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HomeMy WebLinkAboutPacket 3.10.25Planning Commission Regular Meeting Agenda March 10, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  Members of the public may attend this meeting in­person or join via Zoom. Join from your computer:  https://zoom.us/j/88635994149 Join from your mobile phone via Zoom App. Meeting ID: 88635994149 Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  88635994149 *For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30 second delay when viewing the meeting via YouTube. If you plan to provide a public comment during the meeting, please join the meeting via Zoom. For detailed participation and commenting options, please review the instructions provided at the end of this agenda. To download or view each item, select either Download PDF or View Item Details to the right of the agenda title.  Jennifer Oliva Chair, Ward 6 Representative Isuri S. Ramos Vice­Chair Ward 3 Representative Christopher Leo Citywide Representative Manuel J. Escamilla Ward 2 Representative Carl Benninger Ward 4 Representative Bao Pham  Ward 1 Representative Alan Woo Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting Planning Manager Nuvia Ocampo Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from February 24, 2025 and March 6, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on February 28, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4 (SP4). Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented, on­premise digital signs to off­premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall.  Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023­111 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2024­15, as conditioned, to allow for conversion of two existing freeway­oriented on­premise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height. 2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­04 to allow a medical office use operated by a government­ subsidized, not­for­profit entity on the sixth floor of an existing office building. Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical offices operated by government, government­subsidized, not­for­profit, or philanthropic entities require approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­108 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­04 as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. 4.CONDITIONAL USE PERMIT NO. 2025­03, AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 ­ New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaMarch 10, 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/88635994149Join from your mobile phone via Zoom App. Meeting ID: 88635994149Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  88635994149*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 to the right of the agenda title.  Jennifer Oliva Chair, Ward 6 Representative Isuri S. Ramos Vice­Chair Ward 3 Representative Christopher Leo Citywide Representative Manuel J. Escamilla Ward 2 Representative Carl Benninger Ward 4 Representative Bao Pham  Ward 1 Representative Alan Woo Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting Planning Manager Nuvia Ocampo Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from February 24, 2025 and March 6, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on February 28, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4 (SP4). Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented, on­premise digital signs to off­premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall.  Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023­111 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2024­15, as conditioned, to allow for conversion of two existing freeway­oriented on­premise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height. 2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­04 to allow a medical office use operated by a government­ subsidized, not­for­profit entity on the sixth floor of an existing office building. Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical offices operated by government, government­subsidized, not­for­profit, or philanthropic entities require approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­108 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­04 as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. 4.CONDITIONAL USE PERMIT NO. 2025­03, AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 ­ New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaMarch 10, 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/88635994149Join from your mobile phone via Zoom App. Meeting ID: 88635994149Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  88635994149*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. Jennifer OlivaChair, Ward 6 RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Christopher LeoCitywide RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeBao Pham Ward 1 Representative Alan WooWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Christopher Leo Carl Benninger Bao Pham  Manuel J. Escamilla Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from February 24, 2025 and March 6, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on February 28, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4 (SP4). Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented, on­premise digital signs to off­premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall.  Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023­111 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2024­15, as conditioned, to allow for conversion of two existing freeway­oriented on­premise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height. 2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­04 to allow a medical office use operated by a government­ subsidized, not­for­profit entity on the sixth floor of an existing office building. Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical offices operated by government, government­subsidized, not­for­profit, or philanthropic entities require approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­108 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­04 as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. 4.CONDITIONAL USE PERMIT NO. 2025­03, AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 ­ New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaMarch 10, 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/88635994149Join from your mobile phone via Zoom App. Meeting ID: 88635994149Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  88635994149*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. Jennifer OlivaChair, Ward 6 RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Christopher LeoCitywide RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeBao Pham Ward 1 Representative Alan WooWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Reporter on February 28, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4 (SP4). Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented, on­premise digital signs to off­premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall.  Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023­111 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2024­15, as conditioned, to allow for conversion of two existing freeway­oriented on­premise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height. 2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATED AT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­04 to allow a medical office use operated by a government­ subsidized, not­for­profit entity on the sixth floor of an existing office building. Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical offices operated by government, government­subsidized, not­for­profit, or philanthropic entities require approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024­108 will be filed for this project. Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­04 as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. 4.CONDITIONAL USE PERMIT NO. 2025­03, AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 ­ New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaMarch 10, 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/88635994149Join from your mobile phone via Zoom App. Meeting ID: 88635994149Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  88635994149*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. Jennifer OlivaChair, Ward 6 RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Christopher LeoCitywide RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeBao Pham Ward 1 Representative Alan WooWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on February 28, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATEDAT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4(SP4).Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalfof Centennial Real Estate, Inc. (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented,on­premise digital signs to off­premise advertising digital signs (digital billboards)and to allow the digital billboards to exceed the maximum height of 60 feet atMainPlace Mall, an existing indoor shopping mall. Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2023­111 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2024­15, asconditioned, to allow for conversion of two existing freeway­orientedon­premise digital signs to digital billboards and to allow the digitalbillboards to continue to exceed 60 feet in height.2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATEDAT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICT.Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of CivicCenter, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­04 to allow a medical office use operated by a government­subsidized, not­for­profit entity on the sixth floor of an existing office building.Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical officesoperated by government, government­subsidized, not­for­profit, or philanthropicentities require approval of a CUP.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2024­108 will be filed for this project.Recommended Action: 1. Adopt a resolution approving Conditional Use Permit No. 2025­04 as conditioned. 3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa­Bushard, LLC (Property Owner). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off­premises consumption through the operation of a Type­21 Alcoholic Beverage Center (ABC) license at a new neighborhood grocery store, Ole City Market.  Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025­03 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. 4.CONDITIONAL USE PERMIT NO. 2025­03, AND VARIANCE NO. 2025­01 FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND 1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT. Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej Asset Management & Investment Company and  Mapocos, LLC. (Property Owners). Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven, 3,096 square­foot service station and canopy, and a 3,200 square­foot commercial building, at an existing commercial shopping center. The applicant is also requesting approval of Variance No. 2025­01 to allow a reduction in the required front­yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 ­ New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaMarch 10, 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/88635994149Join from your mobile phone via Zoom App. Meeting ID: 88635994149Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  88635994149*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. Jennifer OlivaChair, Ward 6 RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Christopher LeoCitywide RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeBao Pham Ward 1 Representative Alan WooWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on February 28, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATEDAT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4(SP4).Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalfof Centennial Real Estate, Inc. (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented,on­premise digital signs to off­premise advertising digital signs (digital billboards)and to allow the digital billboards to exceed the maximum height of 60 feet atMainPlace Mall, an existing indoor shopping mall. Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2023­111 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2024­15, asconditioned, to allow for conversion of two existing freeway­orientedon­premise digital signs to digital billboards and to allow the digitalbillboards to continue to exceed 60 feet in height.2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATEDAT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICT.Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of CivicCenter, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­04 to allow a medical office use operated by a government­subsidized, not­for­profit entity on the sixth floor of an existing office building.Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical officesoperated by government, government­subsidized, not­for­profit, or philanthropicentities require approval of a CUP.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2024­108 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2025­04 asconditioned.3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalfof Bolsa­Bushard, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­02 and a determination of Public Convenience or Necessity(PCN) to allow the sale of beer, wine, and distilled spirits, for off­premisesconsumption through the operation of a Type­21 Alcoholic Beverage Center (ABC)license at a new neighborhood grocery store, Ole City Market. Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­03 will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­02 asconditioned; and2. Authorize staff to issue a Letter of Public Convenience or Necessity tothe State Department of Alcoholic Beverage Control.4.CONDITIONAL USE PERMIT NO. 2025­03, AND VARIANCE NO. 2025­01FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNEDSHOPPING CENTER (C4) ZONING DISTRICT.Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej AssetManagement & Investment Company and  Mapocos, LLC. (Property Owners).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven,3,096 square­foot service station and canopy, and a 3,200 square­footcommercial building, at an existing commercial shopping center. The applicant isalso requesting approval of Variance No. 2025­01 to allow a reduction in therequired front­yard landscaped setback to seven, eight, and twelve feet and areduction in the required landscaped area of an existing setback abuttingresidential uses to zero feet to facilitate the proposed development. The applicantis requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the SantaAna Municipal Code (SAMC). The SAMC requires Planning Commission reviewand approval of a CUP to allow the operation of a land use that requires a permitfrom a regional, state, or federal agency to handle, store, emit, or dischargeregulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K­12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41­199.4 of the SAMC and requires review and approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 ­ New Construction or Conversion of Small Structures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 will be filed for this project. Recommended Actions: 1. Adopt a resolution approving Conditional Use Permit No. 2025­03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025­01 as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionRegular Meeting AgendaMarch 10, 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/88635994149Join from your mobile phone via Zoom App. Meeting ID: 88635994149Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  88635994149*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. Jennifer OlivaChair, Ward 6 RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Christopher LeoCitywide RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeBao Pham Ward 1 Representative Alan WooWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairChristopher LeoCarl BenningerBao Pham Manuel J. EscamillaAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 24, 2025 and March 6,2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Reporter on February 28, 2025and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2024­15 FOR THE PROPERTY LOCATEDAT 2800 NORTH MAIN STREET LOCATED WITHIN SPECIFIC PLAN NO. 4(SP4).Project Applicant:     George Manyak with GM Outdoor Inc. (Applicant), on behalfof Centennial Real Estate, Inc. (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2024­15 to allow for the conversion of two existing freeway oriented,on­premise digital signs to off­premise advertising digital signs (digital billboards)and to allow the digital billboards to exceed the maximum height of 60 feet atMainPlace Mall, an existing indoor shopping mall. Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2023­111 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2024­15, asconditioned, to allow for conversion of two existing freeway­orientedon­premise digital signs to digital billboards and to allow the digitalbillboards to continue to exceed 60 feet in height.2.CONDITIONAL USE PERMIT NO. 2025­04 FOR THE PROPERTY LOCATEDAT 600 WEST SANTA ANA BOULEVARD, UNIT 600, LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICT.Project Applicant:     Child Guidance Center, Inc. (Applicant) on behalf of CivicCenter, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­04 to allow a medical office use operated by a government­subsidized, not­for­profit entity on the sixth floor of an existing office building.Pursuant to Section 41­313.5 of the Santa Ana Municipal Code, medical officesoperated by government, government­subsidized, not­for­profit, or philanthropicentities require approval of a CUP.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2024­108 will be filed for this project.Recommended Action:1. Adopt a resolution approving Conditional Use Permit No. 2025­04 asconditioned.3.CONDITIONAL USE PERMIT NO. 2025­02 FOR THE PROPERTY LOCATEDAT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THEGENERAL COMMERCIAL (C2) ZONING DISTRICT.Project Applicant:     David Oh (Applicant) with Top Food Markers, Inc., on behalfof Bolsa­Bushard, LLC (Property Owner).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­02 and a determination of Public Convenience or Necessity(PCN) to allow the sale of beer, wine, and distilled spirits, for off­premisesconsumption through the operation of a Type­21 Alcoholic Beverage Center (ABC)license at a new neighborhood grocery store, Ole City Market. Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 1, Section 15301 (Class 1 ­ Existing Facilities) of the CEQAGuidelines. Categorical Exemption ER No. 2025­03 will be filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­02 asconditioned; and2. Authorize staff to issue a Letter of Public Convenience or Necessity tothe State Department of Alcoholic Beverage Control.4.CONDITIONAL USE PERMIT NO. 2025­03, AND VARIANCE NO. 2025­01FOR THE PROPERTY LOCATED AT 2745 WEST MCFADDEN AVENUE AND1001 SOUTH FAIRVIEW STREET LOCATED WITHIN THE PLANNEDSHOPPING CENTER (C4) ZONING DISTRICT.Project Applicant:     IIan Golcheh (Applicant) on behalf of Sej AssetManagement & Investment Company and  Mapocos, LLC. (Property Owners).Proposed Project:    Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­03 to allow the construction of a new 3,602 square­foot 7­Eleven,3,096 square­foot service station and canopy, and a 3,200 square­footcommercial building, at an existing commercial shopping center. The applicant isalso requesting approval of Variance No. 2025­01 to allow a reduction in therequired front­yard landscaped setback to seven, eight, and twelve feet and areduction in the required landscaped area of an existing setback abuttingresidential uses to zero feet to facilitate the proposed development. The applicantis requesting a CUP pursuant to Section 41­199.4 (Noxious Uses) of the SantaAna Municipal Code (SAMC). The SAMC requires Planning Commission reviewand approval of a CUP to allow the operation of a land use that requires a permitfrom a regional, state, or federal agency to handle, store, emit, or dischargeregulated compounds, materials, chemicals, or substances located within onethousand (1,000) linear feet of a public park, school (K­12) as defined by Section11362.768 of the Health and Safety Code, or property used or zoned forresidential purposes. The proposed service station is a land use that requires apermit from a state agency to distribute and store fuel and is proposed to belocated within 1,000 linear feet of a property zoned for residential purposes.Therefore, the service station is subject to the requirements of Section 41­199.4 ofthe SAMC and requires review and approval of a CUP.Environmental Impact:Pursuant to the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Section 15303 (Class 3 ­ New Construction or Conversion of SmallStructures) of the CEQA Guidelines. Categorical Exemption ER No. 2022­111 willbe filed for this project.Recommended Actions:1. Adopt a resolution approving Conditional Use Permit No. 2025­03 asconditioned; and2. Adopt a resolution approving Variance No. 2025­01 as conditioned.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on March 24, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning Commission Regular Meeting Agenda Minutes February 24, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  JENNIFER OLIVA Chair, Ward 6 Representative ISURI S. RAMOS Vice­Chair, Ward 3 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative CARL BENNINGER Ward 4 Representative BAO PHAM Ward 3 Representative ALAN WOO Ward 5 Representative Ali Pezeshkpour, AICP Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting Planning Manager Nuvia Ocampo Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Carl Benninger Bao Pham Isuri S. Ramos Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:43 p.m. with Commissioner Benninger attending via Zoom and Commissioner Leo absent.  PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from February 10, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar Items. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Register on January 31, 2025, and notices were mailed on said date.  1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENT APPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICT BOUNDARY. Project Applicant:    City of Santa Ana Proposed Project:   Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application (AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No. 84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district, as shown on the City’s Zoning Map. Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD­84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City’s Local Guidelines for Implementing CEQA. Recommended Actions:  Recommend that the Planning Commission recommend that the City Council: 1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD­84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024­02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non­conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non­conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD­84 zoning district boundary as designated on the City of Santa Ana Zoning Map.  Minutes: Vice­chair Ramos, recused herself due to living within 1,000 linear feet of the project location. Commissioner Escamilla, stated that he received communication from Patrick Strader before the public hearing. Commission had questions for staff. Staff answered questions from Commission. Resident, Mike Tardiff, spoke in opposition to the Transit Zoning Code Update. Resident, Enrique Bedoya, spoke in opposition to the Transit Zoning Code update. Resident, Peter Lomakin, spoke in opposition to the Transit Zoning Code Update. Resident, Bob Adams, spoke in opposition to the Transit Zoning Code Update.  Resident, Harvey Beigle, spoke in opposition to the Transit Zoning Code Update.  Resident, Kevin Tranter, spoke in opposition to the Transit Zoning Code Update. Resident, Dave Roche, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Kraus­Lee, spoke in favor of the Transit Zoning Code Update.  Resident, Barney Richer, spoke in favor of the Transit Zoning Code Update. Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update. Resident, Mark McCandless, spoke in opposition of the Transit Zoning Code Update. Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.  Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update. Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update. Resident, David Zech, spoke in opposition to the Transit Zoning Code Update.  Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update. Resident, Joseph Domonoske, spoke in favor of the Transit Zoning Code Update. Resident, Mihran Toumajan, spoke in favor of the Transit Zoning Code Update. Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Update. Resident, Brian M, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Stephanie Wells, spoke in favor of the Transit Zoning Code Update. Resident, Jack Hogan, spoke in opposition of the Transit Zoning Code Update.  Resident, Michael Leachy, spoke in favor of the Transit Zoning Code Update. Resident, Caden Burton, spoke in opposition to the Transit Zoning Code Update. Resident, Charles Winn, spoke in opposition to the Transit Zoning Code Update. Resident, Thibault Weber, spoke in opposition to the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update  Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Update. Resident, Mayra Ruiz, spoke in opposition to the Transit Zoning Code Update via Zoom.  Commissioner Escamilla motioned to continue the item to a special meeting on Thursday, March 6, 2025.  Commission requested staff to provide a financial and legal analysis on the impact that the approval of this project could have on the City. Commission requested that staff hold an additional meeting to include property owners and residents before the special meeting. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Continue the item to a special Planning Commission meeting. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 1 – Christopher Leo Status: 5 – 0 – 1 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for staff. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 10:17 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  1 Planning Commission 2/24/2025     Planning CommissionRegular Meeting Agenda MinutesFebruary 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Manuel Escamilla Christopher Leo Carl Benninger Bao Pham Isuri S. Ramos Alan Woo  Acting Executive Director Ali Pezeshkpour, AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 5:43 p.m. with Commissioner Benninger attending via Zoom and Commissioner Leo absent.  PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from February 10, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Benninger to Approve Consent Calendar Items. YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher Leo Status: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Register on January 31, 2025, and notices were mailed on said date.  1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENT APPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICT BOUNDARY. Project Applicant:    City of Santa Ana Proposed Project:   Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application (AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No. 84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district, as shown on the City’s Zoning Map. Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD­84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City’s Local Guidelines for Implementing CEQA. Recommended Actions:  Recommend that the Planning Commission recommend that the City Council: 1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD­84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024­02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non­conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non­conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD­84 zoning district boundary as designated on the City of Santa Ana Zoning Map.  Minutes: Vice­chair Ramos, recused herself due to living within 1,000 linear feet of the project location. Commissioner Escamilla, stated that he received communication from Patrick Strader before the public hearing. Commission had questions for staff. Staff answered questions from Commission. Resident, Mike Tardiff, spoke in opposition to the Transit Zoning Code Update. Resident, Enrique Bedoya, spoke in opposition to the Transit Zoning Code update. Resident, Peter Lomakin, spoke in opposition to the Transit Zoning Code Update. Resident, Bob Adams, spoke in opposition to the Transit Zoning Code Update.  Resident, Harvey Beigle, spoke in opposition to the Transit Zoning Code Update.  Resident, Kevin Tranter, spoke in opposition to the Transit Zoning Code Update. Resident, Dave Roche, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Kraus­Lee, spoke in favor of the Transit Zoning Code Update.  Resident, Barney Richer, spoke in favor of the Transit Zoning Code Update. Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update. Resident, Mark McCandless, spoke in opposition of the Transit Zoning Code Update. Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.  Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update. Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update. Resident, David Zech, spoke in opposition to the Transit Zoning Code Update.  Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update. Resident, Joseph Domonoske, spoke in favor of the Transit Zoning Code Update. Resident, Mihran Toumajan, spoke in favor of the Transit Zoning Code Update. Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Update. Resident, Brian M, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Stephanie Wells, spoke in favor of the Transit Zoning Code Update. Resident, Jack Hogan, spoke in opposition of the Transit Zoning Code Update.  Resident, Michael Leachy, spoke in favor of the Transit Zoning Code Update. Resident, Caden Burton, spoke in opposition to the Transit Zoning Code Update. Resident, Charles Winn, spoke in opposition to the Transit Zoning Code Update. Resident, Thibault Weber, spoke in opposition to the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update  Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Update. Resident, Mayra Ruiz, spoke in opposition to the Transit Zoning Code Update via Zoom.  Commissioner Escamilla motioned to continue the item to a special meeting on Thursday, March 6, 2025.  Commission requested staff to provide a financial and legal analysis on the impact that the approval of this project could have on the City. Commission requested that staff hold an additional meeting to include property owners and residents before the special meeting. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Continue the item to a special Planning Commission meeting. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 1 – Christopher Leo Status: 5 – 0 – 1 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for staff. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 10:17 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  2 Planning Commission 2/24/2025     Planning CommissionRegular Meeting Agenda MinutesFebruary 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoCarl BenningerBao PhamIsuri S. RamosAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:43 p.m. with Commissioner Benninger attending viaZoom and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 10, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar Items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Register on January 31, 2025, and notices were mailed on said date.  1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENT APPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICT BOUNDARY. Project Applicant:    City of Santa Ana Proposed Project:   Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application (AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No. 84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district, as shown on the City’s Zoning Map. Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD­84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City’s Local Guidelines for Implementing CEQA. Recommended Actions:  Recommend that the Planning Commission recommend that the City Council: 1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD­84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024­02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non­conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non­conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD­84 zoning district boundary as designated on the City of Santa Ana Zoning Map.  Minutes: Vice­chair Ramos, recused herself due to living within 1,000 linear feet of the project location. Commissioner Escamilla, stated that he received communication from Patrick Strader before the public hearing. Commission had questions for staff. Staff answered questions from Commission. Resident, Mike Tardiff, spoke in opposition to the Transit Zoning Code Update. Resident, Enrique Bedoya, spoke in opposition to the Transit Zoning Code update. Resident, Peter Lomakin, spoke in opposition to the Transit Zoning Code Update. Resident, Bob Adams, spoke in opposition to the Transit Zoning Code Update.  Resident, Harvey Beigle, spoke in opposition to the Transit Zoning Code Update.  Resident, Kevin Tranter, spoke in opposition to the Transit Zoning Code Update. Resident, Dave Roche, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Kraus­Lee, spoke in favor of the Transit Zoning Code Update.  Resident, Barney Richer, spoke in favor of the Transit Zoning Code Update. Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update. Resident, Mark McCandless, spoke in opposition of the Transit Zoning Code Update. Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.  Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update. Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update. Resident, David Zech, spoke in opposition to the Transit Zoning Code Update.  Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update. Resident, Joseph Domonoske, spoke in favor of the Transit Zoning Code Update. Resident, Mihran Toumajan, spoke in favor of the Transit Zoning Code Update. Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Update. Resident, Brian M, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Stephanie Wells, spoke in favor of the Transit Zoning Code Update. Resident, Jack Hogan, spoke in opposition of the Transit Zoning Code Update.  Resident, Michael Leachy, spoke in favor of the Transit Zoning Code Update. Resident, Caden Burton, spoke in opposition to the Transit Zoning Code Update. Resident, Charles Winn, spoke in opposition to the Transit Zoning Code Update. Resident, Thibault Weber, spoke in opposition to the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update  Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Update. Resident, Mayra Ruiz, spoke in opposition to the Transit Zoning Code Update via Zoom.  Commissioner Escamilla motioned to continue the item to a special meeting on Thursday, March 6, 2025.  Commission requested staff to provide a financial and legal analysis on the impact that the approval of this project could have on the City. Commission requested that staff hold an additional meeting to include property owners and residents before the special meeting. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Continue the item to a special Planning Commission meeting. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 1 – Christopher Leo Status: 5 – 0 – 1 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for staff. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 10:17 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  3 Planning Commission 2/24/2025     Planning CommissionRegular Meeting Agenda MinutesFebruary 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoCarl BenningerBao PhamIsuri S. RamosAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:43 p.m. with Commissioner Benninger attending viaZoom and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 10, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar Items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Register on January 31, 2025,and notices were mailed on said date. 1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENTAPPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLEXIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC)ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, ANDOPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONINGMAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2)SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICTBOUNDARY.Project Applicant:    City of Santa AnaProposed Project:   Planning Commission recommendation that the City Counciladopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application(AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No.84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and toamend the City’s Zoning Map. The proposed amendments include removal of industrialuses from the permitted uses table, updates to the nonconforming regulations, a newamortization process, and new operational standards applicable to businesses withinthe zoning district. The proposal also includes removing the Light Industrial (M1) andHeavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district,as shown on the City’s Zoning Map.Environmental Impact: In accordance with CEQA and the CEQA Guidelines, anaddendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84)Environmental Impact Report (EIR) to demonstrate that, pursuant to the standardscontained in CEQA Guidelines Section 15162, this project is within the scope of theTransit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No.2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit ZoningCode (SD­84) EIR fully analyzed the potential impacts associated with the proposedcode amendments. This is consistent with Section 8.06 of the City’s Local Guidelinesfor Implementing CEQA.Recommended Actions: Recommend that the Planning Commission recommend that the City Council:1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD­84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024­02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non­conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non­conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD­84 zoning district boundary as designated on the City of Santa Ana Zoning Map.  Minutes: Vice­chair Ramos, recused herself due to living within 1,000 linear feet of the project location. Commissioner Escamilla, stated that he received communication from Patrick Strader before the public hearing. Commission had questions for staff. Staff answered questions from Commission. Resident, Mike Tardiff, spoke in opposition to the Transit Zoning Code Update. Resident, Enrique Bedoya, spoke in opposition to the Transit Zoning Code update. Resident, Peter Lomakin, spoke in opposition to the Transit Zoning Code Update. Resident, Bob Adams, spoke in opposition to the Transit Zoning Code Update.  Resident, Harvey Beigle, spoke in opposition to the Transit Zoning Code Update.  Resident, Kevin Tranter, spoke in opposition to the Transit Zoning Code Update. Resident, Dave Roche, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Kraus­Lee, spoke in favor of the Transit Zoning Code Update.  Resident, Barney Richer, spoke in favor of the Transit Zoning Code Update. Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update. Resident, Mark McCandless, spoke in opposition of the Transit Zoning Code Update. Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.  Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update. Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update. Resident, David Zech, spoke in opposition to the Transit Zoning Code Update.  Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update. Resident, Joseph Domonoske, spoke in favor of the Transit Zoning Code Update. Resident, Mihran Toumajan, spoke in favor of the Transit Zoning Code Update. Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Update. Resident, Brian M, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Stephanie Wells, spoke in favor of the Transit Zoning Code Update. Resident, Jack Hogan, spoke in opposition of the Transit Zoning Code Update.  Resident, Michael Leachy, spoke in favor of the Transit Zoning Code Update. Resident, Caden Burton, spoke in opposition to the Transit Zoning Code Update. Resident, Charles Winn, spoke in opposition to the Transit Zoning Code Update. Resident, Thibault Weber, spoke in opposition to the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update  Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Update. Resident, Mayra Ruiz, spoke in opposition to the Transit Zoning Code Update via Zoom.  Commissioner Escamilla motioned to continue the item to a special meeting on Thursday, March 6, 2025.  Commission requested staff to provide a financial and legal analysis on the impact that the approval of this project could have on the City. Commission requested that staff hold an additional meeting to include property owners and residents before the special meeting. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Continue the item to a special Planning Commission meeting. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 1 – Christopher Leo Status: 5 – 0 – 1 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for staff. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 10:17 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  4 Planning Commission 2/24/2025     Planning CommissionRegular Meeting Agenda MinutesFebruary 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoCarl BenningerBao PhamIsuri S. RamosAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:43 p.m. with Commissioner Benninger attending viaZoom and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 10, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar Items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Register on January 31, 2025,and notices were mailed on said date. 1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENTAPPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLEXIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC)ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, ANDOPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONINGMAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2)SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICTBOUNDARY.Project Applicant:    City of Santa AnaProposed Project:   Planning Commission recommendation that the City Counciladopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application(AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No.84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and toamend the City’s Zoning Map. The proposed amendments include removal of industrialuses from the permitted uses table, updates to the nonconforming regulations, a newamortization process, and new operational standards applicable to businesses withinthe zoning district. The proposal also includes removing the Light Industrial (M1) andHeavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district,as shown on the City’s Zoning Map.Environmental Impact: In accordance with CEQA and the CEQA Guidelines, anaddendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84)Environmental Impact Report (EIR) to demonstrate that, pursuant to the standardscontained in CEQA Guidelines Section 15162, this project is within the scope of theTransit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No.2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit ZoningCode (SD­84) EIR fully analyzed the potential impacts associated with the proposedcode amendments. This is consistent with Section 8.06 of the City’s Local Guidelinesfor Implementing CEQA.Recommended Actions: Recommend that the Planning Commission recommend that the City Council:1. Adopt a resolution to make findings pursuant to Public Resources CodeSection 21166 and to adopt the Addendum to the Transit Zoning CodeEnvironmental Impact Report (State Clearinghouse Number No.2006071100). Pursuant to the California Environment Quality Act (CEQA),and based on independent review and analysis, and the administrativerecord as a whole, that, in exercising its independent judgement, amendTZC SD­84 Final EIR with an addendum that the City Council find thatpursuant to CEQA Guidelines Section 15162, no subsequentEnvironmental Impact Report (EIR) is required for the adoption of theproposed Ordinances; and pursuant to CEQA Guidelines Section 15164,an addendum to the Transit Zoning Code EIR was accordingly prepared;2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No.2024­02 amending certain sections of Article XIX (The Transit Zoning Code,Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the SantaAna Municipal Code including amendments to the regulations, overlaydistricts and maps in the zoning district; modifying the authorized land usesand permit types; establishing revised non­conforming use regulations,including the addition of an amortization/termination of use process andadding operational standards for certain permitted and non­conforminguses; and3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03amending the zoning by removing the M1 (light industrial) and M2 (HeavyIndustrial) suffixes from certain properties within the SD­84 zoning districtboundary as designated on the City of Santa Ana Zoning Map. Minutes: Vice­chair Ramos, recused herself due to living within 1,000 linear feetof the project location.Commissioner Escamilla, stated that he received communication from PatrickStrader before the public hearing.Commission had questions for staff.Staff answered questions from Commission.Resident, Mike Tardiff, spoke in opposition to the Transit Zoning Code Update.Resident, Enrique Bedoya, spoke in opposition to the Transit Zoning Codeupdate.Resident, Peter Lomakin, spoke in opposition to the Transit Zoning CodeUpdate.Resident, Bob Adams, spoke in opposition to the Transit Zoning Code Update. Resident, Harvey Beigle, spoke in opposition to the Transit Zoning CodeUpdate. Resident, Kevin Tranter, spoke in opposition to the Transit Zoning Code Update.Resident, Dave Roche, spoke in opposition to the Transit Zoning Code Update.Resident, Rachel Kraus­Lee, spoke in favor of the Transit Zoning Code Update. Resident, Barney Richer, spoke in favor of the Transit Zoning Code Update.Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update.Resident, Mark McCandless, spoke in opposition of the Transit Zoning CodeUpdate.Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.  Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update. Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update. Resident, David Zech, spoke in opposition to the Transit Zoning Code Update.  Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update. Resident, Joseph Domonoske, spoke in favor of the Transit Zoning Code Update. Resident, Mihran Toumajan, spoke in favor of the Transit Zoning Code Update. Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Update. Resident, Brian M, spoke in opposition to the Transit Zoning Code Update. Resident, Rachel Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Freedman, spoke in opposition of the Transit Zoning Code Update. Resident, Stephanie Wells, spoke in favor of the Transit Zoning Code Update. Resident, Jack Hogan, spoke in opposition of the Transit Zoning Code Update.  Resident, Michael Leachy, spoke in favor of the Transit Zoning Code Update. Resident, Caden Burton, spoke in opposition to the Transit Zoning Code Update. Resident, Charles Winn, spoke in opposition to the Transit Zoning Code Update. Resident, Thibault Weber, spoke in opposition to the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update  Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Update. Resident, Mayra Ruiz, spoke in opposition to the Transit Zoning Code Update via Zoom.  Commissioner Escamilla motioned to continue the item to a special meeting on Thursday, March 6, 2025.  Commission requested staff to provide a financial and legal analysis on the impact that the approval of this project could have on the City. Commission requested that staff hold an additional meeting to include property owners and residents before the special meeting. Moved by Commissioner Escamilla, seconded by Commissioner Benninger to Continue the item to a special Planning Commission meeting. YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, Carl Benninger NO: 0 –  ABSTAIN: 1 – Isuri Ramos ABSENT: 1 – Christopher Leo Status: 5 – 0 – 1 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for staff. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 10:17 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  5 Planning Commission 2/24/2025     Planning CommissionRegular Meeting Agenda MinutesFebruary 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoCarl BenningerBao PhamIsuri S. RamosAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:43 p.m. with Commissioner Benninger attending viaZoom and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 10, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar Items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Register on January 31, 2025,and notices were mailed on said date. 1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENTAPPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLEXIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC)ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, ANDOPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONINGMAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2)SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICTBOUNDARY.Project Applicant:    City of Santa AnaProposed Project:   Planning Commission recommendation that the City Counciladopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application(AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No.84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and toamend the City’s Zoning Map. The proposed amendments include removal of industrialuses from the permitted uses table, updates to the nonconforming regulations, a newamortization process, and new operational standards applicable to businesses withinthe zoning district. The proposal also includes removing the Light Industrial (M1) andHeavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district,as shown on the City’s Zoning Map.Environmental Impact: In accordance with CEQA and the CEQA Guidelines, anaddendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84)Environmental Impact Report (EIR) to demonstrate that, pursuant to the standardscontained in CEQA Guidelines Section 15162, this project is within the scope of theTransit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No.2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit ZoningCode (SD­84) EIR fully analyzed the potential impacts associated with the proposedcode amendments. This is consistent with Section 8.06 of the City’s Local Guidelinesfor Implementing CEQA.Recommended Actions: Recommend that the Planning Commission recommend that the City Council:1. Adopt a resolution to make findings pursuant to Public Resources CodeSection 21166 and to adopt the Addendum to the Transit Zoning CodeEnvironmental Impact Report (State Clearinghouse Number No.2006071100). Pursuant to the California Environment Quality Act (CEQA),and based on independent review and analysis, and the administrativerecord as a whole, that, in exercising its independent judgement, amendTZC SD­84 Final EIR with an addendum that the City Council find thatpursuant to CEQA Guidelines Section 15162, no subsequentEnvironmental Impact Report (EIR) is required for the adoption of theproposed Ordinances; and pursuant to CEQA Guidelines Section 15164,an addendum to the Transit Zoning Code EIR was accordingly prepared;2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No.2024­02 amending certain sections of Article XIX (The Transit Zoning Code,Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the SantaAna Municipal Code including amendments to the regulations, overlaydistricts and maps in the zoning district; modifying the authorized land usesand permit types; establishing revised non­conforming use regulations,including the addition of an amortization/termination of use process andadding operational standards for certain permitted and non­conforminguses; and3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03amending the zoning by removing the M1 (light industrial) and M2 (HeavyIndustrial) suffixes from certain properties within the SD­84 zoning districtboundary as designated on the City of Santa Ana Zoning Map. Minutes: Vice­chair Ramos, recused herself due to living within 1,000 linear feetof the project location.Commissioner Escamilla, stated that he received communication from PatrickStrader before the public hearing.Commission had questions for staff.Staff answered questions from Commission.Resident, Mike Tardiff, spoke in opposition to the Transit Zoning Code Update.Resident, Enrique Bedoya, spoke in opposition to the Transit Zoning Codeupdate.Resident, Peter Lomakin, spoke in opposition to the Transit Zoning CodeUpdate.Resident, Bob Adams, spoke in opposition to the Transit Zoning Code Update. Resident, Harvey Beigle, spoke in opposition to the Transit Zoning CodeUpdate. Resident, Kevin Tranter, spoke in opposition to the Transit Zoning Code Update.Resident, Dave Roche, spoke in opposition to the Transit Zoning Code Update.Resident, Rachel Kraus­Lee, spoke in favor of the Transit Zoning Code Update. Resident, Barney Richer, spoke in favor of the Transit Zoning Code Update.Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update.Resident, Mark McCandless, spoke in opposition of the Transit Zoning CodeUpdate.Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update.Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update.Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update.Resident, David Zech, spoke in opposition to the Transit Zoning Code Update. Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update.Resident, Joseph Domonoske, spoke in favor of the Transit Zoning CodeUpdate.Resident, Mihran Toumajan, spoke in favor of the Transit Zoning Code Update.Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Update.Resident, Brian M, spoke in opposition to the Transit Zoning Code Update.Resident, Rachel Freedman, spoke in opposition of the Transit Zoning CodeUpdate.Resident, Michael Freedman, spoke in opposition of the Transit Zoning CodeUpdate.Resident, Stephanie Wells, spoke in favor of the Transit Zoning Code Update.Resident, Jack Hogan, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Leachy, spoke in favor of the Transit Zoning Code Update.Resident, Caden Burton, spoke in opposition to the Transit Zoning CodeUpdate.Resident, Charles Winn, spoke in opposition to the Transit Zoning Code Update.Resident, Thibault Weber, spoke in opposition to the Transit Zoning CodeUpdate.Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Update.Resident, Mayra Ruiz, spoke in opposition to the Transit Zoning Code Updatevia Zoom. Commissioner Escamilla motioned to continue the item to a special meeting onThursday, March 6, 2025. Commission requested staff to provide a financial and legal analysis on theimpact that the approval of this project could have on the City.Commission requested that staff hold an additional meeting to include propertyowners and residents before the special meeting.Moved by Commissioner Escamilla, seconded by CommissionerBenninger to Continue the item to a special Planning Commissionmeeting.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 1 – Isuri RamosABSENT: 1 – Christopher LeoStatus: 5 – 0 – 1 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for staff. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on March 10, 2025 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 10:17 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  6 Planning Commission 2/24/2025     Planning CommissionRegular Meeting Agenda MinutesFebruary 24, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA JENNIFER OLIVAChair, Ward 6 RepresentativeISURI S. RAMOSVice­Chair,Ward 3 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative CARL BENNINGERWard 4 RepresentativeBAO PHAMWard 3 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairManuel EscamillaChristopher LeoCarl BenningerBao PhamIsuri S. RamosAlan Woo Acting Executive Director Ali Pezeshkpour, AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 5:43 p.m. with Commissioner Benninger attending viaZoom and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from February 10, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Benninger to ApproveConsent Calendar Items.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 0 – 1 – Pass*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Register on January 31, 2025,and notices were mailed on said date. 1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENTAPPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLEXIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC)ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, ANDOPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONINGMAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2)SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICTBOUNDARY.Project Applicant:    City of Santa AnaProposed Project:   Planning Commission recommendation that the City Counciladopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application(AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No.84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and toamend the City’s Zoning Map. The proposed amendments include removal of industrialuses from the permitted uses table, updates to the nonconforming regulations, a newamortization process, and new operational standards applicable to businesses withinthe zoning district. The proposal also includes removing the Light Industrial (M1) andHeavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district,as shown on the City’s Zoning Map.Environmental Impact: In accordance with CEQA and the CEQA Guidelines, anaddendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84)Environmental Impact Report (EIR) to demonstrate that, pursuant to the standardscontained in CEQA Guidelines Section 15162, this project is within the scope of theTransit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No.2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit ZoningCode (SD­84) EIR fully analyzed the potential impacts associated with the proposedcode amendments. This is consistent with Section 8.06 of the City’s Local Guidelinesfor Implementing CEQA.Recommended Actions: Recommend that the Planning Commission recommend that the City Council:1. Adopt a resolution to make findings pursuant to Public Resources CodeSection 21166 and to adopt the Addendum to the Transit Zoning CodeEnvironmental Impact Report (State Clearinghouse Number No.2006071100). Pursuant to the California Environment Quality Act (CEQA),and based on independent review and analysis, and the administrativerecord as a whole, that, in exercising its independent judgement, amendTZC SD­84 Final EIR with an addendum that the City Council find thatpursuant to CEQA Guidelines Section 15162, no subsequentEnvironmental Impact Report (EIR) is required for the adoption of theproposed Ordinances; and pursuant to CEQA Guidelines Section 15164,an addendum to the Transit Zoning Code EIR was accordingly prepared;2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No.2024­02 amending certain sections of Article XIX (The Transit Zoning Code,Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the SantaAna Municipal Code including amendments to the regulations, overlaydistricts and maps in the zoning district; modifying the authorized land usesand permit types; establishing revised non­conforming use regulations,including the addition of an amortization/termination of use process andadding operational standards for certain permitted and non­conforminguses; and3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03amending the zoning by removing the M1 (light industrial) and M2 (HeavyIndustrial) suffixes from certain properties within the SD­84 zoning districtboundary as designated on the City of Santa Ana Zoning Map. Minutes: Vice­chair Ramos, recused herself due to living within 1,000 linear feetof the project location.Commissioner Escamilla, stated that he received communication from PatrickStrader before the public hearing.Commission had questions for staff.Staff answered questions from Commission.Resident, Mike Tardiff, spoke in opposition to the Transit Zoning Code Update.Resident, Enrique Bedoya, spoke in opposition to the Transit Zoning Codeupdate.Resident, Peter Lomakin, spoke in opposition to the Transit Zoning CodeUpdate.Resident, Bob Adams, spoke in opposition to the Transit Zoning Code Update. Resident, Harvey Beigle, spoke in opposition to the Transit Zoning CodeUpdate. Resident, Kevin Tranter, spoke in opposition to the Transit Zoning Code Update.Resident, Dave Roche, spoke in opposition to the Transit Zoning Code Update.Resident, Rachel Kraus­Lee, spoke in favor of the Transit Zoning Code Update. Resident, Barney Richer, spoke in favor of the Transit Zoning Code Update.Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update.Resident, Mark McCandless, spoke in opposition of the Transit Zoning CodeUpdate.Resident, Daniel Gosnell, spoke in favor of the Transit Zoning Code Update.Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Jay Chiarini, spoke in opposition to the Transit Zoning Code Update.Resident, Mike Paxton, spoke in favor of the Transit Zoning Code Update.Resident, David Zech, spoke in opposition to the Transit Zoning Code Update. Resident, Jackie Michael, spoke in favor of the Transit Zoning Code Update.Resident, Joseph Domonoske, spoke in favor of the Transit Zoning CodeUpdate.Resident, Mihran Toumajan, spoke in favor of the Transit Zoning Code Update.Resident, Andy Schmitt, spoke in opposition to the Transit Zoning Code Update.Resident, Brian M, spoke in opposition to the Transit Zoning Code Update.Resident, Rachel Freedman, spoke in opposition of the Transit Zoning CodeUpdate.Resident, Michael Freedman, spoke in opposition of the Transit Zoning CodeUpdate.Resident, Stephanie Wells, spoke in favor of the Transit Zoning Code Update.Resident, Jack Hogan, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Leachy, spoke in favor of the Transit Zoning Code Update.Resident, Caden Burton, spoke in opposition to the Transit Zoning CodeUpdate.Resident, Charles Winn, spoke in opposition to the Transit Zoning Code Update.Resident, Thibault Weber, spoke in opposition to the Transit Zoning CodeUpdate.Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update Resident, Tim Rush, spoke in opposition to the Transit Zoning Code Update.Resident, Mayra Ruiz, spoke in opposition to the Transit Zoning Code Updatevia Zoom. Commissioner Escamilla motioned to continue the item to a special meeting onThursday, March 6, 2025. Commission requested staff to provide a financial and legal analysis on theimpact that the approval of this project could have on the City.Commission requested that staff hold an additional meeting to include propertyowners and residents before the special meeting.Moved by Commissioner Escamilla, seconded by CommissionerBenninger to Continue the item to a special Planning Commissionmeeting.YES: 5 – Bao Pham, Alan Woo, Manuel J. Escamilla, Jennifer Oliva, CarlBenningerNO: 0 –  ABSTAIN: 1 – Isuri RamosABSENT: 1 – Christopher LeoStatus: 5 – 0 – 1 – 1 – Pass*End of Business Calendar*STAFF COMMENTSMinutes: Staff had comments for staff.COMMISSIONER COMMENTSMinutes: Commission had comments for staff.ADJOURNMENTThe next meeting of the Planning Commission will be on March 10, 2025 at 5:30 PM in theCouncil Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 10:17 p.m.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATIONIf you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.1. Connecting directly from your computer:Click on the link on top of this agenda ORGo to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The MeetingID is listed at the top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, click on the button next to your name to virtually raise your hand and let us knowyou wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting.  Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.  7 Planning Commission 2/24/2025     Planning Commission Special Meeting Agenda Minutes March 6, 2025 6:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  Jennifer Oliva  Chair, Ward  Representative Isuri S. Ramos Vice­Chair Ward 3 Representative Bao Pham Ward 1 Representative Manuel J. Escamilla Ward 2 Representative Carl Benninger Ward 4 Representative Christopher Leo  Citywide Representative  Alan Woo Ward 5 Representative Ali Pezeshkpour Acting Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Acting Planning Manager Nuvia Ocampo Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Manuel J. Escamilla Carl Benninger Bao Pham  Christopher Leo Alan Woo  Acitng Executive Director Ali Pezeshkpour,AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 6:44 p.m. with Vice­Chair Ramos absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes:  Resident, Harvey Beigle, spoke in opposition of the Transit Zoning Code Update. Resident, Dave Roche, spoke in opposition of the Transit Zoning Code Update.  Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.  Resident, Michael Andrade, spoke in favor of the Transit Zoning Code Update.  Resident, Mike Tardiff, spoke in opposition of the Transit Zoning Code Update.  Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update. Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update. Resident, Rachel Freeman, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Freeman, spoke in opposition of the Transit Zoning Code Update.  Resident, Charile Winn, spoke in opposition of the Transit Zoning Code Update.  Resident, Andy Shimt, spoke in opposition of the Transit Zoning Code Update. Resident, Jack Haley, spoke in opposition of the Transit Zoning Code Update. Resident, Dan Domonoske, spoke in opposition of the Transit Zoning Code Update. Resident, Peter Lomakin, spoke in opposition of the Transit Zoning Code Update. Resident, Danielle Adams, spoke in opposition of the Transit Zoning Code Update.  Resident, Christy Taylor, spoke in opposition of the Transit Zoning Code Update via Zoom. Resident, Tomas Castro, spoke in favor of the Transit Zoning Code Update via Zoom. Resident, Stephanie, spoke in opposition of the Transit Zoning Code Update via Zoom. Resident spoke in opposition of the Transit Zoning Code Update via Zoom. Resident, Erika Gonzalez, spoke in favor of the Transit Zoning Code Update via Zoom. Resident, Leonel Flores, spoke in favor of the Transit Zoning Code Update via Zoom. CONSENT CALENDAR ITEM b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Carl Benninger, Jennifer Oliva, Manuel J. Escamilla NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 6 – 0 – 0 – 1 – Pass BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Register on January 31, 2025, and notices were mailed on said date.  1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENT APPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICT BOUNDARY. Project Applicant:    City of Santa Ana Proposed Project:   Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application (AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No. 84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district, as shown on the City’s Zoning Map. Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD­84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City’s Local Guidelines for Implementing CEQA. Recommended Action:  Recommend that the Planning Commission recommend that the City Council: 1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD­84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024­02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non­conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non­conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD­84 zoning district boundary as designated on the City of Santa Ana Zoning Map.  Minutes: Staff provided a short presentation for the Commission.  Commission had question for staff. Staff answered questions from the Commission.  Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve with written and verbal clarifications to the ordinance for ZOA No. 2024­02. YES: 4 – Bao Pham, Alan Woo, Jennifer Oliva, Manuel J. Escamilla NO: 2 – Christopher Leo, Carl Benninger ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 4 – 2 – 0 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on Monday, March 10, 2025 at 5:30 p.m. in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:34 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionSpecial Meeting Agenda MinutesMarch 6, 20256:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Jennifer Oliva Chair, Ward  RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Bao PhamWard 1 RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeChristopher Leo Citywide Representative Alan WooWard 5 RepresentativeAli PezeshkpourActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Jennifer Oliva, Chair Isuri S. Ramos, Vice­Chair Manuel J. Escamilla Carl Benninger Bao Pham  Christopher Leo Alan Woo  Acitng Executive Director Ali Pezeshkpour,AICP Senior Asst. City Attorney Melissa M. Crosthwaite Acting Planning Manager Ricardo Soto, AICP Recording Secretary Nuvia Ocampo ROLL CALL Minutes: Quorum was reached at 6:44 p.m. with Vice­Chair Ramos absent. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS Minutes:  Resident, Harvey Beigle, spoke in opposition of the Transit Zoning Code Update. Resident, Dave Roche, spoke in opposition of the Transit Zoning Code Update.  Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update.  Resident, Michael Andrade, spoke in favor of the Transit Zoning Code Update.  Resident, Mike Tardiff, spoke in opposition of the Transit Zoning Code Update.  Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update. Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update. Resident, Rachel Freeman, spoke in opposition of the Transit Zoning Code Update. Resident, Michael Freeman, spoke in opposition of the Transit Zoning Code Update.  Resident, Charile Winn, spoke in opposition of the Transit Zoning Code Update.  Resident, Andy Shimt, spoke in opposition of the Transit Zoning Code Update. Resident, Jack Haley, spoke in opposition of the Transit Zoning Code Update. Resident, Dan Domonoske, spoke in opposition of the Transit Zoning Code Update. Resident, Peter Lomakin, spoke in opposition of the Transit Zoning Code Update. Resident, Danielle Adams, spoke in opposition of the Transit Zoning Code Update.  Resident, Christy Taylor, spoke in opposition of the Transit Zoning Code Update via Zoom. Resident, Tomas Castro, spoke in favor of the Transit Zoning Code Update via Zoom. Resident, Stephanie, spoke in opposition of the Transit Zoning Code Update via Zoom. Resident spoke in opposition of the Transit Zoning Code Update via Zoom. Resident, Erika Gonzalez, spoke in favor of the Transit Zoning Code Update via Zoom. Resident, Leonel Flores, spoke in favor of the Transit Zoning Code Update via Zoom. CONSENT CALENDAR ITEM b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Carl Benninger, Jennifer Oliva, Manuel J. Escamilla NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 6 – 0 – 0 – 1 – Pass BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Register on January 31, 2025, and notices were mailed on said date.  1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENT APPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICT BOUNDARY. Project Applicant:    City of Santa Ana Proposed Project:   Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application (AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No. 84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district, as shown on the City’s Zoning Map. Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD­84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City’s Local Guidelines for Implementing CEQA. Recommended Action:  Recommend that the Planning Commission recommend that the City Council: 1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD­84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024­02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non­conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non­conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD­84 zoning district boundary as designated on the City of Santa Ana Zoning Map.  Minutes: Staff provided a short presentation for the Commission.  Commission had question for staff. Staff answered questions from the Commission.  Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve with written and verbal clarifications to the ordinance for ZOA No. 2024­02. YES: 4 – Bao Pham, Alan Woo, Jennifer Oliva, Manuel J. Escamilla NO: 2 – Christopher Leo, Carl Benninger ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 4 – 2 – 0 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on Monday, March 10, 2025 at 5:30 p.m. in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:34 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionSpecial Meeting Agenda MinutesMarch 6, 20256:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Jennifer Oliva Chair, Ward  RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Bao PhamWard 1 RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeChristopher Leo Citywide Representative Alan WooWard 5 RepresentativeAli PezeshkpourActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairManuel J. EscamillaCarl BenningerBao Pham Christopher LeoAlan Woo Acitng Executive Director Ali Pezeshkpour,AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 6:44 p.m. with Vice­Chair Ramos absent.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Harvey Beigle, spoke in opposition of the Transit Zoning Code Update.Resident, Dave Roche, spoke in opposition of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Michael Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Mike Tardiff, spoke in opposition of the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update.Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update.Resident, Rachel Freeman, spoke in opposition of the Transit Zoning Code Update.Resident, Michael Freeman, spoke in opposition of the Transit Zoning Code Update. Resident, Charile Winn, spoke in opposition of the Transit Zoning Code Update. Resident, Andy Shimt, spoke in opposition of the Transit Zoning Code Update.Resident, Jack Haley, spoke in opposition of the Transit Zoning Code Update.Resident, Dan Domonoske, spoke in opposition of the Transit Zoning Code Update. Resident, Peter Lomakin, spoke in opposition of the Transit Zoning Code Update. Resident, Danielle Adams, spoke in opposition of the Transit Zoning Code Update.  Resident, Christy Taylor, spoke in opposition of the Transit Zoning Code Update via Zoom. Resident, Tomas Castro, spoke in favor of the Transit Zoning Code Update via Zoom. Resident, Stephanie, spoke in opposition of the Transit Zoning Code Update via Zoom. Resident spoke in opposition of the Transit Zoning Code Update via Zoom. Resident, Erika Gonzalez, spoke in favor of the Transit Zoning Code Update via Zoom. Resident, Leonel Flores, spoke in favor of the Transit Zoning Code Update via Zoom. CONSENT CALENDAR ITEM b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve. YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Carl Benninger, Jennifer Oliva, Manuel J. Escamilla NO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 6 – 0 – 0 – 1 – Pass BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC Register on January 31, 2025, and notices were mailed on said date.  1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENT APPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLE XIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, AND OPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONING MAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2) SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICT BOUNDARY. Project Applicant:    City of Santa Ana Proposed Project:   Planning Commission recommendation that the City Council adopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application (AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No. 84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and to amend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district, as shown on the City’s Zoning Map. Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD­84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City’s Local Guidelines for Implementing CEQA. Recommended Action:  Recommend that the Planning Commission recommend that the City Council: 1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD­84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024­02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non­conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non­conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD­84 zoning district boundary as designated on the City of Santa Ana Zoning Map.  Minutes: Staff provided a short presentation for the Commission.  Commission had question for staff. Staff answered questions from the Commission.  Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve with written and verbal clarifications to the ordinance for ZOA No. 2024­02. YES: 4 – Bao Pham, Alan Woo, Jennifer Oliva, Manuel J. Escamilla NO: 2 – Christopher Leo, Carl Benninger ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 4 – 2 – 0 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on Monday, March 10, 2025 at 5:30 p.m. in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:34 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionSpecial Meeting Agenda MinutesMarch 6, 20256:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Jennifer Oliva Chair, Ward  RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Bao PhamWard 1 RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeChristopher Leo Citywide Representative Alan WooWard 5 RepresentativeAli PezeshkpourActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairManuel J. EscamillaCarl BenningerBao Pham Christopher LeoAlan Woo Acitng Executive Director Ali Pezeshkpour,AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 6:44 p.m. with Vice­Chair Ramos absent.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Harvey Beigle, spoke in opposition of the Transit Zoning Code Update.Resident, Dave Roche, spoke in opposition of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Michael Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Mike Tardiff, spoke in opposition of the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update.Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update.Resident, Rachel Freeman, spoke in opposition of the Transit Zoning Code Update.Resident, Michael Freeman, spoke in opposition of the Transit Zoning Code Update. Resident, Charile Winn, spoke in opposition of the Transit Zoning Code Update. Resident, Andy Shimt, spoke in opposition of the Transit Zoning Code Update.Resident, Jack Haley, spoke in opposition of the Transit Zoning Code Update.Resident, Dan Domonoske, spoke in opposition of the Transit Zoning Code Update.Resident, Peter Lomakin, spoke in opposition of the Transit Zoning Code Update.Resident, Danielle Adams, spoke in opposition of the Transit Zoning Code Update. Resident, Christy Taylor, spoke in opposition of the Transit Zoning Code Update via Zoom.Resident, Tomas Castro, spoke in favor of the Transit Zoning Code Update via Zoom.Resident, Stephanie, spoke in opposition of the Transit Zoning Code Update via Zoom.Resident spoke in opposition of the Transit Zoning Code Update via Zoom.Resident, Erika Gonzalez, spoke in favor of the Transit Zoning Code Update via Zoom.Resident, Leonel Flores, spoke in favor of the Transit Zoning Code Update via Zoom.CONSENT CALENDAR ITEMb. Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Carl Benninger, Jennifer Oliva, Manuel J.EscamillaNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – PassBUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Register on January 31, 2025,and notices were mailed on said date. 1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENTAPPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLEXIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC)ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, ANDOPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONINGMAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2)SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICTBOUNDARY.Project Applicant:    City of Santa AnaProposed Project:   Planning Commission recommendation that the City Counciladopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application(AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No.84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and toamend the City’s Zoning Map. The proposed amendments include removal of industrial uses from the permitted uses table, updates to the nonconforming regulations, a new amortization process, and new operational standards applicable to businesses within the zoning district. The proposal also includes removing the Light Industrial (M1) and Heavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district, as shown on the City’s Zoning Map. Environmental Impact: In accordance with CEQA and the CEQA Guidelines, an addendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84) Environmental Impact Report (EIR) to demonstrate that, pursuant to the standards contained in CEQA Guidelines Section 15162, this project is within the scope of the Transit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No. 2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit Zoning Code (SD­84) EIR fully analyzed the potential impacts associated with the proposed code amendments. This is consistent with Section 8.06 of the City’s Local Guidelines for Implementing CEQA. Recommended Action:  Recommend that the Planning Commission recommend that the City Council: 1. Adopt a resolution to make findings pursuant to Public Resources Code Section 21166 and to adopt the Addendum to the Transit Zoning Code Environmental Impact Report (State Clearinghouse Number No. 2006071100). Pursuant to the California Environment Quality Act (CEQA), and based on independent review and analysis, and the administrative record as a whole, that, in exercising its independent judgement, amend TZC SD­84 Final EIR with an addendum that the City Council find that pursuant to CEQA Guidelines Section 15162, no subsequent Environmental Impact Report (EIR) is required for the adoption of the proposed Ordinances; and pursuant to CEQA Guidelines Section 15164, an addendum to the Transit Zoning Code EIR was accordingly prepared; 2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No. 2024­02 amending certain sections of Article XIX (The Transit Zoning Code, Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the Santa Ana Municipal Code including amendments to the regulations, overlay districts and maps in the zoning district; modifying the authorized land uses and permit types; establishing revised non­conforming use regulations, including the addition of an amortization/termination of use process and adding operational standards for certain permitted and non­conforming uses; and 3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03 amending the zoning by removing the M1 (light industrial) and M2 (Heavy Industrial) suffixes from certain properties within the SD­84 zoning district boundary as designated on the City of Santa Ana Zoning Map.  Minutes: Staff provided a short presentation for the Commission.  Commission had question for staff. Staff answered questions from the Commission.  Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve with written and verbal clarifications to the ordinance for ZOA No. 2024­02. YES: 4 – Bao Pham, Alan Woo, Jennifer Oliva, Manuel J. Escamilla NO: 2 – Christopher Leo, Carl Benninger ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 4 – 2 – 0 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on Monday, March 10, 2025 at 5:30 p.m. in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:34 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionSpecial Meeting Agenda MinutesMarch 6, 20256:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Jennifer Oliva Chair, Ward  RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Bao PhamWard 1 RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeChristopher Leo Citywide Representative Alan WooWard 5 RepresentativeAli PezeshkpourActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairManuel J. EscamillaCarl BenningerBao Pham Christopher LeoAlan Woo Acitng Executive Director Ali Pezeshkpour,AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 6:44 p.m. with Vice­Chair Ramos absent.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Harvey Beigle, spoke in opposition of the Transit Zoning Code Update.Resident, Dave Roche, spoke in opposition of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Michael Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Mike Tardiff, spoke in opposition of the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update.Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update.Resident, Rachel Freeman, spoke in opposition of the Transit Zoning Code Update.Resident, Michael Freeman, spoke in opposition of the Transit Zoning Code Update. Resident, Charile Winn, spoke in opposition of the Transit Zoning Code Update. Resident, Andy Shimt, spoke in opposition of the Transit Zoning Code Update.Resident, Jack Haley, spoke in opposition of the Transit Zoning Code Update.Resident, Dan Domonoske, spoke in opposition of the Transit Zoning Code Update.Resident, Peter Lomakin, spoke in opposition of the Transit Zoning Code Update.Resident, Danielle Adams, spoke in opposition of the Transit Zoning Code Update. Resident, Christy Taylor, spoke in opposition of the Transit Zoning Code Update via Zoom.Resident, Tomas Castro, spoke in favor of the Transit Zoning Code Update via Zoom.Resident, Stephanie, spoke in opposition of the Transit Zoning Code Update via Zoom.Resident spoke in opposition of the Transit Zoning Code Update via Zoom.Resident, Erika Gonzalez, spoke in favor of the Transit Zoning Code Update via Zoom.Resident, Leonel Flores, spoke in favor of the Transit Zoning Code Update via Zoom.CONSENT CALENDAR ITEMb. Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Carl Benninger, Jennifer Oliva, Manuel J.EscamillaNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – PassBUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Register on January 31, 2025,and notices were mailed on said date. 1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENTAPPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLEXIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC)ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, ANDOPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONINGMAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2)SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICTBOUNDARY.Project Applicant:    City of Santa AnaProposed Project:   Planning Commission recommendation that the City Counciladopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application(AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No.84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and toamend the City’s Zoning Map. The proposed amendments include removal of industrialuses from the permitted uses table, updates to the nonconforming regulations, a newamortization process, and new operational standards applicable to businesses withinthe zoning district. The proposal also includes removing the Light Industrial (M1) andHeavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district,as shown on the City’s Zoning Map.Environmental Impact: In accordance with CEQA and the CEQA Guidelines, anaddendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84)Environmental Impact Report (EIR) to demonstrate that, pursuant to the standardscontained in CEQA Guidelines Section 15162, this project is within the scope of theTransit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No.2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit ZoningCode (SD­84) EIR fully analyzed the potential impacts associated with the proposedcode amendments. This is consistent with Section 8.06 of the City’s Local Guidelinesfor Implementing CEQA.Recommended Action: Recommend that the Planning Commission recommend that the City Council:1. Adopt a resolution to make findings pursuant to Public Resources CodeSection 21166 and to adopt the Addendum to the Transit Zoning CodeEnvironmental Impact Report (State Clearinghouse Number No.2006071100). Pursuant to the California Environment Quality Act (CEQA),and based on independent review and analysis, and the administrativerecord as a whole, that, in exercising its independent judgement, amendTZC SD­84 Final EIR with an addendum that the City Council find thatpursuant to CEQA Guidelines Section 15162, no subsequentEnvironmental Impact Report (EIR) is required for the adoption of theproposed Ordinances; and pursuant to CEQA Guidelines Section 15164,an addendum to the Transit Zoning Code EIR was accordingly prepared;2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No.2024­02 amending certain sections of Article XIX (The Transit Zoning Code,Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the SantaAna Municipal Code including amendments to the regulations, overlaydistricts and maps in the zoning district; modifying the authorized land usesand permit types; establishing revised non­conforming use regulations,including the addition of an amortization/termination of use process andadding operational standards for certain permitted and non­conforminguses; and3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03amending the zoning by removing the M1 (light industrial) and M2 (HeavyIndustrial) suffixes from certain properties within the SD­84 zoning districtboundary as designated on the City of Santa Ana Zoning Map. Minutes: Staff provided a short presentation for the Commission. Commission had question for staff.Staff answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Escamilla toApprove with written and verbal clarifications to the ordinance for ZOA No.2024­02. YES: 4 – Bao Pham, Alan Woo, Jennifer Oliva, Manuel J. Escamilla NO: 2 – Christopher Leo, Carl Benninger ABSTAIN: 0 –  ABSENT: 1 – Isuri Ramos Status: 4 – 2 – 0 – 1 – Pass *End of Business Calendar* STAFF COMMENTS Minutes: Staff had comments for the Commission. COMMISSIONER COMMENTS Minutes: Commission had comments for staff. ADJOURNMENT The next meeting of the Planning Commission will be on Monday, March 10, 2025 at 5:30 p.m. in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 9:34 p.m. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning CommissionSpecial Meeting Agenda MinutesMarch 6, 20256:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Jennifer Oliva Chair, Ward  RepresentativeIsuri S. RamosVice­ChairWard 3 Representative Bao PhamWard 1 RepresentativeManuel J. EscamillaWard 2 Representative Carl BenningerWard 4 RepresentativeChristopher Leo Citywide Representative Alan WooWard 5 RepresentativeAli PezeshkpourActing Executive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPActing Planning Manager Nuvia OcampoRecording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Jennifer Oliva, ChairIsuri S. Ramos, Vice­ChairManuel J. EscamillaCarl BenningerBao Pham Christopher LeoAlan Woo Acitng Executive Director Ali Pezeshkpour,AICPSenior Asst. City Attorney Melissa M. CrosthwaiteActing Planning Manager Ricardo Soto, AICPRecording Secretary Nuvia OcampoROLL CALLMinutes: Quorum was reached at 6:44 p.m. with Vice­Chair Ramos absent.PLEDGE OF ALLEGIANCEPUBLIC COMMENTSMinutes: Resident, Harvey Beigle, spoke in opposition of the Transit Zoning Code Update.Resident, Dave Roche, spoke in opposition of the Transit Zoning Code Update. Resident, Joe Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Michael Andrade, spoke in favor of the Transit Zoning Code Update. Resident, Mike Tardiff, spoke in opposition of the Transit Zoning Code Update. Resident, Kelly Crossley, spoke in favor of the Transit Zoning Code Update.Resident, Jason Rush, spoke in opposition of the Transit Zoning Code Update.Resident, Rachel Freeman, spoke in opposition of the Transit Zoning Code Update.Resident, Michael Freeman, spoke in opposition of the Transit Zoning Code Update. Resident, Charile Winn, spoke in opposition of the Transit Zoning Code Update. Resident, Andy Shimt, spoke in opposition of the Transit Zoning Code Update.Resident, Jack Haley, spoke in opposition of the Transit Zoning Code Update.Resident, Dan Domonoske, spoke in opposition of the Transit Zoning Code Update.Resident, Peter Lomakin, spoke in opposition of the Transit Zoning Code Update.Resident, Danielle Adams, spoke in opposition of the Transit Zoning Code Update. Resident, Christy Taylor, spoke in opposition of the Transit Zoning Code Update via Zoom.Resident, Tomas Castro, spoke in favor of the Transit Zoning Code Update via Zoom.Resident, Stephanie, spoke in opposition of the Transit Zoning Code Update via Zoom.Resident spoke in opposition of the Transit Zoning Code Update via Zoom.Resident, Erika Gonzalez, spoke in favor of the Transit Zoning Code Update via Zoom.Resident, Leonel Flores, spoke in favor of the Transit Zoning Code Update via Zoom.CONSENT CALENDAR ITEMb. Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Benninger, seconded by Commissioner Leo to Approve.YES: 6 – Bao Pham, Alan Woo, Christopher Leo, Carl Benninger, Jennifer Oliva, Manuel J.EscamillaNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 6 – 0 – 0 – 1 – PassBUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination. Legal notice was published in the OC Register on January 31, 2025,and notices were mailed on said date. 1.ZONING ORDINANCE AMENDMENT (ZOA) NO. 2024­02 AND AMENDMENTAPPLICATION (AA) NO. 2024­03 AMENDING CERTAIN SECTIONS OF ARTICLEXIX (THE TRANSIT ZONING CODE, SPECIFIC DEVELOPMENT NO. 84) OFCHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC)ADDRESSING INDUSTRIAL LAND USES, NONCONFORMITIES, ANDOPERATING STANDARDS, AND AMENDING THE CITY OF SANTA ANA ZONINGMAP TO REMOVE THE LIGHT INDUSTRIAL (M1) AND HEAVY INDUSTRIAL (M2)SUFFIXES FROM CERTAIN PROPERTIES WITHIN THE SD­84 DISTRICTBOUNDARY.Project Applicant:    City of Santa AnaProposed Project:   Planning Commission recommendation that the City Counciladopt Zoning Ordinance Amendment (ZOA) No. 2024­02 and Amendment Application(AA) No. 2024­03 to amend the Transit Zoning Code (Specific Development (SD) No.84) zoning district of Chapter 41 (Zoning) of the Santa Ana Municipal Code and toamend the City’s Zoning Map. The proposed amendments include removal of industrialuses from the permitted uses table, updates to the nonconforming regulations, a newamortization process, and new operational standards applicable to businesses withinthe zoning district. The proposal also includes removing the Light Industrial (M1) andHeavy Industrial (M2) suffixes from certain properties within the SD­84 zoning district,as shown on the City’s Zoning Map.Environmental Impact: In accordance with CEQA and the CEQA Guidelines, anaddendum has been prepared to the City of Santa Ana’s Transit Zoning Code (SD­84)Environmental Impact Report (EIR) to demonstrate that, pursuant to the standardscontained in CEQA Guidelines Section 15162, this project is within the scope of theTransit Zoning Code (SD­84) EIR No. 2006­02, State Clearinghouse (SCH) No.2006071100, certified by the City of Santa Ana on June 7, 2010. The Transit ZoningCode (SD­84) EIR fully analyzed the potential impacts associated with the proposedcode amendments. This is consistent with Section 8.06 of the City’s Local Guidelinesfor Implementing CEQA.Recommended Action: Recommend that the Planning Commission recommend that the City Council:1. Adopt a resolution to make findings pursuant to Public Resources CodeSection 21166 and to adopt the Addendum to the Transit Zoning CodeEnvironmental Impact Report (State Clearinghouse Number No.2006071100). Pursuant to the California Environment Quality Act (CEQA),and based on independent review and analysis, and the administrativerecord as a whole, that, in exercising its independent judgement, amendTZC SD­84 Final EIR with an addendum that the City Council find thatpursuant to CEQA Guidelines Section 15162, no subsequentEnvironmental Impact Report (EIR) is required for the adoption of theproposed Ordinances; and pursuant to CEQA Guidelines Section 15164,an addendum to the Transit Zoning Code EIR was accordingly prepared;2. Adopt an ordinance to approve Zoning Ordinance Amendment (ZOA) No.2024­02 amending certain sections of Article XIX (The Transit Zoning Code,Specific Development No. 84 (SD­84)) of Chapter 41 (Zoning) of the SantaAna Municipal Code including amendments to the regulations, overlaydistricts and maps in the zoning district; modifying the authorized land usesand permit types; establishing revised non­conforming use regulations,including the addition of an amortization/termination of use process andadding operational standards for certain permitted and non­conforminguses; and3. Adopt an ordinance to approve Amendment Application (AA) No. 2024­03amending the zoning by removing the M1 (light industrial) and M2 (HeavyIndustrial) suffixes from certain properties within the SD­84 zoning districtboundary as designated on the City of Santa Ana Zoning Map. Minutes: Staff provided a short presentation for the Commission. Commission had question for staff.Staff answered questions from the Commission. Moved by Commissioner Woo, seconded by Commissioner Escamilla toApprove with written and verbal clarifications to the ordinance for ZOA No.2024­02.YES: 4 – Bao Pham, Alan Woo, Jennifer Oliva, Manuel J. EscamillaNO: 2 – Christopher Leo, Carl BenningerABSTAIN: 0 –  ABSENT: 1 – Isuri RamosStatus: 4 – 2 – 0 – 1 – Pass*End of Business Calendar*STAFF COMMENTSMinutes: Staff had comments for the Commission.COMMISSIONER COMMENTSMinutes: Commission had comments for staff.ADJOURNMENTThe next meeting of the Planning Commission will be on Monday, March 10, 2025 at 5:30p.m. in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 9:34 p.m.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing.MEETING INFORMATIONIf you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials.1. Connecting directly from your computer:Click on the link on top of this agenda ORGo to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The MeetingID is listed at the top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in­person meeting must provide 15 printed copies.     Planning and Building Agency Item # 1 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report March 10, 2025 Topic: Conditional Use Permit No. 2024-15 – MainPlace Mall Digital Billboards (2800 N. Main Street) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2024-15, as conditioned, to allow for conversion of two existing freeway-oriented on-premise digital signs to digital billboards and to allow the digital billboards to continue to exceed 60 feet in height. EXECUTIVE SUMMARY George Manyak with GM Outdoor Inc. (Applicant) on behalf of Centennial (Property Owner), is requesting approval of Conditional Use Permit (CUP) No. 2024-15, to allow the conversion of two existing freeway oriented, on-premise digital signs, to off-premise advertising digital signs (i.e., digital billboards), and to allow the digital billboards to continue to exceed the maximum height of 60 feet. The digital signs are located at MainPlace Mall, an existing indoor shopping mall located at 2800 N. Main Street (Project). The Applicant is making the request pursuant to Sections 41-1110 and 41-1131 of the Santa Ana Municipal Code (SAMC), which allow for such signage, subject to review and approval of an Operating Agreement by the City Manager and CUP by the Planning Commission. Staff recommends approval of the applicant’s request, as the existing structures are carefully designed to minimize any impacts to the surrounding community, are consistent with City standards, and would support the economic prosperity of the site and City. Furthermore, the project aligns with several goals and policies of the General Plan that encourage land uses that not only respect but enhance the existing character of the community and promote the City’s economic prosperity. DISCUSSION Project Description The Applicant proposes to convert two existing freestanding, freeway-oriented digital signs into digital billboards. The first sign is currently located along the Santa Ana (I-5) Freeway, and extends to a height of 81.83 feet with a sign area of 672 square feet. The second sign is positioned along the Garden Grove (SR-22) Freeway, and stands at a     CUP No. 2024-15 – MainPlace Mall Digital Billboards (2800 N. Main Street) March 10, 2025 Page 2 4 8 2 4 height of 71.83 feet with a sign area of 624 square feet. Exhibit 5 of this staff report highlights the location of both signs on the subject property. Pursuant to the SAMC, the existing signs currently meet the definition of On-Premise Advertisement Signs, as the commercial advertisement pertains solely to goods or services which are produced or offered for sale on the premises where the advertisement is displayed (i.e., MainPlace Mall). The proposed conversion would consist of transitioning the existing digital signs to digital billboards, by providing off-premise advertising in the display in addition to the already provided civic promotions. The physical structures of the signs would remain largely unchanged, with the primary change being the type of digital content displayed. The SAMC defines Off-Premise Advertisement Sign as any commercial advertisement other than an on-premise advertisement sign that advertises products or services that is not located, produced, or offered for sale on the subject premise. As part of the conversion, all existing tenant identification signage would be removed from the structures, and “Santa Ana” would be prominently added to the support beam of each sign to comply with the SAMC requirements and provide clear location identification. The existing freestanding digital signs feature two digital displays supported by a single post, and are situated within existing landscape planters that range from approximately 525 square feet to 2,000 square feet in size. The existing digital displays are equipped with light-sensing devices designed to monitor brightness and ambient light conditions, automatically adjusting or dimming the brightness levels to ensure compliance with lighting regulations and to minimize potential impacts on surrounding areas. The digital billboards will operate daily from 6:00 a.m. to midnight. Apart from removal of the tenant identification signs, no equipment upgrades are proposed as part of this request. Further details related to the project and site are listed below in Table 1. Table 1: Project and Location Information Item Information Project Address and Council Ward 2800 N. Main Street – Ward 3 Nearest Intersection Main Street and Mainplace Drive General Plan Designation District Center – Medium (DC-2.1) Zoning Designation Specific Plan No. 4 North Residential/Commercial (City of Orange) East Residential/Commercial South OfficeSurrounding Land Uses West Single-Family Residences across I-5 Property Size 49 acres (2,134,440 square feet) Existing On-Premise Digital Sign Proposed Off-Premise Commercial Advertising Sign (Digital Billboard) Use Permissions Allowed with a conditional use permit (CUP) and operating agreement. Zoning Code Sections Affected Uses SAMC Sec. 41-1110     CUP No. 2024-15 – MainPlace Mall Digital Billboards (2800 N. Main Street) March 10, 2025 Page 3 4 8 2 4 Table 2 provides a detailed comparison of the project’s compliance with the applicable land use and development standards. Table 2: Development Standards Standard Required for Digital Billboards Provided Maximum Sign Area As allowed by Caltrans Existing, 672 max. square feet Maximum Number of Faces Two Complies; 2 each Maximum 60 feet (May be modified by the Planning Commission) 81 feet and 10-inches max. (Height modification included as part of overall request to the Planning Commission) Spacing Between Billboards 1,000 feet Complies; 1,200 feet Number of Vertical Supports One Complies; One each Design Standards Santa Ana permanently appear on structure Complies; Provided on both structures Project Background The subject structures are located at MainPlace Mall, a prominent 49-acre commercial site comprising eight parcels and approximately 1,130,000 square feet of retail and commercial space. Both signs were originally constructed as part of the establishment of Regional Plan Sign Program Application (RSPG) No. 2014-01, which was conditionally approved by the Planning Commission on May 1, 2015. This was subsequently approved by the City Council on June 2, 2015. On July 19, 2022, the City Council adopted Ordinance No. NS-3023, which updated regulations pertaining to off-premise commercial advertising signage. The ordinance established specific requirements for the location, design, and operation of digital billboards and included provisions allowing for the conversion of existing freeway- oriented, on-premise digital signs into off-premise advertising digital billboards, provided they met the new regulatory standards. The applicant submitted the conversion request on October 12, 2023 but suspended processing the application during a brief period of time. During the review process, the applicant collaborated closely with City staff to ensure full compliance with the applicable development standards and design criteria. Additionally, the applicant worked with staff to negotiate and establish the terms of the Operating Agreement, ensuring alignment with the City’s objectives for digital billboard conversions and regulatory compliance.     CUP No. 2024-15 – MainPlace Mall Digital Billboards (2800 N. Main Street) March 10, 2025 Page 4 4 8 2 4 Project Analysis Conditional Use Permit (CUP) requests for conversions of On-Premise Digital Signs to Off-Premise Commercial Advertising Signs (digital billboards) are governed by Section 41-1110 of the SAMC and are subject to discretionary review and approval of a CUP by the Planning Commission. Such CUPs may be granted when the required findings can be made; however, if the findings cannot be made, the request must be denied. Staff recommends approval of the proposed Project, as it would allow the Applicant to convert the existing digital signs into digital billboards without introducing new impacts to the surrounding community. The Project would also provide additional benefits to the City and contribute to the economic viability of MainPlace Mall. The physical structures of the signs would remain largely unchanged, with only minor modifications to remove tenant identification signage. The primary change would be to the type of content displayed. Currently, the signs are limited to on-premise advertising, meaning they can only promote businesses or activities located on the same property. The proposed conversion would allow off-premise advertising, enabling the display of regional or national advertisements unrelated to the site. Furthermore, the existing signs were originally constructed as part of the approval for RSPG No. 2014-01 and were designed to fully comply with the City’s development standards at the time, adhering to regulations outlined in the SAMC regarding height, sign area, design, location, and brightness. The signs are located at least 1,000 feet from each other, appropriately scaled to the surrounding development, and positioned a minimum of 250 feet from existing historic landmarks. As a result, the existing structures remain in conformance with City standards. Since no improvements to the equipment are proposed, the requested conversion would not introduce any new impacts or hazardous conditions for adjacent freeway drivers. In addition to compliance with development standards, the project is anticipated to enhance the economic viability of MainPlace Mall. By establishing a new revenue stream through advertising sales, the project will support the ongoing redevelopment and modernization of the 49-acre site. This economic boost will strengthen the property owner’s ability to maintain and improve the mall while also contributing to the area’s overall economic health. Moreover, the proposed operating agreement ensures the City will receive a portion of the revenue generated from advertising sales thus contributing to the economic viability of the City as well. General Plan Consistency The proposed Project aligns with several goals and policies of the City’s General Plan. Goal LU-1 of the Land Use Element seeks to provide a land use plan that enhances the quality of life for residents while respecting and preserving the character of the existing community. By converting the signage at MainPlace Mall, the Project aims to support the ongoing development and vibrancy of the site, while maintaining harmony with the     CUP No. 2024-15 – MainPlace Mall Digital Billboards (2800 N. Main Street) March 10, 2025 Page 5 4 8 2 4 surrounding environment. The revenue generated by the digital billboards will provide the Property Owner with the financial resources to reinvest in the continued redevelopment of the mall, consistent with both the MainPlace Specific Plan and the broader vision set forth in the City’s General Plan. This reinvestment ensures that the mall remains a vital and attractive community asset, which directly supports Policy LU-1.1. This policy emphasizes the importance of fostering compatibility between land uses to enhance livability, promote healthy lifestyles, and create a cohesive urban environment. By using existing signage in a way that is in keeping with the scale and design of the existing site, the project will contribute to a vibrant and sustainable community that balances economic vitality with the preservation of community values. The Project is also consistent with various goals and policies of the Economic Prosperity (EP) Element, particularly Policy EP-1.2 and Goal EP-3. Policy EP-1.2 aims to strengthen and expand citywide business attraction efforts to help the city achieve its full employment potential. The proposed conversion of the existing signage into digital billboards will create valuable advertising opportunities for businesses beyond MainPlace Mall but also for businesses across Santa Ana’s commercial centers and Downtown. This expanded advertising platform will allow local businesses to reach a broader audience, including commuters and visitors traveling along major highways like the I-5 and SR-22, which are heavily trafficked corridors. By offering a larger and more visible marketing space, the digital billboards will contribute to a dynamic business ecosystem, attracting more businesses to the area and supporting the city’s efforts to increase its economic activity. Additionally, the project aligns with Goal EP-3, which promotes a business-friendly environment where businesses can thrive and leverage Santa Ana’s strengths and opportunities. The conversion takes full advantage of the City’s strategic location along key highways in Orange County, providing high-visibility advertising that helps local businesses gain exposure. This increased visibility not only supports the economic viability of MainPlace Mall but also promotes Santa Ana as a prime location for business growth. The project will enhance the City’s ability to attract new businesses and investment. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 6. The site is located across from Morrison/Eldridge Park and Fisher Park Neighborhood Association, whose leadership was notified of the project. ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (CEQA) and its Guidelines, the Project is exempt from further review under Section 15301 (Class 1 – Existing Facilities).     CUP No. 2024-15 – MainPlace Mall Digital Billboards (2800 N. Main Street) March 10, 2025 Page 6 4 8 2 4 The Project qualifies for this exemption, as it pertains to the operation, licensing, or minor alteration of private structures with little to no expansion of their existing or prior use as the subject structures are being utilized as a digital signs as existing and would not be expanded as part of the subject request. As such, a Notice of Exemption, Environmental Review No. 2023-111 will be filed for this project. ECONOMIC AND FISCAL IMPACTS The proposed Project will generate an annual operating fee payable to the City of $100,000.00 in the first year, $106,468.72 in the second year, and $113,355.95 in the third year. Thereafter, the operating fee will continue to increase by approximately 6.46% annually for the duration of the 20-year operating agreement. The total agreement term remittance amount would be $3,869,408.98. Further details regarding the Operating Agreement are provided in Exhibit 2. EXHIBITS 1. Conditional Use Permit Resolution 2. Draft Operating Agreement 3. Vicinity Zoning and Aerial Map 4. Site Photo 5. Project Plans 6. Copy of Public Notices Submitted By: Heidi Jacinto, Assistant Planner II Approved By: Ali Pezeshkpour, AICP, Acting Executive Director, Planning and Building Agency     Resolution No. 2025-XXX Page 1 of 9 RESOLUTION NO. 2025-XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2024-15 AS CONDITIONED TO ALLOW FOR CONVERSION OF TWO EXISTING FREEWAY- ORIENTED ON-PREMISE DIGITAL SIGNS, INTO OFF- PREMISE ADVERTISNG DIGITAL SIGNS (DIGITAL BILLBOARDS), AND TO ALLOW THE DIGITAL BILLBOARDS TO EXCEED THE MAXIMUM HEIGHT OF 60 FEET, FOR THE MAINPLACE MALL LOCATED AT 2800 N. MAIN STREET (APN:002-221-53) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. George Manyak with GM Outdoor Inc. (“Applicant”) on behalf of Centennial (“Property Owner”), is requesting approval of Conditional Use Permit (“CUP”) No. 2024-15, to allow for the conversion of two existing freeway oriented, on-premise digital signs to off-premise advertising digital signs (digital billboards), and to allow the digital billboards to exceed the maximum height of 60 feet, at MainPlace Mall located at 2800 N. Main Street (“Project”). B. The existing signs were approved on May 11, 2015 pursuant to Planning Commission approval of Regional Planned Sign Program (RSPG) No. 2014-01. The existing signs exceed the current 60 -foot height limit prescribed by Santa Ana Municipal Code (SAMC) Section 41-1131. C. Section 41-1131 (Development Standards) of the SAMC, outlines the digital billboard development standards and establishes that the maximum height of digital billboards is 60 feet. However, this section goes on to state that the maximum height development standard may be modified through Planning Commission approval of a CUP. D. The proposed digital billboards comply with all other required standards specified by Article XII (Off -Premises Commercial Advertising Signs) of Chapter 41 (Zoning) of the SAMC and will comply with the standards of the California Department of Transportation (“Caltrans”) for the construction and operation of a freeway-oriented digital billboard. E. Section 41-1110 (Permit Type and Review Authority) of the Santa Ana     Resolution No. 2025-XXX Page 2 of 9 Municipal Code (“SAMC”) requires approval of a CUP by the Planning Commission for the conversion of existing freeway-oriented on-premise digital signs into off-premise advertising digital signs (digital billboards). F. On March 10, 2025, the Planning Commission held a duly-noticed public hearing on CUP No. 2024-15. G. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a CUP pursuant to Section 41-1112 of the SAMC, have been established for CUP No. 2024-15 to allow for the conversion of two existing freeway oriented on- premise digital signs to off-premise advertising digital signs (digital billboards). 1. The proposed digital billboard shall not constitute a hazard to the safe and efficient operation of vehicles upon a freeway. The conversion and operation of existing freeway-oriented digital signs into digital billboards providing off-premise advertising would not constitute a hazard to the safe and efficient operation of vehicles upon the I-5 and SR-22 Freeway, as the signage has been designed to comply with the design and lighting standards set forth by Article XII of the SAMC, which will ensure that the billboard lighting does not interfere with adjacent traffic. Such standards include, but are not limited to, establishing a maximum 0.3 foot‐candles over ambient light levels and prohibiting images that present the appearance of motion, flashing, scintillating, blinking, or traveling lights or any other means not providing constant illumination. In addition, the digital billboards would comply with all applicable laws and regulations concerning brightness, including, without limitation, Section 21466.5 of the California Vehicle Code. 2. Adequate space exists between the proposed digital billboard and any existing billboards in the vicinity, thus avoiding or minimizing any negative aesthetic impacts to surrounding land uses. There is adequate space between the proposed digital billboards and any existing billboards in the vicinity. The City and Caltrans regulations require that billboards not be placed within 1,000 feet of each other on the same side of the freeway. As designed, the proposed digital billboards conform to these spacing requirements. The subject property is located along the I-5 and SR-22, where the closest existing billboard is located approximately 4,442 feet (0.84- miles) away. Moreover, the digital billboards are approximately 1,200 feet from each other. With sufficient spacing, and considering the signage is existing, the digital billboards are not anticipated to create     Resolution No. 2025-XXX Page 3 of 9 negative aesthetic impacts to surrounding land uses. 3. The size and design of the digital billboard will not be out of context with its visual environment. The proposed signage is situated within a prominent commercial site developed as part of the MainPlace Mall. The signs were originally constructed under a regional sign program, specifically designed to accommodate properties and commercial developments of this scale. Both signage structures are existing installations strategically placed to ensure minimal visual intrusion on the surrounding area. Additionally, the proposal does not introduce any new visual impacts, preserving the aesthetic and visual integrity of the surrounding environment while supporting the site's commercial functionality. 4. The digital billboard will not cause light and glare to intrude upon residential uses, including those in mixed-use districts or developments. The proposed digital billboard will not generate light or glare that intrudes upon residential uses, including those within nearby mixed - use districts or developments. The conversion involves existing digital signs, ensuring that no new or additional structures are introduced. The placement of these signs was thoroughly evaluated as part of the regional sign program and the adoption of the MainPlace Specific Plan (SP-4). The signs are strategically located adjacent to and facing parking structures, ensuring that visibility is carefully managed to minimize any potential glare. This thoughtful positioning aligns with established guidelines and mitigates potential impacts on surrounding areas. Furthermore, the signs have been designed to comply with all applicable lighting standards, ensuring they remain unobtrusive while effectively serving their intended purpose. 5. The digital billboard will not significantly block or impair views of landmarks identified in the City's General Plan. The structures that would be converted into digital billboards are not situated within close proximity to any landmarks identified in the Urban Design Element Policy 6.2 of the City’s General Plan. Consequently, the billboards will not obstruct or impair views of these landmarks in any way. The nearest historic landmarks are located across the I-5 freeway, at a minimum distance of 250 feet from the existing structures proposed for conversion. Additionally, the placement of these structures was thoroughly evaluated during their     Resolution No. 2025-XXX Page 4 of 9 initial construction, and the proposed digital billboard s will remain in the same location. This ensures that the project maintains compliance with relevant design and planning policies while minimizing any potential impact on the surrounding area. 6. The installation of the new digital billboard will result in significant economic and community benefits. The conversion of the existing structures to digital billboards is anticipated to deliver economic and community benefits through the execution of an Operating Agreement. This agreement, established between the City of Santa Ana and the billboard owner, includes provisions for an annual operating fee that will escalate by approximately 6.46 percent (6.46%) each yea r over the term of the agreement. In contrast, the existing signage generates no revenue for the City. Beyond financial benefits, the digital billboards will serve as a platform for civic engagement by facilitating the display of community promotions, public announcements, and emergency messages. Additionally, the billboards are expected to generate increased visibility and foot traffic for MainPlace Mall, aligning with the goals of the SP-4 and would encourage the continued reinvestment in the MainPlace Mall. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and its Guidelines, the Project is exempt from further review under Section 15301 (Class 1 – Existing Facilities). The Project qualifies for this exemption, as it pertains to the operation, licensing, or minor alteration of private structures with little to no expansion of their existing or prior use as the subject structures are being utilized as digital signs as the existing use and would not be expanded as part of the subject request. As such, a Notice of Exemption, Environmental Review No. 2 023-111 will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown     Resolution No. 2025-XXX Page 5 of 9 Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or an y decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting a public hearing, hereby approves Conditional Use Permit No. 2024-15, as conditioned in Exhibit A, attached hereto and incorporated herein, for the conversion of existing digital signage at MainPlace Mall located at 2800 North Main Street to digital billboards and to allow the digital billboards to exceed 60 feet in height as shown on the approved plans for Development Project Application No. 2023 -41. This decision is based upon the evidence submitted at the above-referenced hearing, including but not limited to: The Request for Planning Commission Action dated March 10, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 10th day of March 2025 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS : Commissioners: ____________________ Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: _____________________ Melissa M. Crosthwaite Senior Assistant City Attorney     Resolution No. 2025-XXX Page 6 of 9 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Nuvia Ocampo, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XXX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 10, 2025. Date: Nuvia Ocampo Recording Secretary City of Santa Ana     Resolution No. 2025-XXX Page 7 of 9 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2024-15 Conditional Use Permit (CUP) No. 2024-15 allowing the applicant to convert two existing freestanding, freeway-oriented digital signs into off-premise advertising digital signs (digital billboards) is approved subject to compliance to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. All proposed site improvements must conform to Development Project Review (DP) No. 2023-41, and the staff report exhibits incorporated herein by reference. 2. Any proposed amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 3. The billboards shall comply with the development, design, lighting, and operational standards set forth by Article XII (Off-Premises Commercial Advertising Signs (Billboards) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) and in accordance with all applicable standards set forth by the California Department of Transportation (“Caltrans”). 4. The approved off-premise advertising digital signs (digital billboards) shall maintain a maximum height of 81.83 feet and 71.83 feet, respectively. 5. Approval of CUP No. 2024-15 shall not become effective until its associated Operating Agreement is fully executed and recorded. 6. Violations of the CUP, as contained in Section 41 -647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41 -651 of the SAMC. 7. Prior to issuance of building permits, the applicant shall submit a copy of the permit approval from Caltrans to the Planning Division. 8. Within 90 days of the adoption of this resolution, a Property Maintenance Agreement shall be recorded against the property. The agreement will be subject     Resolution No. 2025-XXX Page 8 of 9 to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained. Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute the agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the agreement and both shall be jointly and severally liable for compliance with its terms;     Resolution No. 2025-XXX Page 9 of 9 f. The agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement; and g. The agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City.     pg. 1 BILLBOARD OPERATING AGREEMENT This Billboard Operating Agreement (“AGREEMENT”) is dated ,2025 between the City of Santa Ana, a charter city and municipal corporation (“CITY”) and MainPlace Shoppingtown LLC, a Delaware limited liability company (“OPERATOR”), collectively referred to as “the Parties”. This AGREEMENT shall become effective on the date that OPERATOR is issued a Permit by CITY (the “Effective Date”) for the modification and conversion of two (2) existing digital billboards (the “Digital Billboards”) from “on premise advertising only” to include “off premise advertising” at the following subject property location: 2800 N. Main Street, Santa Ana, California 92705, referred to as the “Subject Property”. 1. Public Benefit. A. Intent. The purpose of this AGREEMENT is to collect fees for the operation of freeway-oriented digital billboards and to provide fees for mitigation options to be used by CITY to compensate for impacts to CITY services, residents, and/or businesses as set forth in Santa Ana Municipal Code section 41-1100 et seq. The Parties agree that this AGREEMENT confers substantial private benefits on OPERATOR which should be balanced by commensurate public benefits. As part of the City’s billboard sign permit process, OPERATOR agrees to enter into this AGREEMENT. OPERATOR has elected to execute this AGREEMENT as it provides OPERATOR with important economic benefits. Accordingly, the Parties intend to provide consideration to the public to balance the private benefits conferred on OPERATOR by providing mitigation measures to the public and to pay for economic and community-oriented services using the operating agreement fees collected. B. Local Hiring and Sourcing. In the construction, operation, and maintenance of its Digital Billboards, OPERATOR agrees to use its reasonable efforts to retain the services of qualified contractors and suppliers who are located in the City of Santa Ana or who employ a significant number of City of Santa Ana residents. i. Economic and Community Benefits Plan: OPERATOR may exercise, and hereby does exercise, the option to reduce the billboard removal ratio for billboards that are nonconforming as resulting from the adoption of Ordinance No. NS-3023 , subject to detailing provisions for economic and community benefits in an Economic and Community Benefits Plan in full accordance with Section 41-1113 of the Santa Ana Municipal Code as detailed and approved in the BRP. The terms of the Community Benefit Plan within the BRP shall be subject to review and approval by the City Manager as recommended by the City Attorney and Executive Director of the Planning and Building Agency. All details of the OPERATOR Economic and Community Benefits Plan for are detailed herein. For the conversion of existing freeway-oriented on-premises digital signs to be considered for a reduction in or exemption from the required removal ratios, the Subject Property shall, and does, contain an existing business that satisfies all of the criteria enumerated below:     pg. 2 (1) Is a local tax revenue generating business, a retail mall, or a local taxable consumer goods retail district that is regional in nature and is able to reasonably demonstrate regional draw of consumers from neighboring cities and counties and competitiveness in the region; and (2) Is able to demonstrate annual gross taxable sales average of at least $5,000,000 (five million); and (3) Employs a minimum of 20 percent (20%) of its employees who reside in Santa Ana; and (4) In receipt of a preliminary approval letter of conformance from Caltrans for an off- premises sign; and (5) Retain no less than 1 time slot (Approximately 10% of slots) within a standard rotation and advertising cycle for advertising of the business and products available on the property; and (6) The applicant and business operator and the CITY shall enter into a Billboard Operating Agreement as set forth in Section 41-1113 of this Chapter. 2. Effect of City Regulations on Development of Project. Except as expressly provided in this AGREEMENT, all substantive and procedural requirements and provisions contained in CITY’s ordinances, specific plans, design guidelines, rules and regulations, including, but not limited to, zoning and building codes and approved billboard designs on file with the Planning and Building Agency, in effect as of the effective date of this AGREEMENT, shall apply to the construction and development of the Subject Property. 3. Operating Requirements The following covenants shall run with the sites until such time as the billboards are removed from the sites: A. Covenants Regarding Operation and Maintenance. OPERATOR shall operate and maintain the Digital Billboards in good working order and in accordance with all applicable laws, including without limitation, the California Outdoor Advertising Act (California Business and Professions Code Section 5200, et seq.) and California Department of Transportation regulations and specifications adopted pursuant thereto (Title 4 California Code of Regulations, Section 2240, et. seq.). B. Maintenance. OPERATOR shall, at OPERATOR’s sole cost and expense, maintain and repair or cause to be maintained and repaired the Digital Billboards and any and all security lighting or appliances installed in accordance with any entitlements and building permits issued by the CITY and any and all other applicable laws. The Digital Billboards and the sites shall be kept free from the accumulation of debris and waste materials. All exterior painted surfaces shall be maintained at all times in a clean and presentable manner, free from chipping, cracking, peeling and defacing marks. All broken lights shall be immediately repaired in order to prevent hazardous conditions and/or invitation for trespassers and malicious mischief. Except during periods of construction, no lumber, trash, discarded equipment or other debris shall be stored in areas visible from the street.     pg. 3 C. Graffiti Removal. All graffiti and defacement of any type, including marks, words and pictures must be removed and any necessary painting or repair completed within 24 hours of the OPERATOR becoming aware of the graffiti or the CITY reporting the graffiti to the OPERATOR. D. Design of potential graffiti-attracting surfaces. OPERATOR shall design the Digital Billboards and all associated structures visible from any public or quasi-public place in such a manner to consider prevention of graffiti in accordance with the Santa Ana Municipal Code section 41-638.2(b) as the same may be amended from time-to-time hereafter. E. Non-Operation and Removal. OPERATOR shall promptly repair the Digital Billboards in the event of damage, defect or other cause so as to maintain operations in accordance with this AGREEMENT. In the event that OPERATOR anticipates that a repair will require more than 30 days to complete, OPERATOR shall notify City in writing of the anticipated schedule and the cause of the delayed repair. 4. Operating Fee Rates for Billboards; Payment. OPERATOR shall pay billboard operating fees to CITY as follows: A. OPERATOR shall pay CITY a total annual operating fee (“Annual Operating Fee”) of no less than $25,000 per face per Digital Billboard (“Digital Billboard Face”), for a total of four (4) Digital Billboard Faces for the Digital Billboards, as follows: Term year one (1) $100,000.00 (prorated by operating days), Term year two (2) $106,468.72, Term year three (3) $113,355.95, with the he Annual Operating Fee to increase approximately six point four six percent (6.46%) annually for the term of the Operating Agreement, as set forth in Exhibit A, Annual Payment Schedule, hereto. B. The Annual Operating Fee shall be paid in an annual installment, which shall be due on January 1st following the end of the prior operating year. When the annual payment due date falls on a City Holiday or City Hall Closure Day, then the reporting/remittance date shall fall on the next City business day following. The Annual Operating Fee shall be acknowledged and agreed by CITY to be paid timely if paid on said date. When reporting/remitting is made by mail, the postmark date shall serve as proof of timely reporting/remittance. Fee Payment Due Date First Annual Operating Fee shall be prorated by operating days from Commencement Date to December 31st. January 1st Following Commencement Date Successive Annual Operating Fees January 1st Following Operating Year C. The “Commencement Date” for one (1) Digital Billboard is the first date that all of the following are true for that individual Digital Billboard: (i) OPERATOR has obtained all development approvals necessary for the Digital Billboard, (ii) the Digital Billboard is fully modified and operational and has electrical power from a permanent source, and (iii) the Digital Billboard has passed the City’s and State’s (Cal Trans) final inspection. The Annual Operating Fee shall be paid to CITY on January 1st following the completion     pg. 4 of each year (see table above in 4B). If the Commencement Date is other than the first day of the year, the Annual Operating Fee shall be prorated for the initial year based upon the number of days the signs are operating in the initial year. In such event, the operating fee for the partial year that ends upon the expiration of this AGREEMENT shall similarly be prorated based upon the number of days in said final partial year and an annual rate of $329,018.98 and said payment shall be due on the date this AGREEMENT expires. D. Notwithstanding anything to the contrary herein, in the event OPERATOR is unable to operate a Digital Billboard Face for any reason, OPERATOR’S obligation to pay the Annual Operating Fee for the non-operating Digital Billboard Face to the City shall be suspended for the period of time it is not operating the Digital Billboard Face. In the event one or more Digital Billboard Faces are inoperable during all or part of any year, the Annual Operating Fee shall be prorated based upon the number of faces in operation and the number of days such faces are operating during such year. E. It is understood by the CITY that OPERATOR will rely upon a Third-Party agent with expertise in outdoor advertising (“Third Party Agent”) to sell advertising on the digital billboards. In the event OPERATOR is unable to operate the Digital Billboards because OPERATOR is unable to obtain a Third-Party Agent, OPERATOR’s obligation to pay the Annual Operating Fee shall be suspended for the period of time it does not have a Third-Party Agent, and the Annual Operating Fee shall be prorated, consistent with Section 4.D, above. 5. Past due date – Past due penalty; Late interest. A. Any OPERATOR entity or individual who fails to pay the Digital Billboards annual Operating Fee required by this AGREEMENT when due shall be subject to past due penalties and interest as set forth herein. i. OPERATOR shall be considered past due if the required Annual Operating fee is not paid by the first day of the year following the completion of any year for which it is due. ii. For failure to fully pay any part of any Annual Operating fee when due, the following past due penalty and late interest charges shall be added to the unpaid balance amount owing: 1) A past due penalty of Three Percent (3%) per month. 2) A late interest charge of One and One-Half Percent (1.5%) per month added to the unpaid balance amount owing, inclusive of any prior past due penalty or late interest charges accrued. B. Notwithstanding Section 5.A, CITY is required to send a minimum of one past due notice to OPERATOR prior to charging any penalties or late fees. City’s failure to send any such notice, bill, or invoice to OPERATOR shall not affect the validity of any Annual Operating Fee due under the provisions of this AGREEMENT. 6. Requirements for Digital Billboards.     pg. 5 A. Civic Promotions. OPERATOR agrees to provide free advertising time on the Digital Billboards to City for the promotion of community events, tourism activity and events, and other civic interests of the City. i. Amount of Advertising Time for Public Service Announcements, Warning Signs and Civic Promotions. Following the Commencement Date of any Digital Billboard, OPERATOR shall permit City to use up to one (1) spot (approximately 10 percent 10% of time slots) per rotation on the Digital Billboard, for the entire Term of the AGREEMENT, for civic promotions and public service announcements as supplied by CITY, without charge for advertising space (the “Free Advertising Space”). OPERATOR shall provide the Free Advertising Space evenly across all days and day parts. The foregoing obligation of OPERATOR to provide Free Advertising Space to City for Civic Promotions shall be and remain in effect only during those periods OPERATOR is operating the Digital Billboards with electronic/digital technology. In the event OPERATOR removes or is unable to operate any Digital Billboard for any reason, OPERATOR’S obligation to provide Free Advertising Space to City for any reason shall be suspended for the period of time it is not operating that Digital Billboard. ii. Process for City Requests to Utilize Advertising Space for Public Service Announcements, Warning Signs and Civic Promotions. The City’s Public Affairs Office shall be responsible for providing OPERATOR with its Public Service Announcements, Warning Signs, and Civic Promotions which may be updated by City at any time, and for any costs associated with providing OPERATOR with associated artwork in acceptable format. City shall notify Operator at least thirty (30) days before the proposed display date of a Civic Promotion. City must submit “camera ready art” utilizing formats and protocols acceptable to OPERATOR. All copies shall be submitted to OPERATOR at least ten (10) business days in advance. iii. Limitations on City. City shall not charge for, or exchange goods or services for, any advertising space on the Digital Billboards provided by OPERATOR to City pursuant to this AGREEMENT; provided, however, that this limitation shall not be construed to prevent City from entering into agreements to promote the City in conjunction with its tourism promotion activities, so long as City does not sell advertising for profit. In addition, it is expressly understood and agreed that Civic Promotions may not include any names, logos, marks, products, or services associated with any commercial entity, any campaign for public office, or any third party, person or entity. The foregoing limitation shall not be construed to prohibit the display of names, logos, or marks of organizations associated with City events or activities. B. Public Safety Announcements. OPERATOR shall utilize the advertising space on the Digital Billboards for regional emergency announcements and alerts, including, but not limited to, Amber Alerts and “wanted” criminal postings from law enforcement, without charge, as reasonably requested by the City of Santa Ana, in accordance with applicable local, regional, and/or state protocols. The advertising time for these public safety announcements is included in the time set forth in Section 6.A.i above. C. Unacceptable Content. OPERATOR agrees not to utilize the Digital Billboards to advertise tobacco products, adult entertainment businesses, as defined in the Santa Ana Municipal Code, conferences/conventions for any of the foregoing prohibited uses, sexually explicit messages, or any violent, hate, or other obscene messaging. 7. Term.     pg. 6 This AGREEMENT shall continue in full force and effect for a twenty (20) year period commencing on the Commencement Date (“Term”) of each Digital Billboard. OPERATOR may notify City up to twelve months prior to the expiration date of this AGREEMENT of its desire to extend the term of this AGREEMENT, and City and OPERATOR shall enter into negotiations and may agree to extend the term of this AGREEMENT pursuant to a mutual agreement in writing upon terms acceptable to both parties. Following termination or expiration of this AGREEMENT and provided no extension of this AGREEMENT is agreed to, within ninety (90) days after the date of the termination or expiration of this AGREEMENT, OPERATOR shall revert billboards back to on premises advertising as currently approved prior to the date of this AGREEMENT. 8. Business License Required. A valid City of Santa Ana Business License is required for all entities engaged in operating digital billboards in the City of Santa Ana. It is unlawful for any person or legal entity to display advertising on a billboard in the City of Santa Ana without first having procured a City of Santa Ana business license. 9. Regulation by other Public Agencies. It is acknowledged by the Parties that other public agencies not subject to control by the City, including, but not limited to, Caltrans, may possess authority to regulate aspects of the Digital Billboards as contemplated herein, and this AGREEMENT does not limit the authority of any of those other public agencies. OPERATOR acknowledges and represents, in addition to City's regulations, OPERATOR shall, at all times, comply with all applicable Federal, State, local, and other public agency laws and regulations applicable to the billboard. To the extent any such other public agency or agencies preclude development or maintenance of the billboard, OPERATOR shall have the right to terminate this AGREEMENT by delivery to City of notice of termination, along with evidence reasonably satisfactory to City that the development and/or maintenance of the Digital Billboards has been precluded by another agency or agencies. Upon delivery of such evidence and notice of termination to the City, this AGREEMENT shall be deemed terminated and OPERATOR shall not be further obligated under this AGREEMENT; provided, however, that such termination shall not affect the OPERATOR’S obligation to pay any development review or development impact fees that have already accrued, or to indemnify and defend the City and any of its agents or consultants acting on its behalf for any Indemnified Claims and Liabilities pursuant to Section 10 of this AGREEMENT. 10. OPERATOR Indemnification of City. A. OPERATOR will defend, indemnify and hold harmless CITY from any claims, damages, injuries, or liabilities of any kind whatsoever sustained or incurred by CITY resulting from this AGREEMENT, or OPERATOR’s performance and/or breach of this AGREEMENT, except to the extent of the City’s gross negligence or willful misconduct, if any. B. OPERATOR agrees to defend, at its sole expense, any action against CITY, its agents or consultants, officers, and employees related to this AGREEMENT. OPERATOR agrees to indemnify and reimburse CITY for any court costs and     pg. 7 attorney fees that CITY may be required to pay as a result of any legal challenge related to this AGREEMENT and/or CITY’s approval of a Billboard Permit or Conditional Use Permit. CITY may, at its sole discretion, participate at its own expense in the defense of any such action, but such participation shall not relieve the OPERATOR of its obligation hereunder. 11. Default and Termination for Cause. This AGREEMENT may be terminated, for good cause, by City or OPERATOR if either gives the other Party written notice of default and if that default is not corrected (i) on or before ten (10) days after receipt of the notice for non-payment of any amount due or (ii) within thirty (30) days after receipt of the notice for any other default (except in connection with a default which cannot be remedied or cured within said 30-day period, in which event said 30-day period shall be extended for such time as shall be deemed mutually agreeable by City and OPERATOR necessary to cure the same, but only if the defaulting Party, within such 30-day period, shall promptly commence and thereafter proceed diligently and continuously to cure such default. In no event shall the period be extended beyond 90 days). If this AGREEMENT terminates due to non-performance by OPERATOR, then (i) any remaining unpaid Annual Operating Fee that was due for any period before the date of that termination shall be immediately due and payable to City and (ii) OPERATOR, at its sole cost, shall revert Digital Billboards back to on premises advertising as currently approved prior to the date of this AGREEMENT. 12. Termination Without Cause This AGREEMENT may be terminated prior to the end of the Term without cause by OPERATOR, upon six months’ written notice of termination. In such event, CITY shall be entitled to receive, and OPERATOR shall pay CITY, prorated annual operating fees up to the effective date of the notice, and OPERATOR shall convert all Digital Billboard Faces back to on premises advertising or remove the Digital Billboards. This AGREEMENT may be terminated without cause by the City upon eighteen (18) months written notice of termination. Such termination by the City may only occur by the City in events of intragovernmental changes with local effect that require such termination, enaction of preemptive laws that require such termination, natural disasters, declared states of emergency (local, state and/or federal), war, or an event materially similar in nature or effect to those enumerated that requires such termination. In such event, City shall be entitled to receive, and the OPERATOR shall pay City, compensation for all Annual Operating Fees due to the City up to the termination date. If this AGREEMENT terminates due to non-performance by OPERATOR, then (i) any remaining unpaid Annual Operating Fee that was due for any period before the date of that termination shall be immediately due and payable to City and (ii) OPERATOR at its sole cost, shall convert the billboard to an on-premise business sign that will only be allowed to advertise the products, goods and services sold on the Subject Property referenced herein 13. Attorney Fees and Costs. In any action or proceeding between CITY and OPERATOR brought to interpret or enforce this AGREEMENT, or which in any way arises out of the existence of this     pg. 8 AGREEMENT or is based upon any term or provision contained herein, the prevailing party in such action or proceeding shall be entitled to recover from the non-prevailing party, in addition to all other relief to which the prevailing party may be entitled pursuant to this AGREEMENT, the prevailing party's reasonable attorneys' fees and litigation costs. Fees and costs recoverable pursuant to this Section 13 include those incurred during any appeal from an underlying judgment and in the enforcement of any judgment rendered in any such action or proceeding. 14. Notice. Any notice, tender, demand, delivery, or other communication pursuant to this AGREEMENT shall be in writing and shall be deemed to be properly given if delivered in person or mailed by first class or certified mail, postage prepaid, or sent by fax or other telegraphic communication in the manner provided in this section, to the following persons: To CITY: Clerk of the City Council City of Santa Ana 20 Civic Center Plaza (M-30) P.O. Box 1988 Santa Ana, CA 92702-1988 Fax 714-647-6956 Copies to: Executive Director – Planning and Building Agency City of Santa Ana 20 Civic Center Plaza (M-20) P.O. Box 1988 Santa Ana, California 92702-1988 Fax 714-973-1461 City Attorney City of Santa Ana 20 Civic Center Plaza (M-29) P.O. Box 1988 Santa Ana, California 92702-1988 Fax 714-647-6515 To OPERATOR: MainPlace Shoppingtown, LLC c/o Centennial Real Estate Management, LLC 8750 North Central Expressway Suite 1740 Dallas, Texas 75231 Attention: Chief Operating Officer Copies to: MainPlace Mall 2800 North Main Street Suite 775 Santa Ana, California 92705     pg. 9 Attention: General Manager A party may change its address by giving signed notice in writing to the other party. Thereafter, any communication shall be addressed and transmitted to the new address. If sent by mail, communication shall be effective or deemed to have been given three (3) business days after it has been deposited in the United States mail, duly registered or certified, with postage prepaid, and addressed as set forth above. If sent by fax or email document attachment, communication shall be effective or deemed to have been given twenty-four (24) hours after the time set forth on the transmission report issued by the transmitting facsimile machine, addressed as set forth above. For purposes of calculating these time frames, weekends, federal, state, County or City holidays, or City Hall closure dates shall be excluded. 15. Exclusivity and Amendment. This AGREEMENT represents the complete and exclusive statement between CITY and OPERATOR with respect to the matters set forth in this agreement, and supersedes any and all other agreements, oral or written, between the parties. This AGREEMENT may not be modified except by written instrument signed by CITY and by an authorized representative of OPERATOR. Each party to this AGREEMENT acknowledges that no representations, inducements, promises or agreements, orally or otherwise, have been made by any party, or anyone acting on behalf of any party, which are not embodied herein. 16. Assignment. The terms, covenants and conditions contained in this AGREEMENT shall be binding upon and inure to the benefit of the successors and assigns of the parties hereto. OPERATOR shall have the right to assign or transfer all or any portion of its interest in this AGREEMENT to any buyer, owner, or manager of the Subject Property or any interest therein. If any conveyance or transfer of OPERATOR’s interest in the Subject Property shall occur, the transferor shall be automatically relieved of any and all obligations and liabilities on the part of OPERATOR accruing from and after the date of such transfer, provided that the transferee shall assume the same. Notwithstanding the foregoing, any other assignment or transfer by OPERATOR without the prior written consent of CITY shall be considered null and void. 17. Discrimination. OPERATOR shall not discriminate because of race, color, creed, religion, sex, marital status, sexual orientation, age, national origin, ancestry, or disability, as defined and prohibited by applicable law, in the recruitment, selection, training, utilization, promotion, termination or other employment related activities. OPERATOR affirms that it is an equal opportunity employer and shall comply with all applicable federal, state and local labor laws and regulations. 18. Jurisdiction-Venue. This AGREEMENT has been executed and delivered in the State of California and the validity, interpretation, performance, and enforcement of any of the clauses of this AGREEMENT shall be determined and governed by the laws of the State of California. Both parties further agree that Orange County, California, shall be the venue for any action or     pg. 10 proceeding that may be brought or arise out of this AGREEMENT. 19. Severability. If any part of this AGREEMENT is found to conflict with applicable local, state, or federal laws or regulations, such part shall be inoperative, null and void insofar as it conflicts with said laws or regulations, or may be modified or suspended as may be necessary to comply with any local, state, or federal law or regulation, but the remainder of the AGREEMENT shall continue in full force and effect. 20. Counterparts. This AGREEMENT may be executed in counterparts, each of which shall be deemed an original but all of which together shall constitute one and the same instrument. The execution of this AGREEMENT may be by actual, facsimile or electronic signature. 21. Authority to Bind. Each undersigned represents and warrants that its signature hereinbelow has the power, authority and right to bind their respective parties to each of the terms of this AGREEMENT, and shall indemnify CITY fully, including reasonable costs and attorney’s fees, for any injuries or damages to CITY in the event that such authority or power is not, in fact, held by the signatory or is withdrawn. // // // {Signature page follows}     pg. 11 IN WITNESS WHEREOF, the parties hereto have executed this AGREEMENT the date and year first above written. ATTEST: CITY OF SANTA ANA Jennifer Hall Alvaro Nuñez City Clerk City Manager OPERATOR MAINPLACE SHOPPINGTOWN LLC, a Delaware limited liability company By: US Centennial Malls JV, LLC, a Delaware limited liability company, its Sole Member By: Centennial/USEF Manager, LLC, a Delaware limited liability company its Managing Member By: Centennial Mall Manager, LLC a Delaware limited liability company its Managing Member By: _______________________ Name: Steven H. Levin Title: Chief Executive Officer TAXPAYER ID: __________________ APPROVED AS TO FORM: SONIA R. CARVALHO City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney RECOMMENDED FOR APPROVAL: Executive Director Planning & Building Agency     pg. 12 Exhibit A: Annual Payment Schedule Term Year Annual Payment Remittance Amount 1 $100,000.00 2 $106,468.75 3 $113,355.95 4 $120,688.66 5 $128,495.71 6 $136,807.77 7 $145,657.53 8 $155,079.75 9 $165,111.47 10 $175,792.12 11 $187,163.67 12 $199,270.82 13 $212,161.15 14 $225,885.33 15 $240,497.28 16 $256,054.45 17 $272,617.97 18 $290,252.95 19 $309,028.69 20 $329,018.98 Total Agreement Term Remittance $3,869,408.98         CUP No. 2024-15 for the MainPlace Mall Digital Billboards 2800 North Main Street Exhibit 4 – Site Photo Facing the I-5 Freeway Facing the SR-22 Freeway                                             O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 2800 N Main St 02/24/2025 Publication www.capublicnotices.com Total $141.10 $20.00 $161.10 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3899007 !A000007030691! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 2800 North Main Street located within the Specific Development No. 4 (SP4) Project Applicant:George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024-15 to allow for the conversion of two existing freeway oriented, on-premise digital signs to off- premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall. The applicant is making the request pursuant to Sections 41-1110 and 41-1131 of the Santa Ana Municipal Code (SAMC), which allow for such signage, subject to review and approval of an Operating Agreement by the City Manager and CUP by the Planning Commission. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023-111 will be filed for this project. Meeting Details:This matter will be heard on Monday, March 10, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701.Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and- building-meeting-participation/. Written Comments:If you are unable to participate in the meeting, you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m.on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions, please contact case planner Heidi Jacinto with the Planning Division by phone at (714) 667-2725 or by email at HJacinto@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 2/24/25 OR-3899007#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 2800 North Main Street located within the Specific Development No. 4 (SP4) Project Applicant: George Manyak with GM Outdoor Inc. (Applicant), on behalf of Centennial Real Estate, Inc. (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2024-15 to allow for the conversion of two existing freeway oriented, on-premise digital signs to off-premise advertising digital signs (digital billboards) and to allow the digital billboards to exceed the maximum height of 60 feet at MainPlace Mall, an existing indoor shopping mall. The applicant is making the request pursuant to Sections 41-1110 and 41-1131 of the Santa Ana Municipal Code (SAMC), which allow for such signage, subject to review and approval of an Operating Agreement by the City Manager and CUP by the Planning Commission. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2023-111 will be filed for this project. Meeting Details: This matter will be heard on Monday, March 10, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal.     Who To Contact For Questions: Should you have any project questions, please contact case planner Heidi Jacinto with the Planning Division by phone at (714) 667-2725 or by email at HJacinto@santa-ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             Planning and Building Agency Item # 2 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report March 10, 2025 Topic: Conditional Use Permit No. 2025-04 – Child Guidance Center (600 W. Santa Ana Boulevard, Unit 600) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2025-04 as conditioned. EXECUTIVE SUMMARY Child Guidance Center, Inc. (Applicant and Tenant), on behalf of Civic Center LLC (Property Owner), is requesting approval of Conditional Use Permit (CUP) No. 2025-04 to allow a medical office use operated by a government-subsidized, not-for-profit entity on the sixth floor of an existing office building at 600 W. Santa Ana Boulevard, Unit 600. Pursuant to Section 41-313.5 of the Santa Ana Municipal Code (SAMC), medical offices operated by government, government-subsidized, not-for-profit, or philanthropic entities require approval of a CUP. Staff is recommending approval of the applicant’s request subject to conditions of approval that will address any potential negative impacts on the neighboring land uses. Moreover, staff is recommending approval of the CUP because the project is consistent with General Plan goals and policies and with the applicable zoning district’s development standards. DISCUSSION Project Description Child Guidance Center, Inc. seeks approval of CUP No. 2025-04 to permit a medical office currently providing behavioral health and psychiatric services at 600 W. Santa Ana Boulevard, Unit 600. The facility occupies 11,971 gross square feet, partitioned into conference rooms, common areas, and 48 offices for administrative staff and clinicians. No exterior improvements are proposed as part of this project. The medical office operates Monday to Thursday from 8:00 a.m. to 7:00 p.m., and on Friday from 8:00 a.m. to 5:00 p.m. No weekend hours are proposed at this time. This schedule is designed to accommodate the work and school schedules of their clientele. Services provided include individual client meetings in private offices, Parent-Child     CUP No. 2025-04 for Child Guidance Center (600 W. Santa Ana Boulevard, Unit 600) March 10, 2025 Page 2 4 8 5 1 Interaction Therapy (PCIT) sessions in specialized rooms, and therapy sessions involving four or more participants in group rooms, with a maximum duration of two hours per day. Child Guidance Center operates by appointment, with 60 daily sessions that include 42 in-office and 18 telehealth appointments, each lasting one hour, averaging six per hour. The office supports 15 administrative staff working on-site Monday through Friday and 30 full-time clinical staff working a hybrid schedule, splitting time equally between in-office and remote telehealth services. Psychiatrists prescribe medications as needed, though no drugs are stored or administered on-site. The applicant also has an existing presence in units 202 and 205 of the same building, which house administration offices for the organization and its Strong Families Strong Children (SFSC) program. The SFSC program, operates as a navigation and referral center connecting veteran and military families with resources such as employment assistance, healthcare, housing support, and legal aid. No medical services are proposed or provided in these units. Therefore, Section 41-313.5 of the SAMC does not apply and a CUP is not required for these two units. Table 1: Project and Location Information Item Information Project Address and Council Ward 600 W. Santa Ana Boulevard, Unit 600 – Ward 5 Nearest Intersection W. Santa Ana Boulevard and N. Ross Street General Plan Designation Urban Neighborhood (UN-30) Zoning Designation Professional (P) North Government offices, Public Park East School, Gym South Multifamily ResidentialSurrounding Land Uses West Bank Property Size 1.66 acres (72,309 sq. ft.) Existing Site Development The subject site contains an eleven-story, 196,800 gross sq. ft. multi-tenant building, with wrap garage. Tenant Size Unit 600 medical office – 11,971 square feet Use Permissions Allowed with a conditional use permit (CUP) Zoning Code Sections Affected Uses Section 41-313.5 of the SAMC     CUP No. 2025-04 for Child Guidance Center (600 W. Santa Ana Boulevard, Unit 600) March 10, 2025 Page 3 4 8 5 1 Table 2: Development Standards Standard Required by SAMC Provided Front Yard 15 feet min.1 foot (Variance No. 78-66 approved) Side Yard 5 feet min.None & 11 feet-6 inches (1976 variance approved) Rear Yard 50 feet min. (abutting residential zone/use)None (Variance No. 78-66 approved) Landscape Area 15 feet min.None (Variance No. 78-66 approved) Building Height No limit in Height District II (SAMC Sec. 41-314 and 41-602.5)Complies; 149.3 feet Parking 5 per 5,000 sq. ft.(60 spaces) Complies; 60 spaces provided (+15 spaces for office units 202 & 205); 578 total spaces for provide for the building Floor Area Ratio (FAR)1.5 FAR 2.6 FAR, Height Exempt Area Project Background The subject site is developed with an 11-story office and retail building with a garage, constructed in 1979. Unit 600 has been continuously occupied by various tenants for office purposes since the building's original construction. Child Guidance Center relocated to and has been operating medical offices in Unit 600 without a CUP since 2023. Their office operations in Units 202 and 205 also began in 2023. Currently, Child Guidance Center does not possess active certificates of occupancy from the City for any of the three units located at 600 W. Santa Ana Boulevard because the certificate for Unit 600 requires CUP approval first. While the other two could potentially be obtained now, the applicant is awaiting CUP approval for Unit 600 before obtaining all certificates simultaneously. On December 20, 2022, the City Council approved urgency Ordinance No. NS-3035, amending various sections of Chapter 41 (Zoning) of the SAMC, including Section 41- 313.5. Subsequently, on February 7, 2023, Ordinance No. NS-3038 was approved by City Council, amending portions of Chapter 41 (Zoning) of the SAMC, including Section 41-313.5. The two aforementioned ordinances amended Section 41-313.5 to require medical offices operated by government, government-subsidized, not-for-profit, or philanthropic entities to obtain approval of a CUP prior to operating. On October 29, 2024, the applicant submitted a Development Project Review (DP) application to change the use of the existing sixth floor, unit 600, to medical office operated by Child Guidance Center. The City’s Development Review Committee (DRC) completed review of the DP application on December 2, 2024, and, subsequently, on January 23, 2025, the applicant submitted the subject CUP application.     CUP No. 2025-04 for Child Guidance Center (600 W. Santa Ana Boulevard, Unit 600) March 10, 2025 Page 4 4 8 5 1 Project Analysis A CUP is required for medical offices operated by government, government-subsidized, not-for-profit, or philanthropic entities, to ensure that there are no detrimental effects to adjacent or neighboring land uses or the overall community, as it relates to land use compatibility, hours of operation, vehicle circulation and onsite traffic, parking, and noise. Moreover, CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. The subject site is located in the Civic Center where the immediate vicinity includes office buildings (predominantly government facilities), a park, a charter high school previously converted from an office building, multifamily residential properties, and a bank. The nearest sensitive land uses are the adjacent school situated approximately 150 feet east, and a residential apartment community and gated condominium community approximately 60 feet to the south. The site’s design mitigates potential circulation impacts with two vehicular access points into the garage from N. Parton Street and W. Third Street, which help minimize traffic impacts and queuing. Moreover, a 578-space garage exceeds city-parking requirements by 11 spaces based on the existing uses within the building, which ensures that there are no off-site parking impacts. The site is also within proximity to public transit, with bus stops, and future street car routes available on Santa Ana Boulevard, Flower, Ross, and First streets, all within an approximately 500- foot radius. This accessibility is particularly beneficial as Child Guidance Center reports that many patients utilize public transportation, thereby reducing traffic concerns. Staff analyzed the project to evaluate potential impacts on neighboring properties and sensitive land uses. Staff observed no significant disruptions or traffic impacts during their assessment and concluded that the project would not negatively affect nearby residents or workers. The site's location and design, combined with the medical office's existing operations on the sixth floor of the office building with ample parking and nearby transit, effectively address potential concerns such as traffic, noise, and compatibility with surrounding uses. The medical office's operations are well-integrated into the existing building design, further reducing the likelihood of any negative impact on the surrounding neighborhood or sensitive land uses. It was determined that the proposed CUP would not harm the community’s health, safety, or welfare. Approval of the CUP would enable Child Guidance Center to continue providing essential behavioral health and psychiatric services to children and young adults (ages 0-21) in the City. Located within an existing office building in an Urban Neighborhood designated area, the facility aligns with the General Plan's vision of creating well-connected spaces that integrate commercial, residential, and healthcare amenities. The proposed non-profit, government-subsidized medical office in Santa Ana will significantly contribute to the general wellbeing of the neighborhood and community. Granting the CUP would allow the     CUP No. 2025-04 for Child Guidance Center (600 W. Santa Ana Boulevard, Unit 600) March 10, 2025 Page 5 4 8 5 1 medical office to maintain its operations within the community, contributing to improved mental health services without compromising the quality of life for nearby residents or businesses. The project's integration into the existing urban fabric supports both the immediate neighborhood's well-being and the broader community's health goals. General Plan Consistency The approval of this application will be consistent with the following goals and policies of the General Plan: Community Element •Goal CM-3: Active Living and Well-being. Promote the health and wellness of all Santa Ana residents. o Policy CM-3.1: Supporting Health Services. Collaborate with and provide support to organizations engaged in improving public health and wellness, expanding access to affordable quality health care, and providing medical services for all segments of the community. Encourage greater emphasis on expanding or improving health services to underserved areas and populations. Land Use Element •Goal LU-1: Growing Responsibly. Provide a land use plan that improves quality of life and respects our existing community o Policy LU-1.1: Compatible Uses. Foster compatibility between land uses to enhance livability and promote healthy lifestyles. •Goal LU-2: Land Use Needs. Provide a balance of land uses that meet Santa Ana’s diverse needs. o Policy LU-2.7: Business Incubator. Support land use decisions that encourage the creation, development, and retention of businesses in Santa Ana. •Goal LU-3: Compatibility of Uses. Preserve and improve the character and integrity of existing neighborhoods and districts. o Policy LU-3.1: Community Benefits. Support new development which provides a net community benefit and contributes to neighborhood character and identity. Approval of the CUP for Child Guidance Center’s medical office aligns with Santa Ana’s goals of fostering public health, responsible land use, and economic stability. By allowing the continued operation of this mental health service provider, the CUP supports improved access to quality healthcare for children and young adults, particularly underserved populations, thereby addressing critical community health needs. The integration of this facility into the existing urban fabric preserves neighborhood character while enhancing livability by providing local access to essential mental health resources. Additionally, the CUP approval retains a vital healthcare provider in the city, supporting     CUP No. 2025-04 for Child Guidance Center (600 W. Santa Ana Boulevard, Unit 600) March 10, 2025 Page 6 4 8 5 1 economic stability through job retention and professional opportunities. This decision reflects Santa Ana’s commitment to promoting active living, improving quality of life, and supporting organizations that contribute to the overall health and vitality of its residents. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 5. In addition, staff contacted the Downtown Neighborhood Association to ensure they were aware of the project and public hearing. At the time this report was printed, no issues of concern were raised regarding the proposed development. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use as determined by the lead agency. The project proposes to allow a medical office that provides behavioral health and psychiatric services to children and families in an existing building tenant space that was previously used as office. As such, a Notice of Exemption, Environmental Review No. 2024-108, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution 2. Vicinity Zoning and Aerial Map 3. Site Photo 4. Full Project Plans 5. Copy of Public Notices Submitted By: Nancy Tran, AICP, Senior Planner Approved By: Ali Pezeshkpour, AICP, Acting Executive Director, Planning and Building Agency     Resolution No. 2025-04 Page 1 of 4 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-04 TO ALLOW OPERATION OF A MEDICAL OFFICE OPERATED BY A NOT-FOR-PROFIT AND GOVERNMENT- SUBSIDIZED ENTITY KNOWN AS CHILD GUIDANCE CENTER, INC., PURSUANT TO SECTION 41-313.5 OF THE SANTA ANA MUNICIPAL CODE AT 600 WEST SANTA ANA BOULEVARD, UNIT 600 (APN: 398-221-24) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. Child Guidance Center, Inc. (“Applicant” and “Tenant”) representing Civic Center LLC (“Property Owner”), is requesting approval of Conditional Use Permit (“CUP”) No. 2025-04 pursuant to Santa Ana Municipal Code (“SAMC”) Section 41-313.5 to allow a medical office operated by a government-subsidized entity at 600 W. Santa Ana Boulevard, Unit 600 (“Project”). B. On December 20, 2022, the City Council approved urgency Ordinance No. NS- 3035, amending various sections of Chapter 41 (Zoning) of the SAMC. This included adding definitions for counseling services, medical offices, and adding the use, included medical offices operated by government, government-subsidized, not-for-profit or philanthropic entities under Section 41-313.5, requiring a CUP. C. On February 7, 2023, the City Council approved Ordinance No. NS-3038, amending portions of Chapter 41 (Zoning) of the SAMC, including Section 41- 313.5., requiring approval of a CUP for medical offices operated by government, government-subsidized, not-for-profit, or philanthropic entities. D. Child Guidance Center has been operating its medical office use at 600 W. Santa Ana Boulevard, Unit 600 since 2023 without the required CUP and active certificates of occupancy. Pursuant to SAMC Section 41-313.5, approval of a CUP for medical offices operated by government, government-subsidized, not-for-profit or philanthropic entities is necessary to bring the facility into conformance with SAMC and ensure compliance with all applicable regulations. E. On October 29, 2024, the Applicant submitted a Development Project Review (DP) application to change the existing office use of the sixth floor to a medical office operated by Applicant and Tenant. Subsequently, on January 23, 2025, the Applicant submitted the subject CUP application. F. On March 10, 2025, the Planning Commission held a duly-noticed public hearing on CUP No. 2025-04. G. The Planning Commission of the City determines that the following findings, which must be established in order to grant a CUP pursuant to Section 41-638 of the     Resolution No. 2025-04 Page 2 of 4 SAMC, have been established for CUP No. 2025-04 to allow medical offices operated by government-subsidized, not-for-profit entity at 600 W. Santa Ana Boulevard, Unit 600. 1. That the proposed use will provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The proposed non-profit, government-subsidized medical office in Santa Ana will significantly contribute to the general wellbeing of the neighborhood and community by providing essential behavioral health and psychiatric services for children and young adults. Located within an existing office building in an Urban Neighborhood designated area, the facility aligns with the General Plan's vision of creating well-connected spaces that integrate commercial, residential, and healthcare amenities. By offering accessible mental health care, this medical office will address critical community needs, enhance healthcare accessibility, and contribute to the overall well-being of Santa Ana residents, supporting the city's commitment to comprehensive and inclusive healthcare services. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The establishment of a non-profit, government-subsidized medical office in Santa Ana will significantly benefit the community by providing essential behavioral health and psychiatric services for children and young adults. By offering accessible mental health care, this medical office will address critical community needs, enhance healthcare accessibility, and contribute to the overall well-being of Santa Ana residents, supporting the city's commitment to comprehensive and inclusive healthcare services. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the economic stability of the area. CUP approval will retain a vital healthcare provider in the city, supporting economic stability through job retention and professional opportunities. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The medical office will be in compliance with all applicable regulations in Section 41-638 of the SAMC. The medical office will comply with all development standards, including parking requirements. In addition, operational standards will ensure the project remains in compliance with all applicable codes and regulations related to medical offices to ensure that the use does not impact neighboring properties or create a nuisance. 5. That the proposed use will not adversely affect the General Plan of the City or any specific plan applicable to the area of the proposed use.     Resolution No. 2025-04 Page 3 of 4 Approval of the CUP for Applicant and Tenant aligns with Santa Ana’s goals of fostering public health, responsible land use, and economic stability. By allowing the continued operation of this mental health service provider, the CUP supports improved access to quality healthcare for children and young adults, particularly underserved populations, thereby addressing critical community health needs. The integration of this facility into the existing urban fabric preserves neighborhood character while enhancing livability by providing local access to essential mental health resources. Additionally, the CUP approval retains a vital healthcare provider in the city, supporting economic stability through job retention and professional opportunities. This decision reflects Santa Ana’s commitment to promoting active living, improving quality of life, and supporting organizations that contribute to the overall health and vitality of its residents. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The Project proposes to allow a government-subsidized, not- for-profit medical office that provides behavioral health and psychiatric services to children and young adults in an existing building tenant space previously used as an office. Moreover, the Project considers a conditional use permit for an existing medical office use at 600 W. Santa Ana Boulevard, Unit 600. As such, a Notice of Exemption, Environmental Review No. 2024-108, will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting a public hearing, hereby approves Conditional Use Permit No. 2025-04, as conditioned in Exhibit A, attached hereto and incorporated herein, for medical offices at 600 W. Santa Ana Boulevard, Unit 600. This decision is based upon the evidence submitted at the above- referenced hearing, including but not limited to: The Request for Planning Commission Action dated March 10, 2025,     Resolution No. 2025-04 Page 4 of 4 and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 10th day of March 2025 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney     CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Nuvia Ocampo, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 10, 2025. Date: Nuvia Ocampo Recording Secretary City of Santa Ana     EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-04 Conditional Use Permit No. 2025-04 allowing a medical office operated by a government- subsidized, not-for-profit entity on the sixth floor of an existing office building at 600 W. Santa Ana Boulevard, Unit 600, is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Building Standards Code, and all other applicable regulations: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. Conditional Use Permit (CUP) No. 2025-04 for the subject property allows a medical office operated by a government-subsidized, not-for-profit entity, which currently occupies the entirety of the sixth floor (Unit 600) in an existing office building as per the plans submitted with the application for Development Project (DP) No. 2024-23 and CUP No. 2025-04. CUP No. 2025-04 hereby authorizes the following operations and services provided: a. Behavioral health services for individuals aged 0 to 21 b. Psychiatric services for individuals aged 0 to 21 Any modification to the operations, services provided, and building area are subject to review by Planning Division staff to determine consistency with this CUP. At that time, staff will determine if administrative relief is available or if the CUP must be amended by the Planning Commission at the Applicant’s full and sole expense. 2. Prior to the issuance of a certificate of occupancy, all the comments issued by the Development Review Committee (DRC) regarding DP No. 2024-23 must be addressed and DP No. 2024-23 must be approved, including, but not limited to, comments issued by the Public Works Agency, Building Division, and Orange County Fire Authority regarding compliance with all adopted and applicable codes and regulations. 3. The government-subsidized, not-for-profit medical office shall comply with all provisions of local, state or federal laws, regulations or orders, including, but not limited to, compliance with the City’s business license annual renewal. 4. Violations of the CUP, as contained in Section 41-647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41-651 of the SAMC. 5. The business owner shall maintain and adhere to a “Good Neighbor Policy,” implementing measures to ensure patrons comply with applicable noise, and parking regulations, and removing litter and preventing loitering in the areas in the immediate vicinity of the business. 6. Within 90 days of the adoption of this resolution, a Property Maintenance Agreement shall be recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained. Applicant (and the owner of the property upon     which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a maintenance agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms; f. The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement; and g. The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City.     CUP No. 2025-04 for Child Guidance Center 600 West Santa Ana Boulevard, Unit 600 Exhibit 2 - Vicinity Zoning and Aerial Map © 2025 Digital Map Products. All rights reserved. Zoning Zoning Selection 400 feet 2/7/25, 8:58 AM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1/1     CUP No. 2025-04 – Child Guidance Center 600 West Santa Ana Boulevard, Unit 600 Exhibit 3 – Site Photo     RECEPTION01COPYROOM12 OFFICE16 LOBBY00 CONFERENCE 02 BREAK13 ADMINOFFICE11 ADMINOFFICE 09 ADMINOFFICE04 ADMIN OFFICE 08 STORAGE 07 ADMINOFFICE03 ADMINOFFICE10 OFFICE 18 ADMINOFFICE05 IT06 OFFICE15 OFFICE 17 WAITING 14 OPEN TO BELOW PATIO CORRIDOR 10 PARKING USE LEGEND SEC. 41-1342 OFFICE08 OFFICE10ADMINOFFICE58 ADMINOFFICE59 STAIR S02 OFFICE 51 OFFICE48 OFFICE 40 OFFICE 42STORAGE13CONFERENCE50 ADMINOFFICE56 ADMINOFFICE55 OFFICE 36 OFFICE34 OFFICE 25 OFFICE 21 OFFICE23 OFFICE 13 OFFICE 14 OFFICE20 OFFICE19 OFFICE18 MAILROOM 05 ADMINOFFICE02 OFFICE 46 OFFICE29OFFICE31 OFFICE17 STAIR S01 CORRIDOR37 IT37 ADMINOFFICE 04 MEN'SRESTROOM41 WOMEN'SRESTROOM 44 OFFICE 60 OFFICE 09 OFFICE24 OFFICE 26 OFFICE28 OFFICE 41 OFFICE47 OFFICE49 RECEPTIONIST 01 LOBBY54 PSYCHIATRIST 11 OFFICE 57 OFFICE52ADMINOFFICE54 ADMINOFFICE 03 OFFICE 61OFFICE07 STORAGE 06 STORAGE16 OFFICE 15 PSYCHIATRIST 22 OFFICE27 OFFICE 35 ENTRY 68 SERVER39 PSYCHIATRIST12 OFFICE 45 OFFICE 32 MECHANICAL 75 CONFERENCE 43 BREAK 38 OFFICE33 STORAGE 44 OFFICE53 CORRIDOR82 CLINICAL 30 CORRIDORC01 PARKING USE LEGEND COMMON AREAS SEC. 41-1342 SEC. 41-1346 MIXED USE AREAS PARKING USE CALCULATION 6TH FLOOR AREASEC. 41-1342OFFICE, BUSINESS AND PROFESSIONAL6,364 SF (94.7 % OF NON-COMMON AREA) SEC. 41-1346 MEDICAL, DENTAL, PSYCHIATRIC AND CHIROPRACTICAL OFFICES AND CLINICS354 SF (5.3 % OF NON-COMMON AREA) COMMON AREA BY %SEC. 41-1342 : 4987.8 SFSEC. 41-1346 : 279.2 SF TOTAL AREA PER USE SEC. 41-1342 : 11,351.8 SF SEC. 41-1346 : 633.2 SF 2ND FLOOR SEC. 41-1342 3 SPACES PER 1,000 SF 0.003 X 4,067 SF = 12.2 = 13 PARKING STALLS 6TH FLOORSEC. 41-13423 SPACES PER 1,000 SF0.003 X 11,351.8 = 34.05 = 35 PARKING STALLS SEC. 41-13465 SPACES PER 1,000 SF 0.005 X 633.2 = 3.1 = 4 PARKING STALLS TOTAL PARKING REQUIRED: 52 *PARKING EXEMPT IN ACCORDANCE WITH AB2097 2ND FLOOR AREASEC. 41-1242OFFICES, BUSINESS AND PROFESSIONAL4,067 SF Copyright 2024C12-17-2024600 W SANTA ANA BLVDSANTA ANA, CA. 92701.D1 PARKING CALCULATIONCHILD GUIDANCE CENTER 1/8" = 1'-0" 2ND FLOOR - PARKING CALCULATION PLAN 05 1/8" = 1'-0" 6TH FLOOR - PARKING CALCULATION PLAN 07 2ND FLOOR 41-1342 #ROOM NAME Area 00 LOBBY 190 SF 01 RECEPTION 95 SF 02 CONFERENCE 332 SF 03 ADMIN OFFICE 341 SF 04 ADMIN OFFICE 188 SF 05 ADMIN OFFICE 211 SF 06 IT 93 SF 07 STORAGE 233 SF 08 ADMIN OFFICE 136 SF 09 ADMIN OFFICE 141 SF 10 CORRIDOR 642 SF 10 ADMIN OFFICE 147 SF 11 ADMIN OFFICE 128 SF 12 COPY ROOM 97 SF 13 BREAK 263 SF 14 WAITING 233 SF 15 OFFICE 107 SF 16 OFFICE 139 SF 17 OFFICE 193 SF 18 OFFICE 160 SF Grand total 4,067 SF 6TH FLOOOR SEC. 41-1342 #ROOM NAME Area 02 ADMIN OFFICE 146 SF 03 ADMIN OFFICE 68 SF 04 ADMIN OFFICE 72 SF 05 MAIL ROOM 108 SF 06 STORAGE 58 SF 07 OFFICE 195 SF 08 OFFICE 53 SF 09 OFFICE 69 SF 10 OFFICE 83 SF 13 OFFICE 80 SF 14 OFFICE 88 SF 15 OFFICE 85 SF 16 STORAGE 91 SF 17 OFFICE 113 SF 18 OFFICE 108 SF 19 OFFICE 103 SF 20 OFFICE 186 SF 21 OFFICE 101 SF 23 OFFICE 87 SF 24 OFFICE 97 SF 25 OFFICE 85 SF 26 OFFICE 103 SF 27 OFFICE 114 SF 28 OFFICE 175 SF 29 OFFICE 102 SF 30 OFFICE 8 SF 30 CLINICAL 131 SF 31 OFFICE 109 SF 32 OFFICE 107 SF 33 OFFICE 95 SF 34 OFFICE 111 SF 35 OFFICE 95 SF 36 OFFICE 107 SF 40 OFFICE 82 SF 41 OFFICE 85 SF 42 OFFICE 106 SF 43 CONFERENCE 186 SF 45 OFFICE 130 SF 46 OFFICE 95 SF 47 OFFICE 105 SF 48 OFFICE 85 SF 49 OFFICE 89 SF 50 CONFERENCE 556 SF 51 OFFICE 98 SF 52 OFFICE 98 SF 53 OFFICE 153 SF 54 ADMIN OFFICE 103 SF 55 ADMIN OFFICE 96 SF 56 ADMIN OFFICE 94 SF 57 OFFICE 72 SF 58 ADMIN OFFICE 74 SF 59 ADMIN OFFICE 82 SF 60 OFFICE 85 SF 61 OFFICE 182 SF 75 MECHANICAL 377 SF Grand total 6,364 SF 6TH FLOOR SEC. 41-1346 #ROOM NAME Area 11 PSYCHIATRIST 103 SF 12 PSYCHIATRIST 143 SF 22 PSYCHIATRIST 109 SF Grand total 355 SF 6TH FLOOR COMMON AREA #ROOM NAME Area 01 RECEPTIONIST 189 SF 13 STORAGE 22 SF 37 CORRIDOR 189 SF 37 IT 128 SF 38 BREAK 257 SF 39 SERVER 98 SF 41 MEN'S RESTROOM 170 SF 44 WOMEN'S RESTROOM 120 SF 44 STORAGE 158 SF 54 LOBBY 791 SF 68 ENTRY 226 SF 82 CORRIDOR 2,667 SF C01 CORRIDOR 250 SF Grand total 5,267 SF     O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. 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Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 600 W Santa Ana Blvd, Unit 600 02/26/2025 Publication www.capublicnotices.com Total $132.60 $20.00 $152.60 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3899001 !A000007030699! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 600 West Santa Ana Boulevard, Unit #600 located within the Professional (P) zoning district. Project Applicant:Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-04 to allow a medical office use operated by a government-subsidized, not-for-profit entity on the sixth floor of an existing office building. Pursuant to Section 41- 313.5 of the Santa Ana Municipal Code, medical offices operated by government, government-subsidized, not-for-profit, or philanthropic entities require approval of a CUP. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024-108 will be filed for this project. Meeting Details:This matter will be heard on Monday, March 10, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701.Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and- building-meeting-participation/. Written Comments:If you are unable to participate in the meeting, you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m.on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions, please contact case planner Nancy Tran with the Planning Division by phone at (714) 667- 2740 or by email at NTran5@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 2/26/25 OR-3899001#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 600 West Santa Ana Boulevard, Unit #600 located within the Professional (P) zoning district. Project Applicant: Child Guidance Center, Inc. (Applicant) on behalf of Civic Center, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-04 to allow a medical office use operated by a government-subsidized, not-for-profit entity on the sixth floor of an existing office building. Pursuant to Section 41-313.5 of the Santa Ana Municipal Code, medical offices operated by government, government-subsidized, not-for-profit, or philanthropic entities require approval of a CUP. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2024-108 will be filed for this project. Meeting Details: This matter will be heard on Monday, March 10, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal. Who To Contact For Questions: Should you have any project questions, please contact case planner Nancy Tran with the Planning Division by phone at (714) 667-2740 or by email at NTran5@santa-ana.org.     Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP                 Planning and Building Agency Item # XX City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report March 10, 2025 Topic: Conditional Use Permit No. 2025-02 – Ole City Market (1623 W. Seventeenth Street) RECOMMENDED ACTIONS 1. Adopt a resolution approving Conditional Use Permit No. 2025-02 as conditioned; and 2. Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control. EXECUTIVE SUMMARY David Oh with Top Food Makers, Inc. (applicant), on behalf of Bolsa-Bushard, LLC (Property Owner), is requesting approval of Conditional Use Permit (CUP) No. 2025-02 and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Control (ABC) license at a proposed neighborhood grocery store (Ole City Market) proposed to be located at 1623 W. Seventeenth Street. Pursuant to Section 41-196 of the Santa Ana Municipal Code (SAMC), establishments wishing to sell alcoholic beverages for off-premises consumption require approval of a CUP. In addition, Section 41-645.5 of the SAMC and Section 23958.4 of the Business and Professions Code require a determination of PCN in the event that a business requesting a CUP for an off-sale alcohol license is located within an area deemed to have an “undue concentration” of said licenses, as determined by the California Department of Alcoholic Beverage Control (ABC). Staff is recommending approval of the applicant’s request because the use will be consistent with the General Plan land use designation as well as several goals and policies. Moreover, the proposed use would help generate additional economic growth and stability in the City and would be an added amenity to the neighborhood. In addition, staff is recommending approval considering the site is located away from sensitive land uses and the property’s history of compliance with City codes and regulations. Lastly, the proposed market and ancillary alcohol sales is anticipated to serve the public by offering a convenient one-stop, full grocery store experience without resulting in detrimental impacts to the surrounding neighborhood. DISCUSSION Project Description The applicant is requesting approval of a CUP to allow the sale of beer, wine and distilled spirits, for off-premises consumption at a commercial tenant space addressed as 1623 W. Seventeenth Street. The tenant space is located on the northeast corner of Seventeenth Street and College Avenue, within an existing multi-tenant commercial center approximately 4.3-acres in size. The commercial center is comprised of two clusters of commercial buildings. One cluster of buildings is located along the southern portion of the property and comprised of three separate buildings and multiple tenants, including Orange Tech, Don Roberto Jewelers, and a 98-Cent Store. The     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) March 10, 2025 Page 2 of 8 4 8 6 3 second cluster of buildings is located towards the north (rear) of the property, and is occupied by The Hacienda Restaurant and Good Habits Dental Care, among other commercial tenants. As proposed, the applicant is seeking to establish a new neighborhood grocery store called Ole City Market. The space proposed to be occupied by the market is approximately 11,861 square feet in size and was formerly a Northgate Gonzales Market. To establish the new market, the applicant is proposing a complete interior renovation that includes demolition of existing interior walls, furnishing, fixtures, etc., and the construction of new partition walls, ADA restrooms, new paint and flooring, new electrical, plumbing, and mechanical. The improvements would include displays for fresh produce, meats, seafood, deli items, frozen foods, groceries, and beverages. As shown on Exhibit 4 of this staff report, the total alcohol storage area is limited to 184 square feet of the overall gross floor area, or approximately 1.55-percent. This includes a 154-square- foot beer and wine cooler area and a 30-square-foot liquor cabinet. The hours of operation are proposed to be Monday through Sunday from 7:00 a.m. to 10:00 p.m. After-hours operations are not being requested at this time. Separate from the interior work proposed by the applicant, the site property owner is also proposing an extensive exterior remodel and various site improvements, to include resurfacing of the parking lot, new parking lot striping, and improvements to lighting, landscaping, and signage. The exterior remodel would be limited to the cluster of buildings on the south end of the property, closest to Seventeenth Street. Preliminary plans shared with the Planning and Building Agency (PBA) highlight removal of a dated architectural design from the 1950s, including the round arches, awnings, and mismatched roof parapets, including a mission-style inspired roof parapet (remnant of the Northgate Market). Per the preliminary plans, the exterior remodel and site improvements are proposed to be of a cohesive design with modern features and color scheme comprised of various shades of grey and accent colors, reflecting the Ole City Market branding. Landscaping would also be planted in compatible, neutral above-ground planters, as well as in planter beds throughout the site, featuring a variety of colorful flowering shrubs, soft foliage, accent shrubs and evergreen shrubs. Overall, the improvements would include solid construction materials that will ensure that the project ages well for the duration of the building’s lifetime. At the time this report was printed, the applicant has not submitted the tenant improvement (TI) plans nor the exterior façade remodel plans to the PBA. However, issuance of the CUP approval would be subject to completion of all proposed construction work, subject to adherence with all City and California Building Code (CBC) requirements, and subject to issuance of a Certificate of Occupancy for Ole City Market. Staff is also recommending various conditions of approval to ensure that the site is improved accordingly, including parking improvements, new trash enclosure, refurbished landscaping and light standards, and improved signage. Table 1: Project and Location Information Item Information Project Address and Council Ward 1623 W. Seventeenth Street – Ward 3 Nearest Intersection Seventeenth Street and College Avenue General Plan Designation General Commercial (GC) Zoning Designation General Commercial (C2) North Professional and Medical Offices East Commercial Shopping Center South Santa Ana College Surrounding Land Uses West Professional Office (OC Health Agency)     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) March 10, 2025 Page 3 of 8 4 8 6 3 Table 2: Operational Standards Standards Permissible by SAMC Proposed Hours of Operation for Alcohol Sales Monday through Sunday from 7:00 a.m. to 12:00 a.m. (midnight), unless extended by a separate after-hours CUP Monday through Sunday from 7:00 a.m. to 10:00 p.m.; Complies Window Display 25% of Window Coverage Complies Project Background The project site was developed in the 1950s as an office building for State agencies. Since then several permits have been issued for interior and exterior tenant improvements. In the 1970s and 1980s, the subject building was occupied by child welfare offices. In 1994, Northgate Gonzales Market began occupying the site. The same year, Northgate Market received approval of a conditional use permit for a Type 20 ABC license to allow the off-premise sale of beer and wine. On March 9, 2015, Northgate Market received approval of CUP No. 2015-04 to upgrade from a Type 20 ABC license to a Type 21 ABC license in order to distilled spirits for off-premise consumption, in addition to its existing beer and wine sales. Northgate Market remained in operation at the location until the end of 2022 and the tenant space has remained vacant since. Northgate Market transferred their Type 21 ABC license in November 2022 to their new location at 2603 W. Westminster Avenue. Ole City Market is a supermarket chain with four locations in Los Angeles County. The company’s origins trace back to 1998 with the establishment of Villa Market in Long Beach. In 2003, the company expanded by acquiring Best Bargain in Inglewood, a 25,000-square-foot market that originally opened as an Alpha Beta in the late 1960s. The establishment is dedicated to providing competitively priced, high-quality goods in a convenient and welcoming shopping environment. Product offerings include fresh produce, meats, seafood, deli items, frozen foods, groceries, beverages, and a selection of beer and liquor. Project Analysis Conditional Use Permit Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can Item Information Property Size 4.275 acres (186,235 sq. ft.) Existing Site Development The subject site is developed with a two separate multi- tenant commercial buildings and a surface parking lot. Unit Size 11,861 sq. ft. Use Permissions Allowed with approval of a CUP Uses SAMC sections 41-196(a), 41-365(a), 41-377(a) & 41- 645.5Zoning Code Sections Affected Operational Standards SAMC Section 41-196(f) Census Tract No.753.02Census Tract and ABC License Information No. of Allowed and Existing Licenses (off-sale)2 Allowed & 4 Existing     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) March 10, 2025 Page 4 of 8 4 8 6 3 be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. The purpose of regulating establishments that sell alcoholic beverages is to set forth operating practices and procedures and to minimize impacts to surrounding areas. Staff has reviewed the applicant’s request and has determined that the sale of alcoholic beverages for off-premises consumption at the subject location will not be detrimental to the health, safety, or welfare of the community. Pursuant to Section 41-196(c) and 41-196(d) of the SAMC, the subject site is exempt from separation requirements for off-sale establishments, as the subject tenant space exceeds 10,000 square feet in size. Given that the market is over 10,000 square feet in size, it is also not subject to the maximum alcohol storage and display area for off-sale establishments of five-percent (5%). Although not subject to this requirement, the applicant is proposing an alcohol storage and display area of less than two percent (2%). Furthermore, the site will be in compliance with all standards of SAMC Section 41-196(f) for the off-premise sale of alcoholic beverages, which can also be found as part of Exhibit 1. These operational standards will mitigate potential impacts on the adjacent uses and ensure the use does not become an attractive nuisance to the community. The proposed sale of alcoholic beverages for off-premises consumption will provide an ancillary service to Ole City Market customers by allowing them the ability to purchase a wider variety of alcoholic beverages in conjunction with groceries. This would allow the market to remain economically viable and compete with nearby stores offering the same type of services, and would allow the market to better serve the community by providing an added convenience and a “one- stop” shopping experience. Moreover, the use will not be detrimental to persons residing and working in the area as the operation standards will ensure that the use will not create any negative or adverse impacts. Ole City Market is an established grocery chain with established policies and procedures focused on security and alcohol responsibility, which will help ensure that alcohol sales are handled in a responsible manner and in a manner in compliance with all applicable laws. Lastly, the subject site is located in a commercial zone, which abuts a larger commercial shopping center to the east containing three businesses that also offer sale of alcoholic beverages for off- premises consumption. These business locations are further discussed in Table 3 of the staff report, below. Moreover, the market is not in close proximity to any parks, playgrounds, religious institutions, or schools primarily attended by minors. The establishment will comply with the operational standards set forth in Section 41-196(f) of the SAMC, thereby mitigating impacts to public health, safety, and welfare. Furthermore, the City has not received any complaints or issued any notice of violations to the property owner or previous tenants, including when the Northgate Market occupied the site and was also selling alcoholic beverages for off-premises consumption. General Plan Consistency The approval of the proposed project will be consistent with the General Plan land use designation of General Commercial (GC), which allows for the development of highly visible and accessible shopping opportunities along arterial corridors. The proposed use would provide an added amenity and would promote a land use that enhances the City’s economic fiscal viability and mitigates any potential impacts to the surrounding community. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2 and 3 of the Land Use (“LU”) Element and Goals 1 and 3 of the Economic Prosperity (“EP”) Element as discussed below.     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) March 10, 2025 Page 5 of 8 4 8 6 3 Goal LU-1 encourages land use plans that improve the quality of life and respects our existing community. Moreover, Policy 1.1 of the LU encourages compatibility between land uses to enhance livability and promote healthy lifestyles. As a full-service grocery store with ancillary alcohol sales, Ole City Market would provide a much-needed service to Santa Ana residents and visitors, thereby improving the quality of life. Specifically, Ole City Market is dedicated to providing competitively priced, high-quality goods in a convenient and welcoming shopping environment. Their product offerings include fresh produce, meats, seafood, deli items, frozen foods, groceries, beverages, and a selection of beer and liquor. As such, the market will be compatible with the surrounding businesses as it supports the residential environment by providing additional food options and ancillary alcohol selection. Goal LU-2 encourages a balance of land uses that meet Santa Ana’s diverse needs and Policy 2.7 supports land use decisions that encourage the creation, development, and retention of businesses in Santa Ana. The proposed use is consistent with Goal LU-2 and Policy 2.7 as it actively contributes to fostering land use decisions that promote the establishment, growth, and sustainability of business in Santa Ana. The establishment of a new grocery store along a major corridor will continue to encourage a wide range of commercial uses that benefit the existing neighborhood and the surrounding community. Moreover, the location of the proposed market will provide for an enhancement to the immediate surrounding area, as the tenant space is currently vacant and the commercial site underutilized. Goal LU-3 supports preservation and improvement of the character and integrity of existing neighborhoods and districts. Moreover, Policy 3.1 supports new development, which provides a net community benefit and contributes to neighborhood character and identity. The proposed project is consistent with Goal 3 and Policy 3.1 as it is designed to revitalize the currently underutilized site, presenting a tangible improvement that will greatly benefit the neighboring community. Moreover, the proposed interior and exterior improvements to the building, as well as the future site improvements, will assist the integrated commercial site by bringing in new customers. Additionally, the introduction of the new grocery market will also strengthen the commercial viability and enduring success of the establishment. Goal EP-1 promotes a dynamic local economy that provides and creates employment opportunities for all residents in the City. Policy 1.2 encourages new job-producing businesses and retention of existing job-producing businesses that provide living-wage employment opportunities. The project is consistent with Goal EP-1 and Policy 1.2, as the proposed use and proposed improvements would help generate additional economic growth and stability in the City by further activating an underutilized site and helping generate sales tax revenue. Furthermore, the proposed project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. Goal EP-3 promotes a business friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. Policy 3.7 promotes a solution-based customer focus in order to facilitate additional development and investment in the community. Moreover, Policy 3.8 encourages a balance of fiscal and qualitative community benefits when making land use decisions. The project would be consistent with Goal EP-3 and Policies 3.7 and 3.8, as it provides for a new grocery store tenant at an existing underutilized commercial center and promotes a use that would provide services to the community and visitors. Moreover, proposed use is anticipated to improve economic growth by generating additional sales tax revenue. This additional revenue would improve the financial health of the business itself and contribute to the broader economic     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) March 10, 2025 Page 6 of 8 4 8 6 3 sustainability of the City. Lastly, the sale of alcohol beverages for off-premises consumption at this site will provide an additional location in Santa Ana where residents can purchase alcohol, which will ensure local spending. Public Convenience or Necessity Analysis PCN requests are governed by Section 41-645.5 of the SAMC and Section 23958.4 of the Business and Professions Code. A PCN determination is required for this project because Ole City Market is located in a census tract where the ratio of existing retail off-premises alcohol licenses to population in the census tract exceeds the ratio of retail off-premises alcohol licenses to population in the county, resulting in an over concentration as determined by ABC. Ole City Market is located in Census Tract No. 753.02, which ABC allows a maximum of two off-premises alcohol licenses, while there are currently four active licenses per ABC. Per ABC, an “undue concentration” would occur if more than two off-premises licenses were within this census tract. Table 3 below and Exhibit 5 identify the location of the existing off-premises alcohol licenses. The licensed establishments are located intermittently throughout the census tract, with all four of the licensed premises located approximately less than 0.3 miles from the proposed Ole City Market. Table 3: Off-Premises ABC Licenses within Census Tract No. 753.02 Premises Location License Type Distance (1) Parks Dairy 1927 W. Seventeenth Street Type 20 0.3 miles (2) Target 1441 W. Seventeenth Street Type 21 0.2 miles (3) Smart & Final 1523 W. Seventeenth Street Type 21 0.1 miles (4) CVS 1545 W. Seventeenth Street Type 21 0.1 miles PCN requests are governed by Section 41-645.5 of the SAMC, and certain findings must be made in order to grant the PCN. Conversely, the inability to make these findings would result in a denial. Ole City Market will mitigate any potential detrimental effects, should any arise, by enforcing policies protocols, and alcohol-related training initiatives, to ensure that alcohol sales are handled in a responsible manner to deter crime, loitering, and any other activity that could be detrimental to the surrounding community. The ability to purchase alcoholic beverages with other grocery items will offer customers a more complete shopping experience and will provide a service to Ole City Market customers by eliminating the need for an additional shopping trip to other off-sale alcoholic beverage establishments nearby. The proposed sale of alcoholic beverages for off- premises consumption would improve the overall functions of the business by enhancing the complete grocery store experience. The addition of alcoholic beverages for off-premises consumption at this Ole City Market location ensures the store will remain economically viable and that it can offer a full selection of items that grocery customers expect. Because of this, staff recommends that the Planning Commission grant a determination of PCN and authorize staff to issue a Letter of PCN to ABC. Police Department Analysis The Police Department has reviewed this request and has no concerns, as the operational standards applicable to off-premises ABC licenses will mitigate any potential impacts to the surrounding community. The Police Department reviews such applications for the sale of alcoholic beverages in order to ensure that the potential crime and nuisance behaviors associated with alcohol consumption are mitigated to the greatest extent possible. For off-premises licenses, the     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) March 10, 2025 Page 7 of 8 4 8 6 3 Police Department analyzes the crime rate in the area using the standards and definitions contained in the Business and Professions Code Section 23948.4(c)(2), which are also utilized by ABC. This section defines “reported crimes” as criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny theft, and motor vehicle theft, combined with all arrests for other crimes, both felonies and misdemeanors, except traffic citations. The Police Department then compares the number of such crimes in the reporting district as compared to the number of crimes in other reporting districts. In keeping with the standard used by ABC and Business and Professions Code, should the Police Department determine that the reporting district has a 20 percent greater number of reported crimes than the average number found in all reporting districts, the Police Department will consider this information in making its recommendation. As part of the application process, the application was reviewed by the Police Department. Based on its review, the Police Department has no issues of concern regarding this application. Table 4: Police Department Analysis and Criteria for Recommendation Police Department Analysis and Criteria for Recommendation Police Grid No. and Rank Police Grid No. 124; ranked 69 out of 102 Police Reporting Grids (68th percentile). Threshold for High Crime This reporting district is below the 20 percent threshold established by the State for high crime. Police Department Recommendation As part of the review approval process, this application has been analyzed by the Santa Ana Police Department. Based on our most recent Citywide Incident Ranking Report, the Police Department has no concerns regarding activity in the area, as no significant events have occurred. The Police Department is satisfied with the operational standards applicable for a Type 21 ABC license and conclude that the conditions set forth will mitigate any potential negative impact to the surrounding community, and therefore does not oppose the granting of a CUP modification. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 6. The project site is located within the Riverview Neighborhood Association and adjacent to the Artesia-Pillar Association. Staff contacted the presidents of the neighborhood associations to identify any areas of concerns due to the proposed application request. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use as determined by the lead agency. The project proposes to allow the sale of beer, wine, and distilled spirits, at an existing commercial tenant space located at 1623 W. Seventeenth Street. Moreover, the commercial tenant space was previously occupied     CUP No. 2025-02 – Ole City Market ABC License (1623 W. Seventeenth Street) March 10, 2025 Page 8 of 8 4 8 6 3 with a different grocery store, which also sold beer, wine, and distilled spirits, for off-premises consumption. As such, a Notice of Exemption, Environmental Review No. 2025-03, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution 2. Vicinity Zoning and Aerial View 3. Site Photos 4. Architectural Plans 5. Map of Off-Sale ABC Licenses within Census Tract No. 753.02 6. Copy of Public Notices Submitted By: Pedro Gomez, AICP, Principal Planner Approved By: Ali Pezeshkpour, AICP, Acting Executive Director of Planning and Building Agency     Resolution No. 2025-XX Page 1 of 15 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF-PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399-121-03) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. David Oh with Top Food Makers, Inc. (“Applicant”), on behalf of Bolsa-Bushard, LLC (“Property Owner”), is requesting approval of Conditional Use Permit (“CUP”) No. 2025-02 and a determination of Public Convenience or Necessity (“PCN”) to allow the sale of beer, wine and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Control (ABC) license at a new grocery store (“Ole City Market”) proposed to be located at 1623 W. Seventeenth Street (“Project”). B. Santa Ana Municipal Code (“SAMC”) Section 41-196 requires approval of a CUP for establishments wishing to sell alcoholic beverages for off-premises consumption. C. On July 25, 1994, the City of Santa Ana Planning Commission approved CUP No. 1994-08 allowing the sale of beer and wine for off-premises consumption for a grocery store (Northgate Gonzales Market) at 1623 W. Seventeenth Street. D. On March 9, 2015, the Planning Commission approved CUP 2015-04 allowing an existing grocery store (Northgate Gonzales Market) to upgrade from a Type 20 ABC license to a Type 21 ABC license in order to sell beer, wine, and distilled spirits for off-premise consumption at 1623 W. Seventeenth Street. E. A CUP is a land use approval which runs with the land and may be continued perpetually, provided that the property is not vacated for a period of more than 12-months. The Northgate Gonzales Market business located at 1623 W. Seventeenth Street, which was in receipt of CUP No. 2015-04, vacated the subject property and the property remained vacant for more than 12 consecutive months. Therefore, CUP No. 2015-04 is considered expired and null and void. F. SAMC Section 41-645.5 and California Business and Professions Code     Resolution No. 2025-XX Page 2 of 15 Section 23958.4, requires a determination of PCN when a request for the sale of alcoholic beverages for off-premises consumption is located within an area deemed to have an undue concentration of off-premises alcohol licenses as determined by the Department of Alcoholic Beverage Control (“ABC”). G. On March 10, 2025, the Planning Commission held a duly noticed public hearing for CUP No. 2025-02. H. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a CUP pursuant to SAMC Section 41- 638, have been established for CUP No. 2025-02 to allow the sale of beer, wine, and distilled spirits, for off-premises consumption at a new grocery store (Ole City Market) located at 1623 W. Seventeenth Street: 1. That the proposed use will provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The sale of beer, wine, and distilled spirits for off-premises consumption at the subject location will contribute to the general wellbeing of the existing neighborhood. It will provide an ancillary service to Ole City Market customers by allowing them the ability to purchase a wider variety of alcoholic beverages in conjunction with groceries. This would allow the market to remain economically viable and compete with nearby stores offering the same type of services, and would allow the market to better serve the community by providing an added convenience and a “one-stop” shopping experience. Operational standards applicable to the ABC license, pursuant to SAMC Section 41- 196(f), and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The sale of beer, wine, and distilled spirits for off-premises consumption at the subject site will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The subject site is located in a commercial zone, which abuts a larger commercial shopping center to the east containing three businesses that also offer sale of alcoholic beverages for off-premises consumption. Moreover, the market is not in close proximity to any parks, playgrounds, religious institutions, or schools primarily attended by minors. The establishment will comply with the operational standards set forth in Section 41-196(f) of the SAMC, thereby mitigating impacts to public health, safety, and welfare. Furthermore, the City has not     Resolution No. 2025-XX Page 3 of 15 received any complaints or issued any notice of violations to the property owner or previous tenants, including when previous grocery stores occupied the site and sold alcoholic beverages for off-premises consumption. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The sale of beer, wine, and distilled spirits for off-premises consumption at the subject site will not adversely affect the economic stability of the area, but will instead allow Ole City Market to compete with other nearby stores that offer a full selection of alcoholic beverages for sale to their customers. The offering of alcoholic beverages for off-premises consumption will allow Ole City Market to remain economically viable and will contribute to the overall success of the City. Moreover, the proposed improvements would help generate additional economic growth and stability in the City by further activating an underutilized site and helping generate sales tax revenue. Lastly, the proposed Project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 (Zoning) of the SAMC for such use. The sale of beer, wine, and distilled spirits for off-premises consumption will be in compliance with all applicable regulations and operational standards imposed on an establishment selling alcoholic beverages for off-premises consumption pursuant to Chapter 41 of the SAMC. The establishment will be maintained as a commercial building with primary retail, having suitable storage facilities and supplying an assortment of essential goods. Moreover, operational standards, pursuant to Section 41-196(f) of the SAMC, and conditions of approval, will ensure the establishment remains in compliance with all applicable codes and regulations related to alcohol sales to ensure that the use does not impact neighboring properties or create an attractive nuisance. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The approval of the proposed Project will be consistent with the General Plan land use designation of General Commercial (GC), which allows for the development of highly visible and accessible shopping opportunities along arterial corridors. The proposed     Resolution No. 2025-XX Page 4 of 15 use would provide an added amenity and would promote a land use that enhances the City’s economic fiscal viability and mitigates any potential impacts to the surrounding community. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2 and 3 of the Land Use (“LU”) Element and Goals 1 and 3 of the Economic Prosperity (“EP”) Element as discussed below. Goal LU-1 encourages land use plans that improve the quality of life and respects our existing community. Moreover, Policy 1.1 of the LU encourages compatibility between land uses to enhance livability and promote healthy lifestyles. As a full-service grocery store with ancillary alcohol sales, Ole City Market would provide a much-needed service to Santa Ana residents and visitors, thereby improving the quality of life. Specifically, Ole City Market is dedicated to providing competitively priced, high-quality goods in a convenient and welcoming shopping environment. Their product offerings include fresh produce, meats, seafood, deli items, frozen foods, groceries, beverages, and a selection of beer and liquor. As such, the market will be compatible with the surrounding businesses as it supports the residential environment by providing additional food options and ancillary alcohol selection. Goal LU-2 encourages a balance of land uses that meet Santa Ana’s diverse needs and Policy 2.7 supports land use decisions that encourage the creation, development, and retention of businesses in Santa Ana. The proposed use is consistent with Goal LU-2 and Policy 2.7 as it actively contributes to fostering land use decisions that promote the establishment, growth, and sustainability of business in Santa Ana. The establishment of a new grocery store along a major corridor will continue to encourage a wide range of commercial uses that benefit the existing neighborhood and the surrounding community. Moreover, the location of the proposed market will provide for an enhancement to the immediate surrounding area, as the tenant space is currently vacant and the commercial site underutilized. Goal LU-3 supports preservation and improvement of the character and integrity of existing neighborhoods and districts. Moreover, Policy 3.1 supports new development, which provides a net community benefit and contributes to neighborhood character and identity. The proposed Project is consistent with Goal 3 and Policy 3.1 as it is designed to revitalize the currently underutilized site, presenting a tangible improvement that will greatly benefit the neighboring community. Moreover, the proposed interior and exterior improvements to the building, as     Resolution No. 2025-XX Page 5 of 15 well as the future site improvements, will assist the integrated commercial site by bringing in new customers. Additionally, the introduction of the new grocery market will also strengthen the commercial viability and enduring success of the establishment. Goal EP-1 promotes a dynamic local economy that provides and creates employment opportunities for all residents in the City. Policy 1.2 encourages new job-producing businesses and retention of existing job-producing businesses that provide living- wage employment opportunities. The Project is consistent with Goal EP-1 and Policy 1.2, as the proposed use and proposed improvements would help generate additional economic growth and stability in the City by further activating an underutilized site and helping generate sales tax revenue. Furthermore, the proposed Project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. Goal EP-3 promotes a business friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. Policy 3.7 promotes a solution-based customer focus in order to facilitate additional development and investment in the community. Moreover, Policy 3.8 encourages a balance of fiscal and qualitative community benefits when making land use decisions. The project would be consistent with Goal EP-3 and Policies 3.7 and 3.8, as it provides for a new grocery store tenant at an existing underutilized commercial center and promotes a use that would provide services to the community and visitors. Moreover, proposed use is anticipated to improve economic growth by generating additional sales tax revenue. This additional revenue would improve the financial health of the business itself and contribute to the broader economic sustainability of the City. Lastly, the sale of alcohol beverages for off-premises consumption at this site will provide an additional location in Santa Ana where residents can purchase alcohol, which will ensure local spending. I. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to determine a PCN pursuant to SAMC Section 41-645.5, have been established for CUP No. 2025-02 to allow the sale of beer, wine, and distilled spirits, for off-premises consumption at grocery store (Ole City Market) proposed to be located at 1623 W. Seventeenth Street: 1. The proposed use will not be detrimental to the character of development in the immediate neighborhood and will be in harmony with the overall objectives of the General Plan.     Resolution No. 2025-XX Page 6 of 15 The sale of beer, wine, and distilled spirits, for off-premises consumption will not be detrimental to the character of development in the immediate neighborhood. Ole City Market is a full-scale grocery store proposed to be located in an integrated shopping center that is designed to minimize intrusion into surrounding neighborhoods. The market is not in close proximity to any parks, playgrounds, religious institutions, or schools primarily attended by minors. Moreover, the primary entrance to the store is proposed to be located on the south side of the building and faces away from the nearest single-family residential development to the east. Operational standards applicable to the ABC license and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect any immediate residential neighborhood. The granting of CUP No. 2025-02 will be in harmony with the overall objective of the General Plan as stated in Section 1.H.5. above. 2. The economic benefit outweighs the negative impacts to the community as whole. The economic benefit associated with the sale of beer, wine, and distilled spirits for off-premises consumption at the subject site will outweigh any potential negative impacts to the community as a whole. The proposed use and proposed improvements would help generate additional economic growth and stability in the City by further activating an underutilized site and helping generate sales tax revenue. This additional revenue would improve the financial health of the business itself and contribute to the broader economic sustainability of the City. Furthermore, the proposed project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. 3. The issuance of the license will provide a needed service not currently being met in the community. The sale of beer, wine, and distilled spirits for off-premises consumption at the subject site will provide a needed service not currently being met at the subject site, as it would be ancillary to the primary grocery store and retail sales. The subject site was previously improved with grocery market (Northgate Gonzales Market), which vacated in late 2022. Ole City Market is proposing to establish in the City and fill that immediate needed service of providing a neighborhood grocery store option. Ole City Market is dedicated to providing competitively priced, high-quality goods in a convenient and welcoming shopping environment. Their product offerings include fresh produce, meats, seafood, deli items, frozen foods, groceries, beverages, and a selection of beer and liquor. They emphasize courtesy and care in every aspect of the customer     Resolution No. 2025-XX Page 7 of 15 experience, striving to be a market that customers can rely on for both value and service. 4. There exist special and unusual circumstances present here to justify a new retail alcohol outlet when there are already similar alcohol uses existing nearby. Ole City Market will provide its shoppers with a broad selection of goods and merchandise in a “one-stop” store service. The sale of beer, wine, and distilled spirits for off-premises consumption at the subject location will add an additional convenience to the broad selection of goods and merchandise available in the general area, which includes retailers that provide a mix of grocery items, apparel and accessories, health and beauty products, among other items. Moreover, Ole City Market will assist in creating an inclusive and economically diverse neighborhood and another shopping option. 5. The business cannot operate profitably without a liquor license. The proposed sale of alcoholic beverages for off-premises consumption will provide an ancillary service to Ole City Market customers by allowing them the ability to purchase a wider variety of alcoholic beverages in conjunction with groceries. This would allow the market to remain economically viable and compete with nearby stores offering the same type of services, and would allow the market to better serve the community by providing an added convenience and a “one-stop” shopping experience. 6. The applicant has demonstrated reasonable efforts to seek community input. As part of the application process, residents, business owners, and property owners within 1,000 feet of the Ole City Market were sent letters notifying them of the market’s application request for the sale of beer, wine, and distilled spirits. Moreover, the project site is located within the Riverview Neighborhood Association and adjacent to the Artesia-Pillar Association. The applicant has contacted the presidents of the neighborhood associations to identify any areas of concerns due to the proposed application request. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is categorically exempt from further review pursuant to Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use as     Resolution No. 2025-XX Page 8 of 15 determined by the lead agency. The Project proposes to allow the sale of beer, wine, and distilled spirits, at an existing commercial tenant space located at 1623 W. Seventeenth Street. Moreover, the commercial tenant space was previously occupied with a different grocery store, which also sold beer, wine, and distilled spirits, for off-premises consumption. As such, a Notice of Exemption, Environmental Review No. 2025-03, will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025-02, as conditioned in Exhibit A, and in Exhibit B, Operational Standards for Off-Sale Establishments, attached hereto and incorporated herein, and grants the request for determination of Public Convenience or Necessity to allow the sale of beer, wine, and distilled spirits for off-premises consumption at an grocery store (Ole City Market) proposed to be located at 1623 W. Seventeenth Street. This decision is based upon the evidence submitted at the above- referenced hearing, including but not limited to: The Request for Planning Commission Action dated March 10, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. [Signatures on the following page] ADOPTED this 10th day of March 2025 by the following vote.     Resolution No. 2025-XX Page 9 of 15 AYES: Commissioners: (0) NOES: Commissioners: (0) ABSENT: Commissioners: (0) ABSTENTIONS: Commissioners: (0) Jennifer Oliva Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NUVIA OCAMPO, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 10, 2025. Date: Recording Secretary City of Santa Ana     EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-02 Conditional Use Permit No. 2025-02 to allow the sale of beer, wine, and distilled spirits for off- premises consumption is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. The Applicant/Licensee (hereinafter, “Applicant”) shall comply with each and every condition listed below in order to exercise the rights conferred by this conditional use permit. The Applicant shall remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. Any proposed amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 2. The sale of alcoholic beverages for off-premises consumption shall be permitted in accordance with the operational standards for off-premises establishments pursuant to Section 41-196(f) of the Santa Ana Municipal Code (“SAMC”), attached hereto as Exhibit B for reference, in accordance with the provisions of an off- premises alcohol license by the California Department of Alcoholic Beverage Control (“ABC”), and in accordance with the site and floor plans attached to the staff report documenting the approved scope of the project. 3. The sale of alcoholic beverages for off-premises consumption shall occur from 7:00 a.m. to 12:00 a.m. (midnight) seven days per week, unless modified through a subsequent and separate conditional use permit application for after-hours operations pursuant to SAMC Section 41-196(f)(14). 4. The Planning Division shall review Conditional Use Permit No. 2025-02 no later than twelve (12) months after full execution of this conditional use permit. Should any issues arise during such review, the Conditional Use Permit shall be scheduled for public hearing at the applicant’s full expense for condition modification(s). 5. Violations of the Conditional Use Permit, as contained in Section 41-647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41-651 of the SAMC. 6. Pursuant to Section 41-880 of the SAMC, the Property Owner shall submit a Sign Program application with the Planning Division for the existing multi-tenant development, to include sign criteria for freestanding, wall, and directional signage, as applicable. The Sign Program application shall be reviewed and adopted, prior to     any permit issued for any individual signs in the multi-tenant commercial development, including the proposed Ole City Market. 7. Within 90 days of the adoption of this resolution, the applicant shall conduct the following site improvements: a. Provide a new trash enclosure, pursuant to Section 16-34 of the SAMC and pursuant to all requirements per the City’s Public Works Agency (PWA). Moreover, the trash enclosure shall be fully roofed to prevent discharge of spilled contaminants into the storm drain system. b. All missing or dead landscape located around the subject building and throughout the entire site shall be rehabilitated, including, but not limited to, rehabilitation along the southern property line, Seventeenth Street. Applicant shall rehabilitate landscape and contact the Case Planner for a final walk- through inspection of the site. c. To the extent feasible, the applicant shall improve the site with new landscaping and landscaping planters, to further comply with the City’s Commercial Landscape Standards. Pursuant to Section 41-127 and 41-681.2 (Nonconforming Properties) of the SAMC, all on-site landscaping will be required be improved to bring the site closer into compliance with the landscaping requirements of SAMC. Requirement of a landscape application shall be as determined in the City’s Water Efficient Landscape Ordinance (WELO), Section 1.2 (Applicability). d. The existing parking lot shall be required to be repaired and/or resurfaced with a new layer of asphalt. All existing and/or proposed parking will be required to be striped with double-striping and shall be required to be designed to meet the City’s parking lot landscape planter detail designs. e. The property shall be improved with a loading space pursuant to Section 41- 1305 (Loading space requirements) of the SAMC. f. The applicant shall replace or modify the existing light standards throughout site. All existing and proposed light poles shall be required to be uniform and consistent in design. In addition, light fixtures and structural supports shall be required to be architecturally compatible with the theme of the proposed improvements. Lastly, all lighting shall be consistent with Chapter 9 of the City of Santa Ana Design Guidelines. g. Remove and replace the existing monument signage located adjacent to the southern driveway, along Seventeenth Street. Alternatively, the existing monument sign can be modified as feasible, pursuant to any required Sign Program adopted by the Planning Division. The new/modified monument sign shall be required to be compatible in design and consistent with the overall exterior improvements proposed for the existing commercial buildings.     8. The business owner shall maintain and adhere to a “Good Neighbor Policy,” implementing measures to ensure patrons comply with applicable noise, parking, and outdoor smoking regulations, and removing litter and preventing loitering in the areas in the immediate vicinity of the business. 9. The contact information for onsite management shall be posted in a prominent location at the primary entrance to the business to allow prompt reporting of any site issues. 10. Within 90 days of the adoption of this resolution, a Property Maintenance Agreement shall be executed and recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained. Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute the agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable);     e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms; f. The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement; and g. The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City.     EXHIBIT B Conditions of Approval for Conditional Use Permit No. 2025-02 Conditional Use Permit No. 2025-02 to allow the sale of beer, wine, and distilled spirits for off- premises consumption is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code (“SAMC”), the California Building Standards Code, and all other applicable regulations. The Applicant/ Licensee (hereinafter, “Applicant”) shall comply with each and every operational standard listed below, pursuant to SAMC Section 41-196(f), in order to exercise the rights conferred by this conditional use permit. Pursuant to SAMC Section 41- 196(f), these SAMC operational standards are reprinted to establish compliance with SAMC requirements for the granting of a Conditional Use Permit for on-premises alcoholic beverage sales. The Applicant must remain in compliance with all operational standards listed below throughout the life of this conditional use permit. Failure to comply with each and every operational standard may result in the revocation of the conditional use permit. 1. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 2. The applicant shall be responsible for maintaining free of litter the area adjacent to the premises over which he or she has control. 3. There shall be no exterior advertising of any kind or type, including window signs or other signs visible from outside, promoting or indicating the availability of alcoholic beverages on the premises. 4. There shall be no coin-operated games maintained on the premises at any time. 5. All public telephones shall be located on the interior of the premises. 6. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the applicant shall be removed or painted over within twenty-four (24) hours of being applied. 7. The applicant shall post a placard prohibiting loitering, pursuant to California Penal Code ("CPC") Section 602, on the exterior of the premises. 8. It shall be the Applicant's responsibility to ensure that CPC Section 602 is complied with at all times that the premises are in operation. 9. The applicant shall at all times utilize an age verification device for all purchases of alcoholic beverages.     10. The owner of the property or manager of the licensed premises shall maintain on the premises a written security policy and procedures manual, that has been approved by the Police Department, addressing at a minimum the following items; handling obviously intoxicated persons; establishing a reasonable ratio of employees to patrons, based upon activity level, in order to monitor beverage sales and patron behavior; handling patrons involved in fighting, arguing or loitering about the building and in the immediate adjacent area that is owned, leased, rented or used under agreement by the licensee(s); verifying age/checking identification of patrons; calling the police regarding observed or reported criminal activity. 11. If there is a marked or noticeable increase in the number of police-related incidents on or near the premises, as such increase may be determined by the chief of police, the Applicant may be required to provide state-licensed, uniformed security guards at a number determined by the chief of police. 12. All managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The California Department of Alcoholic Beverage Control must approve said training program. Records of each employee's successful completion of the certified training program required by this section shall be maintained on the premises of the alcoholic beverage outlet and shall be presented upon request by a representative of the City of Santa Ana. 13. Alcoholic beverages in containers of less than sixteen (16) ounces cannot be sold by single containers, but must be sold in pre-packaged multi-unit quantities. 14. The sales of alcoholic beverages shall be permitted only between the hours of 7:00 a.m. and 12:00/midnight each day of the week unless otherwise modified by the granting of an after-hours conditional use permit. 15. Existing building and required parking must conform to the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (building security ordinance). These code conditions will require that the existing project lighting, door/window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. 16. Cash register must be visible from the street at all times and shall not be obstructed at any time by temporary or permanent signage. 17. Window displays must be kept to a minimum for maximum visibility and shall not exceed twenty-five (25) per cent of window coverage. 18. Window displays and racks must be kept to a maximum height of three (3) feet including merchandise.     19. A timed-access cash controller or drop safe must be installed. 20. A silent armed robbery alarm must be installed and operable at all times. 21. Clearly distinguishable height markers shall be installed on the inside door jamb of all doors used by the public to access the store. Horizontal marks, one (1) inch wide by three (3) inch long, in different colors, and in a contrasting color to the background, shall be placed every six (6) inches beginning at five (5) feet and ending at six (6) feet six (6) inches. 22. No person under the age of twenty-one (21) shall sell or deliver alcoholic beverages. 23. A closed-circuit television system shall be provided and approved by the police department and shall be capable of viewing and recording events inside and outside the premises including the parking areas with a resolution which will clearly identify individuals for later identification as follows: a) A minimum of one (1) color camera at each cash register that views the front of a customer, from the waist to the top of the head. b) A minimum of one (1) color camera that views the full length side of a customer at the cash register area. c) A color camera recorder capable of recording events on all cameras simultaneously. d) A tape or disc storage library of recorded cameras kept for a minimum of sixty (60) days. e) If video tape is used, tapes cannot be taped over more than six (6) times. f) An audio recording component that will record sounds occurring at the customer counter. g) An internet protocol (IP)-based system is required. 24. It shall be the operator's responsibility to submit a shopping cart containment plan pursuant to SAMC Section 33.210. 25. The operator shall be responsible for obtaining all necessary permits for building tenant and freestanding signs. This shall include any window signs and temporary banners.     Ole City Market - CUP No. 2025-021623 W. Seventeenth Street Exhibit 2 - Vicinity Zoning and Aerial View ©2025 Digital Map Products.All rights reserved. Santa Ana Boundary Zoning Zoning 500 feet 2/24/25, 1:52 PM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html#1/1     EXHIBIT 3 - SITE PHOTOS CUP NO. 2025-02 1623 W. SEVENTEENTH STREET     EXHIBIT 3 - SITE PHOTOS CUP NO. 2025-02 1623 W. SEVENTEENTH STREET                     Project Site CUP No. 2025-02 for Ole City Market 1623 W. Seventeenth Street Exhibit 5 – Map of Active Off-Sale ABC Licenses within Census Tract 753.02     O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com NUVIA OCAMPO CITY OF SANTA ANA/PLANNING & BUILDING AGENCY 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 1623 W Seventeenth St 02/24/2025 Publication www.capublicnotices.com Total $130.90 $20.00 $150.90 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3899003 !A000007030684! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 1623 West Seventeenth Street located within the General Commercial (C2) zoning district. Project Applicant:David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa-Bushard, LLC (Property Owner) Proposed Project:Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-03 will be filed for this project. Meeting Details:This matter will be heard on Monday, March 10, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701.Members of the public may attend this meeting in person or join via Zoom.For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and- building-meeting-participation/. Written Comments:If you are unable to participate in the meeting, you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m.on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any project questions, please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Kristie Ha (714) 667-2206. 2/24/25 OR-3899003#     CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group. Project Location: 1623 West Seventeenth Street located within the General Commercial (C2) zoning district. Project Applicant: David Oh (Applicant) with Top Food Markers, Inc., on behalf of Bolsa-Bushard, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-03 will be filed for this project. Meeting Details: This matter will be heard on Monday, March 10, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal. Who To Contact For Questions: Should you have any project questions, please contact case planner Pedro Gomez with the Planning Division by phone at (714) 667-2790 or by email at PGomez@santa- ana.org.     Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP             Planning and Building Agency Item # 4 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report March 10, 2025 Topic: Conditional Use Permit No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) RECOMMENDED ACTIONS 1. Adopt a resolution approving Conditional Use Permit No. 2025-03 as conditioned; and 2. Adopt a resolution approving Variance No. 2025-01 as conditioned. EXECUTIVE SUMMARY Ilan Golcheh (Applicant), representing Sej Asset Management & Investment Company and Mapocos, LLC (Property Owners), is requesting approval of Conditional Use Permit (CUP) No. 2025-03 to allow the construction of a new 3,062-square-foot convenience store (7- Eleven), 3,096-square-foot service station and canopy, and a 3,200-square-foot multi- tenant, commercial building, at an existing commercial shopping center addressed as 2745 W. McFadden Avenue and 1001 S. Fairview Street. The applicant is also requesting approval of Variance No. 2025-01 to allow a reduction in the required front-yard landscaped setback to seven, eight, and twelve feet and a reduction in the required landscaped area of an existing setback abutting residential uses to zero feet to facilitate the proposed development. The applicant is requesting a CUP pursuant to Section 41-199.4 (Noxious Uses) of the Santa Ana Municipal Code (SAMC). The SAMC requires Planning Commission review and approval of a CUP to allow the operation of a land use that requires a permit from a regional, state, or federal agency to handle, store, emit, or discharge regulated compounds, materials, chemicals, or substances located within one thousand (1,000) linear feet of a public park, school (K-12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes. The proposed service station is a land use that requires a permit from a state agency to distribute and store fuel and is proposed to be located within 1,000 linear feet of a property zoned for residential purposes. Therefore, the service station is subject to the requirements of Section 41-199.4 of the SAMC and requires review and approval of a CUP.     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 2 4 8 3 7 Staff is recommending approval of the requested entitlements to facilitate the construction of the convenience store, service station/canopy, and new commercial building, which represent a significant reinvestment in the neighborhood-serving center. The project will enhance the area and promote development on an existing outdated commercial property, located on a major commercial intersection. The project will also provide additional services to residents, workers, and visitors in the area, as well as employment opportunities, and will not negatively impact the surrounding community as the project has been designed to minimize impacts to the nearby sensitive land uses. Moreover, approval of the project will not exacerbate the existing noise and vibration levels nor impact the existing air quality and greenhouse emissions of the immediate vicinity, as substantiated by air quality, greenhouse, noise, and vibration studies prepared for the project. Lastly, the project complies with the General Plan goals and policies as it seeks to preserve and improve the character and integrity of existing neighborhoods and encourages a wide range of commercial uses that benefit the surrounding community. DISCUSSION Project Description The project site is an integrated shopping center, comprised of two legal lots, including 2745 W. McFadden Avenue (APN: 109-040-34) and 1001 S. Fairview Street (APN: 109-040-41). The applicant is proposing to demolish an existing donut shop (Jax Donut House) and existing convenience store (7-Eleven); remodel an existing multi-tenant commercial building; and aesthetic improvements to paint and repair an existing restaurant (Husky Boy Restaurant). In addition, the applicant is proposing to construct a new 3,200-square-foot multi-tenant, commercial building (Building ‘C’), a 3,062-square-foot convenience store, a 3,096-square-foot service station canopy, two trash enclosures, a bike rack, and restripe the parking lot to provide a total of 108 parking spaces. As part of the conditions of approval, the applicant will be required to install six (6) new electric vehicle (EV) charging stations. As part of the overall project, the applicant has submitted a lot line adjustment (LLA) application to modify the gross site area of the two legal lots. The resulting lot at 2745 W. McFadden Avenue will be 22,362 square feet in size (0.513 acres) and the resulting lot at 1001 S. Fairview Street will be 77,190 square feet in size (1.77 acres). Table 1: Project and Location Information Item Information Project Address and Council Ward 2745 W. McFadden Avenue and 1001 S. Fairview Street – Ward 5 Nearest Intersection McFadden Avenue and Fairview Street General Plan Designation General Commercial (GC) Zoning Designation Planned Shopping Center (C4) North Multi-family ResidencesSurrounding Land Uses East Multi-family Residences     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 3 4 8 3 7 Item Information South Multi-family Residences and Service Station for USA Gasoline West Single-family Residential Property Size •2745 W. McFadden Avenue (APN: 109-040-34): 22,362 sq. ft. (0.513 acres) •1001 S. Fairview Street (APN: 109-040-41): 77,190 sq. ft. (1.77 acres) Existing Site Development The subject properties are developed with a multi-tenant commercial building, two eating establishments on separate stand-alone pad buildings, and one convenience store (7- Eleven). Use Permissions Allowed with a conditional use permit (CUP) Uses Section 41-199.4 (Noxious Uses); and Section 41-412 (Uses Permitted) of the SAMCZoning Code Sections Affected Development Standards Sections 41-413 through 41-418; Section 41- 374; Section 41-632 and 41-638 of the SAMC The proposed 7-Eleven convenience store will be located on the legal lot addressed as 2745 W. McFadden Street, and will include a 3,096-square-foot canopy that will cover four fuel stations (total of eight fuel pumps). The building will feature a contemporary architectural design incorporating wood panels, stucco, and corrugated metal to create visual interest and enhance the overall aesthetic. The proposed service station canopy will stand at a total height of 17 feet, six-inches. Additionally, the existing driveway along Fairview Street will be relocated to improve traffic movements and safety of pedestrians, cyclists, and motorists. Moreover, the project includes revitalizing the existing landscaping and introducing a new landscaped area near the proposed 7-Eleven building, further enhancing the site's appearance. The proposed multi-tenant, 3,200-square-foot commercial building will be located on the legal lot addressed as 1001 S. Fairview Street, at the northwest corner of the site. The proposed commercial building will feature a modern design with a large glass storefront, a landscaped wall-mounted trellis, fiber cement “wood” panels, metal canopies, and neutral- colored cement plaster. The site plan enhancements include a new seven-foot-wide landscaped setback along Fairview Street, which will incorporate three new 24-inch box trees and ground cover. A total of five new-landscaped islands will be added to the parking lot, along with a new stamped concrete driveway approach on Fairview Street. A new trash enclosure will also be installed at the rear (east) side of the existing commercial building. Furthermore, as part of the project, the existing 11,043-square-foot commercial building will undergo a major façade remodel to complement the new construction investments proposed. The updated façade will feature the same neutral color palette and similar materials, ensuring a cohesive aesthetic across the site. Lastly, the legal lot will provide 89 parking spaces of the 106 total spaces provided on both sites. In order to accommodate the proposed new construction and site improvements on both lots, the applicant is requesting approval for reduction in the minimum 15-foot front     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 4 4 8 3 7 landscape setback requirement to allow seven-foot, eight-foot, and twelve-foot setbacks along Fairview Street and a seven-foot setback along McFadden Avenue. Additionally, Variance No. 2025-01 includes the reduction in the required five-foot landscaped setback abutting residential uses to the existing conditions of zero feet. The site currently has a front- yard landscape setback of four feet along Fairview Street and 14 feet along McFadden Avenue. These landscape areas along Fairview Street will be enhanced with high quality landscaping featuring a variety of colorful flowering shrubs, soft foliage, accent shrubs and evergreen shrubs, including but not limited to Foxtail Agave, Red Yucca, Rosemary, California Gray Rush, and New Gold Lantana. Additionally, various shade trees and flowering accent trees will be planted, including, but not limited to, Carrot Wood Trees, Texas Ebony, and Weeping Bottle Brush. Pursuant to Section 41-1357 of the SAMC, service stations require a minimum of two parking spaces plus one parking space per each 200 square feet of retail/convenience store floor area. Additionally, 50 percent of fuel pumps can be counted toward not more than one- half of the parking spaces required for the retail/convenience store. The proposed service station contains eight fuel pumps, and four can be counted toward the 15 required parking spaces for the retail/convenience store, providing a total of 19 parking spaces. Table 1 below provides a description of the project site and surrounding properties and Table 2 below provides a detailed comparison of the project’s compliance with the applicable land use and development standards. Table 2: Development Standards and Project Compliance Development Standards Requirement by the C4 Zoning District Provided by Project 2745 W. McFadden Avenue – Complies: 29 feet provided Front Yard 15 feet minimum 1001 S. Fairview Street – Does not comply: 7 feet. Variance No. 2025-01 requested to allow a reduced 7-foot front-yard setback 2745 W. McFadden Avenue – Complies: 33 feet provided Side Yard (interior) 0 feet 1001 S. Fairview Street – Complies: 25 feet provided 2745 W. McFadden Avenue – Complies: not abutting residential, 0 feet providedRear Yard (abutting residential) 0 feet not abutting residential and 20 feet abutting residential 1001 S. Fairview Street – Complies: abutting residential, 42 feet provided 2745 W. McFadden Avenue – Complies: not abutting residential, 0 feet providedLandscape Side Abutting Residential 5 feet 1001 S. Fairview Street – Does not comply: Variance No. 2025-01 is     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 5 4 8 3 7 Development Standards Requirement by the C4 Zoning District Provided by Project requesting to legalize the existing conditions providing a 0-foot setback. Landscape Front and Side Street Yard 15 feet minimum 2745 W. McFadden Avenue and 1001 S. Fairview Street – Do not comply: 7 feet. Variance No. 2025-01 requested to allow a reduced 7-foot front-yard landscaped setback 2745 W McFadden Ave – Complies: 22,362 sq. ft. providedLot Size 15,000 sq. ft. minimum 1001 S. Fairview St – Complies: 77,190 sq. ft. provided 2745 W McFadden Ave – Complies: 164 feet providedLot Frontage 120 feet minimum 1001 S. Fairview St – Complies: 200.9 feet provided 2745 W McFadden Ave – Complies: the convenience store is 25 feet and the service station is 17.5 feet in heightBuilding Height 35 feet maximum 1001 S. Fairview St – Complies: 21 feet in height 2745 W McFadden Ave – Complies: 0.28 FAR providedFloor Area Ration (FAR)0.5 FAR maximum 1001 S. Fairview St – Complies: 0.21 FAR provided Parking 109 spaces 108 parking spaces provided, while 109 are required. AB 2097 effective on January 1, 2023, restricts local governments from imposing parking regulations on commercial and residential projects that are located within 0.5 miles of a major transit stop. The project and site are eligible for AB 2097 parking relief. Assembly Bill No. 2097 In September 2022, Assembly Bill 2097 (AB 2097) was signed into law by Governor Newsom and became effective on January 1, 2023. The primary objective of this legislation is to restrict local governments from imposing parking regulations on commercial and residential projects that are located within 0.5-mile of a major transit stop. AB 2097 defines major transit stop as an existing rail or bus rapid transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 20 minutes or less during the morning and afternoon peak commute periods. The proposed project requires 107 parking spaces subject to Section 41-1341 of the SAMC. However, the subject site is located within 0.5-mile of a major transit stop. There are two     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 6 4 8 3 7 rapid transit stops, one along Fairview Street to the west of the project site and the other along McFadden Avenue to the south of the of the project site. Therefore, the proposed 106 parking spaces will not require discretionary approval of a Minor Exception or a Variance. Project Background In 1969, the Planning Commission approved Variance No. 69-17 to allow the construction of an 11,043-square-foot commercial strip mall, a 2,148-square-foot restaurant, and a 1,071- square-foot donut shop at 1001 S. Fairview Street. The permits for the construction were issued in 1969. Since then, several permits have been obtained for both interior and exterior tenant improvements for both properties. In 1984, the Planning Commission approved Variance No. 84-01 to allow the construction of a new 2,585-square-foot convenience store at 2745 W. McFadden Avenue. The permits for the construction of the convenience store were issued in 1986. The applicant filed the Development Project (DP) application on October 4, 2022. The DP application was deemed complete and ready for public hearing by staff on October 24, 2024. Lastly, the CUP and Variance applications were submitted on January 6, 2025. Project Analysis Conditional Use Permit (CUP) No. 2025-03 (Noxious Use) CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. Staff notes that apart from the proposed noxious use (service station), other land use components of the project including the proposed site improvements, the new commercial building, and new convenience store are not subject to discretionary review nor approval by the Planning Commission. Therefore, the analysis included in this section will only focus on the proposed noxious use. The City has adopted environmental justice policies and actions in its General Plan to amend use regulations and development standards, in response to community concerns related to environmental pollution and the proximity of certain industrial uses to homes, schools, parks, and other sensitive land uses. In December 2022, the City Council adopted an urgency ordinance (Ordinance No. NS-3035) establishing Section 41-199.4 of the SAMC to require a CUP for noxious uses located within 500 linear feet of a sensitive land use or sensitive receptor. Following the urgency ordinance adoption, on February 7, 2023, the City Council adopted a standard ordinance (Ordinance No. NS-3038) establishing the same requirements for noxious uses. Subsequently, on June 20, 2023, the City Council adopted Ordinance No. NS-3044 amending Section 41-199.4 of the SAMC expanding the separation requirement from 500 to 1,000 linear feet.     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 7 4 8 3 7 Pursuant to Section 41-199.4(a), land uses requiring a permit from a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances, within 1,000 linear feet of a public park, school (K-12) as defined by Section 11362.768 of the Health and Safety Code, or property used or zoned for residential purposes, are subject to approval of a CUP. In June 2023, the Planning Commission denied CUP No. 2021-41 requesting approval for a service station for the property located at 2230 N. Tustin Avenue. The Commission determined that, among other reasons, the project did not address key topics, including toxic or noxious fumes; hazardous discharges; electromagnetic disturbances; radiation; smoke; odors; dust or waste; undue noise/vibration; and other objectionable features that can be deemed to be detrimental to the public health, safety or general welfare, or that can be damaging to the physical environment, neighborhood or community. In order to address the key topics that concerned the Planning Commission in 2023, staff ensured this project prepared the necessary environmental technical studies to ensure the proposed project would not be detrimental to the public health, safety or general welfare, or that can be damaging to the physical environment, neighborhood or community. In staff’s determination, the applicant’s request for a CUP for a noxious use will not pose a significant environmental risk to any surrounding sensitive land uses. As part of the project’s analyses, the City hired a consultant from the City’s approved consultant list to prepared technical studies that evaluated the key topics aforementioned. The evaluation included short-term construction impacts, as well as site operations after the construction is completed. Table 3 – Technical Studies and Findings Potential Impacts Exceeding Regional and State ThresholdsTechnical Study Prepared During Construction After Project Completion Air Quality and Greenhouse Gas (GHG) Emissions Assessment None None Health Risk Assessment (HRA)None None Noise and Vibration Impact Assessment None None Air Quality and Greenhouse Gas (GHG) Emissions Assessment The Air Quality and Greenhouse Gas (GHG) Emissions Assessment, including a Health Risk Assessment (HRA) (Exhibit 8) was prepared to illustrate any potential environmental concerns. The Air Quality and GHG Assessment used regional (South Coast Air Quality Management District) and State (CEQA and California Ambient Air Quality Standards) regulations and thresholds of significance when determining whether the new construction and long-term effects would negatively impact the neighboring community. The analysis and assessment conducted illustrate that the proposed project does not exceed any regional thresholds in producing construction relation emissions nor will it emit pollutants during     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 8 4 8 3 7 operations for the site. Additionally, the HRA portion of the assessment analyzed cancer risk for residents and employees in the neighboring vicinity over nine-year, 25-year, 30-year, and 70-year time periods, illustrating that the construction and operations of the new service station is significantly lower than the threshold of exposure. Moreover, the assessment prepared illustrated that the highest maximum chronic hazard indices for resident and employees are well-under the regional significant threshold, meaning the non-cancer impacts on the neighboring vicinity are not likely to impact the nearby residents and employees. Noise and Vibration Impact Assessment The Noise and Vibration Impact Assessment (Exhibit 9) examined noise levels during construction and after the project's completion. The assessment found that the noise generated from demolition, site preparation, grading, building construction, and paving would remain within the limits of the Construction Noise Standard. Additionally, to adhere to the City’s Noise Control Ordinance (Santa Ana Municipal Code Sections 18-308 through 18- 321), construction will be restricted to hours between 7:00 a.m. and 8:00 p.m. on weekdays, weekends, and federal holidays. Lastly, the anticipated noise levels from the project’s operation are expected to have minimal impact and not significantly increase. The applicant’s request for a CUP to allow a new service station will provide an added amenity to the property, for the employees who work in the vicinity, and for the residents who live in the general area. In addition, the proposed service station and commercial units will generate new and permanent employment opportunities and support the economic growth and stability of the City, activate the street and generate property and sales tax revenue. To ensure that the service station operations are not detrimental to the health, safety, or general welfare, staff is recommending conditions of approval that would help ensure that the operations would not generate noise impacts or that would help reduce the impacts to negligible conditions. These conditions of approval include ensuring that the project complies with the City’s Noise Ordinance at all times. Variance No. 2025-01 (Reduction in Required Setback) Similar to CUPs, variance requests are governed by Section 41-638 of the SAMC. Variances may be granted when it can be shown that because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. Additionally, the granting of the variance cannot be detrimental to the public welfare or injurious to the surrounding area, adversely affect the General Plan, and must be necessary for the preservation and enjoyment of one or more substantial property rights. The inability to make these findings would result in a denial of the proposed project. In analyzing the variance     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 9 4 8 3 7 request, staff believes that the following analysis warrants staff’s recommendation of approval of the variance. The unique circumstances associated with the subject site, particularly its size, existing construction and improvements, and proximity to residential properties on the east and north sides, present challenges to the overall site design. Therefore, throughout the review process, the applicant coordinated with City staff to meticulously plan the safest route to ensure ample space for on-coming traffic, fuel truck circulation, and devise a site plan that minimizes disruptions for the neighboring residential properties to the east of the subject site. Specifically, the property at 1001 S. Fairview Street has existing conditions providing a zero- foot landscaped setback abutting the residential properties to the north and east. Requesting compliance with the required five-foot landscaped setback abutting residential would hinder the ability for the parking to meet the required back up for 90-degree angle parking. Additionally, the site will be developed with a new commercial building that will maintain a seven-foot landscape setback along Fairview Street. The location of the new commercial building allows for safe vehicle circulation, sufficient back up space for 90-degree angle parking, and assists in activating commercial activity along Fairview Street. Additionally, the landscaped setback to the south of the new proposed driveway at 1001 S. Fairview Street will be reduced to twelve feet and eight feet in some portions to allow for safe vehicle circulation. The property 2745 W. McFadden Avenue is proposed to be developed with a new convenience store and a new service station that will maintain a reduced front-yard landscaped setback of seven feet along McFadden Avenue. The reduced landscape setback will aid the safest circulation route for fuel trucks and vehicle traffic, the site meeting parking requirements, and maintaining the back-up distance required for 90-degree angle parking. Reduction of the front-yard landscaped setbacks enable the project to be designed to ensure safe circulation for all types of vehicles and to meet the site circulation standards. Without the reduction, the project would need to be substantially redesigned, resulting in reduction of building square footage and negative impacts to the feasibility of the site’s development. Additional impacts would include a reduction in drive-aisle lane widths, creation of onsite circulation hazards. Moreover, these adjustments would result in a reduction of parking spaces, affecting the overall functionality and viability of the site and resulting in community parking impacts. General Plan Consistency The approval of the proposed project will be consistent with the General Plan land use designation of General Commercial (GC), which allows for the development of highly visible and accessible shopping opportunities along arterial corridors. Additionally, this designation supports the development and continued operation of recreational, cultural, and entertainment opportunities near established residential neighborhoods. The project would provide an added     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 10 4 8 3 7 amenity and would promote a land use that enhances the City’s economic fiscal viability and mitigates any potential impacts to the surrounding community. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 2 and 3 of the Land Use (“LU”) Element and Goals 1, 2, and 3 of the Economic Prosperity (“EP”) Element as discussed below. •Goal LU-2: Land Use Needs – Provide a balance of land uses that meet Santa Ana’s diverse needs. o Policy 2.7 Business Incubator – Support land use decisions that encourage the creation, development, and retention of business in Santa Ana. The project is consistent with Goal LU-2 and Policy 2.7 as it actively contributes to fostering land use decisions that promote the establishment, growth, and sustainability of business in Santa Ana. The construction of a new commercial building and service station along two major corridors will continue to encourage a wide range of commercial uses that benefit the existing neighborhood and the surrounding community. The placement of the proposed commercial building and service station will enhance the immediate area. •Goal LU-3: Compatibility of Uses – Preserve and improve the character and integrity of existing neighborhoods and districts. o Policy 3.1 Community Benefits – Support new development which provides a net community benefit and contributes to neighborhood character and identity. The proposed project is consistent with Goal LU-3 and Policy 3.1 as it is designed to revitalize the currently dilapidated site, presenting a tangible improvement that will greatly benefit the neighboring community. Moreover, the construction of a new commercial building will assist the integrated commercial site by bringing in economic activity to a long-underinvested center. Additionally, the construction of the new service station will also strengthen the commercial viability and enduring success of the establishment. •Goal EP-1: Job Creation and Retention – Foster a dynamic local economy that provides and create employment opportunities for all residents in the City. o Policy 1.2 Attract Business – Promote new and retain existing job-producing businesses that provide living-wage employment opportunities. The project is consistent with Goal EP-1 and Policy 1.2, as the proposed improvements would help generate additional economic growth and stability in the City by further activating underutilized parcels and helping generate property and sales tax revenue. Furthermore, the proposed project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. •Goal EP-2: Diverse Economic Base – Maintain and enhance the diversity and regional significance of the city’s economic base.     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 11 4 8 3 7 o Policy 2.2 Deliberate Investment – Pursue business attraction and retention prospects in sectors which broaden and strengthen the local economy. The project is consistent with Goal EP-2 and Policy 2.2 as it actively contributes to the attraction and cultivation of a new business within the City of Santa Ana. By upgrading the existing convenience store business and constructing a new service station, this initiative will enhance the local business landscape and strengthen the overall economy. The proposed development is anticipated to improve economic growth by generating significant property and sales tax revenue. This infusion of revenue solidifies the financial health of the business itself and contributes to the broader economic sustainability of Santa Ana. •Goal EP-3: Business Friendly Environment – Promote a business friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. o Policy 3.7 Facilitating Investment – Promote a solution-based customer focus in order to facilitate additional development and investment in the community. o Policy 3.8 Comprehensive Analysis of Land Use – Pursue a balance of fiscal and qualitative community benefits when making land use decisions. The project would be consistent with Goal EP-3 and Policies 3.7 and 3.8, as it provides for redevelopment of existing underutilized properties and promotes new commercial development that would provide services to the community and visitors. Moreover, the project would enhance the intersection at McFadden Avenue and Fairview Street and help business owners compete with nearby commercial businesses. Lastly, by working on an improved site design with the applicant, staff ensured that that project provided a high level of community investment to ensure the safety of residents, workers, and visitors in the area. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 10. The site is located adjacent to Windsor Park and Windsor Village North Neighborhood Associations, whose leadership were notified of the project. At the time this report was printed, no issues of concern were raised regarding the proposed CUP or Variance. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 of the CEQA Guidelines (Class 3). Class 3 exemption applies to new construction or conversion of small structures including commercial buildings not exceeding 10,000 square feet. The project proposes to construct a total of 9,358 square feet of commercial buildings and structures for     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 12 4 8 3 7 the proposed service station within an urbanized area. Additionally, the project is located in an urbanized area, has adequate public services, and does not involve unusual circumstances or significant environmental impacts. Moreover, the project does not impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. As such, a Notice of Exemption, Environmental Review No. 2022-111, will be filed for this project. Although the project is exempt from CEQA, an environmental consultant on the City’s approved consultant list prepared technical studies to identity any potential environmental impacts associated with the proposed land use. These technical studies have been included as part of the staff report for the Planning Commission’s consideration. The Air Quality and Greenhouse Gas (GHG) Emissions Assessment (Exhibit 8), including a Health Risk Assessment (HRA), prepared for the project demonstrated that the proposed noxious use would not emit a significant amount of pollutants during construction nor operations of the project. Furthermore, the Noise and Vibration Impact Assessment (Exhibit 9) evaluated noise levels during construction and the noise levels after the project is completed. The assessment determined that the noise produced by the demolition, site preparation, grading, building construction, and paving would not exceed the Construction Noise Standard threshold. In addition, in order to comply with the City’s Noise Control Ordinance (Santa Ana Municipal Code Sections 18-308 through 18-321), construction will not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, weekends, and Federal Holidays. Moreover, the proposed project predicted noise levels would not significantly increase throughout the operation of the built-out project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution for CUP No. 2024-03 2. Resolution for Variance No. 2024-01 3. Vicinity Zoning and Aerial View 4. Site Photo 5. Site Plan 6. Elevations Plan 7. Conceptual Landscape Plan 8. Air Quality & Greenhouse Gas Emissions Assessment 9. Noise and Vibration Impact Assessment 10.Copy of Public Notices Submitted By: Fernanda Arias, Associate Planner     CUP No. 2025-03 and Variance No. 2025-01 – McFadden and Fairview Development (2745 W. McFadden Avenue and 1001 S. Fairview Street) March 10, 2025 Page 13 4 8 3 7 Approved By: Ali Pezeshkpour, AICP, Acting Executive Director of Planning and Building Agency     Resolution No. 2025-XX Page 1 of 12 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-03 AS CONDITIONED TO ALLOW A LAND USE THAT REQUIRES A REGIONAL, STATE OR FEDERAL PERMIT TO HANDLE, STORE, EMIT OR DISCHARGE REGULATED COMPOUNDS, MATERIALS, CHEMICALS, OR SUBSTANCES WITHIN 1,000 LINEAR FEET OF A PUBLIC PARK, SCHOOL (K-12), OR RESIDENTIAL ZONE PURSUANT TO SANTA ANA MUNICIPAL CODE SECTION 41-199.4 IN THE PLANNED SHOPPING CENTER (C4) ZONING DISTRICT FOR THE PROPERTY LOCATED AT 2745 W . MCFADDEN AVENUE (APN: 109-040-34) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. Ilan Golcheh (“Applicant”), representing Sej Asset Management & Investment Company and Mapocos LLC (“Property Owner”) is requesting approval of Conditional Use Permit (“CUP”) No. 2025-03 as conditioned to allow a land use that requires a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 1,000 linear feet of a public park, school (k-12) as defined by Section 11362.768 of the Health and Safety Code, or residential zones, in the Planned Shopping Center (C4) zoning district located at 2745 W. McFadden Avenue. Concurrently, the Applicant has requested a variance to allow reduced landscaped setbacks of seven, eight, and twelve feet at the front of the site and zero feet abutting the residential zones and uses for property located at located at 1001 S. Fairview Street and a reduced front- yard landscaped area of seven feet for the property at 2745 W. McFadden Avenue (“Project”). B. On December 20, 2022, the City Council adopted an urgency ordinance (Ordinance No. NS-3035) establishing Section 41-199.4 of the SAMC requiring a CUP for noxious land uses located near sensitive land uses and sensitive receptors. The urgency ordinance required businesses requiring a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 500 linear feet of a public park, school (K-12), or residential zones, to obtain a conditional use permit. C. Subsequently, on February 7, 2023, the City Council adopted a standard ordinance (Zoning Ordinance Amendment No. 2022 -03 and Ordinance No.     Resolution No. 2025-XX Page 2 of 12 NS-3038) establishing the requirement to require a CUP for businesses requiring a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 500 linear feet of a public park, school (K-12), or residential zones. D. On June 20, 2023, the City Council adopted Zoning Ordinance Amendment No. 2023-01 (Ordinance No. NS-3044) amending Section 41-199.4 of the SAMC expanding the separation requirement from 500 linear feet to 1,000 linear feet. E. On March 10, 2025, the Planning Commission held a duly noticed public hearing for Conditional Use Permit No. 2025-03. F. The Planning Commission of the City of Santa Ana has determined that the following findings, which must be established in order to grant a CUP pursuant to Section 41-638 of the SAMC, have been established for CUP No. 2025-03 to allow a land use that requires a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 1,000 linear feet of a public park, school (k- 12) or residential zones. 1. That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. The operation of a convenience store and service station at the subject site will provide a service to persons that work, go to school, visit, or reside in the area. The project will revitalize an existing outdated commercial property with a new, viable commercial use. The project includes the construction of a new convenience store and service station that will activate the street and provide a service to the surrounding community. The architecture of the building has been designed to maximize the building’s prominence at the intersection of McFadden Avenue and Fairview Street and enhance the streetscape of the commercial area. Additionally, the applicant is proposing site and façade improvements that will increase the landscape, vehicle circulation safety, and aesthetics of the buildings on-site. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed convenience store and service station will not be detrimental to the health, safety or welfare of those residing or working in the vicinity as it is designed and intended to generate the least amount of impacts as possible. Technical studies were prepared to identify any potential environmental impacts on the site. The technical studies determined that the proposed     Resolution No. 2025-XX Page 3 of 12 convenience store and service station will not generate pollution that would exceed the State and/or local thresholds. Moreover, the site plan was designed to avoid potential traffic impacts, encourage pedestrian and bicycle safety, and introduce new landscape areas to the site where feasible. Additionally, the project will be conditioned to plant landscape in compliance with the Citywide Design Guidelines, the Water Efficiency Landscape Ordinance, and the City of Santa Ana Tree Species Guide. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The introduction of the service station is poised to have a positive impact, safeguarding the economic stability and fostering future economic development in the surrounding properties. The new service station, through services, is set to enrich the local landscape by providing additional services to the surrounding area. This not only enhances the area's amenities but also establishes a commercial business that contributes to the City's revenue through generated sales tax. In essence, the initiative promises to be a mutually beneficial addition, reinforcing economic vitality and providing a valuable resource for the community. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 of the SAMC for such use. With the exception of the minimum front landscape requirement, for which the Project seeks relief through Variance No. 2025-01 under concurrent review, the Project meets all development standards. Specifically, the applicant is requesting approval for Variance No. 2025-01 to reduce the required front-yard landscaped area. The proposed use is consistent with other stipulations and requirements outlined in Chapter 41 of the SAMC, encompassing building heights, floor area ratio, and parking provisions. As part of the conditional use permit, a vital condition has been incorporated to record a property maintenance agreement against the property. This measure is designed to guarantee the proper upkeep of the property and all associated improvements, ensuring a sustained level of maintenance in accordance with approved standards. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use.     Resolution No. 2025-XX Page 4 of 12 5. That the proposed use will not adversely affect the general plan of the city or any specific plan applicable to the area of the proposed use. The approval of the proposed Project will be consistent with the General Plan land use designation of General Commercial (GC), which allows for the development of highly visible and accessible shopping opportunities along arterial corridors. Additionally, this designation supports the development and continued operation of recreational, cultural, and entertainment opportunities near established residential neighborhoods. The project would provide an added amenity and would promote a land use that enhances the City’s economic fiscal viability and mitigates any potential impacts to the surrounding community. Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 2 and 3 of the Land Use (“LU”) Element and Goals 1, 2 and 3 of the Economic Prosperity (“EP”) Element as discussed below. • Goal LU-2: Land Use Needs – Provide a balance of land uses that meet Santa Ana’s diverse needs o Policy 2.7 Business Incubator – Support land use decisions that encourage the creation, development, and retention of business in Santa Ana The Project is consistent with Goal LU-2 and Policy 2.7 as it actively contributes to fostering land use decisions that promote the establishment, growth, and sustainability of business in Santa Ana. The construction of a new commercial building and service station along two major corridors will continue to encourage a wide range of commercial uses that benefit the existing neighborhood and the surrounding community. The placement of the proposed commercial building and service station will enhance the immediate area. • Goal LU-3: Compatibility of Uses – Preserve and improve the character and integrity of existing neighborhoods and districts. o Policy 3.1 Community Benefits – Support new development which provides a net community benefit and contributes to neighborhood character and identity. The proposed Project is consistent with Goal LU-3 and Policy 3.1 as it is designed to revitalize the currently dilapidated site, presenting a tangible improvement that will greatly benefit the     Resolution No. 2025-XX Page 5 of 12 neighboring community. Moreover, the construction of a new convenience store will assist the integrated commercial site by bringing in new customers. Additionally, the construction of the new service station will also strengthen the commercial viability and enduring success of the establishment. • Goal EP-1: Job Creation and Retention – Foster a dynamic local economy that provides and create employment opportunities for all residents in the City. o Policy 1.2 Attract Business – Promote new and retain existing job-producing businesses that provide living-wage employment opportunities. The Project is consistent with Goal EP-1 and Policy 1.2, as the proposed improvements would help generate additional economic growth and stability in the City by further activating underutilized parcels and helping generate property and sales tax revenue. Furthermore, the proposed project would help create a job-producing establishment thereby providing employment opportunities to Santa Ana residents. • Goal EP-2: Diverse Economic Base – Maintain and enhance the diversity and regional significance of the city’s economic base. o Policy 2.2 Deliberate Investment – Pursue business attraction and retention prospects in sectors which broaden and strengthen the local economy The Project is consistent with Goal EP-2 and Policy 2.2 as it actively contributes to the attraction and cultivation of a new business within the City of Santa Ana. By upgrading the existing convenience store business and constructing a new service station, this initiative will enhance the local business landscape and strengthen the overall economy. The proposed development is anticipated to improve economic growth by generating significant property and sales tax revenue. This infusion of revenue solidifies the financial health of the business itself and contributes to the broader economic sustainability of Santa Ana. • Goal EP-3: Business Friendly Environment – Promote a business friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. o Policy 3.7 Facilitating Investment – Promote a solution-based customer focus in order to     Resolution No. 2025-XX Page 6 of 12 facilitate additional development and investment in the community. o Policy 3.8 Comprehensive Analysis of Land Use – Pursue a balance of fiscal and qualitative community benefits when making land use decisions. The Project would be consistent with Goal EP-3 and Policies 3.7 and 3.8, as it provides for redevelopment of existing underutilized properties and promotes new commercial development that would provide services to the community and visitors. Moreover, the project would enhance the intersection at McFadden Avenue and Fairview Street and compete with nearby commercial businesses. Lastly, by working on an improved site design with the applicant, staff ensured that that Project provided a high level of community investment to ensure the safety of residents, workers, and visitors in the area. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review pursuant to Section 15303 of the CEQA Guidelines (Class 3). Class 3 exemption applies to new construction or conversion of small structures including commercial buildings not exceeding 10,000 square feet. The project proposes to construct a total of 9,358 square feet of commercial buildings and structures for the proposed service station within an urbanized area. Additionally, the Project is located in an urbanized area, has adequate public services, and does not involve unusual circumstances or significant environmental impacts. Moreover, the project does not impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. As such, a Notice of Exemption, Environmental Review No. 2022-111, will be filed for this project. Although the Project is exempt from CEQA, an environmenta l consultant on the City’s approved consultant list prepared technical studies to identity any potential environmental impacts associated with the proposed land use. These technical studies ha ve been included as part of the staff report for the Planning Commission’s consideration. The Air Quality and Greenhouse Gas (GHG) Emissions Assessment (Exhibit 8 of the staff report), including a Health Risk Assessment (HRA), prepared for the Project demonstrated that the proposed noxious use would not emit a signific ant amount of pollutants during construction nor operations of the project. Furthermore, the Noise and Vibration Impact Assessment (Exhibit 9 of the staff report) evaluated noise levels during construction and the noise levels after the project is completed. The assessment determined that the noise produced by the demolition, site preparation, grading, building construction, and paving would not exceed the Construction Noise Standard threshold. In addition, in order to comply with the City’s Noise Control Ordinance (Santa Ana Municipal Code Sections 18- 308 through 18-321), construction will not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, weekends, and Federal Holidays. Moreover, the proposed     Resolution No. 2025-XX Page 7 of 12 project predicted noise levels would not significantly increase throughout the operation of the built-out project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025-03, as conditioned in Exhibit A, attached hereto and incorporated herein, to allow a land use that requires a regional, state, or federal permit to handle, store, emit or discharge regulated compounds, materials, chemicals, or substances within 1,000 linear feet of a public park, school (k- 12) or residential zones in the Planned Shopping Center (C4) zoning district located at 2745 W. McFadden Avenue, based on the findings contained in Section 1 . This decision is based upon the evidence submitted at the above -referenced hearing, including but not limited to: The Request for Planning Commission Action dated March 10, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 10th day of March, 2025. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners:     Resolution No. 2025-XX Page 8 of 12 _______________________ Jennifer Oliva Chairperson CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NUVIA OCAMPO, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 10, 2025. Date: ________________ ____________________________________ Nuvia Ocampo Recording Secretary City of Santa Ana APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Melissa M. Crosthwaite Senior Assistant City Attorney     Resolution No. 2025-XX Page 9 of 12 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-03 Conditional Use Permit (“CUP”) No. 2025-03 allowing the operation of a noxious use to be approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. The Applicant must comply with each and every condition listed below in order to exercise the rights conferred by this CUP. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the CUP. 1. All proposed site improvements must conform to the Development Project Review (DP No. 2022-37) and the staff report exhibits. 2. Any proposed amendment to this CUP must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the CUP must be amended. 3. Prior to the issuance of a building permit, the Applicant shall submit a full landscape and irrigation plan to the Planning Division for review and approval. The landscape plan shall conform to the commercial landscape standards, Citywide Design Guidelines, the City’s Water Efficient Landscape Ordinance, and the City of Santa Ana Tree Species Guide (“Guide”). 4. Prior to the issuance of a building permit, the Applicant shall submit the recorded Lot Line Adjustment illustrating the new lot line surrounding the new convenience store and service station for the property at 2745 W . McFadden Avenue. 5. As part of the Building plan check process and prior to Building permits issuance, the applicant must include a minimum of six (6) electric vehicle (EV) charging stations on site. The EV charging stations may be clustered together on a single portion of the site; if dispersed throughout the site, a minimum of one (1) EV charging station shall be included on the portion of the site that includes the service station. All mechanical equipment for the EV charging stations shall be screened from view using a combination of landscaping, solid walls, and/or berming, as approved on the approved landscape plans during the Building plan check process. 6. All landscaping shall be installed per the approved landscape and irrigation plan. In addition, all landscaping along the east property line and in parking lot planters shall be evergreen, be required to be maintained throughout the lifetime of the CUP, and shall be required to be maintained in a healthy manner. Moreover, any unhealthy or dead landscaping shall be required to be removed and replaced in-kind.