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Planning CommissionRegular Meeting Agenda MinutesMay 11, 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 DirectorLaura RossiniLegal 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 Laura Rossini
<br />Planning Manager Ricardo Soto, AICP
<br />Recording Secretary Gema Zapien
<br />ROLL CALL
<br />Minutes: Quorum was reached at 5:33 PM with Chair Ramos arriving at 5:37 PM,
<br />Commissioner Escamilla arriving at 5:43 PM, and Commissioner Oliva absent.
<br />PLEDGE OF ALLEGIANCE
<br />PUBLIC COMMENTS
<br />CONSENT CALENDAR ITEMS
<br />a.Minutes
<br />Recommended Action: Approve Minutes from the meeting of April 27, 2026.
<br />b.Excused Absences
<br />Recommended Action: Excuse absent commissioners.
<br />Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve.
<br />YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Manuel J. Escamilla, Jennifer Oliva
<br />Status: 5 – 0 – 0 – 2 – 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 May 1, 2026 and
<br />notices were mailed on said date.
<br />1.CONDITIONAL USE PERMIT NO. 202608 FOR THE PROPERTY LOCATED
<br />AT 2107 EAST SEVENTEENTH STREET, UNIT A, LOCATED WITHIN THE
<br />COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.
<br />Project Applicant: Arturo Silva, representing Baja Fish Tacos (Applicant) and
<br />Baja 17 , LLC. (Property Owner)
<br />Proposed Project: The Applicant is requesting approval of Conditional Use
<br />Permit No. 202608 to allow the sale of beer and wine for onpremises
<br />consumption through the operation of a Type41 Alcoholic Beverage Control
<br />license at a new Baja Fish Tacos restaurant.
<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, Environmental Review No. 202626, will be filed for this
<br />Project.
<br />RESOLUTION NO. 2026XXX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202608 AS
<br />CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON
<br />PREMISES CONSUMPTION THROUGH A TYPE41 LICENSE FROM THE
<br />DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL FOR AN EATING
<br />ESTABLISHMENT LOCATED AT 2107 EAST SEVENTEENTH STREET, UNIT A
<br />(APN: 39632113)
<br />Recommended Action:
<br />Adopt a resolution approving Conditional Use Permit No. 202608 for the
<br />sale of beer and wine for onpremises consumption, as conditioned.
<br />Minutes: Staff provided a short presentation.
<br />Arturo Silva on behalf of the Applicant, provided comments to the Commission.
<br />Commission provided comments to the Applicant.
<br />Moved by Commissioner Benninger, seconded by Commissioner
<br />Escamilla to Approve.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />2.MODIFICATION OF CONDITIONAL USE PERMIT NO. 198811 AND
<br />VARIANCE NO. 202601 FOR THE PROPERTY LOCATED AT 4405 WEST
<br />EDINGER AVENUE LOCATED WITHIN THE SINGLEFAMILY RESIDENCE
<br />(R1) ZONING DISTRICT.
<br />Project Applicant: James Gartner (Applicant) representing Archangel
<br />Michael Coptic Church (Property Owner)
<br />Proposed Project: The Applicant is requesting approval of Conditional Use
<br />Permit (CUP) No. 198811MOD1 and Variance No. 202601 to facilitate the
<br />expansion of an existing church parking lot. The Project includes the demolition of
<br />two singlefamily residences located at 4319 and 4325 West Edinger Avenue and
<br />the addition of 43 offstreet parking spaces. No changes are proposed to the
<br />existing church building or its current operations. If approved, CUP No. 198811
<br />MOD1 would amend the original CUP No. 198811 for the subject site, with all
<br />prior conditions of approval remaining in effect except as modified. Variance No.
<br />202601 would allow reduced setbacks along Edinger Avenue to accommodate
<br />the proposed parking layout and circulation improvements.
<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), Section 15303 (Class 3
<br />– New Construction or Conversion of Small Structures, and Section 15304 (Class
<br />4 – Minor Alterations to Land) of the CEQA Guidelines. A Categorical Exemption,
<br />Environmental Review No. 202594, will be filed for this project.
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 198811MOD1, AS
<br />CONDITIONED, TO ALLOW THE EXPANSION OF AN EXISTING CHURCH
<br />PARKING LOT AT 4405, 4319, AND 4325 WEST EDINGER AVENUE (APN: 108
<br />24430, 14, AND 13)
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING VARIANCE NO. 202601, AS CONDITIONED, TO ALLOW A
<br />REDUCTION IN THE REQUIRED FRONTYARD LANDSCAPED SETBACK FOR
<br />THE PROPOSED PARKING LOT EXPANSION AT ARCHANGEL MICHAEL
<br />COPTIC ORTHODOX CHURCH 4405, 4319, AND 4325 WEST EDINGER
<br />AVENUE (APN: 10824430, 14, AND 13)
<br />Recommended Actions:
<br />1. Adopt a resolution approving Conditional Use Permit No. 198811MOD1,
<br />as conditioned; and
<br />2. Adopt a resolution approving Variance No. 202601, as 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, James Gartner, answered questions from the Commission.
<br />Church member, Youssef Tanyous, spoke in favor of the project.
<br />Resident, Cathy Reis, spoke in favor of the project.
<br />Resident, George Reis, spoke in favor of the project.
<br />Resident, Rolf Vetter, spoke in favor of the project.
<br />Resident, Erika Villagomez, expressed a neutral position on the project via
<br />zoom.
<br />Moved by Commissioner Woo, seconded by Commissioner Benninger to
<br />Approve.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />3.CONDITIONAL USE PERMIT NO. 202516 FOR THE PROPERTY LOCATED
<br />AT 200 EAST SANDPOINTE AVENUE LOCATED WITHIN THE SPECIFIC
<br />DEVELOPMENT (SD) NO. 76 ZONING DISTRICT.
<br />Project Applicant: CM Sandpointe, LLC, GH Sandpointe LLC, VMT
<br />Sandpointe LLC and QC Sandpointe LLC (collectively, Applicant and Property
<br />Owner)
<br />Proposed Project: The Applicant is requesting approval of Conditional Use
<br />Permit No. 202516 to allow the development of a fivestory residential and
<br />commercial mixeduse project consisting of 400 residential units, including 20
<br />extremely lowincome affordable units, and 13,887 square feet of groundfloor
<br />commercial. The Project is considered a housing development project subject to
<br />the provisions of Senate Bill 330 (Gov. Code Section 65589.5 et seq.). A Density
<br />Bonus Agreement will be considered separately by the City Council to
<br />memorialize the provision of affordable units and applicable development
<br />standards (pursuant to Gov. Code Section 65915), as no density bonus,
<br />incentives/concessions, or waivers or reductions, are requested for Planning
<br />Commission review.
<br />Environmental Impact:Pursuant to the California Environmental Quality Act
<br />(CEQA) and the CEQA Guidelines, the proposed project is exempt from further
<br />environmental review pursuant to Sections 15183 and 15162, as it is within the
<br />scope of and consistent with the certified 2022 Santa Ana General Plan
<br />Environmental Impact Report (EIR) (SCH No. 2020029087), and no subsequent
<br />environmental review is required. A Notice of Exemption, Environmental Review
<br />No. 202445, will be filed for the proposed project.
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING CONDITIONAL USE PERMIT NO. 202516 AS CONDITIONED
<br />FOR A MIXEDUSE DEVELOPMENT WITH 400 RESIDENTIAL UNITS AND
<br />13,887 SQUARE FEET OF COMMERCIAL SPACE FOR THE PROPERTY
<br />LOCATED AT 200 EAST SANDPOINTE AVENUE (APNS: 41111107, 411111
<br />09, 41111110, AND 41111111)
<br />Recommended Action:
<br />Adopt a resolution approving Conditional Use Permit No. 202516 for the
<br />construction of a mixeduse residential and commercial development, with
<br />groundfloor commercial uses, as 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 />Jonny Schneider and Pam Sapetto on behalf of the Applicant, answered
<br />questions from the Commission.
<br />Bryan Farkas, on behalf of Western States Regional Carpenters Union,
<br />expressed support for workforce policy to be applied.
<br />Resident, Tissey Smith, raised concerns regarding parking and affordability
<br />levels.
<br />Resident, Michael Hanson, spoke in opposition of the project via zoom.
<br />Moved by Commissioner Escamilla, seconded by Commissioner
<br />Benninger to Approve.
<br />YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Manuel J.
<br />Escamilla, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 1 – Jennifer Oliva
<br />Status: 6 – 0 – 0 – 1 – Pass
<br />4.SITE PLAN REVIEW NO. 202601 AND DENSITY BONUS AGREEMENT
<br />NO. 202601 FOR THE PROPERTY LOCATED AT 2101 EAST FOURTH
<br />STREET LOCATED WITHIN THE PROFESSIONAL (P) ZONE AND WITHIN
<br />THE METRO EAST MIXEDUSE OVERLAY ZONE.
<br />Project Applicant: Think Together, a California nonprofit corporation
<br />(Applicant and Property Owner)
<br />Proposed Project: Applicant is requesting approval of Site Plan Review No.
<br />202601 and Density Bonus Agreement No. 202601 to facilitate the construction
<br />of a sevenstory mixeduse development consisting of 274 residential units,
<br />fourteen of which would be designated for extremely lowincome households, and
<br />approximately 20,714 square feet of groundfloor commercial space. The
<br />Applicant requests approval of a Density Bonus Agreement pursuant to California
<br />Government Code Section 65915 and Santa Ana Municipal Code Section 41
<br />1600 to allow a density of 92 dwelling units per acre and to permit one
<br />incentive/concession and waivers or reductions from development standards
<br />related to setbacks, building height, and publicly accessible open space.
<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 15168 (Program EIR), as the Project is within the scope of the
<br />previously certified 2007 MEMU Program EIR (SCH No. 2006031041) and 2018
<br />Subsequent EIR, and would not result in new or more severe impacts or require
<br />additional review under Sections 15162 or 15163. Accordingly, no further
<br />environmental review is required, and a Notice of Exemption, Environmental
<br />Review No. 202501, will be filed for the project.
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING SITE PLAN REVIEW NO. 202601, AS CONDITIONED, FOR A
<br />SEVEN STORY MIXEDUSE RESIDENTIAL DEVELOPMENT CONSISTING OF
<br />274 RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 2101 EAST
<br />FOURTH STREET (APN: 40004103)
<br />RESOLUTION NO. 2026XX
<br />A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
<br />ANA APPROVING ONE INCENTIVE/CONCESSION AND TWO (2) WAIVERS OR
<br />REDUCTIONS OF DEVELOPMENT STANDARDS PURSUANT TO STATE
<br />DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS
<br />AGREEMENT NO. 202601, AS CONDITIONED, FOR A SEVEN STORY MIXED
<br />USE RESIDENTIAL DEVELOPMENT CONSISTING OF 274 RESIDENTIAL UNITS
<br />FOR THE PROPERTY LOCATED AT 2101 EAST FOURTH STREET (APN: 400
<br />04103)
<br />Recommended Action:
<br />Continue this public hearing to the special Planning Commission meeting of
<br />May 28, 2026.
<br />Moved by Commissioner Benninger, seconded by Commissioner Leo to
<br />Approve.
<br />YES: 5 – Bao Pham, Isuri Ramos, Alan Woo, Christopher Leo, Carl Benninger
<br />NO: 0 – ABSTAIN: 0 – ABSENT: 2 – Manuel J. Escamilla, Jennifer Oliva
<br />Status: 5 – 0 – 0 – 2 – 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 comments for staff.
<br />ADJOURNMENT
<br />The next meeting of the Planning Commission will be on May 25, 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 8:33 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
<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
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<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
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<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
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<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
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<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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