Planning Commission Minutes 2.24.2025 — Santa Ana City Council, May 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
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 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 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.

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: 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.

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
2/24/2025