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Planning CommissionRegular Meeting Agenda MinutesApril 13, 20265:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERViceChair,Ward 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 />Minutes: Quorum was reached at 5:33 PM with Commissioner Escamilla arriving at 5:43
<br />PM.
<br />PLEDGE OF ALLEGIANCE
<br />PUBLIC COMMENTS
<br />Minutes: Resident, Gay Olivos raised concerns regarding Warner Avenue Improvements
<br />and One Broadway Plaza.
<br />CONSENT CALENDAR ITEMS
<br />a.Minutes
<br />Recommended Action: Approve Minutes from the meeting of March 23, 2026.
<br />b.Excused Absences
<br />Recommended Action: Excuse absent commissioners.
<br />Moved by Commissioner Woo, seconded by Commissioner Pham to Approve.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J. Escamilla, Jennifer
<br />Oliva
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />*End of Consent Calendar*
<br />BUSINESS CALENDAR
<br />Public Hearing:The Planning Commission decision on Conditional Use Permits,
<br />Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and
<br />Public Convenience or Necessity Determinations are final unless appealed within 10
<br />days of the decision by any interested party or group (refer to the Basic Meeting
<br />Information page for more information). The Planning Commission recommendation
<br />on Zoning and General Plan amendments, Development Agreements, Specific
<br />Developments, and Specific Plans will be forwarded to the City Council for final
<br />determination. Legal notice was published in the OC Reporter on April 3, 2026 and
<br />notices were mailed on said date.
<br />1.CONDITIONAL USE PERMIT NO. 202606 FOR THE PROPERTY LOCATED
<br />AT 2311 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL
<br />COMMERCIAL (C2) ZONING DISTRICT.
<br />Project Applicant: Terri Dickerhoff with CGR Development, representing
<br />Sprouts Farmers Market (Applicant) and NMC Santa Ana, LLC (Property Owner)
<br />Proposed Project: The Applicant is requesting approval of Conditional Use
<br />Permit No. 202606 to allow the sale of beer, wine, and distilled spirits for off
<br />premises consumption through the operation of a Type21 Alcoholic Beverage
<br />Control license at a new Sprouts Farmers Market grocery store (Project). In
<br />addition, a determination of Public Convenience or Necessity is required for this
<br />Project.
<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 Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
<br />A Categorical Exemption, ER No. 202620, will be filed for this Project.
<br />RESOLUTION NO. 2026XXX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202606 AS
<br />CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE
<br />OR NECESSITY TO ALLOW A TYPE21 ALCOHOLIC BEVERAGE CONTROL
<br />LICENSE FOR THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR
<br />OFFPREMISES CONSUMPTION AT SPROUTS FARMERS MARKET
<br />LOCATED AT 2311 SOUTH BRISTOL STREET (APN: 41043102)
<br />Recommended Actions:
<br />1. Adopt a resolution approving Conditional Use Permit No. 202606, as
<br />conditioned, and making a determination of Public Convenience or
<br />Necessity to allow a Type21 Alcoholic Beverage Control license for the sale
<br />of beer, wine, and distilled spirits for offpremises consumption; and
<br />2. Authorize staff to issue a Letter of Public Convenience or Necessity to the
<br />State Department of Alcoholic Beverage Control.
<br />Moved by Commissioner Woo, seconded by Commissioner Escamilla to
<br />Approve.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Jennifer Oliva
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Commission had questions for the Applicant.
<br />Applicant, Terri Dickerhoff, answered questions from the Commission.
<br />2.CONDITIONAL USE PERMIT NO. 202523 FOR THE PROPERTY LOCATED
<br />AT 2513 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY
<br />COMMERCIAL (C1) ZONING DISTRICT.
<br />Project Applicant: Noe Quinones with 8 Level Design Group, representing
<br />Playa Dorada Restaurant & Bar (Applicant) and 2513 W. Edinger Ave, LLC
<br />(Property Owner)
<br />Proposed Project: The Applicant is requesting approval of Conditional Use
<br />Permit No. 202523 to allow the sale of beer, wine, and distilled spirits for on
<br />premises consumption through a Type47 Alcoholic Beverage Control license at a
<br />new eating establishment, Playa Dorada Restaurant & Bar.
<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 Section 15301 (Class 1 Existing Facilities) of the CEQA Guidelines.
<br />A Categorical Exemption, ER No. 2025102, will be filed for this Project.
<br />RESOLUTION NO. 2026XXX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202523 AS
<br />CONDITIONED TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED
<br />SPIRITS FOR ONPREMISES CONSUMPTION THROUGH A TYPE47 LICENSE
<br />FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN
<br />EATING ESTABLISHMENT LOCATED AT 2513 WEST EDINGER AVENUE
<br />(APN: 40701435)
<br />Recommended Action:
<br />Adopt a resolution approving Conditional Use Permit No. 202523 for the
<br />sale of beer, wine, and distilled spirits for onpremises consumption, as
<br />conditioned.
<br />Minutes: Staff provided a short presentation.
<br />Commission had questions for staff.
<br />Staff answered questions from the Commission.
<br />Commission had questions for the Applicant.
<br />Applicant, Noe Quinones, answered questions from the Commission.
<br />Resident, Gay Olivos, expressed a neutral position on the project.
<br />Moved by Commissioner Leo, seconded by Commissioner Pham to
<br />Approve.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Jennifer Oliva
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Carl Benninger
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />*End of Business Calendar*
<br />STAFF COMMENTS
<br />Minutes: Staff had no comments for the Commission.
<br />COMMISSIONER COMMENTS
<br />Minutes: Commission had no comments for staff.
<br />ADJOURNMENT
<br />The next meeting of the Planning Commission will be on April 27, 2026, at 5:30 PM in the
<br />Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.
<br />Minutes: Meeting was adjourned at 6:32 PM.
<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
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<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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<br /> 2 Planning Commission
<br />4/13/2026
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