staff must ensure that the project complies with zoning regulations, whic h require compliance with development standards including, but not limited to the following:
• Setbacks from property lines
• Adequate landscape
• Design quality
• Building Height

The proposed project’s location, lot configuration, proximity to residential properties, and existing construction limit the options available to construct the desired addition to the school. Reconfiguring the floor plan of the existing school building would not be a feasible option, as the project is responsible for compliance with Chapter 3 Occupancy Classification and Use) of the California Building Code

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

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(CBC). An increase in student enrollment would not be feasible within the existing school building. Therefore, the most feasible option was to construct a new building. The proposed project’s design demonstrated to be the least intrusive as it maintained a 230- foot distance from the residences located along the west property line and was contained within the rear of the subject property. The location of the school expansion at the rear of the property was intended to diminish visual and traffic impacts along McFadden Avenue.

10. Appellant Request: Improper Use of CEQA Exemption as a Substitute for Environmental Review

Analysis of Issue:

In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review per Section 15314 (Class 14 – Minor Additions to School). The Class 14 exemption consists of minor additions to existing schools within existing school grounds where the addition does not increase the original student capacity by more than 25 percent or ten classrooms. The proposed school will not increase the student capacity by more than 25 percent and it only proposes to add four classrooms and one laboratory which lands within the threshold of the Class 14 exemption. Based on this analysis, the project is exempt from further environmental review.

11. Appellant Request: Public Interest and Equity Considerations

Analysis of Issue:

City staff conducted the review of the proposed school expansion in accordance with all applicable Federal, State, and City codes. Additionally, City staff can only recommend approval of a project if the project can demonstrate that all fiv e findings in Section 41-638
of the SAMC have been established. As stated in the
Planning Commission staff report (Exhibit 3 to the February 3, 2026 City Council staff report) and the analysis below, the project meets the findings required to recommend approval of the project.

1. That the proposed use will provide a service or facility which will contribute to the general well-being of the neighborhood or the community.

The proposed Project will provide a new two- story private school building to accommodate middle school students (seventh and eighth grades) within the existing Forty Martyrs Armenian Church campus. This expansion will allow students who are already enrolled at the school to continue their education through the eighth grade without the need to transfer to another institution. By retaining

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Exhibit 6 – Response to Appeal Comments

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students and extending the academic program, the Project will enhance educational continuity for families, reduce the need for additional school commuting outside the neighborhood, and strengthen the long-term stability of the school community. As such, the proposed use will provide a valuable educational service and contribute positively to the general well -being of the sur rounding neighborhood and the broader Santa Ana community.

2. That the proposed use under the circumstances of the particular case will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity.

The proposed middle school building will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The Project is located within an existing church and school campus that has historically operated as an educational facility. The proposed expansion is modest in scale, limited to four classrooms and one laboratory with a maximum capacity of 32 students, and is intended primarily to retain existing students rather than generate substantial new enrollment. Traffic, parking demand, and noise levels are expected to remain consistent with current operations, as dismissal times are already staggered and closely managed by staff to ensure orderly circulation. In addition, playground and campus activities are existing uses that will continue to comply with the City’s noise ordinance and will be buffered by setbacks, perimeter walls, and landscaping. Accordingly, the Project will operate safely within the site’s capacity and will not create adverse impacts to surrounding residences or businesses.

3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area.

The proposed use will not adversely affect the present economic stability or future econom ic development of surrounding properties.

The Project is located within an established church and school campus that has operated for decades without creating negative economic impacts on nearby residential or commercial uses. The expansion is limited in s cope, designed to accommodate existing students as they progress into the middle school grade levels, and will not substantially increase overall enrollment. As such, no new burdens on parking, traffic circulation, or neighborhood infrastructure are antici pated. The Project is expected to support neighborhood

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

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vitality and complement surrounding land uses by maintaining a stable student population and providing a long -term educational resource within the community. Therefore, the proposed use will not detract from the economic stability and development potential of the area.

4. That the proposed use shall comply with the regulations and conditions specified in Chapter 41 for such use.

The proposed use will comply with all applicable regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code for schools located within the R1 zoning district. The Project has been designed to conform with development standards, including building height, setbacks, and site access requirements. Although the site provides 88 on- site parking spaces, fewer than the 110 spaces otherwise required, the Project qualifies for parking relief under Assembly Bill (AB) No. 2097 due to its proximity to a major transit corridor, and therefore remains compliant with state and local regulations. Furthermore, conditions of approval will ensure continued compliance with operational standards related to traffic circulation, noise, and safety. Accordingly, the proposed use satisfies all applicable zoning code requirements and conditions for approval.

5. That the proposed use will not adversely affect the General Plan or any specific plan of the City.

The new proposed school building will continue to complete the residential neighborhood as intended by the General Plan.

Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, 3, and 4 of the Land Use (LU) Element as discussed below.

Goal LU-1 seeks to provide a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU-1.1 seeks to foster the compatibility between land uses to enhance livability and promote healthy lifestyles. The proposed Project will continue to provide a private school to the surrounding community, without disrupting the existing community. The church campus is not accessed from any of the surrounding residential communities.

Therefore, the proposed school building will maintain the aspect of the neighborhood while providing an added service to the community.

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

Exhibit 6 – Response to Appeal Comments

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Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU -2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will continue to provide a school use where the community can gather during hours of operation and/or during special events.

Goal LU-3 seeks to preserve and improve the character of existing neighborhoods and districts. Moreover, Policy LU-3.1 supports new development which provides a net community benefit and
contributes to neighborhood character and identity. The proposed Project will provide additional square footage to the existing school use and church campus. As mentioned above, the new school building will not disrupt the existing neighborhood. Additionally, the proposed architecture is meant to improve the site’s character and the surrounding community.

Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU -4.1, promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. As proposed, the Project will promote a complete neighborhood by providing school uses to the surrounding residential community within the vicinity. The school will act as an added service for the neighboring properties and nearby neighborhoods.

12. Appellant Request: Conclusion & Requested Actions
a. Vacate the Approval of CUP No. 1982-18-MOD-1
b. Remand for Proper and Lawful Reconsideration
c. Require Appropriate Environmental Review Prior to Any Reconsideration d. Applicant and City Must Bear the Burden of Demonstrating Compatibility e. If Compatibility Canno t be Demonstrated, the Appropriate Outcome is Denial of Expansion at this Location

Analysis of Issue:

As noted on the thorough responses previously provided, City staff conducted the review of the proposed school expansion in accordance with all applicable Federal (public notices and public comment), State (Government, Civil, and Environmental Codes and Guidelines) , and City ( Buildings/Structures, Health/Sanitation, and Zoning) codes. Staff recommended approval of the request because it deemed that the project met and satisfied all five of the specified findings of fact required

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Appeal Application No. 2025-02 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)

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by SAMC Section 41-638(a)(1) for approval of a CUP. Pursuant to SAMC Section 41-638(a)(1), approval of a CUP is contingent on all five of the specified findings of fact contained therein being satisfied.

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City of Santa Ana
Planning Commission
October 27, 2025
Slide 1
October 27, 2025 at 5:30 p.m.

JOIN US ONLINE AT HTTPS://SANTA-ANA.PRIMEGOV.COM/PUBLIC/PORTAL

CITY OF SANTA ANA

PLANNING COMMISSION
Exhibit B of Exhibit 6 - Appeal No. 2025-02

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 2
Item 1: Forty Martyrs Armenian Church
Middle School
• Application: Conditional Use Permit (CUP) No.
1982-18-MOD-1
• Address & Council Ward: 5311 West
McFadden Avenue (Ward 1)
• Description: Request to modify previous
entitlement, CUP No. 1982-18, to facilitate the
construction of a new 4,846-square-foot building
to modify and expand the existing private school
operations.
• Recommendation: Adopt a resolution approving
CUP No. 1982-18-MOD-1, as conditioned.

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 3
Location and Zoning
• General Plan: Low Density Residential
(LR-7)
• Zoning: Single-family Residence (R1)
• Surrounding Land Uses:
– North: Wintersburg Channel and Single-
Family Residences
– East: Commercial Center and Cultural
Center
– South: Church and Catholic Grade School
– West: Church and Single-Family
Residences
• Lot Size: 1.7 acres (74,188 sq. ft.)
• Existing Site Development: The site is
currently developed with an existing
5,500 sq. ft. two-story church and a
17,500 sq. ft. education building with
surface parking.

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 4
Background
• In 1982, the Planning Commission approved CUP No. 1982-18 and Variance No. 1982-20, allowing the construction of a new church building and a private school designed to serve students in kindergarten through ninth grade.
• The CUP allowed the church and private school uses in the R1 zoning district and the variance allowed a reduction in parking. • At the time of construction, the private school facility was designed to accommodate elementary students, serving pre-kindergarten through sixth grade.
• While CUP No. 1982-18 allowed the private school use extending through ninth grade, the 17,500-square-foot building did not provide the necessary floor area or capacity to serve students above the sixth grade. • The school’s operational program and curriculum were limited to elementary education, and no middle school grades were implemented under the existing CUP.

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 5
Site Photo
Site view from McFadden Avenue

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 6
Site Plan
McFadden Avenue
Proposed Building

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 7
Site Plan (Cont.)
McFadden Avenue
Overall Site Plan Enlarged Site Plan
Proposed Building

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 8
Floor Plan
1st Floor Plan
2nd Floor Plan

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 9
Elevations
South
North
West
East

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 10
Project Analysis
Current Enrollment: 180 students
Proposed Enrollment: 195 students maximum
Hours of Operation:

Noise Controls:
• No additional playground area is proposed.
• Recess breaks will remain staggered:
– Pre-K through Kindergartner: 10:00 a.m. to 10:20 a.m. –1 st through 4th grade levels: 12:00 p.m. to 12:45 p.m. –4 th through 8th grade levels: 12:45 p.m. to 1:30 p.m.

Hours of Operation Type of Use
Monday through Friday 8:00 a.m. to 4:00 p.m. School’s administrative offices Monday through Friday 8:00 a.m. to 3:15 p.m. Regular school hours (Pre-K to 8th Grade) Monday through Friday 3:30 p.m. to 5:30 p.m. Aft erschool activities (i.e., sports & enrichment activities) & aftercare

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 11
Project Analysis (Cont.)
Traffic Management
• Staggered Dismissals:
– 3:10 p.m. – Kindergarten through 6th grade
– Before noon / 2:00–3:00 p.m. – Pre-K (30 students)
– 3:30–5:30 p.m. – After-school program (40 students)
• Student dismissal will be supervised by school staff. • Onsite security will monitor traffic circulation.

Pick-up and Drop-off Locations
• 5305 W. McFadden Ave – Pre-K through Kindergarten.
•O n s i t e – 1
st through 6th grade.
• No interference with the hours of operation of the church and the property at 5305 W. McFadden Avenue.

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 12
General Plan Consistency
Project aligns with General Plan land use designation of LR-7 and several land use (LU) goals and policies.
• LU-1: Growing Responsibly
– Maintains neighborhood character and compatible land use – Enhances community livability without disruption
• LU-2: Land Use Needs
– Provides educational and gathering space for the community – Contributes to a diverse mix of supportive land uses
• LU-3: Compatibility of Uses
– Expands existing school with net community benefit
– Improves site design consistent with surrounding area • LU-4: Complete Communities
– Promotes walkable and complete neighborhoods
– Advances sustainable city development through local services

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 13
CEQA and Fiscal Impact Analysis
• In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review per Section 15314 (Class 14 – Minor Additions to School). The Class 14 exemption consists of minor
additions to existing schools within existing school grounds where the addition does not increase the original student capacity by more than 25 percent or ten classrooms. The proposed school will not increase the student capacity by more than 25 percent and it only proposes to add four classrooms and one laboratory. Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-34, will be filed for this Project.
• There is no fiscal impact associated with this action.

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 14
Staff Recommendation
Adopt a resolution approving Conditional Use
Permit No. 1982-18-MOD-1, as conditioned.

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City of Santa Ana
Planning Commission
Item No. 1
October 27, 2025
Slide 15
Commission Questions,
Public Hearing, and
Discussion on Item No. 1

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City of Santa Ana
Planning Commission
October 27, 2025
Slide 16
Remaining Commission Items

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CITY ATTORNEY
Sonia R. Carvalho

CITY MANAGER
Alvaro Nuñez

CITY CLERK
Jennifer L. Hall
20 CIVIC CENTER PLAZA - P.O. BOX 1988, M31 - SANTA ANA, CALIFORNIA 92702 TELEPHONE (714) 647-6900 - FAX (714) 647-6954 - www.santa-ana.org Councilmember-Requested Item Report
DATE
February 3, 2026
TOPIC
Santa Ana Police Department Use of Force During Public Demonstration at Civic Center

COUNCILMEMBER-REQUESTED ITEM TITLE
Discuss and Consider Providing Direction to the City Manager to Prepare a Public Report and Direct the Police Oversight Commission to Hold a Public Hearing Regarding Law Enforcement Response to a Demonstration at the Santa Ana Civic Center

DISCUSSION
Reporting by local and independent media has raised serious questions regarding the Santa Ana Police Department’s use of force during a public demonstration at the Santa Ana Civic Center in July 2025, which took place in response to ICE raids and a broader federal enforcement presence. Accounts describe the deployment of rubber bullets, tear gas, and other crowd-control weapons against demonstrators, prompting community concerns about whether the response was justified, proportional, and consistent with City policy, constitutional standards, and the City’s commitments to transparency and public trust.

Public demonstrations are a protected form of civic participation. When law enforcement deploys military-style equipment, non-lethal munitions, and chemical agents during such events, the City has a responsibility to provide full transparency regarding the decision- making, costs, coordination, and impacts of that response — particularly when there are reported injuries to demonstrators.

To ensure accountability and public confidence, this item requests that the City Council direct the City Manager, in coordination with the Santa Ana Police Department and relevant City departments, to prepare a comprehensive public report and direct the Police Oversight Commission to hold a public hearing addressing the following:

Requested Scope of Report and Hearing

1. The total cost associated with the law enforcement response, including personnel overtime, equipment deployment, and munitions.

2. A full inventory of weapons and “less-lethal” munitions deployed, including rubber bullets, tear gas, pepper balls, and related crowd-control devices.

City Council
19 –
1 2/3/2026

CITY ATTORNEY
Sonia R. Carvalho

CITY MANAGER
Alvaro Nuñez

CITY CLERK
Jennifer L. Hall
20 CIVIC CENTER PLAZA - P.O. BOX 1988, M31 - SANTA ANA, CALIFORNIA 92702 TELEPHONE (714) 647-6900 - FAX (714) 647-6954 - www.santa-ana.org

3. Body-worn camera footage and any available aerial or surveillance footage of officers during the deployment of force, including the firing of rubber bullets and use of chemical agents, subject to legally required redactions.

4. Injury reports documenting injuries to demonstrators, officers, and any members of the public, including medical treatment provided or reported.

5. Operational planning and command decisions that led to the use of force, including rules of engagement and escalation protocols.

6. Inter-agency communications and coordination, including communications between the Santa Ana Police Department and the Orange County Sheriff’s Department, federal agencies, or other local law enforcement agencies before, during, and after the incident.

7. Any after-action reports, internal reviews, or policy assessments conducted or planned by the Santa Ana Police Department related to this incident.

Additionally, this item requests that the Santa Ana Police Oversight Commission be formally directed to hold a public hearing on this incident, receive community testimony, and provide findings and recommendations to the City Council.

SUBMITTED BY
Councilmember Benjamin Vazquez

City Council
19 –
2 2/3/2026

Santa Ana City CouncilFebruary 3, 2026

Santa Ana City Council
February 3, 2026