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Planning CommissionRegular Meeting AgendaDecember 8, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting inperson or join via Zoom.Join from your computer: https://zoom.us/j/82417562555Join from your mobile phone via Zoom App. Meeting ID: 82417562555Dial in from a mobile phone or landline.(669) 900 6833; Meeting ID: 82417562555*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.
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<br />ISURI S. RAMOS
<br />Chair, Ward 3 Representative
<br />CARL BENNINGER
<br />ViceChair
<br />Ward 4 Representative
<br />CHRISTOPHER LEO
<br />Citywide Representative
<br />MANUEL J. ESCAMILLA
<br />Ward 2 Representative
<br />JENNIFER OLIVA
<br />Ward 6 Representative
<br />BAO PHAM
<br />Ward 1 Representative
<br />ALAN WOO
<br />Ward 5 Representative
<br />Ali Pezeshkpour, AICP
<br />Executive Director
<br />Melissa M. Crosthwaite
<br />Legal Counsel
<br />Ricardo Soto, AICP
<br />Planning Manager
<br />Gema Zapien
<br />Recording Secretary
<br />In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,
<br />contact Michael Ortiz, City ADA Program Coordinator, at (714) 6475624. Notification 48 hours prior to the Meeting will enable
<br />the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting
<br />documentation can be found on the City’s website – www.santaana.org/citymeetings.
<br />CALL TO ORDER
<br />Commissioners: Isuri S. Ramos, Chair
<br />Carl Benninger, ViceChair
<br />Christopher Leo
<br />Manuel J. Escamilla
<br />Jennifer Oliva
<br />Bao Pham
<br />Alan Woo
<br />Executive Director Ali Pezeshkpour, AICP
<br />Legal Counsel Melissa M. Crosthwaite
<br />Planning Manager Ricardo Soto, AICP
<br />Recording Secretary Gema Zapien
<br />ROLL CALL
<br />PLEDGE OF ALLEGIANCE
<br />PUBLIC COMMENTS
<br />CONSENT CALENDAR ITEMS
<br />a.Minutes
<br />Recommended Action: Approve Minutes from November 10, 2025.
<br />b.Excused Absences
<br />Recommended Action: Excuse absent commissioners.
<br />*End of Consent Calendar*
<br />BUSINESS CALENDAR
<br />Public Hearing:The Planning Commission decision on Conditional Use
<br />Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site
<br />Plan Review, and Public Convenience or Necessity Determinations are final
<br />unless appealed within 10 days of the decision by any interested party or group
<br />(refer to the Basic Meeting Information page for more information). The
<br />Planning Commission recommendation on Zoning and General Plan
<br />amendments, Development Agreements, Specific Developments, and Specific
<br />Plans will be forwarded to the City Council for final determination. Legal notice
<br />was published in the OC Reporter on November 26, 2025 and notices were
<br />mailed on said date.
<br />1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 7638, FOR THE
<br />PROPERTY LOCATED AT 212280 NORTH SULLIVAN AND 2602 WEST FIFTH
<br />STREETS LOCATED WITHIN THE LIGHT INDUSTRIAL (M1) ZONING DISTRICT.
<br />Project Applicant: Extra Space Properties 103, LLC (Applicant and Property
<br />Owner)
<br />Proposed Project: The applicant is requesting approval of Conditional Use
<br />Permit (CUP) No. 7638MOD1 to modify CUP No. 7638 in order to allow the
<br />expansion of an existing miniwarehouse facility and to modify previously approved
<br />conditions. The applicant is making the request pursuant to sections 41472.5 and
<br />41649 of the Santa Ana Municipal Code, which require Planning Commission
<br />review and approval of miniwarehouse use with a CUP and modifications to
<br />approved entitlements.
<br />Environmental Impact: In accordance with the California Environmental Quality
<br />Act (CEQA) and the CEQA Guidelines, the project is exempt from further review
<br />pursuant to Class 32, Section 15332 (InFill Development Projects) of the CEQA
<br />Guidelines. Categorical Exemption ER No. 202421 will be filed for this project.
<br />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 7638MOD1, TO ALLOW
<br />THE EXPANSION OF AN EXISTING SELFSTORAGE FACILITY AND TO
<br />REMOVE THE PREVIOUS CONDITION OF APPROVAL REQUIRING INTERNAL
<br />PERIMETER THREEFOOTWIDE LANDSCAPE PLANTERS, AT 212280 N.
<br />SULLIVAN AND 2602 W. FIFTH STREETS (APNS: 00714178, 00714179,
<br />AND 00714111)
<br />Recommended Action:
<br />Adopt a resolution approving Conditional Use Permit No. 7638MOD1 to
<br />allow the expansion of an existing selfstorage facility and to modify
<br />previously approved conditions, as conditioned.
<br />2.CONDITIONAL USE PERMIT NO. 202526 AND VARIANCE NO. 202502 FOR
<br />THE PROPERTY LOCATED AT 1441 EAST SEVENTEENTH STREET,
<br />LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT.
<br />Project Applicant: YNG Architects Inc. (Applicant) representing Laureano
<br />Carrera with Iglesia Cristiana Rayo De Luz (Property Owner)
<br />Proposed Project: Applicant is requesting approval of Conditional Use Permit
<br />(CUP) No. 202526 and Variance No. 202502 to allow the construction and
<br />operation of a new 11,778 sq. ft. church (Iglesia Cristiana Rayo De Luz). The CUP
<br />is requested pursuant to Section 41313.5(n) of the Santa Ana Municipal Code
<br />(SAMC), which permits churches subject to review and approval of a CUP. The
<br />Variance application is requested pursuant to Section 41638 of the SAMC to
<br />reduce the required building setbacks and landscape area, as well as the off
<br />street parking requirements for the proposed church.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA Guidelines, the project is exempt from further review
<br />pursuant to Class 32, Section 15332 (Class 32 – Infill Development) of the CEQA
<br />Guidelines. The Project also qualifies under CEQA Guidelines Section 15301
<br />(Class 1 – Existing Facilities) for minor alterations to the existing basement
<br />structure. Based on these findings, staff has prepared Environmental Review No.
<br />202320, and a Notice of Exemption will be filed for the Project.
<br />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202526 AS
<br />CONDITIONED TO ALLOW FOR THE CONSTRUCTION AND OPERATION OF A
<br />NEW CHURCH AT THE PROPERTY LOCATED AT 1441 E. SEVENTEENTH
<br />STREET (APN: 39622160)
<br />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING VARIANCE NO. 202502 AS CONDITIONED TO ALLOW A
<br />REDUCTION IN REQUIRED SETBACKS, LANDSCAPE AREA, AND OFF
<br />STREET PARKING REQUIREMENTS TO FACILITATE THE CONSTRUCTION
<br />AND OPERATION OF A NEW CHURCH AT THE PROPERTY LOCATED AT
<br />1441 E. SEVENTEENTH STREET (APN: 39622160)
<br />Recommended Action:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202526, as
<br />conditioned; and
<br />2. Adopt a resolution approving Variance No. 202502, as conditioned.
<br />3.CONDITIONAL USE PERMIT NO. 202503 AND 202527 AND VARIANCE NO.
<br />202501 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN
<br />AVENUE AND 1001 SOUTH FAIRVIEW STREET, LOCATED WITHIN THE
<br />PLANNED SHOPPING CENTER (C4) ZONING DISTRICT.
<br />Project Applicant: Ilan Golcheh (Applicant) representing Sej Asset
<br />Management & Investment Company and Mapocos, LLC (Property Owners)
<br />Proposed Project: The applicant is requesting approval of Conditional Use
<br />Permit (CUP) No. 202503, CUP No. 202527, and Variance No. 202501 to
<br />facilitate the redevelopment of an existing shopping center that includes
<br />construction of a new 4,650 sq. ft. 7Eleven convenience store, a 3,136 sq. ft.
<br />service station and canopy, a 2,200 sq. ft. multitenant commercial building, and
<br />remodeling an existing commercial building. CUP No. 202503 would allow a
<br />noxious use (service station) pursuant to Section 41199.4 of the Santa Ana
<br />Municipal Code, and CUP No. 202507 would allow the service station and the 7
<br />Eleven convenience store to operate 24hours, pursuant to Section 41412.5 of the
<br />SAMC. Variance No. 202501 would allow reduced setbacks along Fairview
<br />Street and McFadden Avenue, as well as reduced landscaped setbacks abutting
<br />the residential uses.
<br />Environmental Impact: Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA Guidelines, the project is exempt from further review
<br />pursuant to Class 3, Section 15303 of the CEQA Guidelines. Categorical
<br />Exemption ER No. 2022111 will be filed for this project.
<br />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202503 AS
<br />CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL,
<br />STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE
<br />REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES
<br />WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K12), OR
<br />RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION
<br />41199.4 IN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT FOR
<br />THE PROPERTY LOCATED AT 2745 W. MCFADDEN AVENUE (APN: 109040
<br />34)
<br />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202527 AS
<br />CONDITIONED TO ALLOW AFTERHOURS OPERATION BETWEEN THE
<br />HOURS OF 12:00 A.M. MIDNIGHT AND 5:00 A.M., PURSUANT TO SANTA ANA
<br />MUNICIPAL CODE SECTION 41412.5 IN THE PLANNED SHOPPING CENTER
<br />(C4) ZONING DISTRICT FOR THE PROPOSED CONVENIENCE STORE (7
<br />ELEVEN) LOCATED AT 2745 WEST MCFADDEN AVENUE (APN: 10904034)
<br />RESOLUTION NO. 2025XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING VARIANCE NO. 202501 AS CONDITIONED TO ALLOW
<br />REDUCED LANDSCAPE SETBACKS FOR THE PROPERTIES LOCATED AT
<br />1001 S. FAIRVIEW STREET AND 2745 W. MCFADDEN AVENUE (APN: 109
<br />04041 AND 10904034)
<br />Recommended Action:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202503 as
<br />conditioned;
<br />2. Adopt a resolution approving Conditional Use Permit No. 202527 as
<br />conditioned; and
<br />3. Adopt a resolution approving Variance No. 202501 as conditioned.
<br />*End of Business Calendar*
<br />STAFF COMMENTS
<br />COMMISSIONER COMMENTS
<br />ADJOURNMENT
<br />The next meeting of the Planning Commission will be on January 12, 2026, at 5:30 PM in the
<br />Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
<br />APPEAL INFORMATION
<br />The formal action by the Planning Commission shall become effective after the tenday
<br />appeal period, unless the City Council in compliance with section 41643, 41644 or 41645
<br />holds a public hearing on the matter, then the formal action will become effective on the day
<br />following the hearing and decision by the City Council. An appeal from the decision or
<br />requirement of the Planning Commission may be made by any interested party, individual, or
<br />group. The appeal must be filed with the Clerk of the Council, accompanied by the required
<br />filing fee, and a copy sent to the Planning Department, within ten days of the date of the
<br />Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed
<br />holiday or a day when City hall is closed, the final day to appeal shall be extended to the next
<br />day City Hall is open for public business. Please note: Under California Government Code
<br />Sec. 65009, if you challenge in court any of the matters on this agenda for which a public
<br />hearing is to be conducted, you may be limited to raising only those issues which you (or
<br />someone else) raised orally at the public hearing or in written correspondence received by
<br />the Planning Commission or City Council at or before the hearing.
<br />MEETING INFORMATION
<br />If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.
<br />1. Connecting directly from your computer:
<br />Click on the link on top of this agenda OR
<br />Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting
<br />ID is listed at the top of this agenda.
<br />To speak during the meeting: When you wish to comment on an item that is being is
<br />discussed, click on the button next to your name to virtually raise your hand and let us know
<br />you wish to speak. You will have 3 minutes.
<br />2. Connecting via the Zoom App:
<br />Download the free Zoom Cloud Meetings app from your favorite app store.
<br />Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your
<br />name, and the blue Join button. The Meeting ID is listed at the top of this agenda.
<br />To speak during the meeting: When you wish to comment on an item that is being is
<br />discussed, click on the button next to your name to virtually raise your hand and let us know
<br />you wish to speak. You will have 3 minutes.
<br />3. Dialing in from a mobile phone or landline:
<br />Dial (669) 9006833. When prompted, enter the meeting ID. The Meeting ID is listed at
<br />the top of this agenda.
<br />To speak during the meeting: When you wish to comment on an item that is being is
<br />discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.
<br />Submit a written comment
<br />You are invited to submit a written comment in one of the following ways:
<br />Email PBAecomments@santaana.org and reference the topic in the subject line.
<br />Mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza –
<br />M20, Santa Ana, CA 92701.
<br />Deadline to submit written comments, including any supplement materials for
<br />consideration by the Planning Commission, is 3:30 p.m. on the day of the
<br />meeting.Comments received after the deadline may not be distributed to the
<br />Commission but will be made part of the record. All attendees wishing to submit
<br />written comments or supplemental materials for distribution to Planning Commission
<br />members during the inperson meeting must provide 15 printed copies.
<br />TRANSLATION SERVICES Members of the public may request an interpreter 48
<br />hours in advance to assist a nonenglish speaker during the public comments
<br />sections of the meeting. Notification of 48 hours prior to the Meeting will enable the
<br />City to make reasonable arrangements to assure accessibility to this meeting.
<br />Simultaneous Spanish interpretation is provided through the use of headsets and
<br />consecutive interpretation (SpanishtoEnglish) in addition to those wishing to
<br />address the Commission at the podium.
<br />Los miembros del público pueden solicitar un intérprete con 48 horas de
<br />anticipación para asistir a una persona que no habla inglés durante la sección de
<br />comentarios públicos de la reunión. La notificación con 48 horas de anticipación
<br />permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el
<br />acceso a esta reunión. La interpretación simultánea al español se ofrece por medio
<br />del uso de audífonos y la interpretación consecutiva (español a inglés) también está
<br />disponible para cualquiera que desee dirigirse a la Comisión en el podio.
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