Planning Commission
Regular Meeting Agenda Minutes
April 13, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:43 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding Warner Avenue Improvements and One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of March 23, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 3, 2026 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202606 FOR THE PROPERTY LOCATED AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.
Project Applicant:
Terri Dickerhoff with CGR Development, representing
Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202606 to allow the sale of beer, wine, and distilled spirits for off premises consumption through the operation of a Type21 Alcoholic Beverage Control license at a new Sprouts Farmers Market grocery store (Project). In addition, a determination of Public Convenience or Necessity is required for this Project.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 202620, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202606 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202606, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type21 Alcoholic Beverage Control license for the sale of beer, wine, and distilled spirits for offpremises consumption; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Terri Dickerhoff, answered questions from the Commission.
2. CONDITIONAL USE PERMIT NO. 202523 FOR THE PROPERTY LOCATED AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
Noe Quinones with 8 Level Design Group, representing
Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC (Property Owner)
Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202523 to allow the sale of beer, wine, and distilled spirits for on premises consumption through a Type47 Alcoholic Beverage Control license at a new eating establishment, Playa Dorada Restaurant & Bar.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 2025102, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 40701435)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202523 for the sale of beer, wine, and distilled spirits for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Noe Quinones, answered questions from the Commission.
Resident, Gay Olivos, expressed a neutral position on the project.
Moved by Commissioner Leo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had no comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had no comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. th
1 Planning Commission
4/13/2026
Planning Commission
Regular Meeting Agenda Minutes
April 13, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:43 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding Warner Avenue Improvements and One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of March 23, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 3, 2026 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202606 FOR THE PROPERTY LOCATED AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.
Project Applicant:
Terri Dickerhoff with CGR Development, representing
Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202606 to allow the sale of beer, wine, and distilled spirits for off premises consumption through the operation of a Type21 Alcoholic Beverage Control license at a new Sprouts Farmers Market grocery store (Project). In addition, a determination of Public Convenience or Necessity is required for this Project.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 202620, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202606 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202606, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type21 Alcoholic Beverage Control license for the sale of beer, wine, and distilled spirits for offpremises consumption; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Terri Dickerhoff, answered questions from the Commission.
2. CONDITIONAL USE PERMIT NO. 202523 FOR THE PROPERTY LOCATED AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
Noe Quinones with 8 Level Design Group, representing
Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC (Property Owner)
Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202523 to allow the sale of beer, wine, and distilled spirits for on premises consumption through a Type47 Alcoholic Beverage Control license at a new eating establishment, Playa Dorada Restaurant & Bar.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 2025102, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 40701435)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202523 for the sale of beer, wine, and distilled spirits for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Noe Quinones, answered questions from the Commission.
Resident, Gay Olivos, expressed a neutral position on the project.
Moved by Commissioner Leo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had no comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had no comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. th
2 Planning Commission
4/13/2026
Planning Commission
Regular Meeting Agenda Minutes
April 13, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:43 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding Warner Avenue Improvements and One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of March 23, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 3, 2026 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202606 FOR THE PROPERTY LOCATED AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.
Project Applicant:
Terri Dickerhoff with CGR Development, representing
Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202606 to allow the sale of beer, wine, and distilled spirits for off premises consumption through the operation of a Type21 Alcoholic Beverage Control license at a new Sprouts Farmers Market grocery store (Project). In addition, a determination of Public Convenience or Necessity is required for this Project.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 202620, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202606 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202606, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type21 Alcoholic Beverage Control license for the sale of beer, wine, and distilled spirits for offpremises consumption; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Terri Dickerhoff, answered questions from the Commission.
2. CONDITIONAL USE PERMIT NO. 202523 FOR THE PROPERTY LOCATED AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
Noe Quinones with 8 Level Design Group, representing
Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC (Property Owner)
Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202523 to allow the sale of beer, wine, and distilled spirits for on premises consumption through a Type47 Alcoholic Beverage Control license at a new eating establishment, Playa Dorada Restaurant & Bar.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 2025102, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 40701435)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202523 for the sale of beer, wine, and distilled spirits for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Noe Quinones, answered questions from the Commission.
Resident, Gay Olivos, expressed a neutral position on the project.
Moved by Commissioner Leo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had no comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had no comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. th
3 Planning Commission
4/13/2026
Planning Commission
Regular Meeting Agenda Minutes
April 13, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:43 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding Warner Avenue Improvements and One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of March 23, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 3, 2026 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202606 FOR THE PROPERTY LOCATED AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.
Project Applicant:
Terri Dickerhoff with CGR Development, representing
Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202606 to allow the sale of beer, wine, and distilled spirits for off premises consumption through the operation of a Type21 Alcoholic Beverage Control license at a new Sprouts Farmers Market grocery store (Project). In addition, a determination of Public Convenience or Necessity is required for this Project.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 202620, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202606 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202606, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type21 Alcoholic Beverage Control license for the sale of beer, wine, and distilled spirits for offpremises consumption; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Terri Dickerhoff, answered questions from the Commission.
2. CONDITIONAL USE PERMIT NO. 202523 FOR THE PROPERTY LOCATED AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
Noe Quinones with 8 Level Design Group, representing
Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC (Property Owner)
Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202523 to allow the sale of beer, wine, and distilled spirits for on premises consumption through a Type47 Alcoholic Beverage Control license at a new eating establishment, Playa Dorada Restaurant & Bar.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 2025102, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 40701435)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202523 for the sale of beer, wine, and distilled spirits for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Noe Quinones, answered questions from the Commission.
Resident, Gay Olivos, expressed a neutral position on the project.
Moved by Commissioner Leo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had no comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had no comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. th
4 Planning Commission
4/13/2026
Planning Commission
Regular Meeting Agenda Minutes
April 13, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:43 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding Warner Avenue Improvements and One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of March 23, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 3, 2026 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202606 FOR THE PROPERTY LOCATED AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.
Project Applicant:
Terri Dickerhoff with CGR Development, representing
Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202606 to allow the sale of beer, wine, and distilled spirits for off premises consumption through the operation of a Type21 Alcoholic Beverage Control license at a new Sprouts Farmers Market grocery store (Project). In addition, a determination of Public Convenience or Necessity is required for this Project.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 202620, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202606 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202606, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type21 Alcoholic Beverage Control license for the sale of beer, wine, and distilled spirits for offpremises consumption; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Terri Dickerhoff, answered questions from the Commission.
2. CONDITIONAL USE PERMIT NO. 202523 FOR THE PROPERTY LOCATED AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
Noe Quinones with 8 Level Design Group, representing
Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC (Property Owner)
Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202523 to allow the sale of beer, wine, and distilled spirits for on premises consumption through a Type47 Alcoholic Beverage Control license at a new eating establishment, Playa Dorada Restaurant & Bar.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 2025102, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 40701435)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202523 for the sale of beer, wine, and distilled spirits for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Noe Quinones, answered questions from the Commission.
Resident, Gay Olivos, expressed a neutral position on the project.
Moved by Commissioner Leo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had no comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had no comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. th
5 Planning Commission
4/13/2026
Planning Commission
Regular Meeting Agenda Minutes
April 13, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:43 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding Warner Avenue Improvements and One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of March 23, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 3, 2026 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202606 FOR THE PROPERTY LOCATED AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.
Project Applicant:
Terri Dickerhoff with CGR Development, representing
Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202606 to allow the sale of beer, wine, and distilled spirits for off premises consumption through the operation of a Type21 Alcoholic Beverage Control license at a new Sprouts Farmers Market grocery store (Project). In addition, a determination of Public Convenience or Necessity is required for this Project.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 202620, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202606 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202606, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type21 Alcoholic Beverage Control license for the sale of beer, wine, and distilled spirits for offpremises consumption; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Terri Dickerhoff, answered questions from the Commission.
2. CONDITIONAL USE PERMIT NO. 202523 FOR THE PROPERTY LOCATED AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
Noe Quinones with 8 Level Design Group, representing
Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC (Property Owner)
Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202523 to allow the sale of beer, wine, and distilled spirits for on premises consumption through a Type47 Alcoholic Beverage Control license at a new eating establishment, Playa Dorada Restaurant & Bar.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 2025102, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 40701435)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202523 for the sale of beer, wine, and distilled spirits for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Noe Quinones, answered questions from the Commission.
Resident, Gay Olivos, expressed a neutral position on the project.
Moved by Commissioner Leo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had no comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had no comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. th
6 Planning Commission
4/13/2026
Planning Commission
Regular Meeting Agenda Minutes
April 13, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:43 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Gay Olivos raised concerns regarding Warner Avenue Improvements and One Broadway Plaza.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of March 23, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 3, 2026 and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202606 FOR THE PROPERTY LOCATED AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT.
Project Applicant:
Terri Dickerhoff with CGR Development, representing
Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner) Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202606 to allow the sale of beer, wine, and distilled spirits for off premises consumption through the operation of a Type21 Alcoholic Beverage Control license at a new Sprouts Farmers Market grocery store (Project). In addition, a determination of Public Convenience or Necessity is required for this Project.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 202620, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202606 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202606, as conditioned, and making a determination of Public Convenience or Necessity to allow a Type21 Alcoholic Beverage Control license for the sale of beer, wine, and distilled spirits for offpremises consumption; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Terri Dickerhoff, answered questions from the Commission.
2. CONDITIONAL USE PERMIT NO. 202523 FOR THE PROPERTY LOCATED AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
Noe Quinones with 8 Level Design Group, representing
Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC (Property Owner)
Proposed Project: The Applicant is requesting approval of Conditional Use Permit No. 202523 to allow the sale of beer, wine, and distilled spirits for on premises consumption through a Type47 Alcoholic Beverage Control license at a new eating establishment, Playa Dorada Restaurant & Bar.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
A Categorical Exemption, ER No. 2025102, will be filed for this Project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE (APN: 40701435)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202523 for the sale of beer, wine, and distilled spirits for onpremises consumption, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the Applicant.
Applicant, Noe Quinones, answered questions from the Commission.
Resident, Gay Olivos, expressed a neutral position on the project.
Moved by Commissioner Leo, seconded by Commissioner Pham to Approve.
YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
Status: 6 – 0 – 0 – 1 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had no comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had no comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 6:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. th
7 Planning Commission
4/13/2026
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary