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
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 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.
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 government subsidized, 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 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 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 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 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
3/10/2025
Planning Commission
Regular Meeting Agenda Minutes
March 10, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
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
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 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.
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 government subsidized, 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 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 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 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 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.
2 Planning Commission
3/10/2025
Planning Commission
Regular Meeting Agenda Minutes
March 10, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
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
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 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.
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 government subsidized, 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 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 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 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 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.
3 Planning Commission
3/10/2025
Planning Commission
Regular Meeting Agenda Minutes
March 10, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
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
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 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.
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 government subsidized, 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 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 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 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 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.
4 Planning Commission
3/10/2025
Planning Commission
Regular Meeting Agenda Minutes
March 10, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
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
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 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.
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 government subsidized, 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 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 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 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 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
3/10/2025
Planning Commission
Regular Meeting Agenda Minutes
March 10, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
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
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 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.
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 government subsidized, 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 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 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 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 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
3/10/2025
Planning Commission
Regular Meeting Agenda Minutes
March 10, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
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
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 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.
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 government subsidized, 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 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 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 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 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
3/10/2025
Planning Commission
Regular Meeting Agenda Minutes
March 10, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
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
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 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.
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 government subsidized, 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 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 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 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 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