Planning Commission Minutes 1.27.2025 — Santa Ana City Council, May 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
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, 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 drive through operations from Sunday through Thursday 6:00 a.m. to 1:00 a.m. and Friday and Saturday from 6:00 a.m. to 1:30 a.m. Wendy’s indoor dining area is only proposed to be open from 6:00 a.m. to 10:00 p.m., 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 – 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.

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 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
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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.

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

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

3. Dialing in from a mobile phone or landline:

Dial (669) 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.

1 Planning Commission
1/27/2025