Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 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
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Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
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
4/28/2025
Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 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
4/28/2025
Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 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
4/28/2025
Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 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
4/28/2025
Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 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
4/28/2025
Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 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
4/28/2025
Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 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
4/28/2025
Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 p.m.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9009128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
8 Planning Commission
4/28/2025
Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 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.
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Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
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.
9 Planning Commission
4/28/2025
Planning Commission
Regular Meeting Agenda Minutes
April 28, 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
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Recording Secretary Nuvia Ocampo
ROLL CALL
Minutes: Quorum was reached at 5:45 p.m., with Vice Chair Ramos arriving at 5:55 p.m.
Commissioner Escamilla motioned for Commissioner Leo to serve as Chair.
Commissioner Leo served as Chair until Vice Chair Ramos arrived at 5:55 p.m.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to nominate Commissioner Leo as interim Chair.
YES: 4 – Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 3 – Bao Pham, Isuri Ramos, Jennifer Oliva Status: 4 – 0 – 0 – 3 – Pass
PLEDGE OF ALLEGIANCE
Public Comments
Minutes: Resident, Marisol Cardenas, spoke in support of revoking the LUC for Money for Cans.
Resident, Enrique Adame, spoke in support of revoking LUC for Money for Cans.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from April 14, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar items.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva 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 18, 2025, and notices were mailed on said date.
1. APPEAL OF REVOCATION OF LAND USE CERTIFICATE NO. 200303 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
(CONTINUED FROM APRIL 14, 2025)
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. 200303RCY, 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:
Staff is requesting that the Planning Commission continue the matter to May 12, 2025.
Minutes: Item continued to May 12, 2025 Planning Commission meeting.
2. CONDITIONAL USE PERMIT NO. 202510 FOR THE PROPERTY LOCATED AT 400 WEST WARNER AVENUE LOCATED WITHIN THE LIGHT
INDUSTRIAL (M1) ZONING DISTRICT.
Project Applicant:
Andres Cuenca with Stake Sports, LLC dba Footlab
(Applicant) on behalf of A.R.E Investment Company, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202510 to allow an indoor soccer sports facility and to allow ancillary outdoor business activities. The applicant is making the request pursuant to Section 41472.5 of the Santa Ana Municipal Code (SAMC), which requires Planning Commission review and approval of a CUP for an indoor sports facility. In addition, pursuant to SAMC Section 41650, the applicant is requesting modifications to regulations set forth in Section 41482 of the SAMC.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA Guidelines. Categorical Exemption ER No. 202498 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. 202510 AS
CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY AND TO ALLOW ANCILLARY OUTDOOR BUSINESS ACTIVITIES AT 400 W. WARNER AVENUE (APN: 41002102)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202510 to allow an indoor sports facility and ancillary outdoor business activities, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Andres Cuencas, answered questions from the Commission.
Resident, Tomas Fernandez, spoke in opposition to the project.
Resident, Gabriela Mejia, spoke in opposition to the project via Zoom.
Monica Suter from Public Works answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve with added conditions.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
3. CONDITIONAL USE PERMIT NO. 202511 FOR THE PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
Project Applicant:
John Caglia representing Dutch Bros, Inc. (Applicant) on behalf of Hall John C Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202511 to allow the construction of a new eating establishment, Dutch Bros, with drivethrough window services. Pursuant to Santa Ana Municipal Code Section 41365.5, eating establishments with drivethrough window service require Planning Commission review and approval of a CUP.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 3, Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 202436 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. 202511 AS
CONDITIONED TO ALLOW DRIVETHROUGH SERVICES FOR THE
PROPERTY LOCATED AT 1819 NORTH TUSTIN AVENUE (APN: 396302031 and 39631215)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202511 for drive through window service, as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
John Caglia representing Dutch Bros, Inc. answered questions from the Commission.
Resident, Leah Beattie, raised concerns about street parking in the area.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
4. CONDITIONAL USE PERMIT NO. 202507 FOR THE PROPERTY LOCATED AT 501 NORTH FRENCH STREET LOCATED WITHIN THE DOWNTOWN
DISTRICT (DT) OF THE TRANSIT ZONING CODE/SPECIFIC
DEVELOPMENT NO. 84 (SD84) ZONING DISTRICT.
Project Applicant:
Geoff Brand with Santa Ana River Brewing Company
(Applicant), on behalf of The Chase Family Trust (Property Owner).
Proposed Project: Applicant is requesting approval of the Conditional Use Permit No. 202507 to allow the sale of beer for onpremises and offpremises consumption through a Type23 (Small Beer Manufacture) license from the Department of Alcoholic Beverage Control at a proposed brewpub.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Class 1, Section 15301 (Existing Facilities) of the CEQA Guidelines.
Categorical Exemption, ER No. 202524, 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. 202507 AS
CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES AND OFFPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) FOR A
BREWPUB PROPOSED AT 501 N. FRENCH STREET (APN: 39832410) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202507 for the sale of beer for onpremises and offpremises consumption as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Resident, Geoff Brand, spoke in favor of the project.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
5. VESTING TENTATIVE TRACT MAP NO. 202502 AND DENSITY BONUS AGREEMENT NO. 202502 FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR
MIXEDUSED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING
DISTRICT.
Project Applicant:
Kim Prijatel with City Ventures Homebuilding, LLC.
(Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 202502 (County Map No. 19329) and Density Bonus Agreement No. 202502 to allow the construction of a 36 unit, threestory residential townhouse development. The development will include four units affordable to moderate income households earning 80120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 411600 through 411607.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the project is within the scope of the 2014 Harbor Boulevard MixedUse Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 202480, will be filed for this project.
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202502 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTYSIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY
LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
RESOLUTION NO. 2025XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 202502 TO ALLOW A THIRTYSIX UNIT SINGLEFAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 14431115 AND 14431114)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 202502 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025 02 as conditioned.
Minutes: Staff provided a brief presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions from the applicant.
Applicant, Kim Prijatel, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 5 – Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Bao Pham, Jennifer Oliva Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on May 12, 2025 at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:11 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. 10 Planning Commission
4/28/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Commission Secretary