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Planning and Building Agency Exhibit 3 - Planning Commission Staff Report and Exhibit a - a - City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report October 27, 2025 Topic: CUP No. 1982-18-MOD-1 — Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 1982-18-MOD-1, as conditioned. EXECUTIVE SUMMARY Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School ("Applicant"), representing Forty Martyrs Armenian Church ("Property Owner"), is requesting approval of Conditional Use Permit(CUP) No. 1982-18-MOD-1 to modify previous entitlement CUP No. 1982-18, allowing a church and private school uses. The approved entitlements for the site included Variance No. 1982-20 for a reduction in overall required parking. The Applicant is requesting the modification of CUP No. 1982-18 to facilitate the construction of a new building to modify and expand the existing private school operations at 5311 W. McFadden Avenue ("Project"). Pursuant to Section 41-232.5(c) of the Santa Ana Municipal Code (SAMC), private schools located in the Single-family Residence (R1) zoning district require approval of a CUP. Moreover, pursuant to Section 41-649, any modification of an approved CUP shall necessitate the refiling of a new application. Staff is recommending approval of the Applicant's request due to the facility's location, proposed operations, and compatibility with surrounding land uses. DISCUSSION Project Description The Project is proposed within an existing 1.7-acre (74,188 sq. ft.) campus, located northwest of the intersection of McFadden Avenue and Euclid Street. The site is currently developed with an existing church building that is 5,500 square feet in size and a private school building 17,500 square feet in size, serving students from pre-kindergarten to sixth grade. The Project proposes to construct a new two-story, 4,846-square-foot building located at the rear (north) portion of the site. The proposed building will feature contemporary architectural design to complement the existing church and private school facilities. The structure will have a maximum height of 32.5 feet and includes a 13.5-foot ground-level opening to allow vehicular circulation beneath the second-story classrooms. The second floor will extend over the two-way drive aisle, providing additional classroom space while maintaining safe on-site circulation for staff and visitors. City Council 18 — 53 2/3/2026