Planning Commission
Regular Meeting Agenda Minutes
July 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting 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
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Manuel J. Escamilla 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 for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
1. CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant:
Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:
39825530)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Chachmoni Macon, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.
Project Applicant:
Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant).
Proposed Project: Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED
COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Pete Pzado on behalf of the applicant, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
4. ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA.
Project Applicant:
The City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Administrative Matters
5. STAFF UPDATE: 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.
Minutes: Staff provided an update.
6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM.
Recommended Action:
1. Elect a Chairperson for the 20252026 term.
2. Elect a Vice Chairperson for the 20252026 term.
Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *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 July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:51 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
1 Planning Commission
7/14/2025
Planning Commission
Regular Meeting Agenda Minutes
July 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting 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
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Manuel J. Escamilla 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 for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
1. CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant:
Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:
39825530)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Chachmoni Macon, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.
Project Applicant:
Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant).
Proposed Project: Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED
COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Pete Pzado on behalf of the applicant, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
4. ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA.
Project Applicant:
The City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Administrative Matters
5. STAFF UPDATE: 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.
Minutes: Staff provided an update.
6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM.
Recommended Action:
1. Elect a Chairperson for the 20252026 term.
2. Elect a Vice Chairperson for the 20252026 term.
Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *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 July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:51 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
2 Planning Commission
7/14/2025
Planning Commission
Regular Meeting Agenda Minutes
July 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting 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
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Manuel J. Escamilla 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 for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
1. CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant:
Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:
39825530)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Chachmoni Macon, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.
Project Applicant:
Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant).
Proposed Project: Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED
COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Pete Pzado on behalf of the applicant, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
4. ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA.
Project Applicant:
The City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Administrative Matters
5. STAFF UPDATE: 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.
Minutes: Staff provided an update.
6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM.
Recommended Action:
1. Elect a Chairperson for the 20252026 term.
2. Elect a Vice Chairperson for the 20252026 term.
Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *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 July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:51 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
3 Planning Commission
7/14/2025
Planning Commission
Regular Meeting Agenda Minutes
July 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting 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
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Manuel J. Escamilla 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 for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
1. CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant:
Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:
39825530)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Chachmoni Macon, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.
Project Applicant:
Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant).
Proposed Project: Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED
COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Pete Pzado on behalf of the applicant, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
4. ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA.
Project Applicant:
The City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Administrative Matters
5. STAFF UPDATE: 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.
Minutes: Staff provided an update.
6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM.
Recommended Action:
1. Elect a Chairperson for the 20252026 term.
2. Elect a Vice Chairperson for the 20252026 term.
Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *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 July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:51 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
4 Planning Commission
7/14/2025
Planning Commission
Regular Meeting Agenda Minutes
July 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting 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
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Manuel J. Escamilla 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 for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
1. CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant:
Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:
39825530)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Chachmoni Macon, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.
Project Applicant:
Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant).
Proposed Project: Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED
COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Pete Pzado on behalf of the applicant, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
4. ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA.
Project Applicant:
The City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Administrative Matters
5. STAFF UPDATE: 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.
Minutes: Staff provided an update.
6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM.
Recommended Action:
1. Elect a Chairperson for the 20252026 term.
2. Elect a Vice Chairperson for the 20252026 term.
Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *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 July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:51 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
5 Planning Commission
7/14/2025
Planning Commission
Regular Meeting Agenda Minutes
July 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting 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
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Manuel J. Escamilla 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 for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
1. CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant:
Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:
39825530)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Chachmoni Macon, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.
Project Applicant:
Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant).
Proposed Project: Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED
COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Pete Pzado on behalf of the applicant, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
4. ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA.
Project Applicant:
The City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Administrative Matters
5. STAFF UPDATE: 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.
Minutes: Staff provided an update.
6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM.
Recommended Action:
1. Elect a Chairperson for the 20252026 term.
2. Elect a Vice Chairperson for the 20252026 term.
Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *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 July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:51 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
6 Planning Commission
7/14/2025
Planning Commission
Regular Meeting Agenda Minutes
July 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting 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
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Manuel J. Escamilla 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 for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
1. CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant:
Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:
39825530)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Chachmoni Macon, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.
Project Applicant:
Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant).
Proposed Project: Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED
COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Pete Pzado on behalf of the applicant, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
4. ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA.
Project Applicant:
The City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Administrative Matters
5. STAFF UPDATE: 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.
Minutes: Staff provided an update.
6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM.
Recommended Action:
1. Elect a Chairperson for the 20252026 term.
2. Elect a Vice Chairperson for the 20252026 term.
Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *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 July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:51 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
7 Planning Commission
7/14/2025
Planning Commission
Regular Meeting Agenda Minutes
July 14, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
JENNIFER OLIVA
Chair, Ward 6 Representative
ISURI S. RAMOS
ViceChair,
Ward 3 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
CARL BENNINGER
Ward 4 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Acting Planning Manager
Gema Zapien
Acting 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
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from June 23, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Isuri Ramos, Manuel J. Escamilla 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 for items 1 through 3 and 5, were published in the OC Reporter on July 2, 2025, and notices were mailed on July 3, 2025. The legal notice for item 4 was published in the OC Register on June 24, 2025.
1. CONDITIONAL USE PERMIT NO. 202515 FOR THE PROPERTY LOCATED AT 2938 SOUTH DAIMLER STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
Project Applicant:
Steven Lee (Applicant) representing Anchor Stone Christian Church (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202515 to allow the operation of a church at a former office tenant space.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202554, 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. 202515 AS CONDITIONED TO ALLOW AN ASSEMBLY USE LOCATED AT 2938 SOUTH DAIMLER STREET (APN: 43017316)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202515, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
2. CONDITIONAL USE PERMIT NO. 202513 FOR THE PROPERTY LOCATED AT 320 WEST FIFTH STREET LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Chachmoni Macon, representing Evntfull Space (Applicant) and Broadway Improvement Company (Property Owner).
Proposed Project: Request for approval of Conditional Use Permit No. 202513 to allow the conversion of an eating establishment into a banquet facility that would provide event space for smallscale gatherings and celebrations.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 20252, 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. 202513 AS CONDITIONED TO ALLOW A BANQUET FACILITY TO OPERATE AT 320 W. FIFTH STREET (APN:
39825530)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202513, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Chachmoni Macon, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Woo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
3. CONDITIONAL USE PERMIT NO. 202514 FOR THE PROPERTY LOCATED AT 3600 SOUTH SUSAN STREET LOCATED WITHIN THE SPECIFIC
DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT.
Project Applicant:
Jeffrey Reese with C.J. Segerstrom & Sons (Property Owner) representing Anduril Industries (Applicant).
Proposed Project: Request for approval of Conditional Use Permit No. 202514 to allow the installation of an exterior above ground fuel dispenser and an interior paint booth, within an industrial building. Pursuant to Santa Ana Municipal Code Section 41199.4, the uses are considered a noxious use as they require a permit from a regional, state, or federal agency to handle, store, emit or discharge particulate materials; exhaust emissions; or handle, store, emit or discharge regulated compounds, and because they would be located within 1,000 linear feet to any public park, school, or property used or zoned for residential purposes.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines. A Notice of Exemption, Environmental Review ER No. 202546, 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. 202514 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED
COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41199.4 IN THE SPECIFIC DEVELOPMENT NO. 58 (SD58) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 3600 S. SUSAN STREET (APN: 41426101) Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202514, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Pete Pzado on behalf of the applicant, answered questions from the Commission.
Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass
4. ZONING ORDINANCE AMENDMENT NO. 202502 AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) TO ESTABLISH REGULATIONS AS IT RELATES TO AFRAME SIGNS IN THE CITY OF SANTA ANA.
Project Applicant:
The City of Santa Ana
Proposed Project: Planning Commission recommendation that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend Article XI (OnPremises Signs) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) to establish regulations as it relates to Aframe signs.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment. The project is also exempt from CEQA pursuant to section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. A Notice of Exemption, Environmental Review No. 202549, will be filed upon adoption of this ordinance.
ORDINANCE NO. NSXXXX
ZONING ORDINANCE AMENDMENT NO. 202502— AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING PORTIONS OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE RELATING TO A FRAME SIGNS AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES 15060(C)(2), 15060(c)(3) AND 15061(b)(3)
Recommended Action:
Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 202502 to amend several sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) relating to Aframe signs.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Ramos, seconded by Commissioner Escamilla to Approve.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Administrative Matters
5. STAFF UPDATE: 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.
Minutes: Staff provided an update.
6. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION 20252026 TERM.
Recommended Action:
1. Elect a Chairperson for the 20252026 term.
2. Elect a Vice Chairperson for the 20252026 term.
Minutes: Commissioner Escamilla nominated Vice Chair Ramos for Chair, Vice Chair Ramos accepted nomination.
Commissioner Woo nominated Commissioner Benninger for Vice Chair, Commissioner Benninger accepted nomination.
Moved by Commissioner Escamilla, seconded by Commissioner Woo to appoint Vice Chair Ramos as Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass Moved by Commissioner Woo, seconded by Commissioner Leo to appoint Commissioner Benninger as Vice Chair for the 20252026 term.
YES: 7 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger
NO: 0 – ABSTAIN: 0 – ABSENT: 0 – Status: 7 – 0 – 0 – 0 – Pass *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 July 28, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:51 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 Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
8 Planning Commission
7/14/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Comm
ission Secretary