Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.
1 Planning Commission
7/27/2026
Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.
2 Planning Commission
7/27/2026
Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.
3 Planning Commission
7/27/2026
Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.
4 Planning Commission
7/27/2026
Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.
5 Planning Commission
7/27/2026
Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.
6 Planning Commission
7/27/2026
Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.
7 Planning Commission
7/27/2026
Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.
8 Planning Commission
7/27/2026
Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
1. Connecting directly from your computer:
Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
2. Connecting via the Zoom App:
Download the free Zoom Cloud Meetings app from your favorite app store.
Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
3. Dialing in from a mobile phone or landline:
Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.
9 Planning Commission
7/27/2026
Planning Commission
Regular Meeting Agenda Minutes
July 27, 2026
5:30 P.M.
Council Chamber
22 Civic Center Plaza
Santa Ana, CA
ISURI S. RAMOS
Chair, Ward 3 Representative
CARL BENNINGER
ViceChair,
Ward 4 Representative
CHRISTOPHER LEO
Citywide Representative
JACQUELINE GUZMAN
Ward 2 Representative
JENNIFER OLIVA
Ward 6 Representative
BAO PHAM
Ward 1 Representative
ALAN WOO
Ward 5 Representative
Ali Pezeshkpour, AICP
Executive Director
Melissa M. Crosthwaite
Legal Counsel
Ricardo Soto, AICP
Planning Manager
Gema Zapien
Recording Secretary
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santaana.org/citymeetings.
CALL TO ORDER
Commissioners: Isuri S. Ramos, Chair
Carl Benninger, ViceChair
Christopher Leo
Jacqueline Guzman
Jennifer Oliva
Bao Pham
Alan Woo
Executive Director Ali Pezeshkpour, AICP
Legal Counsel Melissa M. Crosthwaite
Planning Manager Ricardo Soto, AICP
Recording Secretary Gema Zapien
ROLL CALL
Minutes: Quorum was reached at 5:30 PM with Chair Ramos joining via Zoom at 7:28 PM.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS
CONSENT CALENDAR ITEMS
a. Minutes
Recommended Action: Approve Minutes from the meeting of July 13, 2026. b. Excused Absences
Recommended Action: Excuse absent commissioners.
c. Related Bristol Development Agreement 2026 Annual Monitoring Report Recommended Action: Receive and file the 2026 Annual Monitoring Report for Development Agreement No. 202302 between the City of Santa Ana and RCR Bristol, LLC, for the property located at 3600 S. Bristol Street.
Moved by Commissioner Woo, seconded by Commissioner Leo to approve Item A and Item B.
YES: 5 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger NO: 0 – ABSTAIN: 1 – Jacqueline Guzman
ABSENT: 1 – Isuri Ramos
Status: 5 – 0 – 1 – 1 – Pass
Moved by Commissioner Leo, seconded by Commissioner Guzman to approve Item C.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
*End of Consent Calendar*
BUSINESS CALENDAR
Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on July 17, 2026 and notices were mailed on July 16, 2026.
1. SITE PLAN REVIEW NO. 202602 FOR THE PROPERTY LOCATED AT 722 SOUTH PARTON STREET LOCATED WITHIN SPECIFIC DEVELOPMENT NO. 40 (SD40) ZONING DISTRICT.
Project Applicant:
Ed Cruz, on behalf of EC Precise Designs, Inc.
(Applicant) representing Cristobal and Veronica Chavez (Property Owner) Proposed Project: Applicant is requesting approval of Site Plan Review No. 202602 to facilitate the construction of a residential addition, exterior alterations, and interior remodeling of an existing singlefamily residence. The applicant requests approval of a Site Plan Review pursuant to Santa Ana Municipal Code Section 41593.4, Heninger Park Specific Development No. 40 (SD40) zoning district, and the Heninger Park Architectural Design Guidelines (HPADG) to allow major residential additions.
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). Accordingly, no further environmental review is required, and a Notice of Exemption, Environmental Review No. 202681, will be filed for the project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202602 AS CONDITIONED TO ALLOW A MAJOR RESIDENTIAL ADDITION AND EXTERIOR ALTERATIONS TO AN EXISTING SINGLEFAMILY HOME AT 722 SOUTH PARTON STREET (APN:
01020214) WITHIN THE HENINGER PARK SPECIFIC DEVELOPMENT (SD 40)
Recommended Action:
Adopt a resolution approving Site Plan Review No. 202602, as conditioned.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Moved by Commissioner Oliva, seconded by Commissioner Leo to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
2. CONDITIONAL USE PERMIT NO. 202525 FOR THE PROPERTY LOCATED AT 1505 SOUTH AUTO MALL DRIVE LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 60 (SD60) ZONING DISTRICT.
Project Applicant:
Rod Wilson with Electra Media, Inc. (Applicant),
representing HAS, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 202525 to allow the reconstruction of an existing freewayoriented, on premise digital sign into a digital billboard with offpremise commercial advertising, and to allow the digital billboard to continue to exceed the maximum height of 60 feet. The request is made pursuant to Section 411110 of the Santa Ana Municipal Code (SAMC), which permits such signage subject to review and approval of a CUP by the Planning Commission and an Operating Agreement approved by the City Manager.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA) and Section 15162 of the CEQA Guidelines, the project is within the scope of the 2022 Santa Ana OffPremises Commercial Advertising Signs Ordinance Mitigated Negative Declaration (MND) (SCH No. 2022030204). A Notice of Determination, Environmental Review No. 2025104, will be filed for this project.
RESOLUTION NO. 2026XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 202525 AS
CONDITIONED TO ALLOW THE RECONSTRUCTION OF AN EXISTING
FREEWAYORIENTED ONPREMISE DIGITAL SIGN INTO A DIGITAL
BILLBOARD WITH OFFPREMISE COMMERCIAL ADVERTISING, AND TO ALLOW THE DIGITAL BILLBOARD TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE PROPERTY AT 1505 S. AUTO MALL DRIVE (APN: 402 101 39)
Recommended Action:
Adopt a resolution approving Conditional Use Permit No. 202525, as conditioned, to allow the reconstruction of an existing freewayoriented on premise digital sign into a digital billboard with offpremise commercial advertising and to allow the digital billboard to exceed the maximum height of 60 feet.
Minutes: Staff provided a short presentation.
Commission had questions for staff.
Staff answered questions from the Commission.
Rod Wilson, on behalf of the Applicant, expressed gratitude.
Resident, Greg Ohannesian, raised concerns about possible distractions the billboard might cause.
Moved by Commissioner Pham, seconded by Commissioner Guzman to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Isuri Ramos
Status: 6 – 0 – 0 – 1 – Pass
3. SITE PLAN REVIEW NO. 202603 AND VESTING TENTATIVE TRACT MAP NO. 202606 FOR THE PROPERTY LOCATED AT 1901 AND 1974 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE LOCATED WITHIN THE METRO EAST MIXEDUSE OVERLAY ZONE
(MEMU) ZONING DISTRICT.
Project Applicant:
John Deggelman with KB Home (Applicant) representing
the David A. Colton Trust (Property Owner)
Proposed Project: Applicant is requesting approval of Site Plan Review (SPR) No. 202603 and Vesting Tentative Tract Map (VTTM) No. 202606 to facilitate the construction of 188 townhomes at 1901 and 1971 East Fourth Street and 515 and 525 North Cabrillo Park Drive, collectively known at 1901 East Fourth Street. The Site Plan Review is required to develop the Project under the MEMU overlay standards and the Vesting Tentative Tract Map is required to subdivide the property for condominium purposes. As a housing development project, the application is also being processed pursuant to California Senate Bill 330 (Housing Crisis Act of 2019), as amended.
Environmental Impact:
Pursuant to the California Environmental Quality Act
(CEQA), the proposed Project qualifies for a statutory exemption under Public Resources Code Section 21080.66, enacted through Assembly Bill No. 130 (AB 130) (2025), because it satisfies the applicable eligibility requirements for qualifying residential and mixeduse housing developments. Accordingly, a Notice of Exemption, Environmental Review No. 202592, will be filed for the Project.
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 202603 FOR THE
REDEVELOPMENT OF AN EXISTING OFFICE CAMPUS WITH 188 FORSALE TOWNHOMES AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 40005114, 40005109, AND 40005102)
RESOLUTION NO. 2026XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 202606 (COUNTY MAP NO. 19444) TO SUBDIVIDE PROPERTY FOR 188 CONDOMINIUM AIR RIGHT UNITS AT 1901 AND 1971 EAST FOURTH STREET AND 515 AND 525 NORTH CABRILLO PARK DRIVE (COLLECTIVELY REFERRED TO AS “1901 EAST FOURTH STREET”) (APN: 40005115, 400 05114, 40005109, AND 40005102)
Recommended Actions:
1. Adopt a resolution approving Site Plan Review No. 202603, as conditioned; and
2. Adopt a resolution approving Vesting Tentative Tract Map No. 2026 06, 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.
John Abboud, on behalf of the Applicant, answered questions from the Commission.
Santa Ana real estate agent, Desi Reyes, raised concerns about parking and safety.
Resident, David Goedhart, spoke in support of housing but raised concerns about parking and traffic.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Victor Mendez, spoke in support of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Moved by Commissioner Woo, seconded by Commissioner Oliva to Approve.
YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Jennifer Oliva, Carl Benninger, Jacqueline Guzman
NO: 0 – ABSTAIN: 1 – Isuri Ramos
ABSENT: 0 – Status: 6 – 0 – 1 – 0 – Pass
*End of Business Calendar*
WORK STUDY SESSION
4. Comprehensive Zoning Code Update Part A (Outreach, Approach, and Status) – Siri Champion, Principal Planner
Minutes: Staff provided a short presentation.
Commission had questions for the staff.
Staff answered questions from the Commission.
Property owner, Diana Vogel, spoke in support of the project via Zoom.
Resident, Erica Gonzalez, spoke in support of the project via Zoom.
Resident, Maria Marin, spoke in opposition of the project.
Professor of UCI, Kim Fortun, spoke in opposition of the project.
Associate Director of EcoGovLab, James Adams, spoke in opposition of the project.
Resident, Emilio Ramirez, spoke in support of the project.
Resident, Gay Olivos, spoke in opposition of the project.
Resident, Greg Ohannesian, asked questions in reference to the project.
Associate of Lee and Associates, spoke in opposition of the project.
Resident, Yezenia Marrujo, spoke in opposition of the project. *End of Work Study Session 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 August 10, 2026, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.
Minutes: Meeting was adjourned at 9:32 PM.
APPEAL INFORMATION
The formal action by the Planning Commission shall become effective after the tenday appeal period, unless the City Council in compliance with section 41643, 41644 or 41645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing.
MEETING INFORMATION
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Click on the link on top of this agenda OR
Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda.
To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes.
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Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda.
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Submit a written comment
You are invited to submit a written comment in one of the following ways:
Email PBAecomments@santaana.org and reference the topic in the subject line.
Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments, including any supplement materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the inperson meeting must provide 15 printed copies.
TRANSLATION SERVICES Members of the public may request an interpreter 48 hours in advance to assist a nonenglish speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.
Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (SpanishtoEnglish) in addition to those wishing to address the Commission at the podium.
Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio. 10 Planning Commission
7/27/2026