Regular City Council and Special Housing
Authority Meeting Packet
May 19, 2026
CLOSED SESSION MEETING – 5:00 PM
REGULAR OPEN MEETING – 5:30 PM
(Immediately following the Closed Session Meeting)
CITY COUNCIL CHAMBER
22 Civic Center Plaza Santa Ana, CA 92701
Valerie Amezcua
Mayor
Thai Viet Phan
Councilmember – Ward 1
Benjamin Vazquez
Councilmember Ward 2
Jessie Lopez
Councilmember Ward 3
Phil Bacerra
Councilmember Ward 4
Johnathan Ryan Hernandez
Councilmember Ward 5
David Penaloza
Mayor Pro Tem Ward 6
Mayor and Council telephone: 7146476900
Agenda item inquiries: 7146476520
Sonia R. Carvalho
City Attorney
Alvaro Nuñez
City Manager
Jennifer L. Hall
City Clerk
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/agendasandminutes.
CITY VISION AND CODE OF ETHICS
The City of Santa Ana is committed to achieving a shared vision for the organization and its community. The Vision, Mission and Guiding Principles (Values) are the result of a thoughtful and inclusive process designed to set the City and organization on a course that meets the challenges of today and tomorrow, as follows:
VisionThedynamiccenterofOrangeCountywhichisacclaimedforour:Investmentin City Council 1 5/19/2026
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/agendasandminutes.
CITY VISION AND CODE OF ETHICS
The City of Santa Ana is committed to achieving a shared vision for the organization and its community. The Vision, Mission and Guiding Principles (Values) are the result of a thoughtful and inclusive process designed to set the City and organization on a course that meets the challenges of today and tomorrow, as follows:
Vision The dynamic center of Orange County which is acclaimed for our: Investment in youth • Safe and healthy community • Neighborhood pride • Thriving economic climate • Enriched and diverse culture • Quality government services Mission To deliver efficient public services in partnership with our community which ensures public safety, a prosperous economic environment, opportunities for our youth, and a high quality of life for residents.
Guiding Principles Collaboration • Efficiency • Equity • Excellence • Fiscal Responsibility • Innovation • Transparency
Code of Ethics and Conduct At the Special Municipal Election held on February 5, 2008, voters approved an amendment to the City Charter which established the Code of Ethics and Conduct for elected officials and members of appointed boards, commissions, and committees to assure public confidence. The following are the core values expressed: • Integrity • Honesty • Responsibility • Fairness • Accountability • Respect • Efficiency Members of the public may attend the City Council meeting inperson or join via Zoom. As a courtesy to the public, the City Council meeting will occur live via teleconference Zoom webinar. You may view the meeting from your computer, tablet, or smart phone via YouTube LiveStream at https://www.youtube.com/cityofsantaanavideos/ or on CTV3, available on Spectrum channel 3.
PUBLIC COMMENTS – Members of the public who wish to address the City Council on closed session items, items on the regular agenda, or on matters which are not on the agenda but are within the subject matter jurisdiction of the City Council, may do so by one of the following ways:
MAILING OPTION written communications – Public comments may be mailed to:
Office of the City Clerk, 20 Civic Center Plaza M30, Santa Ana, CA 92701. All written communications received via mail two (2) hours before the scheduled start of the meeting will be distributed to the City Council and imaged into the City’s document archive system which is available for public review.
SENDING EMAIL OPTION – Public comments may be sent via email to the City Clerk’s office at eComment@santaana.org. Please note the agenda item you are commenting on in the subject line of the email. All emails received two (2) hours before the scheduled start of the meeting will be distributed to the City Council and imaged into the City’s document archive system which is available for public review.
LIVE VIRTUAL OPTION – As a courtesy, members of the public may provide live comments during the meeting by Zoom or Conference Call. To join by Zoom click on or type the following address into your web browser
https://us02web.zoom.us/j/315965149. To join the Conference Call: Dial (669) 900 9128 and enter MEETING ID: 315 965 149#. You will be prompted by the City Clerk when it is time for a: i) closed session item, ii) agenda/general comments, iii) public hearing item, iv) special agenda item, or v) for Housing Authority item. You may request tospeakbydialing*9fromyourphoneoryoumayvirtuallyraiseyourhandfromZoom City Council 2 5/19/2026
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voters approved an amendment to the City Charter which established the Code of Ethics and Conduct for elected officials and members of appointed boards, commissions, and committees to assure public confidence. The following are the core values expressed: • Integrity • Honesty • Responsibility • Fairness • Accountability • Respect • Efficiency Members of the public may attend the City Council meeting inperson or join via Zoom. As a courtesy to the public, the City Council meeting will occur live via teleconference Zoom webinar. You may view the meeting from your computer, tablet, or smart phone via YouTube LiveStream at https://www.youtube.com/cityofsantaanavideos/ or on CTV3, available on Spectrum channel 3.
PUBLIC COMMENTS – Members of the public who wish to address the City Council on closed session items, items on the regular agenda, or on matters which are not on the agenda but are within the subject matter jurisdiction of the City Council, may do so by one of the following ways:
MAILING OPTION written communications – Public comments may be mailed to:
Office of the City Clerk, 20 Civic Center Plaza M30, Santa Ana, CA 92701. All written communications received via mail two (2) hours before the scheduled start of the meeting will be distributed to the City Council and imaged into the City’s document archive system which is available for public review.
SENDING EMAIL OPTION – Public comments may be sent via email to the City Clerk’s office at eComment@santaana.org. Please note the agenda item you are commenting on in the subject line of the email. All emails received two (2) hours before the scheduled start of the meeting will be distributed to the City Council and imaged into the City’s document archive system which is available for public review.
LIVE VIRTUAL OPTION – As a courtesy, members of the public may provide live comments during the meeting by Zoom or Conference Call. To join by Zoom click on or type the following address into your web browser
https://us02web.zoom.us/j/315965149. To join the Conference Call: Dial (669) 900 9128 and enter MEETING ID: 315 965 149#. You will be prompted by the City Clerk when it is time for a: i) closed session item, ii) agenda/general comments, iii) public hearing item, iv) special agenda item, or v) for Housing Authority item. You may request to speak by dialing *9 from your phone or you may virtually raise your hand from Zoom.
After the Clerk confirms the last three digits of the caller’s phone number or Zoom ID and unmutes them, the caller must press *6 or microphone icon to speak. Callers are encouraged, but not required, to identify themselves by name. Each caller will be provided three (3) minutes to speak, unless due to the number of speakers wanting to speak a decision is made to provide a different amount of time to speak.
INPERSON OPTION Members of the public can provide inperson comments at the podium in the Council Chamber. The Council Chamber will have seating available for members of the public to attend the meeting inperson. Public comments are limited to three (3) minutes per speaker, unless a different time is announced by the presiding chair. Speakers who wish to address the Council must do so by submitting a “Request to Speak” card by 5:00 p.m. for Closed Session items and by 5:45 p.m. for all other designated public comment periods as listed below. Cards will not be accepted after the Public Comment Session begins without the permission of the presiding chair.
The following designated public comment periods are:
1. LIVE PUBLIC COMMENTS ON CLOSED SESSION ITEMS – You can provide live comments on closed session items by joining Zoom or the Conference Call as described in the LIVE or INPERSON PUBLIC COMMENTS OPTION above. Speaker queue will open at 4:30 p.m. YOU MUST JOIN ZOOM OR THE CONFERENCE CALL and raise your hand BY 5:00 p.m. Speakers who are not in the speaker queue with their hand raised by 5:00 p.m. will not be permitted to speak.
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“Request to Speak” card by 5:00 p.m. for Closed Session items and by 5:45 p.m. for all other designated public comment periods as listed below. Cards will not be accepted after the Public Comment Session begins without the permission of the presiding chair.
The following designated public comment periods are:
1. LIVE PUBLIC COMMENTS ON CLOSED SESSION ITEMS – You can provide live comments on closed session items by joining Zoom or the Conference Call as described in the LIVE or INPERSON PUBLIC COMMENTS OPTION above. Speaker queue will open at 4:30 p.m. YOU MUST JOIN ZOOM OR THE CONFERENCE CALL and raise your hand BY 5:00 p.m. Speakers who are not in the speaker queue with their hand raised by 5:00 p.m. will not be permitted to speak.
2. LIVE PUBLIC COMMENTS ON REGULAR AGENDA ITEMS AND NONAGENDA ITEMS (GENERAL PUBLIC COMMENT) – You can provide comments by joining Zoom or the Conference Call as described in the LIVE or INPERSON PUBLIC COMMENTS OPTION above. Speaker queue will open at 4:30 p.m. YOU MUST JOIN ZOOM OR THE CONFERENCE CALL and raise your hand PRIOR TO 5:45 p.m. Speakers who are not in the speaker queue with their hand raised by 5:45 p.m. will not be permitted to speak.
3. LIVE PUBLIC COMMENTS ON PUBLIC HEARING ITEMS – You can provide comments by joining Zoom or the Conference Call as described in the LIVE or INPERSON PUBLIC COMMENTS OPTION above. Speakers not in the queue by 5:45 p.m. will not be permitted to speak.
4. LIVE PUBLIC COMMENTS ON HOUSING AUTHORITY ITEMS – You can provide comments by joining Zoom or the Conference Call as described in the LIVE or INPERSON PUBLIC COMMENTS OPTION above. Speakers not in the queue by 5:45 p.m. will not be permitted to speak.
TRANSLATION SERVICES Spanish interpreting services are provided at City Council meetings. Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the City Council at the podium.
La ciudad provee servicios de interpretación al español en las juntas del Consejo.
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 al consejo municipal en el podio.
About the Agenda
To download or view the attachments (staff report and other supporting documentation) for each agenda item, you must select the agenda item to see the attachments to either open in a new link (the eyeball ) or download a pdf (the cloud symbol with the down arrow ).
CLOSED SESSION
CALL TO ORDER
ATTENDANCE Council Members Phil Bacerra
Johnathan Ryan Hernandez
Jessie Lopez
Thai Viet Phan
Benjamin Vazquez
City Council 4 5/19/2026
To download or view the attachments (staff report and other supporting documentation) for each agenda item, you must select the agenda item to see the attachments to either open in a new link (the eyeball ) or download a pdf (the cloud symbol with the down arrow ).
CLOSED SESSION
CALL TO ORDER
ATTENDANCE Council Members Phil Bacerra
Johnathan Ryan Hernandez
Jessie Lopez
Thai Viet Phan
Benjamin Vazquez
Mayor Pro Tem David Penaloza
Mayor Valerie Amezcua
City Manager Alvaro Nuñez
City Attorney Sonia R. Carvalho
City Clerk Jennifer L. Hall
ROLL CALL
ADDITIONS\DELETIONS TO CLOSED SESSION
PUBLIC COMMENTS – Members of the public may address the City Council on Closed Session items.
RECESS – City Council will recess to Closed Session for the purpose of conducting regular City business.
CLOSED SESSION ITEMS – The Brown Act permits legislative bodies to discuss certain matters without members of the public present. The City Council finds, based on advice from the City Attorney, that discussion in open session of the following matters will prejudice the position of the City in existing and anticipated litigation:
1. CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION pursuant to Paragraph (1) of subdivision (d) of Section 54956.9 of the Government Code:
A. Santa Ana Short Term Rental Alliance v. City of Santa Ana, Orange County Superior Court, Case No. 302024014084861CUWMWJC
2. CONFERENCE WITH LEGAL COUNSEL – POTENTIAL INITIATION OF LITIGATION pursuant to Paragraph (4) of subdivision (d) of Government Code Section 54956.9:
One (1) case – Initiation of Formal Complaint to California Public Utilities Commission Regarding Southern California Edison
RECONVENE – City Council will reconvene to continue regular City business.
CITY COUNCIL REGULAR OPEN SESSION
CALL TO ORDER
ATTENDANCE Council Members Phil Bacerra
Johnathan Ryan Hernandez
Jessie Lopez
City Council 5 5/19/2026
2. CONFERENCE WITH LEGAL COUNSEL – POTENTIAL INITIATION OF LITIGATION pursuant to Paragraph (4) of subdivision (d) of Government Code Section 54956.9:
One (1) case – Initiation of Formal Complaint to California Public Utilities Commission Regarding Southern California Edison
RECONVENE – City Council will reconvene to continue regular City business.
CITY COUNCIL REGULAR OPEN SESSION
CALL TO ORDER
ATTENDANCE Council Members Phil Bacerra
Johnathan Ryan Hernandez
Jessie Lopez
Thai Viet Phan
Benjamin Vazquez
Mayor Pro Tem David Penaloza
Mayor Valerie Amezcua
City Manager Alvaro Nuñez
City Attorney Sonia R. Carvalho
City Clerk Jennifer L. Hall
ROLL CALL
PLEDGE OF ALLEGIANCE Mayor Amezcua
WORDS OF INSPIRATION Imam Hamza Abdalla
ADDITIONS\DELETIONS TO THE AGENDA
CEREMONIAL PRESENTATIONS
1. Proclamation presented by Mayor Pro Tem Penaloza Honoring and Recognizing Sara Rita Ramos on Her 100th Birthday
2. Proclamation presented by Councilmember Bacerra Declaring May 2026 as Asian American & Pacific Islander Heritage Month
3. Certificates of Recognition presented by Councilmember Lopez to Voice of Refugees OC for their Outstanding Support in Helping Refugee Families Stabilize, Integrate, and Thrive
4. Certificates of Recognition presented by Councilmember Phan to Los Amigos High School Students for Outstanding Academic Achievements
CLOSED SESSION REPORT – The City Attorney will report on any action(s) from Closed Session.
PUBLIC COMMENTS – Public comments will be held during the beginning of the meeting for ALL comments on agenda and nonagenda items, with the exception of public hearings.
Comments for public hearings will take place after the hearing is opened.
CONSENT CALENDAR
RECOMMENDED ACTION: Approve staff recommendations on the following City Council 6 5/19/2026
PUBLIC COMMENTS – Public comments will be held during the beginning of the meeting for ALL comments on agenda and nonagenda items, with the exception of public hearings.
Comments for public hearings will take place after the hearing is opened.
CONSENT CALENDAR
RECOMMENDED ACTION: Approve staff recommendations on the following Consent Calendar Items: 5 through 20 and waive reading of all resolutions and ordinances.
5. Excused Absences
Department(s): City Clerk’s Office
Recommended Action: Excuse the absent members.
6. Appoint Rogelio Reyes Nominated by Councilmember Hernandez as the Ward 5 Representative to the Arts and Culture Commission for a Partial Term Expiring December 12, 2028
Department(s): City Clerk’s Office
Recommended Action: Appoint Rogelio Reyes to the Arts and Culture Commission as the Ward 5 representative and administer the Oath of Office. (Pursuant to SAMC Sec. 2326(a), requires five affirmative votes)
7. Appoint Ben Salazar Nominated by Councilmember Lopez as the Ward 3 Representative to the Rental Housing Board for a Partial Term Expiring December 31, 2027
Department(s): City Clerk’s Office
Recommended Action: Appoint Ben Salazar to the Rental Housing Board as the Ward 3 representative and administer the Oath of Office.
8. Appoint Sailee Charlu Nominated by Councilmember Vazquez as the Ward 2 Representative to the Youth Commission for a Partial Term Expiring December 8, 2026 Department(s): City Clerk’s Office
Recommended Action: Appoint Sailee Charlu to the Youth Commission as the Ward 2 representative and administer the Oath of Office. (Pursuant to SAMC Sec. 2326(a), requires five affirmative votes)
9. Minutes from the Regular Meetings of the Planning Commission on January 27, 2025, February 10, 2025, February 24, 2025, March 6, 2025, March 10, 2025, March 24, 2025, April 14, 2025, April 28, 2025, May 12, 2025, June 23, 2025, July 14, 2025, July 28, 2025, August 11, 2025, August 25, 2025, September 8, 2025, September 22, 2025, October 13, 2025, October 27, 2025, November 10, 2025, December 8, 2025, February 9, 2026, February 23, 2026, March 9, 2026, March 23, 2026, and April 13, 2026 and the Regular Meeting of the Environmental and Transportation Advisory Commission on December 9, 2025
Department(s): City Clerk’s Office
Recommended Action: Receive and file.
10. ReportofSettlementsupto$50,000forGeneralLiabilityClaimsandupto$150,000 City Council 7 5/19/2026
2025, October 13, 2025, October 27, 2025, November 10, 2025, December 8, 2025, February 9, 2026, February 23, 2026, March 9, 2026, March 23, 2026, and April 13, 2026 and the Regular Meeting of the Environmental and Transportation Advisory Commission on December 9, 2025
Department(s): City Clerk’s Office
Recommended Action: Receive and file.
10. Report of Settlements up to $50,000 for General Liability Claims and up to $150,000 for Worker’s Compensation Claims Authorized by the City Manager, City Attorney, and Human Resources Director as Permitted by City Council Resolution 201804 Department(s): Human Resources
Recommended Action: Receive and file Report of Settlements entered into between January 1, 2026 to March 31, 2026.
11. Quarterly Report of Investments as of March 31, 2026 Department(s): Finance and Management Services
Recommended Action: Receive and file.
12. Purchase Order Contract with Quadient, Inc. for Postage, Supplies, and Shipping Parcels (Specification No. 26061) (General Fund)
Department(s): Finance and Management Services
Recommended Action: Award a Purchase Order Contract to Quadient for postage, supplies, and parcel shipping services in an amount of $375,000, for a oneyear term beginning May 19, 2026 and expiring May 18, 2027, with provisions for four (4), one (1) year renewal options, in a total amount not to exceed $1,575,000.
13. Purchase Order Contract to BorderLAN, Inc. for Computer Endpoint Protection Software Subscription Renewal (Specification No. 26056) (NonGeneral Fund) Department(s): Information Technology
Recommended Action: Authorize a Purchase Order Contract to BorderLAN, Inc. for Endpoint Protection Software Subscription Renewal for a oneyear term, beginning June 2, 2026 and expiring June 1, 2027, in an amount not to exceed $62,872 (Agreement No. A2026XXX).
14. Amend the Purchase Order to River View Golf Course, LLC for Existing River View Golf Course Equipment in Connection with the River View Golf Course Management Transition (General Fund)
Department(s): Parks, Recreation, and Community Services Recommended Action: Authorize an amendment of the Purchase Order to River View Golf Course, LLC to increase the not to exceed amount by $14,322 for the sales tax associated with the purchase of the existing River View Golf Course equipment for a total of $169,147.
15. Purchase Order Contract to CDCE, Inc. for Computer Tablets for Police Motorcycles (Specification No. 26006) (General Fund)
Department(s): Police Department
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Recommended Action: Authorize an amendment of the Purchase Order to River View Golf Course, LLC to increase the not to exceed amount by $14,322 for the sales tax associated with the purchase of the existing River View Golf Course equipment for a total of $169,147.
15. Purchase Order Contract to CDCE, Inc. for Computer Tablets for Police Motorcycles (Specification No. 26006) (General Fund)
Department(s): Police Department
Recommended Action: Authorize a Purchase Order to CDCE, Inc. for a Mobile Data Computer refresh for police motorcycles in an amount not to exceed $208,390.
16. First Amendment to the Conditional Grant Agreement with Illumination Health + Home (formerly Illumination Foundation) for the Richard Lehn Intergenerational Housing Project to Amend Disbursement Provisions for Homeless Housing, Assistance and Prevention Program Funds (NonGeneral Fund)
Department(s): Community Development Agency
Recommended Action: Authorize the City Manager to execute a First Amendment to the Conditional Grant Agreement with Illumination Health + Home (formerly Illumination Foundation) to amend certain disbursement provisions related to the Richard Lehn Intergenerational Housing Project located at 918 North Bewley Street and allow expenditure of remaining Homeless Housing, Assistance, and Prevention Program funds prior to the State of California’s expenditure deadline (Agreement No.
A2026XXX).
17. Award a Construction Contract to All American Asphalt for the Construction of the Raitt Street Improvements Project (Project Nos. 236998, 196947, 266716) (General Fund and NonGeneral Fund)
Department(s): Public Works Agency
Recommended Action: 1. Approve an appropriation adjustment recognizing Active Transportation Program (ATP) grant funding in the amount of $4,610,000 into the Active Transportation Program, State GrantDirect revenue account (14817002 52025) and appropriate the same amount into the Active Transportation Program, Improvements Other Than Building expenditure account (1481761366220). (Requires five affirmative votes)
2. Approve an amendment to the Fiscal Year 20252026 Capital Improvement Program to include an additional $4,610,000 in construction funds for the Raitt Street Improvements Project (Nos. 236998, 196947, 266716).
3. Approve the Project Cost Analysis for a total estimated construction delivery cost of $9,810,624, which includes $7,848,499 for the construction contract, $1,177,275 for contract administration, inspection, and testing, and $784,850 for unanticipated or unforeseen work.
4. Award a construction contract to All American Asphalt, the lowest responsible bidder, in accordance with the base bid and bid alternates in the amount of $7,848,499, subject to change orders, for construction of the Raitt Street Improvements Project (Nos. 236998, 196947, 266716), for a term beginning May 19, 2026 and authorize the City Manager to execute the contract.
5. Determine that, pursuant to the California Environmental Quality Act, the recommended actions are exempt from further review. Categorical Exemption EnvironmentalReviewNoER20232ER202035andER202629willbefiledfor City Council 9 5/19/2026
unforeseen work.
4. Award a construction contract to All American Asphalt, the lowest responsible bidder, in accordance with the base bid and bid alternates in the amount of $7,848,499, subject to change orders, for construction of the Raitt Street Improvements Project (Nos. 236998, 196947, 266716), for a term beginning May 19, 2026 and authorize the City Manager to execute the contract.
5. Determine that, pursuant to the California Environmental Quality Act, the recommended actions are exempt from further review. Categorical Exemption Environmental Review No. ER20232, ER202035, and ER202629 will be filed for Project Nos. 236998, 196947, and 266716, respectively.
18. Award a Construction Contract to Hardy & Harper, Inc. for the Construction of the McFadden Avenue Rehabilitation Project from Flower Street to Grand Avenue (Project No. 236706) (NonGeneral Fund)
Department(s): Public Works Agency
Recommended Action: 1. Approve an appropriation adjustment recognizing $2,118,510 in prioryear fund balance in the Residential Street Improvements, Prior Year Carry Forward revenue account and appropriate the same amount into the Residential Street Improvements, Improvements Other Than Buildings, expenditure account. (Requires five affirmative votes)
2. Approve an amendment to the Fiscal Year 202526 Capital Improvement Program to include an additional $2,118,510 in construction funds for the McFadden Avenue Rehabilitation Project (No. 236706).
3. Approve the Project Cost Analysis for a total estimated construction delivery cost of $2,118,510, which includes $1,692,100 for the construction contract, $257,200 for contract administration, inspection, and testing, and $169,210 for unanticipated or unforeseen work.
4. Award a construction contract to Hardy & Harper, Inc., the lowest responsible bidder, in accordance with the base bid in the amount of $1,692,100, subject to change orders, for construction of the McFadden Avenue Rehabilitation Project (No. 236706), for a term beginning May 19, 2026 and authorize the City Manager to execute the contract.
5. Determine that, pursuant to the California Environmental Quality Act, the recommended actions are exempt from further review. Categorical Exemption Environmental Review No. ER202630 will be filed for Project No. 236706.
19. Resolution Accepting Grant Funding from the California State Coastal Conservancy for Santiago Park Trail and Habitat Improvements Project (Project No. 246601) (NonGeneral Fund) Department(s): Public Works Agency
Recommended Action: Adopt a resolution accepting grant funds from the State Coastal Conservancy for the Santiago Park Trail and Habitat Improvements Project in the amount of $2,925,000.
RESOLUTION NO. 2026XXX entitled A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF SANTA ANA APPROVING THE GRANT OF FUNDS FROM THE STATE COASTAL CONSERVANCY FOR THE SANTIAGO PARK TRAIL AND HABITAT IMPROVEMENTS PROJECT
20. Second Reading of an Ordinance Establishing Staffing and Operational Standards for SelfServiceCheckoutStationsinDrugandFoodRetailEstablishments City Council 10 5/19/2026
Coastal Conservancy for the Santiago Park Trail and Habitat Improvements Project in the amount of $2,925,000.
RESOLUTION NO. 2026XXX entitled A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF SANTA ANA APPROVING THE GRANT OF FUNDS FROM THE STATE COASTAL CONSERVANCY FOR THE SANTIAGO PARK TRAIL AND HABITAT IMPROVEMENTS PROJECT
20. Second Reading of an Ordinance Establishing Staffing and Operational Standards for SelfService Checkout Stations in Drug and Food Retail Establishments First reading on May 5, 2026 City Council Meeting and approved by a vote of 70.
Department(s): City Manager’s Office
Recommended Action: 1. Conduct a second reading and adopt an ordinance of the City Council establishing staffing and operational standards for selfservice checkout stations in drug and food retail establishments within the City of Santa Ana.
ORDINANCE NO. NSXXXX entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ADDING ARTICLE XXV TO CHAPTER 8 OF THE SANTA ANA MUNICIPAL CODE REGULATING THE STAFFING OF SELFSERVICE CHECKOUT OPERATIONS
2. Determine that, pursuant to the California Environmental Quality Act (CEQA), the adoption of this Ordinance is exempt from further environmental analysis under Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. The regulations contained in this Ordinance apply to existing retail establishments and their operations within, not resulting in any expansion of the facilities or any intensification of environmental impacts. Any new retail establishments subject to this Ordinance will be evaluated for environmental impacts pursuant to CEQA as individual applications are submitted to the City for review and consideration. A notice of exemption will be filed for this Project.
**END OF CONSENT CALENDAR**
PUBLIC HEARINGS
PUBLIC COMMENTS – Members of the public may address the City Council on each of the Public Hearing items.
21. Public Hearing Resolutions Approving the 2025 Urban Water Management Plan and the 2025 Water Shortage Contingency Plan
Legal notice published in the OC Reporter on May 4, 2026 and May 11, 2026.
Department(s): Public Works Agency
Recommended Action: 1. Adopt a resolution approving the 2025 Urban Water Management Plan
RESOLUTION NO. 2026XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPTING THE 2025 URBAN WATER MANAGEMENT PLAN FOR THE CITY OF SANTA ANA
2. Adopt a resolution approving the 2025 Water Shortage Contingency Plan RESOLUTION NO. 2026XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPTING THE 2025 WATER SHORTAGE
CONTINGENCYPLANFORTHECITYOFSANTAANA
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RESOLUTION NO. 2026XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPTING THE 2025 URBAN WATER MANAGEMENT PLAN FOR THE CITY OF SANTA ANA
2. Adopt a resolution approving the 2025 Water Shortage Contingency Plan RESOLUTION NO. 2026XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPTING THE 2025 WATER SHORTAGE
CONTINGENCY PLAN FOR THE CITY OF SANTA ANA
**END OF PUBLIC HEARING**
COUNCILMEMBER REQUESTED ITEMS
22. Discuss and Consider Directing the City Manager and the City Attorney to Reaffirm Santa Ana Police Department Policy and to Prepare an Ordinance to Codify the Prohibition of Immigration Related Secondary Employment – Mayor Valerie Amezcua and Councilmember Phil Bacerra
23. Discuss and Consider Directing the City Manager, City Attorney, and City Clerk to Draft a Resolution Expressing the City of Santa Ana’s Support for Assembly Bill 1537 (Bryan), the No Side Jobs for ICE Act, Which Would Close a Loophole in State Law by Prohibiting California Law Enforcement Officers from Working Secondary Employment with Federal Immigration Enforcement Agencies or Private Entities Engaged in Immigration Enforcement – Councilmember Benjamin Vazquez and Councilmember Johnathan Ryan Hernandez
WORK STUDY SESSION
24. Fiscal Year 202627 Budget Work Study Session
Department(s): Finance and Management Services
Recommended Action: Discuss and provide further direction to staff.
CITY MANAGER COMMENTS
COUNCIL COMMENTS
AB1234 DISCLOSURE – If the City paid for travel or other expenses this is the time for members of the Council to provide a brief oral report on attendance of any regional board or commission meeting or any conference, meeting or event attended.
1. May 7 – 8, 2026 Mayor Amezcua – 2026 Southern California Association of Governments (SCAG) Regional Conference & General Assembly in Palm Desert, CA
2. May 7 – 8, 2026 Councilmember Bacerra – 2026 Southern California Association of Governments (SCAG) Regional Conference & General Assembly in Palm Desert, CA ADJOURNMENTAdjourntheCityCouncilmeetingandconvenetotheHousingAuthority City Council 12 5/19/2026
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commission meeting or any conference, meeting or event attended.
1. May 7 – 8, 2026 Mayor Amezcua – 2026 Southern California Association of Governments (SCAG) Regional Conference & General Assembly in Palm Desert, CA
2. May 7 – 8, 2026 Councilmember Bacerra – 2026 Southern California Association of Governments (SCAG) Regional Conference & General Assembly in Palm Desert, CA ADJOURNMENT – Adjourn the City Council meeting and convene to the Housing Authority meeting.
Future Items
1. Public Hearing – Fiscal Year 2026/27 Budget
2. Resolutions Pertaining to the November 3, 2026 General Municipal Election POSTING STATEMENT: On May 12, 2026, a true and correct copy of this agenda was posted at the entrance to City Hall, 20 Civic Center Plaza, Santa Ana, CA 92701. Internet Access to City Council, Agency, and Authority agendas and related material is available prior to meetings at santaana.org/agendasandminutes.
HOUSING AUTHORITY
CALL TO ORDER
ATTENDANCE Authority Members Phil Bacerra
Johnathan Ryan Hernandez
Jessie Lopez
Thai Viet Phan
Benjamin Vazquez
Vice Chair David Penaloza
Chair Valerie Amezcua
City Manager Alvaro Nuñez
City Attorney Sonia R. Carvalho
Recording Secretary Jennifer L. Hall
ROLL CALL
ADDITIONS\DELETIONS TO THE HOUSING AUTHORITY AGENDA
PUBLIC COMMENTS – Members of the public may address Housing Authority on items on the Housing Authority agenda.
CONSENT CALENDAR
RECOMMENDED ACTION: Approve staff recommendations on the following Consent Calendar Items: 1 through 3 and waive reading of all resolutions and ordinances.
1. Excused Absences
Department(s): City Clerk’s Office
Recommended Action: Excuse the absent members.
2MinutesoftheRegularMeetingonMay52026
City Council 13 5/19/2026
POSTING STATEMENT: On May 12, 2026, a true and correct copy of this agenda was posted at the entrance to City Hall, 20 Civic Center Plaza, Santa Ana, CA 92701. Internet Access to City Council, Agency, and Authority agendas and related material is available prior to meetings at santaana.org/agendasandminutes.
HOUSING AUTHORITY
CALL TO ORDER
ATTENDANCE Authority Members Phil Bacerra
Johnathan Ryan Hernandez
Jessie Lopez
Thai Viet Phan
Benjamin Vazquez
Vice Chair David Penaloza
Chair Valerie Amezcua
City Manager Alvaro Nuñez
City Attorney Sonia R. Carvalho
Recording Secretary Jennifer L. Hall
ROLL CALL
ADDITIONS\DELETIONS TO THE HOUSING AUTHORITY AGENDA
PUBLIC COMMENTS – Members of the public may address Housing Authority on items on the Housing Authority agenda.
CONSENT CALENDAR
RECOMMENDED ACTION: Approve staff recommendations on the following Consent Calendar Items: 1 through 3 and waive reading of all resolutions and ordinances.
1. Excused Absences
Department(s): City Clerk’s Office
Recommended Action: Excuse the absent members.
2. Minutes of the Regular Meeting on May 5, 2026
Department(s): City Clerk’s Office
Recommended Action: Approve minutes.
3. Purchase Order to Insight Public Sector, Inc. for MRI / HAPPY Software PHA Pro Housing Authority Management Software (Specification No. 26016) (NonGeneral Fund)
Department(s): Community Development Agency
Recommended Action: Authorize a Purchase Order to Insight Public Sector, Inc. to provide MRI Software / HAPPY Software PHA Pro housing authority management software for a term beginning June 1, 2026 and expiring April 30, 2028, in an amount not to exceed $147,344.
City Council 14 5/19/2026
gyg(p)(
Fund)
Department(s): Community Development Agency
Recommended Action: Authorize a Purchase Order to Insight Public Sector, Inc. to provide MRI Software / HAPPY Software PHA Pro housing authority management software for a term beginning June 1, 2026 and expiring April 30, 2028, in an amount not to exceed $147,344.
**END OF CONSENT CALENDAR**
HOUSING AUTHORITY MEMBER COMMENTS
ADJOURNMENT – Adjourn the Housing Authority meeting.
POSTING STATEMENT: On May 12, 2026, a true and correct copy of this agenda was posted at the entrance to City Hall, 20 Civic Center Plaza, Santa Ana, CA 92701. Internet Access to City Council, Agency, and Authority agendas and related material is available prior to meetings at santaana.org/agendasandminutes.
City Council 15 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
August 11, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
1 Planning Commission
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City Council 9 – 1 5/19/2026
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:43 PM with Commissioner Escamilla arriving at 5:45 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from July 28, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2025 Annual Monitoring Report Recommended Action: Receive and file the 2025 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to Approve Item A and B.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Item C.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *End of Consent Calendar*
BUSINESS CALENDAR
2 Planning Commission
8/11/2025
City Council 9 – 2 5/19/2026
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Item C.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Register on July 22, 2025 and notices were mailed on said date.
1. AMENDMENT APPLICATION (AA) NO. 202501, VESTING TENTATIVE TRACT MAP (VTTM) NO. 202506, AND DEVELOPMENT AGREEMENT (DA) NO. 202501 FOR THE VILLAGE SPECIFIC PLAN PROJECT GENERALLY LOCATED AT 1561 WEST SUNFLOWER AVENUE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 48 (SD48) ZONING DISTRICT.
Project Applicant: Justin McCusker with South Coast Plaza, on behalf of South Coast Plaza (Applicant and Property Owner)
Proposed Project: Applicant is requesting approval of various entitlements to facilitate the establishment of a new Specific Plan (SP) that would allow the redevelopment of a 17.2acre site into a mixeduse urban village containing up to 1,583 residential units, 80,000 square feet of commercial/retail space, 300,000 square feet of office space, and 13.8 acres of public and private outdoor and recreation space (“Project”). The Project entitlements include Amendment Application No. 202501 to establish The Village Santa Ana Specific Plan (“SP6”) and to change the zoning district designation of the subject property from Specific Development No. 48 to SP6, Vesting Tentative Tract Map No. 202506 (County Map No. 2023159) to subdivide the Project site into six buildable lots, and Development Agreement No. 202501 outlining terms and conditions for the Project. The Project also requires overruling the Orange County Airport Land Use Commission’s determination of inconsistency for the Project with the Airport Environs Land Use Plan for John Wayne Airport. The Planning Commission will serve as an advisory body to the City Council on this Project and their recommendation on the Project will be forward to the City Council for consideration at a later date.
Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”), the Project requires: (1) certification of a Final Supplemental Environmental Impact Report (SEIR No. 202501 and SCH No. 2020029087); (2) adoption of Environmental Findings of Fact and a Statement of Overriding Consideration; and (3) adoption of a Mitigation Monitoring and Reporting Program (“MMRP”). The SEIR concludes that the proposed Project would require mitigation related to Air Quality, Cultural Resources, Geology and Soils, Noise, and Tribal Cultural Resources. Impacts related to Recreation would remain significant and unavoidable after mitigation.
Recommended Action:
Recommend that the City Council:
1. Adopt a resolution: (1) certifying the Final Supplemental Environmental Impact Report No. 202501 (SCH No. 2020029087) for the Project; (2) adopting Environmental Findings of Fact and a Statement of Overriding Considerations 3 Planning Commission
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City Council 9 – 3 5/19/2026
Soils, Noise, and Tribal Cultural Resources. Impacts related to Recreation would remain significant and unavoidable after mitigation.
Recommended Action:
Recommend that the City Council:
1. Adopt a resolution: (1) certifying the Final Supplemental Environmental Impact Report No. 202501 (SCH No. 2020029087) for the Project; (2) adopting Environmental Findings of Fact and a Statement of Overriding Considerations for the Project; (3) adopting a Mitigation Monitoring and Reporting Program for the Project; and (4) approving the Project;
2. Adopt an ordinance approving Amendment Application No. 202501 establishing The Village Santa Ana Specific Plan (Specific Plan No. 6) and approving a zone change for the Project Site at 1561 W. Sunflower Avenue from Specific Development No. 48 to Specific Plan No. 6;
3. Adopt an ordinance approving Development Agreement No. 202501;
4. Adopt a resolution approving Vesting Tentative Tract Map No. 202506 (County Map No. 2023159), as conditioned; and
5. Adopt a resolution Overruling the Orange County Airport Land Use Commission’s determination that The Village Santa Ana Specific Plan is inconsistent with the Airport Environs Land Use Plan of John Wayne Airport, including supportive findings.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Justin McCusker, on behalf of the applicant, answered questions from the Commission.
Resident, Gary Sparks, spoke in opposition of the project.
Antonio Velazquez, representing the Carpenters Union spoke in favor of the project.
Union Worker, Ralph Velador, spoke in favor of the project.
Political representative of Local 11 Union, Juan Munoz, spoke in opposition of the project.
Resident, Richard Nai, spoke in opposition to the project via zoom.
Resident, Doug, raised concerns about including other union workers via zoom.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on August 25, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:20 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal idlthCitCililiithti416434164441645hldbli
4 Planning Commission
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City Council 9 – 4 5/19/2026
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on August 25, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:20 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. 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.
MailtoGemaZapienActingRecordingSecretaryCityofSantaAna20CivicCenterPlaza– 5 Planning Commission
8/11/2025
City Council 9 – 5 5/19/2026
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
6 Planning Commission
8/11/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 6 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
August 25, 2025
5:30 P.M.
City Hall, Ross Annex
Conference Room 1600
20 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
1 Planning Commission
8/25/2025
City Council 9 – 7 5/19/2026
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:31 PM with Commissioner Pham arriving at 5:32 PM and Chair Ramos arriving at 5:35 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from August 11, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *End of Consent Calendar*
BUSINESS CALENDAR
Business – Miscellaneous (NonPublic Hearing):
1. PUBLIC FACILITIES NAMING NO. 202501 FOR THE PARK LOCATED AT THE SOUTHWEST CORNER OF THE INTERSECTION OF SOUTH BRISTOL STREET AND WEST TOLLIVER STREET (712 SOUTH BRISTOL STREET)
Project Applicant: City of Santa Ana Parks, Recreation, and Community Services Agency 2 Planning Commission
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City Council 9 – 8 5/19/2026
BUSINESS CALENDAR
Business – Miscellaneous (NonPublic Hearing):
1. PUBLIC FACILITIES NAMING NO. 202501 FOR THE PARK LOCATED AT THE SOUTHWEST CORNER OF THE INTERSECTION OF SOUTH BRISTOL STREET AND WEST TOLLIVER STREET (712 SOUTH BRISTOL STREET)
Project Applicant: City of Santa Ana Parks, Recreation, and Community Services Agency Proposed Project: City of Santa Ana Parks, Recreation, and Community Services Agency (PRCSA) is requesting the Planning Commission approve Public Facilities Naming (PFN) No. 202501 to name the park located at the southwest corner of S. Bristol Street and W. Tolliver Street “Nuestro Park.”
Environmental Impact: In accordance with the California Environmental Quality Act and the CEQA Guidelines, the recommended action is exempt from further review per Section 15061 (b)(3). This general rule exemption is allowed provided it can be determined with certainty that the proposed project will not have a significant effect on the environment. As the project consists of naming of a public facility, the general rule exemption is applicable. A Notice of Exemption, Environmental Review No. 202579, will be filed for this project.
Recommended Action:
Adopt a resolution approving Public Facilities No. 202501 naming the park located at the southwest corner of the intersection of S. Bristol Street and W. Tolliver Street (712 S.
Bristol Street) “Nuestro Park.”
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Woo, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on September 08, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:06 PM
APPEAL INFORMATION
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 thClkfthCilidbthidfilifdttthPli
3 Planning Commission
8/25/2025
City Council 9 – 9 5/19/2026
Minutes: Meeting was adjourned at 6:06 PM
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distributiontoPlanningCommissionmembersduringtheinpersonmeetingmustprovide15 4 Planning Commission
8/25/2025
City Council 9 – 10 5/19/2026
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
5 Planning Commission
8/25/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 11 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
September 22, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
1 Planning Commission
9/22/2025
City Council 9 – 12 5/19/2026
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from September 8, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan ReviewandPublicConvenienceorNecessityDeterminationsarefinalunless 2 Planning Commission
9/22/2025
City Council 9 – 13 5/19/2026
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.
1. CONDITIONAL USE PERMIT NO. 202517 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD88) ZONING DISTRICT.
Project Applicant: Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 202517 to allow the sale of beer for onpremises consumption through the operation of a Type23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 202577, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202517 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 43022155)
Recommended Action:
Adopt a resolution approving Conditional Use Permit (CUP) No. 202517 for the sale of beer for onpremises consumption as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Michael Crea, answered questions from the Commission.
Resident spoke in opposition to this project via zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve
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Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Michael Crea, answered questions from the Commission.
Resident spoke in opposition to this project via zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. TENTATIVE TRACT MAP NO. 202503 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant: Mario Mendoza on behalf of 920 North Grand Avenue, LLC (Applicant and Property Owner)
Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 202503 to facilitate the subdivision of an existing fiveunit livework development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 202540, will be filed upon project approval.
RESOLUTION NO. 2023XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202503 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5UNIT LIVEWORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”)
Recommended Action:
Adopt a resolution approving Tentative Tract Map (TTM) No. 202503 (County Map No. 17973) as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicants, Mario and Alina Mendoza, answered questions from the Commission.
Resident Yezenia Marrujo provided public comment via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
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City Council 9 – 15 5/19/2026
q
Commission had questions for the applicant.
Applicants, Mario and Alina Mendoza, answered questions from the Commission.
Resident Yezenia Marrujo provided public comment via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:48 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
Tospeakduringthemeeting:Whenyouwishtocommentonanitemthatisbeingis 5 Planning Commission
9/22/2025
City Council 9 – 16 5/19/2026
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 6 Planning Commission
9/22/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 17 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
September 8, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
ChristopherLeo
1 Planning Commission
9/8/2025
City Council 9 – 18 5/19/2026
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Pham and Woo absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from August 25, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Receive and file the 2025 Annual Monitoring Report for Development Agreement No. 201802 between the City of Santa Ana and MainPlace Shoppingtown, LLC, for the property located at 2800 N. Main Street in the Specific Plan No. 4 Zoning District.
Recommended Action: Receive and file the 2025 Annual Monitoring Report.
Moved by Commissioner Leo, seconded by Commissioner Benninger to Approve consent calendar.
YES: 4 – Isuri Ramos, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Alan Woo, Manuel J. Escamilla Status: 4 – 0 – 0 – 3 – Pass
*EndofConsentCalendar*
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Moved by Commissioner Leo, seconded by Commissioner Benninger to Approve consent calendar.
YES: 4 – Isuri Ramos, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Alan Woo, Manuel J. Escamilla Status: 4 – 0 – 0 – 3 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Business – Miscellaneous (NonPublic Hearing):
1. PUBLIC FACILITIES NAMING NO. 202502 FOR SANTA ANA POLICE ATHLETIC AND ACTIVITY LEAGUE (PAAL) CENTER LOCATED AT 2627 WEST
MCFADDEN AVENUE.
Project Applicant: City of Santa Ana
Proposed Project: City of Santa Ana is requesting the Planning Commission approve Public Facilities Naming (PFN) No. 202502 to rename the Santa Ana Police Athletic and Activity League (PAAL) Center, located at 2627 W. McFadden Avenue, to the Jose Vargas PAAL Center.
Environmental Impact: In accordance with the California Environmental Quality Act and the CEQA Guidelines, the recommended action is exempt from further review per Section 15061(b)(3). This general rule exemption is allowed provided it can be determined with certainty that the proposed project will not have a significant effect on the environment. As the project consists of naming of a public facility, the general rule exemption is applicable. A Notice of Exemption, Environmental Review No. 202584, will be filed for this project.
Recommended Action:
Adopt a resolution approving Public Facilities Naming No. 202502, renaming the Santa Ana Police Athletic and Activity League Center at 2627 W. McFadden Avenue to the “Jose Vargas PAAL Center.”
Minutes: Staff provided a short presentation.
Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Alan Woo
Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
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*End of Business Calendar*
STAFF COMMENTS
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on September 22, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 5:47 PM
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
4 Planning Commission
9/8/2025
City Council 9 – 21 5/19/2026
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 5 Planning Commission
9/8/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 22 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
October 13, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
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
ManuelJEscamilla
1 Planning Commission
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City Council 9 – 23 5/19/2026
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 5:35 PM with Commissioner Escamilla arriving at 5:38 PM and Commissioners Benninger and Oliva absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from September 22, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Jennifer Oliva, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use PitViTttiTtdPlMMiEtiSit
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YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Jennifer Oliva, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on October 3, 2025 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202518 AND 202519 FOR THE PROPERTY LOCATED AT 113 EAST FOURTH STREET, LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant: Alexa Garcia with IG Drafting and Design, representing Tacos Los Cholos (Applicant) and QOZB III, LLC. (Property Owner) Proposed Project: Applicant is seeking approvals for Conditional Use Permit (CUP) No. 202518 to allow the sale of beer and wine for onpremises consumption through a Type41 license from the Department of Alcoholic Beverage Control (ABC) and Conditional Use Permit (CUP) No. 202519 to allow for the afterhours operations at an eating establishment.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption ER No. 202580 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202518 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ONPREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING
ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 39832803) RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202519 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATION AT AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 39832803) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202518 for the sale of beer and wine for onpremises consumption as conditioned; and
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ANA APPROVING CONDITIONAL USE PERMIT NO. 202519 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATION AT AN EATING ESTABLISHMENT LOCATED AT 113 E. FOURTH STREET (APN: 39832803) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202518 for the sale of beer and wine for onpremises consumption as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202519 for afterhours operation as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Alexa Garcia, on behalf of the applicant, answered questions from the Commission via zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Jennifer Oliva, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. TENTATIVE TRACT MAP NO. 202507 FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant: Ventus Group, LLC (Applicant) on behalf of Ing Wen Hwang (Property Owner)
Proposed Project: Applicant is requesting approval of Tentative Tract Map (TM) No. 202507 for condominium purposes to allow the construction of a thirtyunit, threestory residential townhome development at 501 S. Harbor Blvd., and 3706 and 3712 W. Camille St. The development project is consistent with the California Subdivision Map Act and Chapter 34 of the Santa Ana Municipal Code.
Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is within the scope of the 2014 Environmental Impact Report for SP2. Categorical Exemption ER No. 202415 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202507 (COUNTY MAP NO. 19295) AS CONDITIONED TO ALLOW A THIRTYUNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS:
14430301, 14430303 & 14430304)
Recommended Action:
Adopt a resolution approving Tentative Tract Map No. 202507 (County Map 4 Planning Commission
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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202507 (COUNTY MAP NO. 19295) AS CONDITIONED TO ALLOW A THIRTYUNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 501 SOUTH HARBOR BOULEVARD, 3706 AND 3712 WEST CAMILLE STREET (APNS:
14430301, 14430303 & 14430304)
Recommended Action:
Adopt a resolution approving Tentative Tract Map No. 202507 (County Map No. 19295) as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Mike O’Melveny and Peter Duarte, on behalf of the applicant, answered questions from the Commission.
Resident Richey Madison provided public comments via Zoom regarding road safety concerns.
Moved by Commissioner Woo, seconded by Commissioner Leo to Approve with added conditions.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Jennifer Oliva, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on October 27, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:09 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the 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 5 Planning Commission
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City Council 9 – 27 5/19/2026
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for 6 Planning Commission
10/13/2025
City Council 9 – 28 5/19/2026
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.
7 Planning Commission
10/13/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 29 5/19/2026
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
ManuelJEscamilla
1 Planning Commission
10/27/2025
City Council 9 – 30 5/19/2026
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 2 Planning Commission
10/27/2025
City Council 9 – 31 5/19/2026
Status600ass
*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.
3 Planning Commission
10/27/2025
City Council 9 – 32 5/19/2026
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:
4 Planning Commission
10/27/2025
City Council 9 – 33 5/19/2026
hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES ‐ Members of the public may request an interpreter 48 hours in advance to assist a non‐english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish‐to‐English) in addition to those wishing to address the Commission at the podium.
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5 Planning Commission
10/27/2025
City Council 9 – 34 5/19/2026
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.
6 Planning Commission
10/27/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 35 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
November 10, 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
MlJEill
1 Planning Commission
11/10/2025
City Council 9 – 36 5/19/2026
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 5:32 PM with Commissioner Escamilla arriving at 5:45 PM and Commissioners Leo and Oliva absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from October 27, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 4 – Bao Pham, Isuri Ramos, Alan Woo, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Christopher Leo, Manuel J. Escamilla, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
*End of Consent Calendar*
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 2 Planning Commission
11/10/2025
City Council 9 – 37 5/19/2026
Status: 4 0 0 3 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 31, 2025 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202522 FOR THE PROPERTY LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE PROFESSIONAL (P)
ZONING DISTRICT.
Project Applicant: SOCO Harbor Inc. (Applicant and Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202522 to establish a professional school, operated as Cristo Rey Orange County High School, within two existing twostory buildings. The Project involves converting the second floor of 3601 S. Harbor Boulevard and both floors at 3611 S.
Harbor Boulevard.
Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development) of the CEQA Guidelines. The Project is also exempt pursuant to Class 1, Section 15301 (Existing Facilities) for interior and exterior alterations and minor additions. Categorical Exemption ER No. 202537 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. 202522 AS
CONDITIONED TO ALLOW PROFESSIONAL SCHOOL USE LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD (APN: 41426107)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202522 to allow a professional school use, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Stephen Holte and Patrick Strader, on behalf of the applicant, answered questions from the Commission.
Resident Frank Velasco spoke in favor of the project.
Resident Amalia Rodriguez spoke in favor of the project. 3 Planning Commission
11/10/2025
City Council 9 – 38 5/19/2026
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Stephen Holte and Patrick Strader, on behalf of the applicant, answered questions from the Commission.
Resident Frank Velasco spoke in favor of the project.
Resident Amalia Rodriguez spoke in favor of the project.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on November 24, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:40 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the 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
4 Planning Commission
11/10/2025
City Council 9 – 39 5/19/2026
Cossosacto,by500pteadaytoappeaasoaCtyaobseed
holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 5 Planning Commission
11/10/2025
City Council 9 – 40 5/19/2026
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. 6 Planning Commission
11/10/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 41 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
December 8, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
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
ManuelJEscamilla
1 Planning Commission
12/8/2025
City Council 9 – 42 5/19/2026
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 5:39 PM with Commissioner Escamilla absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Amy Calderon raised concerns regarding delays in mail delivery from the postmarked date via Zoom.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from November 10, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Manuel J. Escamilla
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
2 Planning Commission
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YES: 6 Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Manuel J. Escamilla
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on November 26, 2025 and notices were mailed on said date.
1. MODIFICATION OF CONDITIONAL USE PERMIT NO. 7638, FOR THE PROPERTY LOCATED AT 212280 NORTH SULLIVAN AND 2602 WEST FIFTH STREETS LOCATED WITHIN THE LIGHT INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant: Extra Space Properties 103, LLC (Applicant and Property Owner)
Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 7638MOD1 to modify CUP No. 7638 in order to allow the expansion of an existing miniwarehouse facility and to modify previously approved conditions. The applicant is making the request pursuant to sections 41472.5 and 41649 of the Santa Ana Municipal Code, which require Planning Commission review and approval of miniwarehouse use with a CUP and modifications to approved entitlements.
Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202421 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. 7638MOD1, TO ALLOW THE EXPANSION OF AN EXISTING SELFSTORAGE FACILITY AND TO REMOVE THE PREVIOUS CONDITION OF APPROVAL REQUIRING INTERNAL PERIMETER THREEFOOTWIDE LANDSCAPE PLANTERS, AT 212280 N.
SULLIVAN AND 2602 W. FIFTH STREETS (APNS: 00714178, 00714179, AND 00714111)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 7638MOD1 to allow the expansion of an existing selfstorage facility and to modify previously approved conditions, as conditioned.
Minutes:Staffprovidedashortpresentation
3 Planning Commission
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(,,
AND 00714111)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 7638MOD1 to allow the expansion of an existing selfstorage facility and to modify previously approved conditions, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rose Bacinski and Danny Morris, on behalf of the applicant, answered questions from the Commission.
Resident, Nicole Ryan raised concerns about the current vacancy for storage units via Zoom.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve with revised condition.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger
NO: 0 –
ABSTAIN: 0 – ABSENT: 1 – Manuel J. Escamilla
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202526 AND VARIANCE NO. 202502 FOR THE PROPERTY LOCATED AT 1441 EAST SEVENTEENTH STREET,
LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant: YNG Architects Inc. (Applicant) representing Laureano Carrera with Iglesia Cristiana Rayo De Luz (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202526 and Variance No. 202502 to allow the construction and operation of a new 11,778 sq. ft. church (Iglesia Cristiana Rayo De Luz). The CUP is requested pursuant to Section 41313.5(n) of the Santa Ana Municipal Code (SAMC), which permits churches subject to review and approval of a CUP. The Variance application is requested pursuant to Section 41638 of the SAMC to reduce the required building setbacks and landscape area, as well as the offstreet parking requirements for the proposed church.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (Class 32 – Infill Development) of the CEQA Guidelines. The Project also qualifies under CEQA Guidelines Section 15301 (Class 1 – Existing Facilities) for minor alterations to the existing basement structure. Based on these findings, staff has prepared Environmental Review No. 202320, and a Notice of Exemption will be filed for the Project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANAAPPROVINGCONDITIONALUSEPERMITNO.202526AS
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Guidelines. The Project also qualifies under CEQA Guidelines Section 15301 (Class 1 – Existing Facilities) for minor alterations to the existing basement structure. Based on these findings, staff has prepared Environmental Review No. 202320, and a Notice of Exemption will be filed for the Project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202526 AS
CONDITIONED TO ALLOW FOR THE CONSTRUCTION AND OPERATION OF A NEW CHURCH AT THE PROPERTY LOCATED AT 1441 E. SEVENTEENTH STREET (APN: 39622160)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 202502 AS CONDITIONED TO ALLOW A REDUCTION IN REQUIRED SETBACKS, LANDSCAPE AREA, AND OFFSTREET PARKING REQUIREMENTS TO FACILITATE THE CONSTRUCTION AND OPERATION OF A NEW CHURCH AT THE PROPERTY LOCATED AT 1441 E. SEVENTEENTH STREET (APN: 39622160)
Recommended Action:
1. Adopt a resolution approving Conditional Use Permit No. 202526, as conditioned; and
2. Adopt a resolution approving Variance No. 202502, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Applicants, Pastor Lazaro Gomez and Laureano Carrera answered questions from the Commission.
Member of the church, Ashley Pacheco, spoke in favor of the project.
Member of the church, Berenice Zagal, spoke in favor of the project.
Member of the church, Deborah Pacheco, spoke in favor of the project.
Resident, Nimsi Zagal, spoke in favor of the project.
Resident, Damian Garcia, Spanish speaker spoke in favor of the project.
Member of the church, Mario Pacheco, Spanish speaker spoke in favor of the project.
Resident, Sonia Gallardo, Spanish speaker spoke in favor of the project.
Member of the church, Pablo Coguox, Spanish speaker spoke in favor of the project.
Resident, Zion Gomez, spoke in favor of the project.
Resident, Ruth Garcia, spoke in favor of the project.
Resident, Sal Ceja, spoke in opposition to the project.
Resident, Beatriz Mendoza, spoke in favor of the project.
Resident, Joaquin Cruz, spoke in favor of the project.
Member of the church, Miranda Otilia Gomez, Spanish speaker spoke in favor of the project.
Resident, Mike Tardif, spoke in favor of the project but raised concerns about parking via Zoom.
Resident, Nicole Ryan, spoke in opposition to the project via zoom.
Resident, Amy C. Anderson, spoke in opposition to the project via zoom.
ApplicantPastorLazaroGomezSpanishspeakeransweredquestionsfromthe 5 Planning Commission
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Resident, Beatriz Mendoza, spoke in favor of the project.
Resident, Joaquin Cruz, spoke in favor of the project.
Member of the church, Miranda Otilia Gomez, Spanish speaker spoke in favor of the project.
Resident, Mike Tardif, spoke in favor of the project but raised concerns about parking via Zoom.
Resident, Nicole Ryan, spoke in opposition to the project via zoom.
Resident, Amy C. Anderson, spoke in opposition to the project via zoom.
Applicant, Pastor Lazaro Gomez, Spanish speaker answered questions from the public comments.
Moved by Commissioner Leo, seconded by Commissioner Oliva to Approve to reopen the public hearing.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger
NO: 0 –
ABSTAIN: 0 – ABSENT: 1 – Manuel J. Escamilla
Status: 6 – 0 – 0 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Woo to Approve with added conditions.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger
NO: 0 –
ABSTAIN: 0 – ABSENT: 1 – Manuel J. Escamilla
Status: 6 – 0 – 0 – 1 – Pass
3. CONDITIONAL USE PERMIT NO. 202503 AND 202527 AND VARIANCE NO. 202501 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN
AVENUE AND 1001 SOUTH FAIRVIEW STREET, LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT.
Project Applicant: Ilan Golcheh (Applicant) representing Sej Asset Management & Investment Company and Mapocos, LLC (Property Owners) Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 202503, CUP No. 202527, and Variance No. 202501 to facilitate the redevelopment of an existing shopping center that includes construction of a new 4,650 sq. ft. 7Eleven convenience store, a 3,136 sq. ft. service station and canopy, a 2,200 sq. ft. multitenant commercial building, and remodeling an existing commercial building. CUP No. 202503 would allow a noxious use (service station) pursuant to Section 41199.4 of the Santa Ana Municipal Code, and CUP No. 202507 would allow the service station and the 7 Eleven convenience store to operate 24hours, pursuant to Section 41412.5 of the SAMC. Variance No. 202501 would allow reduced setbacks along Fairview Street and McFadden Avenue, as well as reduced landscaped setbacks abutting the residential uses.
EnvironmentalImpact: PursuanttotheCaliforniaEnvironmentalQualityAct 6 Planning Commission
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costuctooae,650sqteecoeecestoe,a3,36sqt
service station and canopy, a 2,200 sq. ft. multitenant commercial building, and remodeling an existing commercial building. CUP No. 202503 would allow a noxious use (service station) pursuant to Section 41199.4 of the Santa Ana Municipal Code, and CUP No. 202507 would allow the service station and the 7 Eleven convenience store to operate 24hours, pursuant to Section 41412.5 of the SAMC. Variance No. 202501 would allow reduced setbacks along Fairview Street and McFadden Avenue, as well as reduced landscaped setbacks abutting the residential uses.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 of the CEQA Guidelines. Categorical Exemption ER No. 2022111 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. 202503 AS
CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 2745 W. MCFADDEN AVENUE (APN: 109040 34)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202527 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATION BETWEEN THE
HOURS OF 12:00 A.M. MIDNIGHT AND 5:00 A.M., PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41412.5 IN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT FOR THE PROPOSED CONVENIENCE STORE (7 ELEVEN) LOCATED AT 2745 WEST MCFADDEN AVENUE (APN: 10904034) RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 202501 AS CONDITIONED TO ALLOW REDUCED LANDSCAPE SETBACKS FOR THE PROPERTIES LOCATED AT 1001 S. FAIRVIEW STREET AND 2745 W. MCFADDEN AVENUE (APN: 109 04041 AND 10904034)
Recommended Action:
1. Adopt a resolution approving Conditional Use Permit No. 202503 as conditioned;
2. Adopt a resolution approving Conditional Use Permit No. 202527 as conditioned; and
3. Adopt a resolution approving Variance No. 202501 as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Staff had questions for the Applicant.
ApplicantsIlanGolchechandShiraZaghi;alongwithDarleneReeves 7 Planning Commission
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doptaesoutoappogCodtoaUseeto0503as
conditioned;
2. Adopt a resolution approving Conditional Use Permit No. 202527 as conditioned; and
3. Adopt a resolution approving Variance No. 202501 as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Staff had questions for the Applicant.
Applicants, Ilan Golchech and Shira Zaghi; along with Darlene Reeves representing 7Eleven, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Oliva to Approve to reopen the public hearing.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger
NO: 0 –
ABSTAIN: 0 – ABSENT: 1 – Manuel J. Escamilla
Status: 6 – 0 – 0 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Pham to Approve with added and revised conditions.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 –
ABSTAIN: 1 – Isuri Ramos
ABSENT: 1 – Manuel J. Escamilla
Status: 5 – 0 – 1 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on January 12, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 10:13 p.m.
APPEAL INFORMATION
TheformalactionbythePlanningCommissionshallbecomeeffectiveafterthetenday 8 Planning Commission
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ADJOURNMENT
The next meeting of the Planning Commission will be on January 12, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 10:13 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. 9 Planning Commission
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3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. 10 Planning Commission
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Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 51 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
January 27, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Minh Thai
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ali Pezeshkpour, AICP
Planning Manager
Nuvia Ocampo
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: Jennifer Oliva, Chair
Manuel Escamilla
Christopher Leo
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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: Jennifer Oliva, Chair
Manuel Escamilla
Christopher Leo
Bao Pham
Carl Benninger
Isuri S. Ramos
Alan Woo
Executive Director Minh Thai
Chief Asst. City Attorney Melissa M. Crosthwaite
Planning Manager Ali Pezeshkpour, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:35 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Mike Tardiff, spoke on the moratorium in place in the Transit Zoning Code.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from December 9, 2024. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 6 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Bao Pham
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, VariancesTentativeTractandParcelMapsMinorExceptionsSitePlanReviewand 2 Planning Commission
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Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Bao Pham
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 January 15, 2025 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202501 FOR THE
PROPERTY LOCATED AT 2600 SOUTH BRISTOL STREET
LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4)
ZONING DISTRICT
Project Applicant: Matt Clark (Applicant) on behalf of Wendy’s, representing Bristol Palms Inc. (Property Owner)
Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 202501 to allow afterhours operation of a new Wendy’s eating establishment, which is proposed to occupy an existing standalone commercial pad building with a drivethrough. Pursuant to the Santa Ana Municipal Code, eating establishments open at any time between the hours of 12:00 a.m. and 5:00 a.m., and located within 150 feet of residentially used or zoned properties, require approval of a CUP. The Wendy’s afterhours are proposed only for the drivethrough operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. and Friday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy’s indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., sevendays a week.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption ER No. 2024106 will be filed for this project.
Recommended Action:
1. Adopt a resolution approving Conditional Use Permit No. 202501 as conditioned.
Minutes: Chair Oliva recused herself due to living within the 1,000foot buffer map.
Commission had questions for staff.
Staff answered questions from staff.
Commission had questions for applicant.
Applicant, Matt Clarke, answered questions from the Commission.
Public comment was received in opposition to the project due to afterhours.
Resident, Manuel Fiz, raised concerns regarding the afterhours.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approved as amended.
YES:5–IsuriRamos,AlanWoo,ChristopherLeo,ManuelJ.Escamilla,Carl 3 Planning Commission
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Commission had questions for staff.
Staff answered questions from staff.
Commission had questions for applicant.
Applicant, Matt Clarke, answered questions from the Commission.
Public comment was received in opposition to the project due to afterhours.
Resident, Manuel Fiz, raised concerns regarding the afterhours.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approved as amended.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 1 – Jennifer Oliva
ABSENT: 1 – Bao Pham
Status: 5 – 0 – 1 – 1 – Pass
2. MODIFICATION OF CONDITIONAL USE PERMIT NO. 201919
AND VARIANCE NO. 201902, FOR THE PROPERTY LOCATED
AT 1800 NORTH BUSH STREET LOCATED WITHIN THE
PROFESSIONAL (P) ZONING DISTRICT
Project Applicant: Christina Meshreky (Applicant) representing DNJ C Properties, LLC (Property Owner)
Proposed Project: The applicant is seeking approval to modify Conditional Use Permit No. 201919, allowing an increase in the number of adult day care participants, from 40 to a maximum of 199 total occupants/individuals, including participants and staff members, at an existing adult day care center (360 Adult Day Care). Additionally, the applicant is requesting a modification of Variance No. 201902 to allow a reduction in the required parking spaces, resulting from a change of use for the secondfloor office space, from professional office to medical office at the subject property.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption ER No. 201735 will be filed for this project.
Recommended Action:
1. Adopt a resolution approving Conditional Use Permit No. 201919 MOD1, as conditioned to allow for an increase in adult day care participants and staff members.
2. Adopt a resolution approving Variance No. 20192MOD1, as conditioned to allow for increased reduction in parking.
Minutes: Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicants, Regina & Christina, answered questions from the Commission.
Resident, Carolyn Witham, expressed her opposition to the project, stating that the noise and refuse create a significant nuisance for her.
Resident, Barba Witham, expressed her opposition to the project, stating that the noise is a nuisance for her.
Resident, Mike Carter, expressed his opposition to the project, stating that the noise, refuse, and lack of parking create a significant nuisance.
Resident, Richard Abeyta, expressed his opposition to the project, stating that the parking is a major issue for past and present tenants.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to 4 Planning Commission
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Resident, Carolyn Witham, expressed her opposition to the project, stating that the noise and refuse create a significant nuisance for her.
Resident, Barba Witham, expressed her opposition to the project, stating that the noise is a nuisance for her.
Resident, Mike Carter, expressed his opposition to the project, stating that the noise, refuse, and lack of parking create a significant nuisance.
Resident, Richard Abeyta, expressed his opposition to the project, stating that the parking is a major issue for past and present tenants.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approved as amended.
YES: 6 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Bao Pham
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on February 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:36 PM
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the 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.
5 Planning Commission
1/27/2025
City Council 9 – 56 5/19/2026
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. 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 Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.
Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 6 Planning Commission
1/27/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 57 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
February 10, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Pedro Gomez, AICP
Principal Planner
Nuvia Ocampo
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: Jennifer Oliva, Chair
Manuel Escamilla
Christopher Leo
1 Planning Commission
2/10/2025
City Council 9 – 58 5/19/2026
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: Jennifer Oliva, Chair
Manuel Escamilla
Christopher Leo
Carl Benninger
Bao Pham
Isuri S. Ramos
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Principal Planner Pedro Gomez, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:51 p.m. with Commissioner Pham absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Amendments.
Resident, Grady Greiwe, spoke in opposition to the Transit Zoning Code Amendments.
Resident, Cindy Greiwe, spoke in opposition to the Transit Zoning Code Amendments.
Resident and Business Owner, Garrett Greiwe, spoke in opposition to the Transit Zoning Code Amendments.
Resident and Business Owner, Mike Tardiff, spoke in opposition to the Transit Zoning Code Amendments.
Resident and Business Owner, Bob Adams, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, Harvey Beigle, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, Jason Rush, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, David Zech, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, Richard Chiarini, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, Michael Feeley, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, Mark McCandless, spoke in opposition to the Transit Zoning Code Amendments.
Resident, Dan Domonoske, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, Stephanie Wells, spoke in favor of the Transit Zoning Code 2 Planning Commission
2/10/2025
City Council 9 – 59 5/19/2026
Resident and business owner, Richard Chiarini, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, Michael Feeley, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, Mark McCandless, spoke in opposition to the Transit Zoning Code Amendments.
Resident, Dan Domonoske, spoke in opposition to the Transit Zoning Code Amendments.
Resident and business owner, Stephanie Wells, spoke in favor of the Transit Zoning Code Amendments.
Resident, Rachel Freeman, spoke in opposition to Transit Zoning Code Amendments.
Resident, Michael Freeman, spoke in opposition to the Transit Zoning Code Amendments.
Resident, Jack Hogan, spoke in opposition to the Transit Zoning Code Amendments Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Amendments.
Resident, Robert Escalante, spoke in opposition to the Transit Zoning Code Amendments.
Resident, Kelly KrausLee, spoke in favor of the Transit Zoning Code Amendments.
Resident, Erica Gonzalez, spoke in favor of the Transit Zoning Code Amendments via Zoom.
Resident, Christy Taylor, spoke in favor of the Transit Zoning Code Amendments via Zoom.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from January 27, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve Consent Calendar items.
YES: 6 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Bao Pham
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
WORK STUDY SESSION
1. Transit Zoning Code/Specific Development No. 84 (SD84) Update.
Minutes: Vice Chair Ramos recused herself due to a potential conflict of interest resulting from proximity of her residence to the project location.
Principal Planner, Margarita Macedonio, provided a presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
*End of Work Study Session Calendar*
STAFF COMMENTS
Minutes: Staff had comments for Commission.
COMMISSIONER COMMENTS
3 Planning Commission
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City Council 9 – 60 5/19/2026
Commission had questions for staff.
Staff answered questions from the Commission.
*End of Work Study Session Calendar*
STAFF COMMENTS
Minutes: Staff had comments for Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on February 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:03 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know 4 Planning Commission
2/10/2025
City Council 9 – 61 5/19/2026
you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. 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 Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.
Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 5 Planning Commission
2/10/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 62 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
February 24, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
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: Jennifer Oliva, Chair
Manuel Escamilla
Christopher Leo
1 Planning Commission
2/24/2025
City Council 9 – 63 5/19/2026
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: Jennifer Oliva, Chair
Manuel Escamilla
Christopher Leo
Carl Benninger
Bao Pham
Isuri S. Ramos
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:43 p.m. with Commissioner Benninger attending via Zoom and Commissioner Leo absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from February 10, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar Items.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and PublicConvenienceorNecessityDeterminationsarefinalunlessappealedwithin10 2 Planning Commission
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*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Register on January 31, 2025, and notices were mailed on said date.
1. ZONING ORDINANCE AMENDMENT (ZOA) NO. 202402 AND AMENDMENT APPLICATION (AA) NO. 202403 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND
OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD84 DISTRICT BOUNDARY.
Project Applicant: City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 202402 and Amendment Application (AA) No. 202403 to amend the Transit Zoning Code (Specific Development (SD) No. 84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD84 zoning district, as shown on the City’s Zoning Map.
Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD84) EIR No. 200602, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City’s Local Guidelines for Implementing CEQA.
Recommended Actions:
Recommend that the Planning Commission recommend that the City Council:
1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the 3 Planning Commission
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City Council 9 – 65 5/19/2026
1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared;
2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 202402 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised nonconforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and nonconforming uses; and
3. Adopt an ordinance to approve Amendment Application (AA) No. 202403 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD84 zoning district boundary as designated on the City of Santa Ana Zoning Map.
Minutes: Vicechair Ramos, recused herself due to living within 1,000 linear feet of the project location.
Commissioner Escamilla, stated that he received communication from Patrick Strader before the public hearing.
Commission had questions for staff.
Staff answered questions from Commission.
Resident, Mike Tardiff, spoke in opposition to the Transit Zoning Code Update.
Resident, Enrique Bedoya, spoke in opposition to the Transit Zoning Code update.
Resident, Peter Lomakin, spoke in opposition to the Transit Zoning Code Update.
Resident, Bob Adams, spoke in opposition to the Transit Zoning Code Update.
Resident, Harvey Beigle, spoke in opposition to the Transit Zoning Code Update.
Resident, Kevin Tranter, spoke in opposition to the Transit Zoning Code Update.
Resident, Dave Roche, spoke in opposition to the Transit Zoning Code Update.
Resident, Rachel KrausLee, spoke in favor of the Transit Zoning Code Update.
Resident, Barney Richer, spoke in favor of the Transit Zoning Code Update.
Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update.
Resident, Mark McCandless, spoke in opposition of the Transit Zoning Code Update.
Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update.
Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.
Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update.
Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update.
Resident, David Zech, spoke in opposition to the Transit Zoning Code Update.
Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update.
Resident, Joseph Domonoske, spoke in favor of the Transit Zoning Code Update.
RidtMihTjkiffthTitZiCdUdt
4 Planning Commission
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Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update.
Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.
Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update.
Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update.
Resident, David Zech, spoke in opposition to the Transit Zoning Code Update.
Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update.
Resident, Joseph Domonoske, spoke in favor of the Transit Zoning Code Update.
Resident, Mihran Toumajan, spoke in favor of the Transit Zoning Code Update.
Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Update.
Resident, Brian M, spoke in opposition to the Transit Zoning Code Update.
Resident, Rachel Freedman, spoke in opposition of the Transit Zoning Code Update.
Resident, Michael Freedman, spoke in opposition of the Transit Zoning Code Update.
Resident, Stephanie Wells, spoke in favor of the Transit Zoning Code Update.
Resident, Jack Hogan, spoke in opposition of the Transit Zoning Code Update.
Resident, Michael Leachy, spoke in favor of the Transit Zoning Code Update.
Resident, Caden Burton, spoke in opposition to the Transit Zoning Code Update.
Resident, Charles Winn, spoke in opposition to the Transit Zoning Code Update.
Resident, Thibault Weber, spoke in opposition to the Transit Zoning Code Update.
Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Update.
Resident, Mayra Ruiz, spoke in opposition to the Transit Zoning Code Update via Zoom.
Commissioner Escamilla motioned to continue the item to a special meeting on Thursday, March 6, 2025.
Commission requested staff to provide a financial and legal analysis on the impact that the approval of this project could have on the City.
Commission requested that staff hold an additional meeting to include property owners and residents before the special meeting.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Continue the item to a special Planning Commission meeting.
YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 1 – Christopher Leo
Status: 5 – 0 – 1 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for staff.
COMMISSIONER COMMENTS
Minutes:Commissionhadcommentsforstaff
5 Planning Commission
2/24/2025
City Council 9 – 67 5/19/2026
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for staff.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on March 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 10:17 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
6 Planning Commission
2/24/2025
City Council 9 – 68 5/19/2026
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. 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 Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
7 Planning Commission
2/24/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 69 5/19/2026
Planning Commission
Special Meeting Agenda Minutes
March 6, 2025
6:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
Jennifer Oliva
Chair, Ward Representative
Isuri S. Ramos
ViceChair
Ward 3 Representative
Bao Pham
Ward 1 Representative
Manuel J. Escamilla
Ward 2 Representative
Carl Benninger
Ward 4 Representative
Christopher Leo
Citywide Representative
Alan Woo
Ward 5 Representative
Ali Pezeshkpour
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Manuel J. Escamilla
Carl Benninger
Bao Pham
City Council 9 – 70 5/19/2026
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Manuel J. Escamilla
Carl Benninger
Bao Pham
Christopher Leo
Alan Woo
Acitng Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 6:44 p.m. with ViceChair Ramos absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes:
Resident, Harvey Beigle, spoke in opposition of the Transit Zoning Code Update.
Resident, Dave Roche, spoke in opposition of the Transit Zoning Code Update.
Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.
Resident, Michael Andrade, spoke in favor of the Transit Zoning Code Update.
Resident, Mike Tardiff, spoke in opposition of the Transit Zoning Code Update.
Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update.
Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update.
Resident, Rachel Freeman, spoke in opposition of the Transit Zoning Code Update.
Resident, Michael Freeman, spoke in opposition of the Transit Zoning Code Update.
Resident, Charile Winn, spoke in opposition of the Transit Zoning Code Update.
Resident, Andy Shimt, spoke in opposition of the Transit Zoning Code Update.
Resident, Jack Haley, spoke in opposition of the Transit Zoning Code Update.
Resident, Dan Domonoske, spoke in opposition of the Transit Zoning Code Update.
Resident, Peter Lomakin, spoke in opposition of the Transit Zoning Code Update.
Resident, Danielle Adams, spoke in opposition of the Transit Zoning Code Update.
Resident, Christy Taylor, spoke in opposition of the Transit Zoning Code Update via Zoom.
Resident, Tomas Castro, spoke in favor of the Transit Zoning Code Update via Zoom.
Resident, Stephanie, spoke in opposition of the Transit Zoning Code Update via Zoom.
Resident spoke in opposition of the Transit Zoning Code Update via Zoom.
Resident, Erika Gonzalez, spoke in favor of the Transit Zoning Code Update via Zoom.
Resident,LeonelFlores,spokeinfavoroftheTransitZoningCodeUpdateviaZoom.
City Council 9 – 71 5/19/2026
Resident, Dan Domonoske, spoke in opposition of the Transit Zoning Code Update.
Resident, Peter Lomakin, spoke in opposition of the Transit Zoning Code Update.
Resident, Danielle Adams, spoke in opposition of the Transit Zoning Code Update.
Resident, Christy Taylor, spoke in opposition of the Transit Zoning Code Update via Zoom.
Resident, Tomas Castro, spoke in favor of the Transit Zoning Code Update via Zoom.
Resident, Stephanie, spoke in opposition of the Transit Zoning Code Update via Zoom.
Resident spoke in opposition of the Transit Zoning Code Update via Zoom.
Resident, Erika Gonzalez, spoke in favor of the Transit Zoning Code Update via Zoom.
Resident, Leonel Flores, spoke in favor of the Transit Zoning Code Update via Zoom.
CONSENT CALENDAR ITEM
b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Carl Benninger, Jennifer Oliva, Manuel J.
Escamilla
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Register on January 31, 2025, and notices were mailed on said date.
1. ZONING ORDINANCE AMENDMENT (ZOA) NO. 202402 AND AMENDMENT APPLICATION (AA) NO. 202403 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND
OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD84 DISTRICT BOUNDARY.
Project Applicant: City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 202402 and Amendment Application (AA) No. 202403 to amend the Transit Zoning Code (Specific Development (SD) No. 84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD84 zoning district, as shown on the City’s Zoning Map.
Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards tidiCEQAGidliSti15162thijtiithithfth
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amend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD84 zoning district, as shown on the City’s Zoning Map.
Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD84) EIR No. 200602, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City’s Local Guidelines for Implementing CEQA.
Recommended Action:
Recommend that the Planning Commission recommend that the City Council:
1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared;
2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 202402 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised nonconforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and nonconforming uses; and
3. Adopt an ordinance to approve Amendment Application (AA) No. 202403 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD84 zoning district boundary as designated on the City of Santa Ana Zoning Map.
Minutes: Staff provided a short presentation for the Commission.
Commission had question for staff.
Staff answered questions from the Commission.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve with written and verbal clarifications to the ordinance for ZOA No. 202402.
YES: 4 – Bao Pham, Alan Woo, Jennifer Oliva, Manuel J. Escamilla NO: 2 – Christopher Leo, Carl Benninger
ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 4 – 2 – 0 – 1 – Pass
*End of Business Calendar*
STAFFCOMMENTS
City Council 9 – 73 5/19/2026
202402.
YES: 4 – Bao Pham, Alan Woo, Jennifer Oliva, Manuel J. Escamilla NO: 2 – Christopher Leo, Carl Benninger
ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 4 – 2 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on Monday, March 10, 2025 at 5:30 p.m. in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:34 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the 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 nameandtheblueJoinbuttonTheMeetingIDislistedatthetopofthisagenda City Council 9 – 74 5/19/2026
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. 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 Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 75 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
March 10, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
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City Council 9 – 76 5/19/2026
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:36 p.m. with Commissioner Pham arriving at 5:37 p.m. and Commissioner Escamilla arriving at 5:41 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from February 24, 2025 and March 6, 2025.
b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve Consent Calendar items.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Manuel J. Escamilla
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
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 daysofthedecisionbyanyinterestedpartyorgroup(refertotheBasicMeeting 2 Planning Commission
3/10/2025
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Status600ass
*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 February 28, 2025 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202415 FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4 (SP4).
Project Applicant: George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner).
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202415 to allow for the conversion of two existing freeway oriented, onpremise digital signs to offpremise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023111 will be filed for this project.
Recommended Action:
1. Adopt a resolution approving Conditional Use Permit No. 202415, as conditioned, to allow for conversion of two existing freewayoriented onpremise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Corey Sams, answered questions from the Commission.
Resident, Kyle Kingston, spoke in opposition of this project.
Moved by Commissioner Ramos, seconded by Commissioner Benninger to Approved with added conditions.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202504 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
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YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202504 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant: Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner).
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202504 to allow a medical office use operated by a governmentsubsidized, notforprofit entity on the sixth floor of an existing office building.
Pursuant to Section 41313.5 of the Santa Ana Municipal Code, medical offices operated by government, governmentsubsidized, notforprofit, or philanthropic entities require approval of a CUP.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024108 will be filed for this project.
Recommended Action:
1. Adopt a resolution approving Conditional Use Permit No. 202504 as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Lori Pack, answered questions from the Commission.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
GENERAL COMMERCIAL (C2) ZONING DISTRICT.
Project Applicant: David Oh (Applicant) with Top Food Markers, Inc., on behalf of BolsaBushard, LLC (Property Owner).
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review 4 Planning Commission
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of BolsaBushard, LLC (Property Owner).
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202503 will be filed for this project.
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202502 as conditioned; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation to the Commission.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Ana, spoke in opposition to the project.
Resident, Martha, spoke in opposition to the project.
Applicant, Yvonne, answered questions from the Commission.
Commission requested that the item be continued to date uncertain.
Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Continue the item.
YES: 5 – Isuri Ramos, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 2 – Bao Pham, Alan Woo
ABSTAIN: 0 – ABSENT: 0 – Status: 5 – 2 – 0 – 0 – Pass
4. CONDITIONAL USE PERMIT NO. 202503 AND VARIANCE NO. 202501 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED
SHOPPING CENTER (C4) ZONING DISTRICT.
Project Applicant: IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and Mapocos, LLC. (Property Owners).
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202503 to allow the construction of a new 3,602 squarefoot 7Eleven, 3,096 squarefoot service station and canopy, and a 3,200 squarefoot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 202501 to allow a reduction in the required frontyard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one 5 Planning Commission
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coecabudg,ataestgcoecasoppgceteeappcats
also requesting approval of Variance No. 202501 to allow a reduction in the required frontyard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes.
Therefore, the service station is subject to the requirements of Section 41199.4 of the SAMC and requires review and approval of a CUP.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022111 will be filed for this project.
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202503 as conditioned; and
2. Adopt a resolution approving Variance No. 202501 as conditioned.
Moved by Commissioner Leo, seconded by Commissioner Benninger to Continue the item.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Minutes: Staff informed the Commission that the applicant requested a 30day extension.
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:01 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday lidlthCitCililiithti416434164441645
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Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:01 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
7 Planning Commission
3/10/2025
City Council 9 – 82 5/19/2026
gp
Dial (669) 9009128. 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 Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 8 Planning Commission
3/10/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 83 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
April 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
ClBi
1 Planning Commission
4/14/2025
City Council 9 – 84 5/19/2026
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from March 24, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
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 Informationpageformoreinformation)ThePlanningCommissionrecommendation 2 Planning Commission
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City Council 9 – 85 5/19/2026
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025)
Project Applicant: David Oh (Applicant) with Top Food Makers, Inc., on behalf of BolsaBushard, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202503 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. 202502 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFFPREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 39912103) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202502 as conditioned; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
David Oh, representing the applicant, answered questions from the Commission.
Public comment received via Zoom in support of project. 3 Planning Commission
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City Council 9 – 86 5/19/2026
the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
David Oh, representing the applicant, answered questions from the Commission.
Public comment received via Zoom in support of project.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. CONDITIONAL USE PERMIT NOS. 202505 AND 202506 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD76) ZONING DISTRICT.
Project Applicant: Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 202505 and 202506 to allow the sale of beer and wine for onpremises consumption through a Type41 license from the Department of Alcoholic Beverage Control and to allow for afterhours operations at an existing eating establishment.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202518 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. 202505 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ONPREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411093 03)
RESOLUTION NO. 2025XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 41109303)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202505 for onsale beer and wine license as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202506 for afterhours operation as conditioned.
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ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 41109303)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202505 for onsale beer and wine license as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202506 for afterhours operation as conditioned.
Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Jiayi Liu, answered questions from the Commission.
3. APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 202303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE
LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING
DISTRICT.
Project Applicant: Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
Recommended Action:
Adopt a resolution upholding the Director of Planning and Building’s diitkLdUCtifitN200303
5 Planning Commission
4/14/2025
City Council 9 – 88 5/19/2026
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
Recommended Action:
Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 200303.
Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.
Administrative Matters
. 1. Planning Commission Basics
Minutes: Senior Assistant City Attorney provided a short presentation. *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:18 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the 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
6 Planning Commission
4/14/2025
City Council 9 – 89 5/19/2026
someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. 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 Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 7 Planning Commission
4/14/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 90 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
March 24, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
1 Planning Commission
3/24/2025
City Council 9 – 91 5/19/2026
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:35 p.m. with commissioner Escamilla arriving at 5:41 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: None.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from March 10, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Manuel J. Escamilla Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
2 Planning Commission
3/24/2025
City Council 9 – 92 5/19/2026
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Manuel J. Escamilla Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on March 14, 2025, and notices were mailed on said date.
1. SITE PLAN REVIEW NO. 202501, VESTING TENTATIVE TRACT MAP NO. 202501, AND DENSITY BONUS AGREEMENT NO. 202501 FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONE AND WITHIN THE ACTIVE
URBAN (AU) DISTRICT OF THE METRO EAST MIXEDUSE OVERLAY ZONE (MEMU)
Project Applicant: Louisa Feletto with MLC Holdings, Inc. /Meritage Homes (Applicant) on behalf of Paul Miszkowicz with 2020 E First, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202501, Vesting Tentative Tract Map No. 202501, and Density Bonus Agreement No. 202501 to facilitate the construction of a forsale, multifamily residential development including 80 threestory townhome units and six fourstory duplex units (eightysix total units), five of which would be designated for very lowincome households. The project will utilize one concession through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 202453, will be filed for the project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202501 AS CONDITIONED FOR A MULTIFAMILY RESIDENTIAL DEVELOPMENT WITH EIGHTY SIX RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN:
40219103)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202501 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 2020 EAST FIRST STREET (APN: 40219103)
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City Council 9 – 93 5/19/2026
USOGSS
UNITS FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN:
40219103)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202501 (COUNTY MAP NO.19337) AS CONDITIONED TO ALLOW A EIGHTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 2020 EAST FIRST STREET (APN: 40219103)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING ONE (1) CONCESSION PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202501 TO ALLOW AN EIGHTYSIX UNIT MULTIFAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2020 EAST FIRST STREET (APN: 40219103) Recommended Action:
1. Adopt a resolution approving Site Plan Review No. 202501, as conditioned;
2. Adopt a resolution approving Vesting Tentative Tract Map No. 202501 (County Map No. 19337), as conditioned; and
3. Adopt a resolution approving a concession in development standards as memorialized in Density Bonus Agreement No. 202501, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff from Community Development Agency answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Louisa Feletto, answered questions from the Commission.
Moved by Commissioner Woo, seconded by Commissioner Ramos to Approve with added conditions.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Christopher Leo
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
WORK STUDY SESSION
COMPREHENSIVE ZONING CODE UPDATE
Minutes: Staff provided a brief presentation to the Commission.
Commission had questions for staff.
Staff answered questions from the Commission.
*End of Work Study Session Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
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Minutes: Staff provided a brief presentation to the Commission.
Commission had questions for staff.
Staff answered questions from the Commission.
*End of Work Study Session Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 14, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:24 p.m.
FUTURE AGENDA ITEMS
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know youwishtospeakYouwillhave3minutes
5 Planning Commission
3/24/2025
City Council 9 – 95 5/19/2026
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. 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 Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 6 Planning Commission
3/24/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 96 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
April 28, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
1 Planning Commission
4/28/2025
City Council 9 – 97 5/19/2026
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES:5IsuriRamosAlanWooChristopherLeoManuelJEscamillaCarlBenninger 2 Planning Commission
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Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
Project Applicant: Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303RCY, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL
APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE 3 Planning Commission
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Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL
APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W.
EDINGER AVENUE (APN: 40804104)
Recommended Action:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant: Andres Cuenca with Stake Sports, LLC dba Footlab (Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission. 4 Planning Commission
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indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant: John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drivethrough window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
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Adopt a resolution approving Conditional Use Permit No. 202511 for drivethrough window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant: Geoff Brand with Santa Ana River Brewing Company (Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner 6 Planning Commission
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Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant: Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderateincome households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF 7 Planning Commission
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SOUOOGCOSSOOCOS
ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 p.m.
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 8 Planning Commission
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ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 p.m.
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
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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.
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Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
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Submit a written comment
Youareinvitedtosubmitawrittencommentinoneofthefollowingways:
9 Planning Commission
4/28/2025
City Council 9 – 105 5/19/2026
Dial (669) 9009128. 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 Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 10 Planning Commission
4/28/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 106 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
May 12, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
1 Planning Commission
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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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:34 p.m. with Vice Chair Ramos arriving at 5:37 p.m. and Commissioner Escamilla arriving at 5:40 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 28, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Manuel J. Escamilla
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
Public 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 2 Planning Commission
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*End of Consent 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 May 2, 2025 and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 28, 2025)
Project Applicant: Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303RCY, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. A Categorical Exemption, ER No. 202522, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL
APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W.
EDINGER AVENUE (APN: 40804104)
Recommended Action:
Continue item for 60 days.
Moved by Commissioner Leo, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. MODIFICATION OF CONDITIONAL USE PERMIT NO. 201519 FOR THE PROPERTYLOCATEDAT601EASTSANTAANABOULEVARDLOCATED
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Moved by Commissioner Leo, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. MODIFICATION OF CONDITIONAL USE PERMIT NO. 201519 FOR THE PROPERTY LOCATED AT 601 EAST SANTA ANA BOULEVARD LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant: Jeff Coffman (Applicant) representing Benchmark SA (Property Owner).
Proposed Project: Applicant is requesting approval for a modification to Conditional Use Permit No. 201519 to upgrade to a Type 47 license from the Department of Alcoholic Beverage Control to allow the sale of beer, wine, and distilled spirits for onpremise consumption. The applicant is also requesting a modification to expand operations to a neighboring suite.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 2015109, 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. 201519MOD1, THEREBY MODIFYING AND SUPERCEDING PREVIOUSLY APPROVED CONDITIONAL USE PERMIT NO. 201519, AS CONDITIONED, TO ALLOW THE ONPREMISE SALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES (TYPE 47 – BEER, WINE, AND DISTILLED SPIRITS) AND TO EXPAND ITS OPERATIONS TO A NEIGHBORING SUITE, LOCATED AT 601 E. SANTA ANA BOULEVARD (APN:
39830121)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 201519MOD1 as conditioned.
Minutes: Vice Chair Ramos recused herself due to a possible conflict of interest, as she lives within 500 square feet of the project location.
Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for applicant.
Applicant, Jeff Coffman, answered questions from the Commission.
Resident, Lisandro Orozco, spoke in favor of this project via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
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Moved by Commissioner Escamilla, seconded by Commissioner Woo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202508 FOR THE PROPERTY LOCATED AT 800 WEST SEVENTEENTH STREET LOCATED WITHIN THE
COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant: German Nunez with Costa Azul 17 St, Inc. (Applicant) on behalf of Tawil Investments (Property Owner).
Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 202508 to upgrade from an existing Alcoholic Beverage Control (ABC) Type 41 license (beer and wine) to a Type 47 license to allow the sale of beer, wine, and distilled spirits for onpremises consumption at an existing eating establishment.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 202526, 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. 202508 AS
CONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ONPREMISES CONSUMPTION AT COSTA AZUL LOCATED AT 800 W.
SEVENTEENTH STREET (APN: 39857104)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202508 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, German Nunez, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass BUSINESS CALENDAR – Miscellaneous
4. General Plan Consistency Finding for the Fiscal Year 20252026 Capital Improvement Program
RESOLUTIONNO2025XXX
th
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Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass BUSINESS CALENDAR – Miscellaneous
4. General Plan Consistency Finding for the Fiscal Year 20252026 Capital Improvement Program
RESOLUTION NO. 2025XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FINDING THE FISCAL YEAR 20252026 CAPITAL IMPROVEMENT PROGRAM IS CONSISTENT WITH THE SANTA ANA GENERAL PLAN
Recommended Action: Adopt a Resolution finding the Fiscal Year 20252026 Capital Improvement Program (CIP) consistent with the General Plan.
Minutes: Public Works Projects Manager, Hayle Gilbert, provided a short presentation.
Commission had questions for staff.
Public Works staff answered questions from the commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar*
STAFF COMMENTS
COMMISSIONER COMMENTS
ADJOURNMENT
The next meeting of the Planning Commission will be on May 26, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the 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
IfyouwouldliketolearnhowtouseZoombeforethemeeting,visitZoomVideoTutorials. 6 Planning Commission
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odayoadayeCtyascosed,teadaytoappeasabeetededtoteet
day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. 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 Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.
Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 7 Planning Commission
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eadetosubtttecoets,cudgaysuppeetaateaso
consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.
Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 8 Planning Commission
5/12/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 114 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
July 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting Recording
Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
CarlBenninger
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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: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Manuel J. Escamilla Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
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ypp
within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
1. CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant: Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant: Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant toSection15301(Class1–ExistingFacilities)oftheCEQAGuidelines.ANoticeof 3 Planning Commission
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Project Applicant: Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:
39825530)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Chachmoni Macon, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.
Project Applicant: Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant).
Proposed Project: Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, will be filed for this project.
RESOLUTION NO. 2025XX
ARESOLUTIONOFTHEPLANNINGCOMMISSIONOFTHECITYOFSANTAANA
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Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED
COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Pete Pzado on behalf of the applicant, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
4. ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA.
Project Applicant: The City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
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(CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO AFRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Administrative Matters
5. STAFF UPDATE: APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Minutes: Staff provided an update.
6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM.
Recommended Action:
1. Elect a Chairperson for the 20252026 term.
2. Elect a Vice Chairperson for the 20252026 term.
Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass 6 Planning Commission
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Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:51 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the 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
7 Planning Commission
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before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
8 Planning Commission
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Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 122 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
July 28, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
MlJEill
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In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Kim Fortun, Director of UCI EcoGovLab, raised concerns of the pending draft Zoning Code Update and how the City plans on addressing the industrial/residential interface.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from July 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, 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 2 Planning Commission
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City Council 9 – 124 5/19/2026
*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 July 18, 2025 and notices were mailed on July 17, 2025.
1. CONDITIONAL USE PERMIT NO. 202512 FOR THE PROPERTY LOCATED AT 1030 EAST FOURTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT, WITHIN THE URBAN NEIGHBORHOOD (UN2) SUBZONE.
Project Applicant: Extra Space Properties 103, LLC (Applicant and Property Owner).
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202512 to allow the expansion of an existing selfstorage facility, including modifications to the required landscaped yard standards. The applicant is making the request pursuant to sections 412007 and 41650 of the Santa Ana Municipal Code, which require Planning Commission review and approval of a CUP for the expansion of an existing selfstorage facility and modifications to regulations set forth for the district in which the facility is located.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202422 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. 202512 AS CONDITIONED TO ALLOW THE EXPANSION OF AN EXISTING, LEGALLY ESTABLISHED SELFSTORAGE FACILITY, INCLUDING MODIFICATIONS TO THE REQUIRED LANDSCAPED YARD STANDARDS AT 1030 E. FOURTH STREET (APN: 398461 18)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202512 as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Danny Morris, on behalf of the applicant, answered questions from the Commission.
Resident, Sara Al Baqui, provided public comment via email in opposition to the project.
Resident, Nabil Muallem, provided public comment via email in opposition to the project.
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Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Danny Morris, on behalf of the applicant, answered questions from the Commission.
Resident, Sara Al Baqui, provided public comment via email in opposition to the project.
Resident, Nabil Muallem, provided public comment via email in opposition to the project.
Rose Bacinski, on behalf of various residents, provided various public comments via email in favor of the project.
Resident, Amy Yuan, provided public comment via email in opposition to the project.
Commission proposed adding one new condition, which the applicant accepted.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added condition..
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
Status: 6 – 0 – 0 – 1 – Pass
2. SITE PLAN REVIEW NO. 202502 FOR THE PROPERTY LOCATED AT 730 SOUTH VAN NESS AVENUE LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant: Jeremy Cole (Applicant), representing Sonia Gonzalez (Property Owner).
Proposed Project: Applicant is requesting approval of Site Plan Review No. 2025 02 to allow an 85squarefoot rear addition to enlarge a bedroom and add a new bathroom, exterior alterations, and an interior remodel to an existing singlefamily residence.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202557 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202502 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD40) LOCATED AT 730 S. VAN NESS AVENUE (APN: 01020315) Recommended Action:
Adopt a resolution approving Site Plan Review No. 202502 as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Jeremy Cole, on behalf of the applicant, spoke on the project.
Resident, Lourdes Flores, provided public comment via email in opposition to the project.
Resident, Javier Gonzalez, provided public comment via email in opposition to the project.
Resident, Ginelle Hardy, provided public comment via email in opposition of the project.
Resident, Karla Flores, provided public comment via email in opposition to the 4 Planning Commission
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Jeremy Cole, on behalf of the applicant, spoke on the project.
Resident, Lourdes Flores, provided public comment via email in opposition to the project.
Resident, Javier Gonzalez, provided public comment via email in opposition to the project.
Resident, Ginelle Hardy, provided public comment via email in opposition of the project.
Resident, Karla Flores, provided public comment via email in opposition to the project.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on August 11, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:47 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the 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.
5 Planning Commission
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MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 6 Planning Commission
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Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 128 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
June 23, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
Vice-Chair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting Recording
Secretary
In compliance with the Americans with Disabilities Act ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at 714) 647-5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website www.santa-ana.org/city-meetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, Vice- Chair
Christopher Leo
1 Planning Commission
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CommissionRegular Planning Meeting Council MinutesJune Chamber22 20255: 3023,P. Agenda M. RepresentativeISURI RAMOSVice- Ward RepresentativeMANUEL ESCAMILLAWard RepresentativeBAO PHAMWard DirectorMelissa CrosthwaiteLegal Chair, 31Counsel S. 2 Representative Representative M.J. Representative OLIVAChair, AICPActing RepresentativeAli AICPActing JENNIFER Pezeshkpour, PlazaSanta Civic Ward Ricardo Executive Planning Center 6Ana,Soto, CAManager CHRISTOPHER LEOCitywide CARL BENNINGERWard ALAN WOOWard ZapienActing 4Gema 5 RecordingSecretary In compliance with the Americans with Disabilities Act ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at 714) 647-5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website www.santa-ana.org/city-meetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, Vice- Chair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:38 PM with Commissioner Escamilla arriving at 5:39 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos, provided feedback on the Transit Zoning Code Update workshops.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from May 12, 2025.
b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 5 Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 ABSTAIN: 0 ABSENT: 2 Isuri Ramos, Christopher Leo Status: 5 0 0 2 Pass
End of Consent Calendar*
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 2 Planning Commission
6/23/2025
City Council 9 – 130 5/19/2026
CommissionRegular Planning Meeting Council MinutesJune Chamber22 20255: 3023,P. Agenda M. RepresentativeISURI RAMOSVice- Ward RepresentativeMANUEL ESCAMILLAWard RepresentativeBAO PHAMWard DirectorMelissa CrosthwaiteLegal RecordingSecretaryIn Chair, 31Counsel S. 2 Representative Representative M.J. Representative OLIVAChair, AICPActing RepresentativeAli AICPActing JENNIFER Pezeshkpour, PlazaSanta Civic Ward Ricardo Executive Planning Center 6Ana,Soto, CAManager CHRISTOPHER LEOCitywide CARL BENNINGERWard ALAN WOOWard ZapienActing 4Gema 5 CALLcontact enablethe compliance City TOMichael toORDER makewith canOrtiz, reasonable betheCity found Americans ADAonarrangements Program thewith City’Disabilities sCommissioners: Coordinator, website to assureAct www. at accessibility ADA), 714) santa-supportingdocumentation 647- ifana. you5624. toorg/ need thiscity- Notification meeting. special meetings. assistance The48 hours City Council prior to participate toagenda th Meeting inandthiswill Meeting, ZapienROLL CALLMinutes: 39PM. PLEDGE ALLEGIANCEPUBLIC COMMENTSMinutes: Updateworkshops. CONSENT Moved YES: BenningerNO: LeoStatus: ITEMSa. b. 0MinutesRecommended Excused AbsencesRecommended 5 byABSTAIN: Bao Quorum Resident, OFCommissioner CALENDAR Pham,was Gay 0Alan Action: Action: reached ABSENT: Olivos, Woo, Woo, Approve Excuse Manuel at provided ActingICPLegal CrosthwaiteActing AICPActing seconded 5:238absent Isuri Counsel PMMinutes J.Executive Planning Recording feedback Escamilla, with Ramos, bycommissioners. Commissioner from Commissioner Manager Director onSecretary Christopher Jennifer May the 12, Transit Oliva, 2025. Escamilla Escamilla Zoning Jennifer ChairIsuri ChairChristopher LeoCarl BenningerBao PhamManuel EscamillaAlan Ali Melissa Ricardo Gema CarlPezeshkpour, S. Woo Code arriving Ramos, toJ.M. Soto, Oliva, Approve. at Vice- 5:
5 0 0 2 Pass
End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Item 1 legal notice was published in the OC Reporter on May 30, 2025, and notices were mailed on said date. Item 2 legal notice was published in the OC Register on May 7, 2025.
1. DENSITY BONUS AGREEMENT NO. 2025-03 FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTER DISTRICT OF THE METRO EAST MIXED USE OVERLAY MEMU). CONTINUED FROM JUNE 9, 2025)
Project Applicant: Donald Verleur Applicant) representing Olive Crest Property Owner).
Proposed Project: Request for approval of Density Bonus Agreement No. 2025- 03 to construct a fifteen-unit multi-family residential development, including three units proposed as affordable to very low- income households earning less than 30-50 percent of the area median income AMI). As proposed, the project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code SAMC) Sections 41-1600 through 41-1607.
Environmental Impact: Pursuant to the California Environmental Quality Act CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 Program EIR) of the CEQA Guidelines. Categorical Exemption Environmental Review No. 2023-94 will be filed for this project.
RESOLUTION NO. 2025- XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING THREE 3) CONCESSIONS AND A WAIVER OR REDUCTION OF
DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025-03 TO ALLOW A
FIFTEEN- UNIT MULTI- FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET APN: 400-091-23)
Recommended Action:
Adopt a resolution approving concessions and a waiver or reduction in a development standard as memorialized in Density Bonus Agreement No. 2025- 03, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered question from the Commission.
Commission had questions for the applicant.
Kerri Dunkelberger on behalf of the applicant, answered questions from the 3 Planning Commission
6/23/2025
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CommissionRegular Planning Meeting Council MinutesJune Chamber22 20255: 3023,P. Agenda M. RepresentativeISURI RAMOSVice- Ward RepresentativeMANUEL ESCAMILLAWard RepresentativeBAO PHAMWard DirectorMelissa CrosthwaiteLegal CALLRecordingSecretaryIn contact enablethe Chair, 31Counsel compliance S. 2City TORepresentative Representative M.Michael J.toORDER makewith Representative canOrtiz, reasonable betheCity found Americans ADAonarrangements Program thewith City’OLIVAChair, Disabilities sCommissioners: Coordinator, website AICPActing RepresentativeAli to assure AICPActing JENNIFER Pezeshkpour, PlazaSanta Civic Ward Ricardo Act Executive www. at accessibility Planning Center ADA), 6714) santa- Ana, Soto, supportingdocumentation 647- ifana. CAyou5624. toorg/ Manager need thiscity- Notification meeting. special meetings. assistance The48 hours City CHRISTOPHER LEOCitywide CARL BENNINGERWard ALAN WOOWard Council prior toZapienActing 45Gema participate toagenda th Meeting inandthiswill Meeting, ZapienROLL CALLMinutes: 39PM. PLEDGE ALLEGIANCEPUBLIC COMMENTSMinutes: Updateworkshops. CONSENT Moved YES: BenningerNO: LeoStatus: BUSINESS End ITEMSa. b. 1 0CALENDARPublic Variances, andPublic 10days MeetingInformation recommendationon SpecificDevelopments, finaldetermination. andOCRegister MinutesRecommended DENSITY LOCATEDAT CENTERDISTRICT CONTINUEDFROM Project PropertyOwner). Proposed tconstruct unitsproposed percentof anda bonusagreement 65918and Environmental pursuantto ExemptionEnvironmental XXA ANAAPPROVING OFDEVELOPMENT AFIFTEEN- AT2130 Recommended Excused AbsencesRecommended of 5CEQA”) waiver RESOLUTION bythe Section Zoning 5Consent ABSTAIN: MEMORIALIZED 2130 notices Bao Snta Quorum Resident, OFofCommissioner EAST Adopt adevelopment area Convenience CALENDAR 0Hearing: the JUNE Applicant: onPham, orEAST aand UNIT as0and 15168 BONUS Tentative Ana decision OF median Project: pursuant fifteen- reduction page wer May FOURTH aCalendar* affordable was THREE 29, resolution theItem Gayeneral Review THE 0and Municipal MULTI- Alan FOURTH Impact: 2025) 7,The OFAction: Action: Action: mailed for STANDARDS Pass* CEQA reached unit Program 2025. income ABSENT: 1Olivos, AGREEMENT Specific Donald byMETRO or Request toTHE more Tract Woo, toINlegal Planning Woo, multi- STREET No. 3) FAMILY Necessity California any todeviate Plan DENSITY approving onGuidelines, Pursuant CONCESSIONS Code PLANNING Approve Excuse very STREET and Manuel information). 2023- at notice provided ActingICPLegal CrosthwaiteActing AICPActing EIR) interested family said AMI). Verleur seconded Plans RESOLUTION amendments, EAST 5: for 2low- Parcel Commission from 38DEVELOPMENT PURSUANT SAMC) APN: date. of 94approval Government was Determinations Asabsent Isuri residential Counsel BONUS PMMinutes J. will toincome concessions NO. Executive Planning Recording thewill MIXED LOCATED Applicant) development the feedback Escamilla, proposed, theCOMMISSION Maps, party Item published 400- bewith Ramos, CEQA beby2025- project The Sections California commissioners. forwarded ofTOBE filed AND households Commissioner AGREEMENT 091- from Commissioner 2Development USE orNO. Density development, decision Planning TOMinor legal Manager 03Guidelines. Code Director group onrepresenting Secretary Christopher for is23) the Jennifer and AWITHIN May 2025- STATE inFOROR OVERLAY exempt 41- the standards are WAIVER this notice Environmental the Exceptions, project Sections atoBonus OF16002, Transit refer final onwaiver THE project. Commission earning the OCOliva, THE DENSITY 2025. THE Conditional was from Categorical NO. Agreements, including through Escamilla will unless City toReporter PROPERTY Agreement Escamilla ORPROPERTY Olive through or Zoning 65915 CITY the MEMU). published VILLAGE utilize 2025- Jennifer ChairIsuri ChairChristopher LeoCarl BenningerBao PhamManuel EscamillaAlan Ali Melissa Ricardo Gema Carl further less Council REDUCTION Site reduction Basic Quality Crest Pezeshkpour, appealed BONUS 41- OFthan S. three Woo 03through Plan the concessions onCode arriving review Use 1607. Ramos, SANTA toJ. No. TOM. Soto, for May Oliva, density LOCATED 30- inAct(“ Review, Approve. inPermits, ALLOW the 2025- LAW 50within 30, at Vice- 5:2025, 03 standard as memorialized in Density Bonus Agreement No. 2025- 03, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered question from the Commission.
Commission had questions for the applicant.
Kerri Dunkelberger on behalf of the applicant, answered questions from the Commission.
Resident, James Lloyd, provided public comment via email in favor of the project.
Resident, Gay Olivos, raised concerns about parking for this project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 ABSTAIN: 0 ABSENT: 2 Isuri Ramos, Christopher Leo Status: 5 0 0 2 Pass
2. ZONING ORDINANCE AMENDMENT NO. 2025- 01 AMENDING CHAPTER 41
ZONING) OF THE SANTA ANA MUNICIPAL CODE SAMC) TO REGULATE THE
ESTABLISHMENT AND OPERATION OF GROUP HOMES IN THE CITY OF SANTA ANA. CONTINUED FROM MAY 27, 2025)
Project Location: Citywide
Project Applicant: City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment ZOA) No. 2025-01 to amend Chapter 41 Zoning) of the Santa Ana Municipal Code SAMC) to establish regulations for the location, licensing, permitting, and operational requirements related to group homes.
The proposed amendment also includes modifications to definitions.
Environmental Impact: Pursuant to the California Environmental Quality Act CEQA’’) and the CEQA Guidelines, the adoption of this Ordinance is exempt from CEQA review pursuant to sections 15060( c)(2) and 15060( c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061( b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Moreover, the project is categorically exempt from further review per Section 15301 Class 1 Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The project proposes to adopt regulations pertaining to location, licensing, permitting and operating standards at group homes, and will not expand the existing use. None of the exceptions enumerated in CEQA Guidelines section 15300.2 apply to the Class 1 exemption applicable here. As a result, a Notice of Exemption, Environmental Review No. 2025- 43, will be filed upon adoption of this ordinance.
ORDINANCE NO. NS-XXXX
ZONING ORDINANCE AMENDMENT NO. 2025-01 AND ORDINANCE AMENDMENT NO. 2025- 01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 ZONING) AND CHAPTER 8
BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE 4 Planning Commission
6/23/2025
City Council 9 – 132 5/19/2026
CommissionRegular Planning Meeting Council MinutesJune Chamber22 20255: 3023,P. Agenda M. RepresentativeISURI RAMOSVice- Ward RepresentativeMANUEL ESCAMILLAWard RepresentativeBAO PHAMWard DirectorMelissa CrosthwaiteLegal RecordingSecretaryIn Chair, 31Counsel S. 2 Representative Representative M.J. Representative OLIVAChair, AICPActing RepresentativeAli AICPActing JENNIFER Pezeshkpour, PlazaSanta Civic Ward Ricardo Executive Planning Center 6Ana,Soto, CAManager CHRISTOPHER LEOCitywide CARL BENNINGERWard ALAN WOOWard ZapienActing 4Gema 5 CALLcontact enablethe supportingdocumentation compliance City TOMichael toORDER makewith canOrtiz, reasonable betheCity found Americans ADAonarrangements Program thewith City’Disabilities sCommissioners: Coordinator, website to assureAct www. at accessibility ADA), 714) santa-647- ifana. you5624. toorg/ need thiscity- Notification meeting. special meetings. assistance The48 hours City Council prior to participate toagenda th Meeting inandthiswill Meeting, ZapienROLL CALLMinutes: 39PM. PLEDGE ALLEGIANCEPUBLIC COMMENTSMinutes: Updateworkshops. CONSENT Moved YES: BenningerNO: LeoStatus: BUSINESS End ITEMSa. b. 1.Pass2. 0CALENDARPublic Variances, andPublic 10days MeetingInformation recommendationon SpecificDevelopments, finaldetermination. andOCRegister MinutesRecommended DENSITY LOCATEDAT CENTERDISTRICT CONTINUEDFROM Project PropertyOwner). Proposed tconstruct unitsproposed percentof anda bonusagreement 65918and Environmental ExemptionEnvironmental XXA ANAAPPROVING OFDEVELOPMENT AFIFEEN- AT2130 Recommended Minutes: Commission Staff Commission Kerri theCommission. Resident, Resident, Moved toApprove. YES: BenningerNO: LeoStatus: ZONING THEESTABLISHMENT OFSANTA Project CitywideProject AnaProposed CityCouncil The Environmental fromCEQA CEQAGuidelines indirectphysical tosection theenvironment. perSection 1exemption ormechanicalequipment, permitting tothe Excused AbsencesRecommended of 5Zoning) ZONING) CEQA”) CEQA’’) waiver RESOLUTION bythe Section minor Zoning 5Consent ABSTAIN: MEMORIALIZED 2130 notices Bao Santa Quorum Resident, OF proposed None of 0answered Dunkelberger Commissioner EAST isAdopt adevelopment 03, 5area Convenience CALENDAR 0Hearing: review use. the JUNE 15061( nobyadopt 15301 ANA.pplicant: Applicant: Location: 5onchange Pham, alteration orf licensing, ABSTAIN: EAST asORDINANCE Bao and UNIT asStaff Gay 0and James andnd 15168 BONUS Tentative of Ana OF possibility applies decision OF Commissioner because median Project: pursuant fifteen- the reduction page or were May The FOURTH aconditioned. Calendar* 0affordable had the had was Moreover, THREE 29, resolution pursuant theopographical Zoning Pham, Item amendment b)( THE operating Gay the General Review THE CONTINUED 0Olivos, Santa and Project: provided Municipal MULTI- Alan question Class 0FOURTH project inImpact: Impact: 2025) 7, The exceptions OFAction: Action: Action: mailed 3) for STANDARDS questions Lloyd, Pass* questions CEQA reached unit Program CEQA of tohe permitting, standard 2025. income ABSENT: 1Olivos, AGREEMENT 2Specific onSANTA of AND Donald byCity METRO itor Request Planning toTHE 0more Tract Woo, existing thatoe INAlan legal An Planning Ordinance will Woo, 1multi- STREET environment. the raised No. 3) behalf FAMILY Necessity California any todeviate Plan proposes the DENSITY AMENDMENT approving provided of standards onaGuidelines, operation, ABSENT: from Pursuant Pursuant the CONCESSIONS Guidelines, Code PLANNING OPERATION not Approve Excuse very Existing sections Municipal CEQA Woo, STREET and short Manuel information). 2023- at notice Santa also provided ActingICPLegal CrosthwaiteActing AICPActing EIR) interested family project said Escamilla, AMI). Verleur for ANA features, enumerated seconded Plans for asRESOLUTION amendments, EAST activity public FROM result 5: for concerns of and Commission 2thelow- Parcel Commission from 38DEVELOPMENT memorialized staff. the includes PURSUANT presentation. the Manuel SAMC) APN: date. of 94Amendment approval Government Guidelines towas Determinations As MUNICIPAL absent Isuri residential Counsel public Commission. operational BONUS Facilities) PMMinutes J. will to15060( income concessions isNO. at Executive Planning Recording therepair, inapplicant. or will 2The MIXED adoptpplicant, Code LOCATED Applicant) development inthe feedback MAY Escamilla, proposed, categorically theee group involving COMMISSION aMaps, partyrivate Item published 400- bewith Ramos, question CEQA beabout Isuri byseconded NO. direct 2025- OFproject The thelocation, J. project Sections modifications comment inCalifornia California adoption commissioners. existinguse. forwarded c)( ofTOBE regulations maintenance, 27, filed AND pursuantto Escamilla, thatthere households recommendation SAMC) Commissioner AGREEMENT 091- orformer from CEQAommissioner 2Development USE GROUP homes, orNO. Ramos, because Density 2)025- of development, decision Planning TOMinor legal Manager instructures, 03or parking Guidelines. requirements Code ZOA) Director 2025) group answered onnegligible representing Secretary CODE and Christopher the for is23) the may Jennifer and Density AWITHIN May resonably 2025- STATE inFOROR OVERLAY exempt 41- also the standards are exempt WAIVER Guidelines of this 01notice Environmental toEnvironmental via CEQA bythe Exceptions, project 15060( and Sections No. atoBonus have Christopher OFHOMES this 16002, establish Jennifer itAMENDING Transit refer pertaining finalor onwaiver THE Commissioner THE exempt project. toemail Commission earning SAMC) the OCcanBonus will 2025- Oliva, THE permitting, DENSITY facilities, 2025. definitions. Ordinance or THE questions this Conditional was from Categorical NO. from Guidelines. Agreements, ac)( including through Escamilla will uness City toReporter PROPERTY beAgreement noEscamilla ORPOPERTY related not significant Olive foreseeable through that in3)or Zoning 65915 section CITY project. the MEMU). INOliva, 01published VILLAGE from utilize 2025- Jennifer ChairIsuri ChairChristopher LeoCarl BenningerBao PhamManuel EscamillaAlan Ali Melissa Ricardo Gema seen expansion Carl further regulations less further Agreement favor TOCouncil REDUCTION expand of Site reduction tothe THE toBasic Quality Quality Crest Pezeshkpour, appealed theCHAPTER location, BONUS REGLATE 41- OF toCEQA than from leasing, amend S. isthree Woo with 03through Carl Plan the concessions onf Code arriving 15300. group review Use Class review CITY exempt 1607. effect Ramos, SANTA toJ. Benninger No. TOM. theSoto, for May Oliva, density LOCATED 30- incertainty Act(“t(‘‘ of Review, Approve. inpursuant for Permits, No. ALLOW the Chapter 2025- project. LAW 50licensing, licensing, existing homes. 2within on30, atapply 41( 2025- Vice- 5:2025, 0341( Class 1 exemption applicable here. As a result, a Notice of Exemption, Environmental Review No. 2025- 43, will be filed upon adoption of this ordinance.
ORDINANCE NO. NS-XXXX
ZONING ORDINANCE AMENDMENT NO. 2025-01 AND ORDINANCE AMENDMENT NO. 2025- 01– AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 ZONING) AND CHAPTER 8
BUILDINGS AND STRUCTURES) OF THE SANTA ANA MUNICIPAL CODE
RELATING TO GROUP HOMES AND LAND USE DEFINITIONS, REGULATING
SUCH USES FOR THE BENEFIT OF THE DISABLED AND FINDING THE ACTION
TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CEQA) UNDER STATE CEQA GUIDELINES SECTION 15061( B)(3), 15061( C)(2), 15060( C) 3), AND/OR 15301(C)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2025-01 to amend several sections of Chapter 41 Zoning) of the Santa Ana Municipal Code SAMC) relating to group homes and land use definitions.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered question from the Commission.
Resident, Jennifer Le, provided public comment via zoom in favor of the project.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 ABSTAIN: 0 ABSENT: 2 Isuri Ramos, Christopher Leo Status: 5 0 0 2 Pass
End of Business Calendar*
WORK STUDY SESSION
3. THE VILLAGE SPECIFIC PLAN
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Justin McCusker, on behalf of the applicant, answered questions from the Commission.
Resident, John Tafoya, spoke in favor of the project.
Resident, Alex Zamora, spoke in favor of the project.
End of Work Study Session Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
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CommissionRegular Planning Meeting Council MinutesJune Chamber22 20255: 3023,P. Agenda M. RepresentativeISURI RAMOSVice- Ward RepresentativeMANUEL ESCAMILLAWard RepresentativeBAO PHAMWard DirectorMelissa CrosthwaiteLegal RecordingSecretaryIn Chair, 31Counsel S. 2 Representative Representative M.J. 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Resident, Resident, Excused AbsencesRecommended of 5Zoning) BUILDINGS ZONING) 3), CEQA”) C’’ waiver RESOLUTION byStaff THE STUDY the Section minor Zoning 5Business Consent ABSTAIN: MEMORIALIZED 2130 Class BEnotices AND/ Bao Santa Quorum Resident, OF proposed 2025- None of 0AMENDING VILLAGE answered answered Dunkelberger Commissioner EAST isAdopt adevelopment 03, Recommend ZoingOrdinance andland 5area Convenience Commission CALENDAR Zoning) McCusker, 0USES Hearing: review use. EXEMPT the JUNE 15061( nobyadopt 15301 ANA.pplicant: Applicant: Location: 5onchange STATE Pham, alteration orf licensing, ABSTAIN: ABSTAIN: ORDINANCE OREAST asORDINANCE Baoo and UNIT 1asStafftaff 01– John Gay answered Jennifer Alex 0and James and use 15168 BONUS Tentative of Ana OF possibility applies decsion OF Commissioner because Commissioner median Project: pursuant Project: fifteen- the reduction page or TOwere May exemption The FOURTH a0Staff conditioned. Calendar* 0affordable had the AND had was Moreover, 15301( FOR Calendar* THREE 29, resolution pursuant theopographical Zoning Pham,am, ANItem amendment b)( of THEperating Gay the definitions. General Review THE CONTINUED 0Olivos, Santa had and provied GROUP provided Zamora, Municipal MULTI- Tafoya, Alan question Class quetions SPECIFIC 0FOURTH project inImpact: Impact: CEQA 2025) 7, Amendment The exceptions FROM OFAction: the Action: Action: Action: mailed 3) for STANDARDS questions quetions Lloyd, Pass* questions questions CEQA PORTIONS reached onuit ORDINANCE Program CEQA of STRUCTURES) tohe permitting, THE that Le, standard 2025. income ABSENT: 1Olivos, AGREEMENT 2Specific provided onSANTA of AND Donald byCity question METRO itor C) Request Planning toTHE 0more Tract Woo, Santa existing thatoe INbehalf Alanan legal Ana Planning Ordinance will Woo, 1multi- STREET environment. the questions raised applicable No. 3) provided behalf FAMILY Necessity California any theoAMENDMENT Pass* GUIDELINES deviate Plan proposes spoke the DENSITY AMENDMENT HOMES BENEFIT THE approving spoke provided of standards onaGuidelines, operation, ABSENT: ABSENT: fromPursuant Pursuant the CONCESSIONS Guidelines, Code PLANNING OPERATION not Approve Excuse very Existing sections Municipal CEQA from Woo,oo, STREET and shortort brief Manuel information). 2023- at notice 2025- Santa also City provided ActingICPLegal CrosthwaiteActing AICPActing Ana from EIR) interested family project said Escamilla, Benninger, AMI). Verleur of foror ANA features, enumerated seconded Plans forr asORDINANCE RESOLUTION amendments, EAST activity public CALIFORNIA FROM result 5: No. for concerns forf and Commission OF2thethe inlow- Parcel inCommission from 38the Council DEVELOPMENT memorialized staff.taff. the prsentation. the includes Municipal thePURSUANT OFpresentation. the prsentation. Manuel public Manuel SAMC) APN: date. of 9443, Amendment approval AND favor Government Guidelines here. to2025- favor was staff. Determinations As MUNICIPAL absent Isuri CHAPTER residential Counsel public Commission. operational OFLeoStatus: BONUS applicant, Facilities) PMMinutes J. will to15060( income concessions isNO. at Executive Planning Recording the OF Commission. repair, inapplicant. applicant. or will 2THEhe MIXED adoptpplicant, Code LOCATED will Applicant) development inthe fedback MAY Escamilla, proposed, categorically theeh group involving COMMISSION SECTION aTHE Maps, party LAND private Item published 400- beNO. with Ramos, of question CEQA THE comment As01beof about Isuriri adopt byseconded NO. direct 2025- OFbeproject The J. project J.Sections Commission. seconded modifications comment CITY inalifornia California adoption the commissioners. SANTAANA existinguse. BenningerNO: forwarded c)( the ofTOBE Code regulations maintenance, a27, tofiled AND pursuantto Escamilla, thtthere Escamilla, households recommendation SAMC) Commissioner AGREEMENT 091- NO. AMENDMENTNO. DISABLED fromiled 2025- CEQA ENVIRONMENTAL Commissioner 2Development USE GROUP homes, or SANTA NO. result, Ramos,mos, because Density 2)025- of development, USE answered decision Planning TOamend Minor project. 41legal Manager instructures, 03anproject. or parking Guidelines. requirements Code ZOA) Director 2025) COUNCIL group answered onnegligible representing Secretary CODE and Christopher the for is23) the NS- may Jennifer upon and Density AWITHIN May reasonably 15061( 2025- STATEAMC) inFOR ordinance 01FOR ZNING) viaOVERLAY exempt 41- also the standards DEFINITIONS, are exempt WAIVER Guidelines of this 01notice Environmental toEnvironmental via CEQA abythe Exceptions, project 15060( and byANDA Sections No. aseveral toBonus zoom have Christopher Christopher OFHOMES this Notice 16002, establish Jennifer itadoption Jennifer AMENDING Transit refer pertaining finalor onwaiver THE Commissioner THE exempt project. toemail Commission earning AND SAMC) the OCCommissioner can questions B)( Bonus will 2025- Oliva, THE permitting, DENSITY facilities, relating 2025. definitions. Ordinance or THE questions OFMUNICIPAL this Conditional ORDINANCE was from Categorical NO. from Guidelines. Agreements, ac)( 3, including through Escamilla will uness City intoAND Reporter PROPERTY approving beAgreement noEscamilla ORPOPERTY related not of significant Olive foreseeable through FINDING that sections inTHE 3)or Zoning favor 65915 section CITY project. the MEMU). 15061( INOliva,liva, 01published VILLAGE from Exemption, utilize 2025- Jennifer ChairIsuri ChairChristopher LeoCarl BenningerBao PhamManuel EscamillaAlan Ali Melissa Ricardo Gema seen expansion of Carl further regulations less further Agrement favor TOQUALITY Council REDUCTION expand of Site reduction toCHAPTER theoTHE thisoBasic Quality Quality from CrestITY Pezeshkpour, appealed theCHAPTER location, BONUS REGLATE 41- group of OF toCEQA than from leasing, amed S. isthree Woo with 03through Carlrl Plan the concessions onC)(f Code arriving 15300. ordinance. ofthe group review Use Class review CITY THE exempt 1607. effect Ramos, SANTA toJ. Benninger No. TOM. the OFChapter Soto, for Woo May Oliva, 2), density LOCATED 30- incertainty Act(“t(‘‘ ACT homes project. of Review, Approve. inpursuant for Permits, No. ALLOW the 15060( Chapter 2025- project. LAW 50licensing, 8(licensing, existing homes. 2within on30, atapply 41( 2025- CEQA) Vice- 5:41( 2025, 03C)(41( End of Work Study Session Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on July 14, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:48 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41- 643, 41-644 or 41-645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom. us and click Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
6 Planning Commission
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name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
• Dial (669) 900-9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
• E-mail [email protected] and reference the topic in the subject line. • Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza - M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies.
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 135 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
March 9, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
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
ManuelJEscamilla
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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 5:36 PM with Commissioner Escamilla arriving at 5:38 PM and Commissioner Oliva leaving at 7:16 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of February 23, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site PlRidPbliCiNitDtitifil
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NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – 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 for Items 1, 2, and 4 was published in the OC Reporter on February 27, 2026 and notices were mailed on February 26, 2026. Legal notice for Item 3 was published in the OC Register on February 16, 2026 and notices were mailed on February 17, 2026.
1. CONDITIONAL USE PERMIT NO. 202601 FOR THE PROPERTY LOCATED AT 403 NORTH SUSAN STREET LOCATED WITHIN TWOFAMILY
RESIDENCE (R2) ZONING DISTRICT.
Project Applicant: Mindy Andrews, with The John Henry Foundation (Applicant and Property Owner)
Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 202601 to allow the expansion of an existing care home facility.
The project includes the demolition of an existing 800squarefoot residential building and the construction of a 3,274squarefoot building containing six bedrooms, two treatment rooms, four administrative offices for employees, common space for the campus care center, employee restrooms, and employee breakrooms.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 of the CEQA Guidelines (Class 3 – New Construction or Conversion of Small Structures). Categorical Exemption, Environmental Review No. 202594, will be filed for this project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202601, TO ALLOW THE CONSTRUCTION OF A NEW 3,274SQUAREFOOT BUILDING AT AN
EXISTING RESIDENTIAL CARE FACILITY LOCATED AT 403 NORTH SUSAN STREET (APN: 19826135)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202601, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
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()
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202601, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Applicant, Mindy Andrews, provided comments to the Commission.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202602 AND 202605 FOR THE PROPERTY LOCATED AT 2702 NORTH BRISTOL STREET, LOCATED
WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant: A & S Engineering (Applicant), representing Bhakinandan, LLC (Property Owner)
Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 202602 and CUP No. 202605, to facilitate the construction of a new 1,600squarefoot convenience store and a service station, with eight fuel dispensers covered by a 1,963squarefoot canopy. CUP No. 202602 would allow a noxious use (service station) pursuant to Section 41199.4 of the Santa Ana Municipal Code (SAMC), and CUP No. 202605 would allow the service station and convenience store to operate between the hours of 12:00 midnight and 5:00 a.m., pursuant to Section 41412.5 (f) of the SAMC.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 of the CEQA Guidelines (Class 3 – New Construction or Conversion of Small Structures). Categorical Exemption, Environmental Review No. 202563, will be filed for this project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202602 AS
CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 2702 NORTH BRISTOL STREET (APN: 00226132) RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202605 AS
CONDITIONEDTOALLOWAFTERHOURSOPERATIONBETWEENTHE
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,000OUC,SCOO(),O
RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 2702 NORTH BRISTOL STREET (APN: 00226132) RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202605 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATION BETWEEN THE
HOURS OF 12:00 A.M. MIDNIGHT AND 5:00 A.M., PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41412.5 IN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT FOR THE PROPOSED CONVENIENCE STORE LOCATED AT 2702 NORTH BRISTOL STREET (APN: 00226132)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202602 to allow a Noxious Use as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202605 to allow afterhours operations as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from Commission.
Commission had questions for the Applicant.
Applicant, Ahmad Ghaderi with A & S Engineering, answered questions from the Commission.
Resident, Lyle Dale, spoke in opposition of the project.
Representative of abutting property, Jeff Harris, spoke in opposition of the project.
Resident, David Hernandez, spoke in favor of the project via zoom.
Resident, Carina Dominguez, spoke in favor of the project via zoom.
Moved by Commissioner Leo, seconded by Commissioner Escamilla to Approve with added conditions.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. ZONING ORDINANCE AMENDMENT NO. 202602, CONDITIONAL USE PERMIT NO. 202603, AND TENTATIVE TRACT MAP NO. 202601 FOR THE PROPERTY LOCATED 4006, 4010, AND 4018 WEST HAZARD AVENUE LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 53 ZONING DISTRICT.
Project Applicant: Long Van Huynh (Applicant and Property Owner) Proposed Project: The applicant is requesting approval of Zoning Ordinance Amendment (ZOA) No. 202602 to amend Specific Development (SD) No. 53 to allow places of worship and religious facilities subject to approval of a Conditional Use Permit (CUP), revise residential development standards, and adopt new standards for temple use; CUP No. 202603 to establish a place of worship and religious facility use within the SD53 Zoning District; and Tentative Tract Map (TTM) No. 202601 to subdivide the site into 13 developable lots and one common area lot to accommodate the proposed Bella Terra residential community and 5 Planning Commission
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Project Applicant: Long Van Huynh (Applicant and Property Owner) Proposed Project: The applicant is requesting approval of Zoning Ordinance Amendment (ZOA) No. 202602 to amend Specific Development (SD) No. 53 to allow places of worship and religious facilities subject to approval of a Conditional Use Permit (CUP), revise residential development standards, and adopt new standards for temple use; CUP No. 202603 to establish a place of worship and religious facility use within the SD53 Zoning District; and Tentative Tract Map (TTM) No. 202601 to subdivide the site into 13 developable lots and one common area lot to accommodate the proposed Bella Terra residential community and temple project.
Environmental Impact: Pursuant to the requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) has been prepared for the project. The IS/MND’s Notice of Intent (NOI) was posted to the County Clerk on January 12, 2026, for the required 30day public comment period, between January 13, 2026, and February 12, 2026. The City of Santa Ana has determined, based on the IS/MND, that the project will not have a significant effect on the environment with implementation of the recommended mitigation measures. The IS/MND is available to the public for review at City Hall at 20 Civic Center Plaza, Santa Ana, California, 92701 and on the City’s website at https://www.santaana.org/bellaterraresidentialcommunityandtemple40064018westhazardavenue/ ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202602 – AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AN AMENDMENT TO SPECIFIC DEVELOPMENT NO. 53 (SD53) TO UPDATE RESIDENTIAL DEVELOPMENT STANDARDS AND ALLOW PLACES OF WORSHIP AND
RELIGIOUS FACILITIES SUBJECT TO APPROVAL OF A CONDITIONAL USE PERMIT FOR PROPERTY LOCATED AT 4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 10026120, 10026119, AND 10026118) RESOLUTION NO. 2026XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202603 AS CONDITIONED TO ALLOW A PLACE OF WORSHIP AND RELIGIOUS FACILITY USE LOCATED AT 4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 10026118, 100261 19, AND 10026120)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202601 (COUNTY MAP NO. 19332) AS CONDITIONED TO SUBDIVIDE THE PROJECT SITE INTO 13
DEVELOPABLE LOTS AND ONE COMMON AREA LOT TO ACCOMMODATE THE PROPOSED BELLA TERRA RESIDENTIAL COMMUNITY AND PLACE OF WORSHIP AND RELIGIOUS FACILITY DEVELOPMENT AT 4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 10026120, 10026119, AND 100261 18)
Recommended Actions:
Recommend that the City Council adopt:
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THE PROPOSED BELLA TERRA RESIDENTIAL COMMUNITY AND PLACE OF WORSHIP AND RELIGIOUS FACILITY DEVELOPMENT AT 4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 10026120, 10026119, AND 100261 18)
Recommended Actions:
Recommend that the City Council adopt:
1. Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH No. 2026010220), Environmental Review No. 202325;
2. An ordinance approving Zoning Ordinance Amendment No. 202602 to amend Specific Development No. 53 (SD53) to revise residential development standards and allow religious facilities as a conditionally permitted use, enabling construction of the Bella Terra Residential Community and Temple project;
3. A resolution approving Conditional Use Permit No. 202603, as conditioned; and
4. A resolution approving Tentative Tract Map No. 202601 (County Map No. 19332), as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Long Van Huynh, answered questions from the Commission.
Resident, Gabriela G., raised concerns about traffic and parking via Zoom.
Resident, Dawn Myers, raised concerns about traffic and fireworks via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
Status: 6 – 0 – 0 – 1 – Pass
4. CANCELLED PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 2025 16 FOR THE PROPERTY LOCATED AT 200 EAST SANDPOINTE AVENUE (APNS: 41111107, 41111109, 41111110, AND 41111111) LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 76 ZONING DISTRICT. *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
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STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on March 23, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:29 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
8 Planning Commission
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City Council 9 – 143 5/19/2026
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. 9 Planning Commission
3/9/2026
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 144 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
March 23, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
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
ManuelJEscamilla
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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 5:38 PM, Commissioner Pham arriving at 5:39 PM, and Chair Ramos arriving at 5:44 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of March 09, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
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YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on March 13, 2026 and notices were mailed on March 12, 2026.
1. CONDITIONAL USE PERMIT NO. 202604 FOR THE PROPERTY LOCATED AT 1641 EAST SAINT ANDREW PLACE LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 69 ZONING DISTRICT.
Project Applicant: Jason Boland, owner of Spectrum Wine (Applicant), and Dana 4 Enterprises, Inc. (Property Owner)
Proposed Project: The applicant is requesting approval of Conditional Use Permit No. 202604 to allow the ancillary sale of beer and wine for onpremises consumption within a designated 333squarefoot tasting room through the operation of a Type42 Alcoholic Beverage Control license at Spectrum Wine, an existing wine storage and retail facility.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 202616, will be filed for this project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202604 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ONPREMISES CONSUMPTION WITHIN A DESIGNATED TASTING ROOM THROUGH A TYPE42 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EXISTING WAREHOUSE FACILITY LOCATED AT 1641 EAST SAINT ANDREW PLACE (APN: 40320112)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202604 for the sale of beer and wine for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commissionhadquestionsforstaff
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BEVERAGE CONTROL FOR AN EXISTING WAREHOUSE FACILITY LOCATED AT 1641 EAST SAINT ANDREW PLACE (APN: 40320112)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202604 for the sale of beer and wine for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Applicant, Jason Boland, answered questions from the Commission.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *End of Business Calendar*
WORK STUDY SESSION
2. Warner Avenue Street Widening Project
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from Commission.
*End of Work Study Session Calendar*
STAFF COMMENTS
Minutes: Staff has comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 13, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:05 PM.
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 4 Planning Commission
3/23/2026
City Council 9 – 148 5/19/2026
Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:05 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaanaorgandreferencethetopicinthesubjectline 5 Planning Commission
3/23/2026
City Council 9 – 149 5/19/2026
the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. 6 Planning Commission
3/23/2026
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 150 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
April 13, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
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
ManuelJEscamilla
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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 5:33 PM with Commissioner Escamilla arriving at 5:43 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding Warner Avenue Improvements and One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of March 23, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
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Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 3, 2026 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202606 FOR THE PROPERTY LOCATED AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.
Project Applicant: Terri Dickerhoff with CGR Development, representing Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202606 to allow the sale of beer, wine, and distilled spirits for offpremises consumption through the operation of a Type21 Alcoholic Beverage Control license at a new Sprouts Farmers Market grocery store (Project). In addition, a determination of Public Convenience or Necessity is required for this Project.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 202620, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202606 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202606, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type21 Alcoholic Beverage Control license for the sale ofbeerwineanddistilledspiritsforoffpremisesconsumption;and 3 Planning Commission
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OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202606, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type21 Alcoholic Beverage Control license for the sale of beer, wine, and distilled spirits for offpremises consumption; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Terri Dickerhoff, answered questions from the Commission.
2. CONDITIONAL USE PERMIT NO. 202523 FOR THE PROPERTY LOCATED AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant: Noe Quinones with 8 Level Design Group, representing Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC (Property Owner)
Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202523 to allow the sale of beer, wine, and distilled spirits for onpremises consumption through a Type47 Alcoholic Beverage Control license at a new eating establishment, Playa Dorada Restaurant & Bar.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 2025102, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 40701435)
RecommendedAction:
th
4 Planning Commission
4/13/2026
City Council 9 – 154 5/19/2026
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 40701435)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202523 for the sale of beer, wine, and distilled spirits for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Noe Quinones, answered questions from the Commission.
Resident, Gay Olivos, expressed a neutral position on the project.
Moved by Commissioner Leo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had no comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had no comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:32 PM.
APPEAL INFORMATION
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 5 Planning Commission
4/13/2026
City Council 9 – 155 5/19/2026
Minutes: Meeting was adjourned at 6:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – 6 Planning Commission
4/13/2026
City Council 9 – 156 5/19/2026
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. 7 Planning Commission
4/13/2026
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 157 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
February 9, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
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
ManuelJEscamilla
1 Planning Commission
2/9/2026
City Council 9 – 158 5/19/2026
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 5:37 PM and Commissioner Oliva absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of December 8, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
2 Planning Commission
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City Council 9 – 159 5/19/2026
yygpp
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for Item 1 was published in the OC Register on January 19, 2026. Legal notice for Item 2 was published in the OC Register on January 20, 2026. The notices for Items 1 and 2 were mailed on January 20, 2026.
1. GENERAL PLAN AMENDMENT NO. 202501 AND AMENDMENT
APPLICATION NO. 202502 FOR THE PROPERTY LOCATED AT 1801 EAST CHESTNUT AVENUE LOCATED WITHIN THE GENERAL AGRICULTURE
(A1) ZONING DISTRICT.
Project Applicant: City of Santa Ana
Proposed Project: The City is requesting approval of General Plan Amendment (GPA) No. 202501 to amend the existing General Plan land use designation from Open Space (OS) to General Commercial (GC) for the property addressed as 1801 East Chestnut Avenue. Additionally, the City is requesting approval of Amendment Application (AA) No. 202502 to rezone the property from General Agriculture (A1) to General Commercial (C2).
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) has been prepared for the project. The IS/MND’s Notice of Intent (NOI) was posted to the County Clerk on December 16, 2025, for a 25day public comment period, exceeding the required 20day public comment period.
The 25day public comment period commenced on Friday, December 19, 2025, and concluded on January 13, 2026. The City of Santa Ana has determined, based on the IS/MND, that the project will not have a significant effect on the environment with implementation of recommended mitigation measures. The IS/MND is available to the public for review at City Hall at 20 Civic Center Plaza, Santa Ana, California 92701 and on the City’s website at https://www.santaana.org/noticeofintenttoadoptamitigatednegativedeclarationforarezoneprojectinthecityofsantaana/ RESOLUTION NO. 2026XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 202501 TO CHANGE THE GENERALPLANLANDUSEDESIGNATIONFORTHEPROPERTYAT1801
3 Planning Commission
2/9/2026
City Council 9 – 160 5/19/2026
S/saaabetotepubcoeeatCtyaat0CcCeteaa,
Santa Ana, California 92701 and on the City’s website at https://www.santaana.org/noticeofintenttoadoptamitigatednegativedeclarationforarezoneprojectinthecityofsantaana/ RESOLUTION NO. 2026XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 202501 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FOR THE PROPERTY AT 1801 EAST CHESTNUT AVENUE, RECOGNIZED AS ASSESSOR PARCEL
NUMBER 40221201
ORDINANCE NO. NSXXXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 202502 REZONING THE PROPERTY LOCATED AT 1801 EAST CHESTNUT AVENUE AND
RECOGNIZED AS ASSESSOR PARCEL NUMBER 40221201
Recommended Actions:
It is recommended that the Planning Commission recommend that the City Council:
1. Adopt a resolution approving General Plan Amendment (GPA) No. 202501 to redesignate the project site from Open Space (OS) to General Commercial (GC);
2. Adopt an ordinance approving Amendment Application (AA) No. 202502 to rezone the project site from General Agriculture (A1) to General Commercial (C2); and
3. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH No. 2025121015), Environmental Review No. 2025119, prepared for the project.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with considerations.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
Status: 6 – 0 – 0 – 1 – Pass
2. ZONING ORDINANCE AMENDMENT NO. 202601 TO AMEND PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE
RELATING TO SMOKE SHOPS IN THE CITY OF SANTA ANA.
Project Applicant: City of Santa Ana
Proposed Project: The City of Santa Ana is proposing to adopt an ordinance to amend Chapter 41 (Zoning) of the City of Santa Ana Municipal Code (SAMC) to establish land use and zoning regulations for smoke shop establishments in order 4 Planning Commission
2/9/2026
City Council 9 – 161 5/19/2026
2. ZONING ORDINANCE AMENDMENT NO. 202601 TO AMEND PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE
RELATING TO SMOKE SHOPS IN THE CITY OF SANTA ANA.
Project Applicant: City of Santa Ana
Proposed Project: The City of Santa Ana is proposing to adopt an ordinance to amend Chapter 41 (Zoning) of the City of Santa Ana Municipal Code (SAMC) to establish land use and zoning regulations for smoke shop establishments in order to protect public health and safety. The proposed amendments would incorporate permit requirements, as well as location, development, and operating standards applicable to smoke shop establishments.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA guidelines, this project is exempt from further review pursuant to Section 15060(c)(2), because the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment; Section 15060(c)(3), because the activity is not a “project” as defined in Section 15378; and Section 15061(b)(3), because it can be seen with certainty that there is no possibility that the adoption of this ordinance may have a significant effect on the environment.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202601 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO SMOKE SHOP ESTABLISHMENTS AND FINDING THE ACTION TO BE
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTION 15060(c)(2), SECTION 15060(c) (3), AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202601, amending portions of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to smoke shop establishments.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Woo to Approve with considerations.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
5 Planning Commission
2/9/2026
City Council 9 – 162 5/19/2026
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on February 23, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:03 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the 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 6 Planning Commission
2/9/2026
City Council 9 – 163 5/19/2026
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. 7 Planning Commission
2/9/2026
City Council 9 – 164 5/19/2026
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. 8 Planning Commission
2/9/2026
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 165 5/19/2026
Planning Commission
Regular Meeting Agenda Minutes
February 23, 2026
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
ManuelJEscamilla
1 Planning Commission
2/23/2026
City Council 9 – 166 5/19/2026
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 5:36 PM with Commissioner Oliva and Pham absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of February 9, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
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 2 Planning Commission
2/23/2026
City Council 9 – 167 5/19/2026
Status: 5 0 0 2 Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice for Item 1 was published in the OC Register on February 3, 2026 and notices were mailed on said date.
1. AMENDMENT APPLICATION NO. 202602 FOR THE PROPERTY LOCATED AT 2101 AND 2109 EAST SANTA CLARA AVENUE LOCATED WITHIN THE GENERAL AGRICULTURAL (A1) ZONING DISTRICT.
Project Applicant: City of Santa Ana
Proposed Project: The City of Santa Ana requests approval of Amendment Application (AA) No. 202602 to change the zoning district designation of two properties located at 2101 and 2109 East Santa Clara Avenue from General Agricultural (A1) to Arterial Commercial (C5), ensuring consistency with the City’s General Plan, as required by California Government Code Section 65860.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review under Section 15162, as it is within the scope of the certified 2022 City of Santa Ana General Plan Environmental Impact Report (EIR) (SCH No. 2020029087). The project is also exempt under Section 15061(b)(3), (the “Common Sense Exemption”), as it can be seen with certainty that the action will not result in a significant effect on the environment. A Notice of Determination and Notice of Exemption, Environmental Review No. 202605, will be filed for the project.
ORDINANCE NO. NSXXXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 202602 AMENDING THE ZONING FOR THE PROPERTIES LOCATED AT 2101 AND 2109 EAST SANTA CLARA AVENUE (APNS: 39626126 AND 39626138) FROM GENERAL AGRICULTURAL (A1) TO ARTERIAL COMMERCIAL (C5)
Recommended Actions:
It is recommended that the Planning Commission recommend that the City Council:
1. Adopt the environmental determination for Amendment Application (Zone Change) No. 202602, finding that the Project is within the scope of the 2022 Santa Ana General Plan Environmental Impact Report (EIR) (SCH No. 2020029087) and is exempt from further
environmentalreviewpursuanttoCEQAGuidelinesSections15162 3 Planning Commission
2/23/2026
City Council 9 – 168 5/19/2026
It is recommended that the Planning Commission recommend that the City Council:
1. Adopt the environmental determination for Amendment Application (Zone Change) No. 202602, finding that the Project is within the scope of the 2022 Santa Ana General Plan Environmental Impact Report (EIR) (SCH No. 2020029087) and is exempt from further
environmental review pursuant to CEQA Guidelines Sections 15162 and 15061(b)(3); and
2. Adopt an ordinance approving Amendment Application (Zone Change) No. 202602.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
2. CANCELLED PUBLIC HEARING – ZONING ORDINANCE AMENDMENT NO. 202602, CONDITIONAL USE PERMIT NO. 202603, AND TENTATIVE TRACT MAP NO. 202601 FOR THE PROPERTY LOCATED AT 4006, 4010, AND 4018 WEST HAZARD AVENUE LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 53 ZONING DISTRICT (WILL BE RENOTICED FOR, AND HEARD ON, MARCH 9, 2026).
3. CANCELLED PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 2025 16 FOR THE PROPERTY LOCATED AT 200 EAST SANDPOINTE AVENUE (APNS: 41111107, 41111109, 41111110, AND 41111111) LOCATED WITHIN THE SPECIFIC DEVELOPMENT (SD) NO. 76 ZONING DISTRICT (WILL BE RENOTICED FOR, AND HEARD ON, MARCH 9, 2026).
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on March 09, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. 4 Planning Commission
2/23/2026
City Council 9 – 169 5/19/2026
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on March 09, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:13 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
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5 Planning Commission
2/23/2026
City Council 9 – 170 5/19/2026
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. 6 Planning Commission
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Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary
City Council 9 – 171 5/19/2026
City Council 9 – 172 5/19/2026
City Council 9 – 173 5/19/2026
City Council 9 – 174 5/19/2026
Human Resources Department
www.santa-ana.org/hr
Item # 10
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
May 19, 2026
TOPIC: Report of Settlements of Claims Awarded by the City Manager, City Attorney, and Executive Director of Human Resources
AGENDA TITLE
Report of Settlements up to $50,000 for General Liability Claims and up to $150,000 for Worker’s Compensation Claims Authorized by the City Manager, City Attorney, and Human Resources Director as Permitted by City Council Resolution 2018-04
RECOMMENDED ACTION
Receive and file Report of Settlements entered into between January 1, 2026 to March 31, 2026.
GOVERNMENT CODE §84308 APPLIES: No
DISCUSSION
City Council Resolution No. 2018-045 requires the Executive Director of Human Resources to submit a Quarterly Report (Report) to the City Council disclosing all settlements approved and executed under the authority of the City Manager, City Attorney, and Executive Director of Human Resources for informational purposes. The Report is required to include the names of the claimants and the amounts of each settlement along with a brief description.
City Council Resolution No. 2018-045 authorizes the Executive Director of Human Resources, City Attorney, and City Manager to allow, compromise, or settle liability claims and/or pending litigation against the City for up to fifty thousand dollars ($50,000). It also provides the Executive Director of Human Resources authority to compromise or settle workers’ compensation claims up to one hundred and fifty thousand dollars ($150,000) with the approval of the City Attorney and City Manager.
The exhibits contain listings of all settlements entered into during the period January 1, 2026 to March 31, 2026, valued at amounts up to $50,000 for liability claims (Exhibit 1), and up to $150,000 for Worker’s Compensation settlements (Exhibit 2). The names of employees receiving Worker’s Compensation settlements have been removed from the list for confidentiality reasons.
City Council 10 – 1 5/19/2026
Report of Settlements
May 19, 2026