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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.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERViceChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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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