Planning Commission
Regular Meeting Agenda Minutes
September 22, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
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: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from September 8, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing:
The Planning Commission decision on Conditional Use
Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.
1. CONDITIONAL USE PERMIT NO. 202517 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD88) ZONING DISTRICT.
Project Applicant:
Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 202517 to allow the sale of beer for onpremises consumption through the operation of a Type23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 202577, 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. 202517 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 43022155)
Recommended Action:
Adopt a resolution approving Conditional Use Permit (CUP) No. 202517 for the sale of beer for onpremises consumption as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Michael Crea, answered questions from the Commission.
Resident spoke in opposition to this project via zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. TENTATIVE TRACT MAP NO. 202503 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Mario Mendoza on behalf of 920 North Grand Avenue, LLC
(Applicant and Property Owner)
Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 202503 to facilitate the subdivision of an existing fiveunit livework development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 202540, will be filed upon project approval.
RESOLUTION NO. 2023XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202503 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5UNIT LIVEWORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”)
Recommended Action:
Adopt a resolution approving Tentative Tract Map (TTM) No. 202503 (County Map No. 17973) 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.
Applicants, Mario and Alina Mendoza, answered questions from the Commission.
Resident Yezenia Marrujo provided public comment via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:48 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, 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
9/22/2025
Planning Commission
Regular Meeting Agenda Minutes
September 22, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
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: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from September 8, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing:
The Planning Commission decision on Conditional Use
Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.
1. CONDITIONAL USE PERMIT NO. 202517 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD88) ZONING DISTRICT.
Project Applicant:
Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 202517 to allow the sale of beer for onpremises consumption through the operation of a Type23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 202577, 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. 202517 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 43022155)
Recommended Action:
Adopt a resolution approving Conditional Use Permit (CUP) No. 202517 for the sale of beer for onpremises consumption as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Michael Crea, answered questions from the Commission.
Resident spoke in opposition to this project via zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. TENTATIVE TRACT MAP NO. 202503 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Mario Mendoza on behalf of 920 North Grand Avenue, LLC
(Applicant and Property Owner)
Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 202503 to facilitate the subdivision of an existing fiveunit livework development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 202540, will be filed upon project approval.
RESOLUTION NO. 2023XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202503 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5UNIT LIVEWORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”)
Recommended Action:
Adopt a resolution approving Tentative Tract Map (TTM) No. 202503 (County Map No. 17973) 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.
Applicants, Mario and Alina Mendoza, answered questions from the Commission.
Resident Yezenia Marrujo provided public comment via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:48 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, 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
9/22/2025
Planning Commission
Regular Meeting Agenda Minutes
September 22, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
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: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from September 8, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing:
The Planning Commission decision on Conditional Use
Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.
1. CONDITIONAL USE PERMIT NO. 202517 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD88) ZONING DISTRICT.
Project Applicant:
Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 202517 to allow the sale of beer for onpremises consumption through the operation of a Type23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 202577, 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. 202517 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 43022155)
Recommended Action:
Adopt a resolution approving Conditional Use Permit (CUP) No. 202517 for the sale of beer for onpremises consumption as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Michael Crea, answered questions from the Commission.
Resident spoke in opposition to this project via zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. TENTATIVE TRACT MAP NO. 202503 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Mario Mendoza on behalf of 920 North Grand Avenue, LLC
(Applicant and Property Owner)
Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 202503 to facilitate the subdivision of an existing fiveunit livework development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 202540, will be filed upon project approval.
RESOLUTION NO. 2023XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202503 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5UNIT LIVEWORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”)
Recommended Action:
Adopt a resolution approving Tentative Tract Map (TTM) No. 202503 (County Map No. 17973) 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.
Applicants, Mario and Alina Mendoza, answered questions from the Commission.
Resident Yezenia Marrujo provided public comment via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:48 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, 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
9/22/2025
Planning Commission
Regular Meeting Agenda Minutes
September 22, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
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: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from September 8, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing:
The Planning Commission decision on Conditional Use
Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.
1. CONDITIONAL USE PERMIT NO. 202517 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD88) ZONING DISTRICT.
Project Applicant:
Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 202517 to allow the sale of beer for onpremises consumption through the operation of a Type23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 202577, 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. 202517 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 43022155)
Recommended Action:
Adopt a resolution approving Conditional Use Permit (CUP) No. 202517 for the sale of beer for onpremises consumption as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Michael Crea, answered questions from the Commission.
Resident spoke in opposition to this project via zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. TENTATIVE TRACT MAP NO. 202503 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Mario Mendoza on behalf of 920 North Grand Avenue, LLC
(Applicant and Property Owner)
Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 202503 to facilitate the subdivision of an existing fiveunit livework development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 202540, will be filed upon project approval.
RESOLUTION NO. 2023XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202503 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5UNIT LIVEWORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”)
Recommended Action:
Adopt a resolution approving Tentative Tract Map (TTM) No. 202503 (County Map No. 17973) 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.
Applicants, Mario and Alina Mendoza, answered questions from the Commission.
Resident Yezenia Marrujo provided public comment via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:48 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, 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
9/22/2025
Planning Commission
Regular Meeting Agenda Minutes
September 22, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
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: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from September 8, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing:
The Planning Commission decision on Conditional Use
Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.
1. CONDITIONAL USE PERMIT NO. 202517 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD88) ZONING DISTRICT.
Project Applicant:
Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 202517 to allow the sale of beer for onpremises consumption through the operation of a Type23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 202577, 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. 202517 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 43022155)
Recommended Action:
Adopt a resolution approving Conditional Use Permit (CUP) No. 202517 for the sale of beer for onpremises consumption as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Michael Crea, answered questions from the Commission.
Resident spoke in opposition to this project via zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. TENTATIVE TRACT MAP NO. 202503 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Mario Mendoza on behalf of 920 North Grand Avenue, LLC
(Applicant and Property Owner)
Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 202503 to facilitate the subdivision of an existing fiveunit livework development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 202540, will be filed upon project approval.
RESOLUTION NO. 2023XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202503 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5UNIT LIVEWORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”)
Recommended Action:
Adopt a resolution approving Tentative Tract Map (TTM) No. 202503 (County Map No. 17973) 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.
Applicants, Mario and Alina Mendoza, answered questions from the Commission.
Resident Yezenia Marrujo provided public comment via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:48 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, 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
9/22/2025
Planning Commission
Regular Meeting Agenda Minutes
September 22, 2025
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
MANUEL J. ESCAMILLA
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
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: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Manuel J. Escamilla
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Acting Planning Manager Ricardo Soto, AICP
Acting Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:35 PM with Commissioner Escamilla arriving at 5:39 PM and Commissioners Leo and Benninger absent.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
Minutes: Resident, Yezenia Marrujo, expressed concerns regarding the Zoning Code Update and its potential impact on the Cornerstone Neighborhood.
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from September 8, 2025. b. Excused Absences
Recommended Action: Excuse absent commissioners.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing:
The Planning Commission decision on Conditional Use
Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on September 12, 2025 and notices were mailed on September 11, 2025.
1. CONDITIONAL USE PERMIT NO. 202517 FOR THE PROPERTY LOCATED AT 2590 SOUTH REDHILL AVENUE, UNIT C, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 88 (SD88) ZONING DISTRICT.
Project Applicant:
Cynthia Wang with Studio Ren Architecture Inc., representing Unsung Brewing Company (Applicant) on behalf of PR/Broadstone Heritage III, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit No. 202517 to allow the sale of beer for onpremises consumption through the operation of a Type23 (Small Beer Manufacture) Alcoholic Beverage Control (ABC) license at a new proposed eating establishment, called Unsung Brewing Company.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines. A Categorical Exemption, ER No. 202577, 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. 202517 AS CONDITIONED TO ALLOW THE SALE OF BEER FOR ONPREMISES CONSUMPTION THROUGH A TYPE23 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING ESTABLISHMENT PROPOSED AT 2590 S. REDHILL AVENUE, UNIT C. (APN: 43022155)
Recommended Action:
Adopt a resolution approving Conditional Use Permit (CUP) No. 202517 for the sale of beer for onpremises consumption as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Commission had questions for the applicant.
Applicant, Michael Crea, answered questions from the Commission.
Resident spoke in opposition to this project via zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Oliva to Approve.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
2. TENTATIVE TRACT MAP NO. 202503 FOR THE PROPERTY LOCATED AT 930 NORTH GRAND AVENUE LOCATED WITHIN THE TRANSIT ZONING CODE (SD84) ZONING DISTRICT.
Project Applicant:
Mario Mendoza on behalf of 920 North Grand Avenue, LLC
(Applicant and Property Owner)
Proposed Project: Applicant is requesting approval of Tentative Tract Map (TTM) No. 202503 to facilitate the subdivision of an existing fiveunit livework development into five condominium units. Pursuant to Santa Ana Municipal Code (SAMC) Section 34127, a Tentative Tract Map (TTM) application is required for projects proposing to create five or more lots, including condominium units, containing residential uses.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, the Project is within the scope of the 2010 Transit Zoning Code Environmental Impact Report (SCH No. 2006071100). A Notice of Determination, ER No. 202540, will be filed upon project approval.
RESOLUTION NO. 2023XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 202503 (COUNTY MAP NO. 17973) AS CONDITIONED FOR A 5UNIT LIVEWORK DEVELOPMENT LOCATED AT 922 THROUGH 930 NORTH GRAND AVENUE (“COLLECTIVELY REFERRED TO AS 930 NORTH GRAND AVENUE”)
Recommended Action:
Adopt a resolution approving Tentative Tract Map (TTM) No. 202503 (County Map No. 17973) 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.
Applicants, Mario and Alina Mendoza, answered questions from the Commission.
Resident Yezenia Marrujo provided public comment via Zoom.
Moved by Commissioner Escamilla, seconded by Commissioner Ramos to Approve with added conditions.
YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Christopher Leo, Carl Benninger Status: 5 – 0 – 0 – 2 – Pass
*End of Business Calendar*
STAFF COMMENTS
Minutes: Staff had comments for the Commission.
COMMISSIONER COMMENTS
Minutes: Commission had comments for staff.
ADJOURNMENT
The next meeting of the Planning Commission will be on October 13, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 7:48 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, 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
9/22/2025
Respectfully submitted:
_________________________
Gema Zapien
Planning Comm
ission Secretary