Planning Commission
Regular Meeting Agenda Minutes
April 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from March 24, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025)
Project Applicant:
David Oh (Applicant) with Top Food Makers, Inc., on behalf of BolsaBushard, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202503 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202502 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFFPREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 39912103) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202502 as conditioned; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
David Oh, representing the applicant, answered questions from the Commission.
Public comment received via Zoom in support of project.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. CONDITIONAL USE PERMIT NOS. 202505 AND 202506 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD76) ZONING DISTRICT.
Project Applicant:
Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 202505 and 202506 to allow the sale of beer and wine for on premises consumption through a Type41 license from the Department of Alcoholic Beverage Control and to allow for afterhours operations at an existing eating establishment.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202518 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202505 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON
PREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411093 03)
RESOLUTION NO. 2025XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 41109303)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202505 for onsale beer and wine license as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202506 for afterhours operation as conditioned.
Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Jiayi Liu, answered questions from the Commission.
3. APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 202303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE
LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING
DISTRICT.
Project Applicant:
Bertilio Henriquez (Applicant) on behalf of Santa Ana
Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
Recommended Action:
Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 200303.
Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.
Administrative Matters
. 1. Planning Commission Basics
Minutes: Senior Assistant City Attorney provided a short presentation. *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:18 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
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
4/14/2025
Planning Commission
Regular Meeting Agenda Minutes
April 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from March 24, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025)
Project Applicant:
David Oh (Applicant) with Top Food Makers, Inc., on behalf of BolsaBushard, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202503 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202502 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFFPREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 39912103) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202502 as conditioned; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
David Oh, representing the applicant, answered questions from the Commission.
Public comment received via Zoom in support of project.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. CONDITIONAL USE PERMIT NOS. 202505 AND 202506 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD76) ZONING DISTRICT.
Project Applicant:
Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 202505 and 202506 to allow the sale of beer and wine for on premises consumption through a Type41 license from the Department of Alcoholic Beverage Control and to allow for afterhours operations at an existing eating establishment.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202518 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202505 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON
PREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411093 03)
RESOLUTION NO. 2025XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 41109303)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202505 for onsale beer and wine license as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202506 for afterhours operation as conditioned.
Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Jiayi Liu, answered questions from the Commission.
3. APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 202303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE
LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING
DISTRICT.
Project Applicant:
Bertilio Henriquez (Applicant) on behalf of Santa Ana
Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
Recommended Action:
Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 200303.
Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.
Administrative Matters
. 1. Planning Commission Basics
Minutes: Senior Assistant City Attorney provided a short presentation. *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:18 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
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
4/14/2025
Planning Commission
Regular Meeting Agenda Minutes
April 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from March 24, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025)
Project Applicant:
David Oh (Applicant) with Top Food Makers, Inc., on behalf of BolsaBushard, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202503 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202502 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFFPREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 39912103) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202502 as conditioned; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
David Oh, representing the applicant, answered questions from the Commission.
Public comment received via Zoom in support of project.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. CONDITIONAL USE PERMIT NOS. 202505 AND 202506 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD76) ZONING DISTRICT.
Project Applicant:
Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 202505 and 202506 to allow the sale of beer and wine for on premises consumption through a Type41 license from the Department of Alcoholic Beverage Control and to allow for afterhours operations at an existing eating establishment.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202518 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202505 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON
PREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411093 03)
RESOLUTION NO. 2025XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 41109303)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202505 for onsale beer and wine license as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202506 for afterhours operation as conditioned.
Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Jiayi Liu, answered questions from the Commission.
3. APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 202303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE
LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING
DISTRICT.
Project Applicant:
Bertilio Henriquez (Applicant) on behalf of Santa Ana
Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
Recommended Action:
Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 200303.
Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.
Administrative Matters
. 1. Planning Commission Basics
Minutes: Senior Assistant City Attorney provided a short presentation. *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:18 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
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
4/14/2025
Planning Commission
Regular Meeting Agenda Minutes
April 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from March 24, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025)
Project Applicant:
David Oh (Applicant) with Top Food Makers, Inc., on behalf of BolsaBushard, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202503 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202502 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFFPREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 39912103) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202502 as conditioned; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
David Oh, representing the applicant, answered questions from the Commission.
Public comment received via Zoom in support of project.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. CONDITIONAL USE PERMIT NOS. 202505 AND 202506 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD76) ZONING DISTRICT.
Project Applicant:
Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 202505 and 202506 to allow the sale of beer and wine for on premises consumption through a Type41 license from the Department of Alcoholic Beverage Control and to allow for afterhours operations at an existing eating establishment.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202518 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202505 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON
PREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411093 03)
RESOLUTION NO. 2025XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 41109303)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202505 for onsale beer and wine license as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202506 for afterhours operation as conditioned.
Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Jiayi Liu, answered questions from the Commission.
3. APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 202303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE
LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING
DISTRICT.
Project Applicant:
Bertilio Henriquez (Applicant) on behalf of Santa Ana
Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
Recommended Action:
Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 200303.
Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.
Administrative Matters
. 1. Planning Commission Basics
Minutes: Senior Assistant City Attorney provided a short presentation. *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:18 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
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
4/14/2025
Planning Commission
Regular Meeting Agenda Minutes
April 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from March 24, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025)
Project Applicant:
David Oh (Applicant) with Top Food Makers, Inc., on behalf of BolsaBushard, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202503 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202502 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFFPREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 39912103) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202502 as conditioned; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
David Oh, representing the applicant, answered questions from the Commission.
Public comment received via Zoom in support of project.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. CONDITIONAL USE PERMIT NOS. 202505 AND 202506 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD76) ZONING DISTRICT.
Project Applicant:
Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 202505 and 202506 to allow the sale of beer and wine for on premises consumption through a Type41 license from the Department of Alcoholic Beverage Control and to allow for afterhours operations at an existing eating establishment.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202518 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202505 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON
PREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411093 03)
RESOLUTION NO. 2025XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 41109303)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202505 for onsale beer and wine license as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202506 for afterhours operation as conditioned.
Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Jiayi Liu, answered questions from the Commission.
3. APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 202303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE
LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING
DISTRICT.
Project Applicant:
Bertilio Henriquez (Applicant) on behalf of Santa Ana
Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
Recommended Action:
Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 200303.
Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.
Administrative Matters
. 1. Planning Commission Basics
Minutes: Senior Assistant City Attorney provided a short presentation. *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:18 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
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
4/14/2025
Planning Commission
Regular Meeting Agenda Minutes
April 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from March 24, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025)
Project Applicant:
David Oh (Applicant) with Top Food Makers, Inc., on behalf of BolsaBushard, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202503 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202502 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFFPREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 39912103) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202502 as conditioned; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
David Oh, representing the applicant, answered questions from the Commission.
Public comment received via Zoom in support of project.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. CONDITIONAL USE PERMIT NOS. 202505 AND 202506 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD76) ZONING DISTRICT.
Project Applicant:
Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 202505 and 202506 to allow the sale of beer and wine for on premises consumption through a Type41 license from the Department of Alcoholic Beverage Control and to allow for afterhours operations at an existing eating establishment.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202518 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202505 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON
PREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411093 03)
RESOLUTION NO. 2025XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 41109303)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202505 for onsale beer and wine license as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202506 for afterhours operation as conditioned.
Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Jiayi Liu, answered questions from the Commission.
3. APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 202303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE
LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING
DISTRICT.
Project Applicant:
Bertilio Henriquez (Applicant) on behalf of Santa Ana
Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
Recommended Action:
Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 200303.
Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.
Administrative Matters
. 1. Planning Commission Basics
Minutes: Senior Assistant City Attorney provided a short presentation. *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:18 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
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
4/14/2025
Planning Commission
Regular Meeting Agenda Minutes
April 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 3 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Acting Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Nuvia Ocampo
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Jennifer Oliva, Chair
Isuri S. Ramos, ViceChair
Christopher Leo
Carl Benninger
Bao Pham
Manuel J. Escamilla
Alan Woo
Acting Executive Director Ali Pezeshkpour, AICP
Senior Asst. City Attorney Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:37 p.m. with Commissioner Escamilla arriving at 5:40 p.m.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from March 24, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on April 4, 2025, and notices were mailed on said date.
1. CONDITIONAL USE PERMIT NO. 202502 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE
GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025)
Project Applicant:
David Oh (Applicant) with Top Food Makers, Inc., on behalf of BolsaBushard, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202502, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for offpremises consumption through the operation of a Type21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202503 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202502 AS
CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFFPREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 39912103) Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202502 as conditioned; and
2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
David Oh, representing the applicant, answered questions from the Commission.
Public comment received via Zoom in support of project.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. CONDITIONAL USE PERMIT NOS. 202505 AND 202506 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD76) ZONING DISTRICT.
Project Applicant:
Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner) Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 202505 and 202506 to allow the sale of beer and wine for on premises consumption through a Type41 license from the Department of Alcoholic Beverage Control and to allow for afterhours operations at an existing eating establishment.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 202518 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202505 AS
CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON
PREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411093 03)
RESOLUTION NO. 2025XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202506 AS
CONDITIONED TO ALLOW AFTERHOURS OPERATIONS UNTIL 2:00 A.M.
FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 41109303)
Recommended Actions:
1. Adopt a resolution approving Conditional Use Permit No. 202505 for onsale beer and wine license as conditioned; and
2. Adopt a resolution approving Conditional Use Permit No. 202506 for afterhours operation as conditioned.
Moved by Commissioner Escamilla, seconded by Commissioner Leo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Jiayi Liu, answered questions from the Commission.
3. APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 202303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE
LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING
DISTRICT.
Project Applicant:
Bertilio Henriquez (Applicant) on behalf of Santa Ana
Stater Shops, LLC. (Property Owner)
Proposed Project: Appeal Application No. 202501 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 200303, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 202522 will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 202501, THEREBY REVOKING LAND USE CERTIFICATE NO. 200303 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 40804104).
Recommended Action:
Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 200303.
Minutes: Staff requested item be continued to scheduled meeting on April 28, 2025.
Administrative Matters
. 1. Planning Commission Basics
Minutes: Senior Assistant City Attorney provided a short presentation. *End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on April 28, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 8:18 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies. 7 Planning Commission
4/14/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary