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HomeMy WebLinkAboutPacket 11.10.25Planning Commission Regular Meeting Agenda November 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/83090541325 Join from your mobile phone via Zoom App. Meeting ID: 83090541325 Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83090541325 *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.  ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER Vice­Chair Ward 4 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative JENNIFER OLIVA Ward 6 Representative BAO PHAM Ward 1 Representative ALAN WOO Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Planning Manager Gema Zapien 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo  Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Planning Manager Ricardo Soto, AICP Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 27, 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 October 31, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­22 FOR THE PROPERTY LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:        SOCO Harbor Inc. (Applicant and Property Owner) Proposed Project:      Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­22 to establish a professional school, operated as Cristo Rey Orange County High School, within two existing two­story buildings. The Project involves converting the second floor of 3601 S. Harbor Boulevard and both floors at 3611 S. Harbor Boulevard. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In­Fill Development) of the CEQA Guidelines. The Project is also exempt pursuant to Class 1, Section 15301 (Existing Facilities) for interior and exterior alterations and minor additions. Categorical Exemption ER No. 2025­37 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­22 AS CONDITIONED TO ALLOW PROFESSIONAL SCHOOL USE LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD (APN: 414­261­07) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­22 to allow a professional school use, as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on November 24, 2025, at 5:30 PM in the Council Chamber 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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaNovember 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/83090541325Join from your mobile phone via Zoom App. Meeting ID: 83090541325Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83090541325*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.  ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER Vice­Chair Ward 4 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative JENNIFER OLIVA Ward 6 Representative BAO PHAM Ward 1 Representative ALAN WOO Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Planning Manager Gema Zapien 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo  Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Planning Manager Ricardo Soto, AICP Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 27, 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 October 31, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­22 FOR THE PROPERTY LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:        SOCO Harbor Inc. (Applicant and Property Owner) Proposed Project:      Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­22 to establish a professional school, operated as Cristo Rey Orange County High School, within two existing two­story buildings. The Project involves converting the second floor of 3601 S. Harbor Boulevard and both floors at 3611 S. Harbor Boulevard. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In­Fill Development) of the CEQA Guidelines. The Project is also exempt pursuant to Class 1, Section 15301 (Existing Facilities) for interior and exterior alterations and minor additions. Categorical Exemption ER No. 2025­37 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­22 AS CONDITIONED TO ALLOW PROFESSIONAL SCHOOL USE LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD (APN: 414­261­07) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­22 to allow a professional school use, as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on November 24, 2025, at 5:30 PM in the Council Chamber 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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaNovember 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/83090541325Join from your mobile phone via Zoom App. Meeting ID: 83090541325Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83090541325*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­ChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording Secretary 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo  Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Planning Manager Ricardo Soto, AICP Recording Secretary Gema Zapien ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 27, 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 October 31, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­22 FOR THE PROPERTY LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:        SOCO Harbor Inc. (Applicant and Property Owner) Proposed Project:      Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­22 to establish a professional school, operated as Cristo Rey Orange County High School, within two existing two­story buildings. The Project involves converting the second floor of 3601 S. Harbor Boulevard and both floors at 3611 S. Harbor Boulevard. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In­Fill Development) of the CEQA Guidelines. The Project is also exempt pursuant to Class 1, Section 15301 (Existing Facilities) for interior and exterior alterations and minor additions. Categorical Exemption ER No. 2025­37 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­22 AS CONDITIONED TO ALLOW PROFESSIONAL SCHOOL USE LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD (APN: 414­261­07) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­22 to allow a professional school use, as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on November 24, 2025, at 5:30 PM in the Council Chamber 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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaNovember 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/83090541325Join from your mobile phone via Zoom App. Meeting ID: 83090541325Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83090541325*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­ChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 27, 2025. b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless 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 October 31, 2025 and notices were mailed on said date.  1.CONDITIONAL USE PERMIT NO. 2025­22 FOR THE PROPERTY LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:        SOCO Harbor Inc. (Applicant and Property Owner) Proposed Project:      Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025­22 to establish a professional school, operated as Cristo Rey Orange County High School, within two existing two­story buildings. The Project involves converting the second floor of 3601 S. Harbor Boulevard and both floors at 3611 S. Harbor Boulevard. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 32, Section 15332 (In­Fill Development) of the CEQA Guidelines. The Project is also exempt pursuant to Class 1, Section 15301 (Existing Facilities) for interior and exterior alterations and minor additions. Categorical Exemption ER No. 2025­37 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025­22 AS CONDITIONED TO ALLOW PROFESSIONAL SCHOOL USE LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD (APN: 414­261­07) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2025­22 to allow a professional school use, as conditioned. *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on November 24, 2025, at 5:30 PM in the Council Chamber 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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaNovember 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/83090541325Join from your mobile phone via Zoom App. Meeting ID: 83090541325Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83090541325*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­ChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 27, 2025. b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). The PlanningCommission recommendation on Zoning and General Plan amendments,Development Agreements, Specific Developments, and Specific Plans will beforwarded to the City Council for final determination. Legal notice was publishedin the OC Reporter on October 31, 2025 and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­22 FOR THE PROPERTY LOCATEDAT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTHHARBOR BOULEVARD LOCATED WITHIN THE PROFESSIONAL (P)ZONING DISTRICT.Project Applicant:        SOCO Harbor Inc. (Applicant and Property Owner)Proposed Project:      Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­22 to establish a professional school, operated as Cristo Rey OrangeCounty High School, within two existing two­story buildings. The Project involvesconverting the second floor of 3601 S. Harbor Boulevard and both floors at 3611 S.Harbor Boulevard.Environmental Impact:In accordance with the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant toClass 32, Section 15332 (In­Fill Development) of the CEQA Guidelines. The Project isalso exempt pursuant to Class 1, Section 15301 (Existing Facilities) for interior andexterior alterations and minor additions. Categorical Exemption ER No. 2025­37 will befiled for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­22 ASCONDITIONED TO ALLOW PROFESSIONAL SCHOOL USE LOCATED AT3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBORBOULEVARD (APN: 414­261­07)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2025­22 to allow aprofessional school use, as conditioned.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on November 24, 2025, at 5:30 PM inthe Council Chamber 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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning CommissionRegular Meeting AgendaNovember 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/83090541325Join from your mobile phone via Zoom App. Meeting ID: 83090541325Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  83090541325*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­ChairWard 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 27, 2025. b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). The PlanningCommission recommendation on Zoning and General Plan amendments,Development Agreements, Specific Developments, and Specific Plans will beforwarded to the City Council for final determination. Legal notice was publishedin the OC Reporter on October 31, 2025 and notices were mailed on said date. 1.CONDITIONAL USE PERMIT NO. 2025­22 FOR THE PROPERTY LOCATEDAT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTHHARBOR BOULEVARD LOCATED WITHIN THE PROFESSIONAL (P)ZONING DISTRICT.Project Applicant:        SOCO Harbor Inc. (Applicant and Property Owner)Proposed Project:      Applicant is requesting approval of Conditional Use Permit(CUP) No. 2025­22 to establish a professional school, operated as Cristo Rey OrangeCounty High School, within two existing two­story buildings. The Project involvesconverting the second floor of 3601 S. Harbor Boulevard and both floors at 3611 S.Harbor Boulevard.Environmental Impact:In accordance with the California Environmental Quality Act(CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant toClass 32, Section 15332 (In­Fill Development) of the CEQA Guidelines. The Project isalso exempt pursuant to Class 1, Section 15301 (Existing Facilities) for interior andexterior alterations and minor additions. Categorical Exemption ER No. 2025­37 will befiled for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 2025­22 ASCONDITIONED TO ALLOW PROFESSIONAL SCHOOL USE LOCATED AT3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBORBOULEVARD (APN: 414­261­07)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 2025­22 to allow aprofessional school use, as conditioned.*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on November 24, 2025, at 5:30 PM inthe Council Chamber 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 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, yourname, 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 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.3. Dialing in from a mobile phone or landline:Dial (669) 900­6833. When prompted, enter the meeting ID. The Meeting ID is listed atthe 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ­ Members of the public may request an interpreter 48 hours in advance to assist a non­english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish­to­English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión. La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.     Planning Commission DRAFT Regular Meeting Agenda Minutes October 27, 2025 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  ISURI S. RAMOS Chair, Ward 3 Representative CARL BENNINGER Vice­Chair, Ward 4 Representative CHRISTOPHER LEO Citywide Representative MANUEL J. ESCAMILLA Ward 2 Representative JENNIFER OLIVA Ward 6 Representative BAO PHAM Ward 1 Representative ALAN WOO Ward 5 Representative Ali Pezeshkpour, AICP Executive Director Melissa M. Crosthwaite Legal Counsel Ricardo Soto, AICP Planning Manager Gema Zapien 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo  Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Planning Manager Ricardo Soto, AICP Recording Secretary Gema Zapien ROLL CALL Minutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34 PM and Commissioner Leo absent.  PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 13, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. 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 Reporter on October 17, 2025 and notices were mailed on said date.  1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 1982­18, FOR THE PROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATED WITHIN THE SINGLE­FAMILY RESIDENCE (R1) ZONING DISTRICT Project Applicant:      Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner) Proposed Project:    The applicant is requesting approval of Conditional Use Permit (CUP) No. 1982­18­MOD­1 to modify CUP No. 1982­18 and facilitate the construction of a new two­story, 4,846­square­foot classroom building for the existing private school. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 2023­34 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 1982­18­MOD­1 AS CONDITIONED, MODIFYING CUP NO. 1982­18, TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN AVENUE (APN: 108­073­13) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 1982­18­MOD­1, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Jim Gartner, on behalf of the applicant, answered questions from the Commission. Resident Edward Gutierrez spoke in opposition to this project via Zoom. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. 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 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 November 10, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:17 PM. 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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ‐ Members of the public may request an interpreter 48 hours in advance to assist a non‐english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish‐to‐English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.  1 Planning Commission 10/27/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesOctober 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording Secretary 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: Isuri S. Ramos, Chair Carl Benninger, Vice­Chair Christopher Leo Manuel J. Escamilla Jennifer Oliva Bao Pham Alan Woo  Executive Director Ali Pezeshkpour, AICP Legal Counsel Melissa M. Crosthwaite Planning Manager Ricardo Soto, AICP Recording Secretary Gema Zapien ROLL CALL Minutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34 PM and Commissioner Leo absent.  PLEDGE OF ALLEGIANCE PUBLIC COMMENTS CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve Minutes from October 13, 2025. b.Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve. 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 Reporter on October 17, 2025 and notices were mailed on said date.  1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 1982­18, FOR THE PROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATED WITHIN THE SINGLE­FAMILY RESIDENCE (R1) ZONING DISTRICT Project Applicant:      Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner) Proposed Project:    The applicant is requesting approval of Conditional Use Permit (CUP) No. 1982­18­MOD­1 to modify CUP No. 1982­18 and facilitate the construction of a new two­story, 4,846­square­foot classroom building for the existing private school. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 2023­34 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 1982­18­MOD­1 AS CONDITIONED, MODIFYING CUP NO. 1982­18, TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN AVENUE (APN: 108­073­13) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 1982­18­MOD­1, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Jim Gartner, on behalf of the applicant, answered questions from the Commission. Resident Edward Gutierrez spoke in opposition to this project via Zoom. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. 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 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 November 10, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:17 PM. 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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ‐ Members of the public may request an interpreter 48 hours in advance to assist a non‐english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish‐to‐English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.  2 Planning Commission 10/27/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesOctober 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 13, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.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 Reporter on October 17, 2025 and notices were mailed on said date.  1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 1982­18, FOR THE PROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATED WITHIN THE SINGLE­FAMILY RESIDENCE (R1) ZONING DISTRICT Project Applicant:      Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner) Proposed Project:    The applicant is requesting approval of Conditional Use Permit (CUP) No. 1982­18­MOD­1 to modify CUP No. 1982­18 and facilitate the construction of a new two­story, 4,846­square­foot classroom building for the existing private school. Environmental Impact:In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 2023­34 will be filed for this project. RESOLUTION NO. 2025­XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 1982­18­MOD­1 AS CONDITIONED, MODIFYING CUP NO. 1982­18, TO FACILITATE THE CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDEN AVENUE (APN: 108­073­13) Recommended Action: Adopt a resolution approving Conditional Use Permit No. 1982­18­MOD­1, as conditioned. Minutes: Staff provided a short presentation. Commission had questions for staff. Staff answered questions from the Commission. Commission had questions for the applicant. Jim Gartner, on behalf of the applicant, answered questions from the Commission. Resident Edward Gutierrez spoke in opposition to this project via Zoom. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. 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 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 November 10, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:17 PM. 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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ‐ Members of the public may request an interpreter 48 hours in advance to assist a non‐english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish‐to‐English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.  3 Planning Commission 10/27/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesOctober 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 13, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.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 UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). ThePlanning Commission recommendation on Zoning and General Planamendments, Development Agreements, Specific Developments, and SpecificPlans will be forwarded to the City Council for final determination. Legal noticewas published in the OC Reporter on October 17, 2025 and notices were mailedon said date. 1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 1982­18, FOR THEPROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATEDWITHIN THE SINGLE­FAMILY RESIDENCE (R1) ZONING DISTRICTProject Applicant:      Rev. Fr. Karekin Bedourian with Ari Guiragos MinassianSchool (Applicant) representing Forty Martyrs Armenian Church (Property Owner)Proposed Project:    The applicant is requesting approval of Conditional UsePermit (CUP) No. 1982­18­MOD­1 to modify CUP No. 1982­18 and facilitate theconstruction of a new two­story, 4,846­square­foot classroom building for theexisting private school.Environmental Impact:In accordance with the California Environmental QualityAct (CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQAGuidelines. Categorical Exemption ER No. 2023­34 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 1982­18­MOD­1 ASCONDITIONED, MODIFYING CUP NO. 1982­18, TO FACILITATE THECONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN ANEXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDENAVENUE (APN: 108­073­13)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 1982­18­MOD­1,as conditioned.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission. Commission had questions for the applicant. Jim Gartner, on behalf of the applicant, answered questions from the Commission. Resident Edward Gutierrez spoke in opposition to this project via Zoom. Moved by Commissioner Benninger, seconded by Commissioner Escamilla to Approve. 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 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 November 10, 2025, at 5:30 PM in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Minutes: Meeting was adjourned at 6:17 PM. 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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ‐ Members of the public may request an interpreter 48 hours in advance to assist a non‐english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish‐to‐English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.  4 Planning Commission 10/27/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesOctober 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 13, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.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 UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). ThePlanning Commission recommendation on Zoning and General Planamendments, Development Agreements, Specific Developments, and SpecificPlans will be forwarded to the City Council for final determination. Legal noticewas published in the OC Reporter on October 17, 2025 and notices were mailedon said date. 1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 1982­18, FOR THEPROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATEDWITHIN THE SINGLE­FAMILY RESIDENCE (R1) ZONING DISTRICTProject Applicant:      Rev. Fr. Karekin Bedourian with Ari Guiragos MinassianSchool (Applicant) representing Forty Martyrs Armenian Church (Property Owner)Proposed Project:    The applicant is requesting approval of Conditional UsePermit (CUP) No. 1982­18­MOD­1 to modify CUP No. 1982­18 and facilitate theconstruction of a new two­story, 4,846­square­foot classroom building for theexisting private school.Environmental Impact:In accordance with the California Environmental QualityAct (CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQAGuidelines. Categorical Exemption ER No. 2023­34 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 1982­18­MOD­1 ASCONDITIONED, MODIFYING CUP NO. 1982­18, TO FACILITATE THECONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN ANEXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDENAVENUE (APN: 108­073­13)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 1982­18­MOD­1,as conditioned.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Jim Gartner, on behalf of the applicant, answered questions from theCommission.Resident Edward Gutierrez spoke in opposition to this project via Zoom.Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva,Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 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 November 10, 2025, at 5:30 PM inthe Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 6:17 PM.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 (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) 900­6833. 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments, including any supplement 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 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. TRANSLATION SERVICES ‐ Members of the public may request an interpreter 48 hours in advance to assist a non‐english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish‐to‐English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.  5 Planning Commission 10/27/2025     Planning CommissionDRAFT Regular Meeting Agenda MinutesOctober 27, 20255:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA ISURI S. RAMOSChair, Ward 3 RepresentativeCARL BENNINGERVice­Chair,Ward 4 Representative CHRISTOPHER LEOCitywide RepresentativeMANUEL J. ESCAMILLAWard 2 Representative JENNIFER OLIVAWard 6 RepresentativeBAO PHAMWard 1 Representative ALAN WOOWard 5 RepresentativeAli Pezeshkpour, AICPExecutive DirectorMelissa M. CrosthwaiteLegal Counsel Ricardo Soto, AICPPlanning Manager Gema ZapienRecording 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: Isuri S. Ramos, ChairCarl Benninger, Vice­ChairChristopher LeoManuel J. EscamillaJennifer OlivaBao PhamAlan Woo Executive Director Ali Pezeshkpour, AICPLegal Counsel Melissa M. CrosthwaitePlanning Manager Ricardo Soto, AICPRecording Secretary Gema ZapienROLL CALLMinutes: Quorum was reached at 5:34 PM with Commissioner Escamilla arriving at 5:34PM and Commissioner Leo absent. PLEDGE OF ALLEGIANCEPUBLIC COMMENTSCONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve Minutes from October 13, 2025.b.Excused AbsencesRecommended Action: Excuse absent commissioners.Moved by Commissioner Woo, seconded by Commissioner Escamilla to Approve.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 UsePermits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, SitePlan Review, and Public Convenience or Necessity Determinations are finalunless appealed within 10 days of the decision by any interested party or group(refer to the Basic Meeting Information page for more information). ThePlanning Commission recommendation on Zoning and General Planamendments, Development Agreements, Specific Developments, and SpecificPlans will be forwarded to the City Council for final determination. Legal noticewas published in the OC Reporter on October 17, 2025 and notices were mailedon said date. 1.MODIFICATION OF CONDITIONAL USE PERMIT NO. 1982­18, FOR THEPROPERTY LOCATED AT 5311 WEST MCFADDEN AVENUE LOCATEDWITHIN THE SINGLE­FAMILY RESIDENCE (R1) ZONING DISTRICTProject Applicant:      Rev. Fr. Karekin Bedourian with Ari Guiragos MinassianSchool (Applicant) representing Forty Martyrs Armenian Church (Property Owner)Proposed Project:    The applicant is requesting approval of Conditional UsePermit (CUP) No. 1982­18­MOD­1 to modify CUP No. 1982­18 and facilitate theconstruction of a new two­story, 4,846­square­foot classroom building for theexisting private school.Environmental Impact:In accordance with the California Environmental QualityAct (CEQA) and the CEQA Guidelines, the project is exempt from further reviewpursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQAGuidelines. Categorical Exemption ER No. 2023­34 will be filed for this project.RESOLUTION NO. 2025­XXA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTAANA APPROVING CONDITIONAL USE PERMIT NO. 1982­18­MOD­1 ASCONDITIONED, MODIFYING CUP NO. 1982­18, TO FACILITATE THECONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING WITHIN ANEXISTING CHURCH CAMPUS LOCATED AT 5311 WEST MCFADDENAVENUE (APN: 108­073­13)Recommended Action:Adopt a resolution approving Conditional Use Permit No. 1982­18­MOD­1,as conditioned.Minutes: Staff provided a short presentation.Commission had questions for staff.Staff answered questions from the Commission.Commission had questions for the applicant.Jim Gartner, on behalf of the applicant, answered questions from theCommission.Resident Edward Gutierrez spoke in opposition to this project via Zoom.Moved by Commissioner Benninger, seconded by CommissionerEscamilla to Approve.YES: 6 – Bao Pham, Isuri Ramos, Alan Woo, Manuel J. Escamilla, Jennifer Oliva,Carl BenningerNO: 0 –  ABSTAIN: 0 –  ABSENT: 1 – Christopher LeoStatus: 6 – 0 – 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 November 10, 2025, at 5:30 PM inthe Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701.Minutes: Meeting was adjourned at 6:17 PM.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, yourname, 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 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.3. Dialing in from a mobile phone or landline:Dial (669) 900­6833. When prompted, enter the meeting ID. The Meeting ID is listed atthe top of this agenda.To speak during the meeting:  When you wish to comment on an item that is being isdiscussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes.Submit a written commentYou 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 Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza –M20, Santa Ana, CA 92701.Deadline to submit written comments, including any supplement materials forconsideration by the Planning Commission, is 3:30 p.m. on the day of themeeting.Comments received after the deadline may not be distributed to theCommission but will be made part of the record. All attendees wishing to submitwritten comments or supplemental materials for distribution to Planning Commissionmembers during the in­person meeting must provide 15 printed copies. TRANSLATION SERVICES ‐ Members of the public may request an interpreter 48 hours in advance to assist a non‐english speaker during the public comments sections of the meeting. Notification of 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.  Simultaneous Spanish interpretation is provided through the use of headsets and consecutive interpretation (Spanish‐to‐English) in addition to those wishing to address the Commission at the podium. Los miembros del público pueden solicitar un intérprete con 48 horas de anticipación para asistir a una persona que no habla inglés durante la sección de comentarios públicos de la reunión. La notificación con 48 horas de anticipación permitirá a la Ciudad hacer los arreglos razonables necesarios para garantizar el acceso a esta reunión.La interpretación simultánea al español se ofrece por medio del uso de audífonos y la interpretación consecutiva (español a inglés) también está disponible para cualquiera que desee dirigirse a la Comisión en el podio.  6 Planning Commission 10/27/2025     Planning and Building Agency City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report November 10, 2025 Topic: Conditional Use Permit No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2025-22 to allow a professional school use, as conditioned. EXECUTIVE SUMMARY SOCO Harbor Inc. (“Applicant” and “Property Owner”) is requesting approval of Conditional Use Permit (CUP) No. 2025-22 to allow a professional school use at 3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard (“Project”). Pursuant to Section 41-313.5 of the Santa Ana Municipal Code (SAMC), Planning Commission approval of a Conditional Use Permit (“CUP”) is required to establish trade and professional schools in the Professional (P) zoning district. As part of the overall professional school operations, the Applicant proposes to operate a professional work- study model, which combines traditional classroom instruction with a structured, employment-based program. Staff has reviewed the request and is recommending approval as the proposed use is consistent with the intent and permitted uses of the Professional (P) zoning district and the Professional and Administrative Office (PAO) land use designation, both of which encourage education, training, and business-oriented activities that support professional development and employment opportunities. Further, the proposed operations, site characteristics, and compatibility with surrounding land uses support staff’s recommendation. Conditions of approval have been incorporated to ensure that the use operates in a manner that maintains compatibility with adjacent properties and does not adversely affect the surrounding community. DISCUSSION Project Description The subject site consists of four addresses, 3601, 3611, 3621, and 3631 S. Harbor Boulevard, each corresponding to a separate building within an office park campus, all located in the Professional (P) zoning district. The Applicant proposes a change of use to establish a professional school, operated by Cristo Rey Orange County High School, within two existing two-story office buildings at 3601 and 3611 S. Harbor Boulevard. The Project involves converting the second floor of 3601 S. Harbor into three classrooms,     CUP No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) November 10, 2025 Page 2 of 9 administration, a counseling area, and student common spaces, while the first floor would remain in use as medical offices by a separate tenant. Both floors at 3611 S. Harbor Boulevard will be converted entirely for school use, accommodating 14 classrooms, administrative offices, multipurpose room, and student common areas. A chapel will be provided on the second floor of the school and is intended for use by the students and faculty only; its operation is ancillary to the main professional school function and will not host separate religious services open to the public. As part of the overall Project, the Applicant proposes tenant improvements necessary to make the buildings suitable for student occupancy. Planned renovations include approximately 1,200 square feet of infill at the first-floor overhangs of 3611 S. Harbor Boulevard, interior renovations in both buildings, and exterior modifications to provide required means of egress. The buildings will otherwise remain largely unchanged except for the addition of new exterior covered, open-air stairways, one at 3601 S. Harbor Boulevard and two at 3611 S. Harbor Boulevard. These stairways will be screened from Lake Center Drive by a wall finished with cement plaster matching the existing buildings and oriented toward the interior of the site. Exterior materials, including glazing and metal fascia, will match existing finishes to maintain architectural compatibility and the site’s existing visual character. Additionally, the Project proposes installation of six-foot-tall vertical picket metal perimeter fencing enclosing the school buildings and outdoor recreation areas. The proposed fencing will not obstruct required visibility triangles or the 25-foot corner cutback measured at the intersections of the shared private SOCO Harbor roadway off Lake Center Drive and the site entry from this private roadway. Site improvements are also proposed to enhance the property's overall appearance and functionality. These include modifications to create outdoor recreation areas such as basketball courts, courtyards, and a shade structure for outdoor dining. Other upgrades include vehicular and pedestrian circulation, installation of new trash enclosures, and improved landscaping. These enhancements extend beyond the immediate vicinity of the school buildings. Proposed School Operations Cristo Rey will provide college-preparatory courses for students in grades nine through 12. At full capacity, the school facility is designed to accommodate up to 500 students within 17 classrooms, along with supporting administrative offices and student spaces, and staffed by approximately 90 employees. In addition to the traditional coursework, Cristo Rey implements a professional and vocational Corporate Work Study (CWS) program that places students with local professionals in fields including law, finance, healthcare, technology, and marketing, through established partnerships in Orange County. This combination of career-focused work experience and academics aligns with professional school principles by emphasizing practical, hands-on learning alongside academic instruction. Unlike traditional high schools, Cristo Rey’s career-focused approach prepares students with both education and professional workforce experience. The integrated academic and work-study schedule is structured so that students participate in their work assignments without missing classroom instruction.     CUP No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) November 10, 2025 Page 3 of 9 The school functions as a “closed-campus,” restricting students from leaving during the school day except when participating in official school-sponsored activities or the work- study program. Each morning, students are expected to arrive between 7:30 and 8:10 a.m., with school officially starting at 8:10 a.m. Approximately one-quarter of students will depart campus between 8:30 and 10:00 a.m. for their work-study placements using school-provided vans and buses. The remaining students will attend classes on campus from approximately 8:10 a.m. to 3:10 p.m. Student departure from campus occurs primarily between 3:10 and 5:00 p.m. Students participating in the work-study program will return to campus around 5:15 p.m. and promptly leave for the day. Athletics will occur off‑site, and special events will be scheduled during evenings or weekends when office operations are largely inactive. Vehicular access to the property is provided via two existing driveways, one from Harbor Boulevard and another from Lake Center Drive through the SOCO Harbor private roadway. No modifications to these access points are proposed. The Applicant proposes establishing a designated on‑site drop‑off and pick‑up area to accommodate student loading/unloading efficiently and safely. The white‑striped loading zone would be located along the main entries of the school buildings, beginning at 3611 S. Harbor Boulevard and extending to approximately the eastern building edge of 3601 S. Harbor Boulevard. Primary vehicle access for the school will occur from Lake Center Drive, where traffic will circulate through a one‑way loop connecting back to the SOCO Harbor private roadway. Vehicles entering from Harbor Boulevard will be directed by on ‑site signage to make an immediate left turn to join the drop‑off queue coming from the private roadway. Temporary cones will be used to restrict northbound movements, minimizing potential conflicts with medical office traffic at 3601 S. Harbor Boulevard and ensuring right ‑side student loading without the need to cross drive aisles. Table 1: Project and Location Information Item Information Project Address and Council Ward 3601 and 3611 S. Harbor Boulevard – Ward 1 Nearest Intersection Harbor Boulevard and Lake Center Drive General Plan Designation Professional and Administrative Office (PAO) Zoning Designation Professional (P) Surrounding Land Uses North Medical Office, Pharmacy, Retail (Home Depot) East Costa Mesa, Manufacturing, Office South Office, Medical Office, Restaurant West Office, Wholesale, Manufacturing Property Size 8.96 acres (390,234 sq. ft.) Existing Site Development The property is improved with four two-story office buildings totaling 152,679 sq. ft. and surface parking stalls. Use Permissions Allowed with approval of a conditional use permit (CUP) Zoning Code Sections Affected Use SAMC Section 41-313.5(c)     CUP No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) November 10, 2025 Page 4 of 9 Table 2: Development Standards Standards Required by SAMC Provided Building Height 35 ft., Three-stories 35 ft., Two-stories – Complies Setbacks Front – 15 ft. min. Int. Side – 5 ft. min. Rear – 10 ft. min. Front (Harbor Blvd.) –36 ft. – Complies Front (Lake Center Dr.) –30 ft. – Complies Int. Side –30 ft. – Complies Rear – 99 ft. – Complies Landscaping Front – 15 ft. min. Side – 5 ft. min. Rear – 5 ft. Front (Harbor Blvd.) – 24 ft. – Complies Front (Lake Center Dr.) – 19 ft. – Complies Side – 11 ft. – Complies Rear – 14 ft. – Complies FAR 0.5 (216,928 sq. ft. max.) ~0.35 (153,862 sq. ft.) – Complies Parking Required: 489 spaces total (5 spaces per 1,000 sq. ft)  187 spaces (proposed use)  302 spaces (existing office and medical) Required Bicycle – 14 spaces  8 spaces (proposed use)  6 spaces (existing office and medical) 489 spaces total – Complies  187 spaces (proposed use)  302 spaces (existing office and medical) 15 bicycle spaces – Complies Table 3: Projected Student Enrollment and Staffing - 2026-2030 School Years Grade 2026-27 2027-28 2028-29 2029-30 9th 100 115 120 130 10th 76 92 109 113 11th 64 71 90 101 12th 54 63 69 88 Total Enrollment 294 341 388 432 Total Staff 70 75 80 82 Total Students and Staff 364 416 468 514 Project Background In 2023, the Planning Commission approved CUP No. 2023-12 for Cristo Rey to operate its school at Immaculate Heart of Mary Catholic Church site, located at 2204 W. McFadden Avenue, where it moved into existing facilities to establish its program within Santa Ana and build a student base and community connection. The site was intended as an interim location and currently serves approximately 140 students while Cristo Rey sought a permanent facility within the City to accommodate future enrollment expansion. The school is part of the Cristo Rey Network, a not-for-profit organization founded in 2000 to expand the number of schools modeled after Cristo Rey Jesuit High School in Chicago, which was established in 1996 to prepare youth from lower-income families for post- secondary educational opportunities. Schools within the Network integrate four years of     CUP No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) November 10, 2025 Page 5 of 9 college preparatory academics with continuous professional work experience that funds nearly half of the cost of a student’s education. The Network is composed of 40 high schools delivering a career focused, college preparatory education in the Catholic tradition for students with limited economic resources. Cristo Rey Schools’ mission is to serve those who would otherwise be unable to access this type of education. Each high school is independently owned, operated, and funded. Moreover, membership in the Cristo Rey Network is voluntary. Unlike a traditional secondary school, Cristo Rey offers a professional work experience program, referred to as the Corporate Work Study program (CWS). The program accounts for a minimum of one-quarter (25%) of the Cristo Rey curriculum. The CWS enables students to gain hands-on job experience at over 100 participating professional offices in Orange County and is subject to permitting requirements of the Department of Labor (DOL). There are 41 Cristo Rey schools nationwide utilizing this professional partnership model that is intended to empower students of limited economic resources to college and career success, with the nearest schools located in Los Angeles and San Diego. In addition to providing valuable experience, the CWS allows Cristo Rey to fulfill its mandate of serving students of limited economic means (average household income of $51,400 for a family of five) with monies earned from the CWS offsetting operational costs (in lieu of tuition). To facilitate the CWS, Cristo Rey employs students through an affiliated 501(c)(3), tracks work hours and compensation, and files reports with the DOL. Project 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 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 professional schools is to ensure that operation practices and procedures are implemented in a manner that would minimize impacts to surrounding areas. Staff has reviewed the Applicant’s request to establish a professional school at the subject site and has determined that it provides a valuable service contributing to community well-being. Moreover, the proposed use will not harm health, safety, or welfare of nearby residents or workers, complies with Chapter 41 regulations, supports economic stability, and aligns with the City’s General Plan. This conclusion is further supported by a Health Risk Assessment (Exhibit 8), which found that emissions from permitted and non-permitted sources within 1,000 feet of the site would not endanger students or staff, thereby eliminating the need for mitigation measures. Staff provides additional analysis below. Proposed School Operations The proposed school operations represent a professional educational and employment- based training program. A significant portion of the program occurs off-campus in professional workplaces, under a federally regulated work-study arrangement, and involves employer oversight and compensation mechanisms that are not characteristic of a traditional secondary educational facility. While Cristo Rey provides academic instruction consistent with secondary education standards, the integral and regulated     CUP No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) November 10, 2025 Page 6 of 9 employment component, including formal employer-employee relationships, wage tracking, and compliance with DOL requirements, constitutes a distinct operational model that blends educational and workforce development functions. Given the hybrid structure of the program and the specific regulatory framework governing the work study program component, the proposed use qualifies for application as a professional school. Accordingly, the use is classified as a professional school, consistent with the purpose and intent of the Professional (P) zoning district, which supports education, training, and business-related activities that prepare individuals for professional careers. The proposed use as a professional school will comply with all applicable regulations pursuant to Chapter 41 of the SAMC. Building and site modifications to accommodate the school have been designed in compliance with applicable development standards for building height, setbacks, parking, and site access. While site improvements are proposed for outdoor recreation areas with courtyard gathering spaces, basketball courts, and a turf area, athletics will occur off ‑site. These outdoor areas are intended for limited daytime use by students and are not expected to generate noise or activity levels inconsistent with nearby office uses. Furthermore, proposed site upgrades and conditions of approval will ensure full code compliance, address traffic, noise, safety, and school operations, and prevent potential impacts or the creation of an attractive nuisance on adjacent properties. The Project is compatible with the surrounding business park, which consists primarily of office and professional service uses. By reusing existing office space, the school use is consistent with the established architectural character, operational intensity, and overall professional environment of the area. The educational use will complement existing tenants by introducing a community‑serving function while maintaining the professional quality and appearance of the site. Recent educational projects in the City further reinforce the pattern of integrating schools within professional environments. For example, a new charter K-12 school will occupy and convert the former KDOC multi- tenant office building on East First Street to accommodate approximately 900 students. Similar educational uses, including trade schools, have been approved in other professional and building complexes, demonstrating that school operations are compatible within commercial and professional settings. This reflects the City’s continued support for educational uses in professional buildings, which balance institutional needs with surrounding business activities through appropriate development standards and conditions of approval in daytime employee-rich areas. Circulation and Parking The Project satisfies the minimum parking requirements, providing a total of 489 shared spaces that adequately serve all on-site uses. Moreover, Cristo Rey’s student body includes students from households that primarily rely on carpools, public transit, or a school‑operated shuttle program with ten shuttles rather than personal vehicles. The site is served by the Orange County Transportation Authority (OCTA), providing multiple bus routes that ensure adequate transit access to the area. Four OCTA routes operate within the vicinity of the Project’s site along Sunflower Avenue, Harbor Boulevard, and MacArthur Boulevard: Route 43 (Harbor Boulevard) with 20 ‑minute headways, Route 47     CUP No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) November 10, 2025 Page 7 of 9 (Fairview Road) with 15‑minute headways, Route 76 (MacArthur Boulevard) with 60‑minute headways, and Route 543 (Harbor Boulevard) with 20‑minute headways. The proposed circulation design and staggered student schedules are not expected to disrupt existing on-site tenants or surrounding land uses. School operations will begin approximately 30 minutes after morning drop-off and conclude at least one hour before afternoon pick-up, minimizing overlap with other activity periods. To further ensure compatibility with surrounding uses, conditions of approval will be implemented to maintain compliance with applicable codes and regulations governing traffic circulation, noise, safety, and school operations, thereby preventing impacts on adjacent properties or the creation of an attractive nuisance. General Plan Consistency Approval of the CUP application would be consistent with multiple goals and policies in the Land Use (LU) Element, and further supported by the City’s Economic Prosperity (EP) Element objectives, as outlined below. Moreover, the Applicant’s voluntary commitment to a Payment In Lieu of Taxes (PILOT) agreement with the City offers measurable public benefit in exchange for the tax-exempt status of the institution, thereby reinforcing alignment with the General Plan’s fiscal sustainability and equitable service delivery objectives. Goal 2 of the Land Use Element (LU) encourages a balance of land uses that meet Santa Ana’s diverse needs. The establishment of a professional school that is made accessible to low-income families provides families with additional options in education with a program that may not be available otherwise due to the financial demand of private school programs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will provide a professional school use and will maintain existing office uses on site. Goal LU-3 supports compatible uses as well as preserving and improving the character and integrity of existing neighborhood districts. Policy LU-3.5 specifically encourages the preservation and reuse of buildings through flexible land use policies. With approval of the CUP, underutilized buildings would be renovated and brought into compliance with applicable standards as well as aesthetic improvements. Improvements throughout the site are also in line with Policy LU 3.7, which promotes a clean, safe creative environment for Santa Ana’s residents, workers, and visitors. Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU-4.1, promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. The proposed Project will add an educational use that complements existing land uses and provides a valued community service within the neighborhood. The professional school will serve as a local resource for students and families, enhancing the area’s mix of uses and contributing to a more complete and well-served community.     CUP No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) November 10, 2025 Page 8 of 9 Under the Economic Prosperity (EP) Element, the City emphasizes the development of a skilled workforce, expands access to employment opportunities, and supports education as a pathway to higher wage jobs. Policy EP-1.5 specifically promotes education and training citywide to enhance access to emerging occupations. The Cristo Rey model, by combining academic instruction with work experience in professional offices, directly advances that goal. Moreover, the Applicant’s voluntary commitment to enter into a PILOT agreement with the City demonstrates a contribution to City services and supports the provision of community benefits, consistent with the General Plan’s emphasis on fostering partnerships between educational institutions and the community, and promoting sustainable economic and social development. Goals EP-2 and EP-3 highlight the importance of economic diversification and creating a business-friendly environment that can adapt to changing market conditions. Reflecting these goals, a growing trend has emerged in response to post-COVID office vacancies, involving the adaptive reuse of underutilized office buildings into residential and hospitality uses throughout Santa Ana and California. Policies EP-2.12 and EP-3.6 further reinforce this by encouraging collaborative strategies to withstand economic fluctuations and by supporting flexible land use regulations that respond to evolving business and community needs. Together, these goals and policies advance adaptive reuse as a sustainable strategy to revitalize existing buildings and maintain long-term economic vitality. 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 Project’s site is not located within the boundaries of a neighborhood association; the nearest is Morning Sunwood, approximately one mile to the northeast. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT The Project qualifies for exemption under CEQA Guidelines Section 15332 (Class 32 – In-Fill Development) as it is consistent with the City’s General Plan, applicable policies, and Professional zoning, located on an 8.96‑acre campus, with a project area under five acres that is fully developed, surrounded by urban uses, and lacking suitable habitat for endangered or sensitive species. The Project would not result in any significant effects relating to traffic, as the focused analysis confirmed no need for intersection improvements and a Traffic and Parking Management Plan will manage circulation and parking. Interior and exterior work will comply with City noise standards and construction hour limits; air quality analysis confirmed no significant health risks; and the exterior student area will be reviewed by Public Works for stormwater compliance and implementation of best management practices. The Project would not cause significant impacts related to traffic, noise, air quality, water quality, or biological resources and is not located on a hazardous site, a scenic highway, or subject to unusual circumstances or cumulative impacts. Additionally, the Project is exempt under Section 15301 (Class 1     CUP No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) November 10, 2025 Page 9 of 9 – Existing Facilities) for interior and exterior alterations and minor additions. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-37, will be filed. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBITS 1. Resolution 2. Vicinity Zoning and Aerial View 3. Site Photos 4. Site Plan 5. Floor Plans 6. Elevations 7. Conceptual Landscape Plan 8. Health Risk Assessment prepared by Urban Crossroads, dated October 21, 2025 (hyperlink) 9. Traffic Circulation Analysis prepared by Linscott, Law & Greenspan Engineers, dated September 16, 2025 10. Copy of Public Notices Submitted By: Nancy Tran, AICP, Senior Planner Approved By: Ali Pezeshkpour, AICP, Executive Director, Planning and Building Agency     Resolution No. 2025-XX Page 1 of 11 RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-22 AS CONDITIONED TO ALLOW PROFESSIONAL SCHOOL USE LOCATED AT 3601 SOUTH HARBOR BOULEVARD, UNIT 200 AND 3611 SOUTH HARBOR BOULEVARD (APN: 414-261-07) 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. SOCO Harbor Inc. (“Applicant” and “Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-22 to allow a professional school use at 3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard (“Project”). B. Pursuant to Santa Ana Municipal Code (“SAMC”) Section 41-313.5(c), a Conditional Use Permit (“CUP”) is required for trade and professional schools in the Professional (P) zoning district within the City of Santa Ana. C. The proposed curriculum of the professional school includes a minimum 25 percent of education as Corporate Work Study (CWS), preparing students for post-secondary education, vocational and professional programs, and other skilled professions. D. The two subject buildings, located at 3601 and 3611 S. Harbor Boulevard, are part of a larger corporate campus constructed circa 1985 as a by-right development. The campus consists of four two-story office buildings of tilt- up construction addressed as 3601, 3611, 3621, and 3631 S. Harbor Boulevard, with surface parking serving all buildings. E. On April 7, 2024, the Applicant submitted a Development Project Review (DP) application to the City for a change of use to establish a professional school use within two existing two-story office buildings at 3601 and 3611 S. Harbor Boulevard. The proposed Project includes converting the second floor of 3601 S. Harbor into three classrooms, administration, a counseling area, and student spaces, while retaining the first floor for existing medical office use. Both floors of 3611 S. Harbor Boulevard are proposed to be converted for school use, including 14 classrooms, offices, and student spaces. A chapel will be provided on the second floor of the school as an ancillary use to the main professional school function. Planned work includes approximately 1,200 square feet of first-floor infill at 3611 S. Harbor Boulevard, interior renovations, exterior egress improvements, and new covered open-air stairs. Site work includes modifications to create outdoor recreation areas such as basketball courts, courtyards, and a shade structure for outdoor dining. Other upgrades     Resolution No. 2025-XX Page 2 of 11 include vehicular and pedestrian circulation, installation of new trash enclosures, improved landscaping, and perimeter fencing. F. On September 22, 2025, the Applicant submitted to the City an application for a CUP (CUP No. 2025-22), requesting approval to establish a professional school use in the existing buildings with minor building infilling and alterations for egress; G. On November 10, 2025, the Planning Commission held a duly noticed public hearing for the Project; H. The Planning Commission determines that the following findings, which must be established in order to grant this CUP pursuant to SAMC Section 41-638, have been established for CUP No. 2025-22 to establish a professional school use in the existing buildings within the P zoning district as follows: 1. That the proposed use will provide a service or facility which will contribute to the general well-being of the neighborhood or the community. The proposed school operations represent a professional educational and employment-based training program. A significant portion of the program occurs off -campus in professional workplaces, under a federally regulated work-study arrangement, and involves employer oversight and compensation mechanisms that are not characteristic of a traditional secondary educational facility. While Cristo Rey provides academic instruction consistent with secondary education standards, the integral and regulated employment component, including formal employer-employee relationships, wage tracking, and compliance with DOL requirements, constitutes a distinct operational model that blends educational and workforce development functions. Given the hybrid structure of the program and the specific regulatory framework governing the work study program component, the proposed use qualifies for application as a professional school. Accordingly, the use is classified as a professional school, consistent with the purpose and intent of the Professional (P) zoning district, which supports education, training, and business-related activities that prepare individuals for professional careers. The Project is compatible with the surrounding bu siness park, which consists primarily of office and professional service uses. By reusing existing office space, the school use is consistent with the established architectural character, operational intensity, and overall professional environment of the area. The educational use will complement existing tenants by introducing a community‑serving function while maintaining the professional     Resolution No. 2025-XX Page 3 of 11 quality and appearance of the site. 2. That the proposed use under the circumstances of the particular case will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed professional school will operate within the existing office park located in the Professional (P) zoning district and will not be detrimental to the health, safety, or general welfare of nearby residents or businesses. The Project satisfies the minimum parking requirements, providing a total of 489 shared spaces that adequately serve all on-site uses. Moreover, Cristo Rey’s student body includes students from households that primarily rely on carpools, public transit, or a school‑operated shuttle program with ten shuttles rather than personal vehicles. The site is served by the Orange County Transportation Authority (OCTA), providing four bus routes within the vicinity that ensure adequate transit access to the area. For those commuting via personal vehicles, the Applicant proposes establishing a designated on‑site drop‑off and pick‑up area to accommodate student loading/unloading efficiently and safely. Dismissal times and work‑study departures will be staggered under the proposed circulation design to ensure orderly flow without disrupting existing on‑site tenants or surrounding land uses. Athletics will occur off‑site, and special events will be held during evenings or weekends when office uses are largely inactive, further minimizing potential impacts on the surrounding neighborhood. To further ensure compatibility with surrounding uses, conditions of approval will be implemented to maintain compliance with applicable codes and regulations governing traffic circulation, noise, safety, and school operations, thereby preventing impacts on adjacent properties or the creation of an attractive nuisance. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. Establishment of the professional school will not adversely affect the area’s economic stability, as the school will occupy an existing developed site and include improvements that enhance overall site conditions. Furthermore, the program is designed to prepare youth from low-income families with limited economic resources for post-secondary educational opportunities, which would typically be offered at higher tuition rates. This would indirectly benefit the economic stability of the City, while also supporting neighborhood vitality and complementing surrounding land uses by maintaining a stable student population and provid ing a long‑term educational resource within the community. Therefore,     Resolution No. 2025-XX Page 4 of 11 the proposed use will not detract from the economic stability and development potential of the area. 4. That the proposed use shall comply with the regulations and conditions specified in Chapter 41 for such use. The proposed use will comply with all applicable regulations and operational standards imposed on schools pursuant to Chapter 41 of the SAMC. Building and site modifications to accommodate the school have been designed in comp liance with applicable development standards for building height, setbacks, parking, and site access. While site improvements are proposed for outdoor recreation areas with courtyard gathering spaces, basketball courts, and a turf area, athletics will occu r off‑site. These outdoor areas are intended for limited daytime use by students and are not expected to generate noise or activity levels inconsistent with nearby office uses. Furthermore, proposed site upgrades and conditions of approval will ensure full code compliance, address traffic, noise, safety, and school operations, and prevent potential impacts or the creation of an attractive nuisance on adjacent properties. 5. That the proposed use will not adversely affect the General Plan or any specific plan of the City. Approval of the CUP application would be consistent with multiple goals and policies in the Land Use (LU) Element, and further supported by the City’s Economic Prosperity (EP) Element objectives, as outlined below. Moreover, the Applicant’s voluntary commitment to enter into a Payment In Lieu of Taxes (PILOT) agreement with the City offers measurable public benefit in exchange for the tax-exempt status of the institution, thereby reinforcing alignment with the General Plan’s fiscal sustainability and equitable service delivery objectives. Goal 2 of the Land Use Element (LU) encourages a balance of land uses that meet Santa Ana’s diverse needs. The establishment of a professional school that is made accessible to low-income families provides families with additional options in education with a program that may not be available otherwise due to the financial demand of private school programs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will provide a professional school use and will maintain existing office uses on site. Goal LU-3 supports compatible uses as well as preserving and improving the character and integrity of existing neighborhood     Resolution No. 2025-XX Page 5 of 11 districts. With approval of the CUP, underutilized buildings would be renovated and brought into compliance with applicable standards as well as aesthetic improvements. Improvements throughout the site are also in line with Policy LU 3.7, which promotes a clean, safe creative environment for Santa Ana’s residents, workers, and visitors. Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU- 4.1, promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. The proposed Project will add an educational use that complements existing land uses and provides a valued community service within the neighborhood. The professional school will serve as a local resource for students and families, enhancing the area’s mix of uses and contributing to a more complete and well-served community. Under the Economic Prosperity (EP) Element, the City emphasizes the development of a skilled workforce, expands access to employment opportunities, and supports education as a pathway to higher wage jobs. Policy EP-1.5 specifically promotes education and training citywide to enhance access to emerging occupations. The Cristo Rey model, by combining academic instruction with work experience in professional offices, directly advances that goal. Moreover, the Applicant’s voluntary commitment to enter into a PILOT agreement with the City demonstrates a contribution to City services and supports the provision of community benefits, consistent with the General Plan’s emphasis on fostering partnerships between educational institutions and the community, and promoting sustainable economic and social development. Goals EP-2 and EP-3 highlight the importance of economic diversification and creating a business-friendly environment that can adapt to changing market conditions. Reflecting these goals, a growing trend has emerged in response to post-COVID office vacancies, involving the adaptive reuse of underutilized office buildings into residential and hospitality uses throughout Santa Ana and California. Policies EP-2.12 and EP-3.6 further reinforce this by encouraging collaborative strategies to withstand economic fluctuations and by supporting flexible land use regulations that respond to evolving business and community needs. Together, these goals and policies advance adaptive reuse as a sustainable strategy to revitalize existing buildings and maintain long-term economic vitality. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review per Section 15332     Resolution No. 2025-XX Page 6 of 11 (Class 32 – In-Fill Development Projects). The Project qualifies for this exemption as it aligns with the City’s General Plan, applicable policies, and Professional zoning, which permits trade and professional schools with a Conditional Use Permit. T he site is within City limits on an 8.96‑acre campus, with a project area under five acres that is fully developed, surrounded by urban uses, and lacking suitable habitat for endangered or sensitive species. The Project would not result in any significant effects relating to traffic, as the focused analysis confirmed no need for intersection improvements and a Traffic and Parking Management Plan will manage circulation and parking. Interior and exterior work will comply with City noise standards and construction hour limits; air quality analysis confirmed no significant health risks; and the exterior student area will be reviewed by Public Works for stormwater compliance and implementation of best management practices. The Project would not cause significant impacts related to traffic, noise, air quality, water quality, or biological resources and is not located on a hazardous site, a scenic highway, or subject to unusual circumstances or cumulative impacts. Additionally, the Project is exempt under Section 15301 (Class 1 – Existing Facilities) for interior and exterior alterations and minor additions. Based on this analysis, a Notice of Exemption, Environmental Review No. 2025-37, 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. 2025-22, as conditioned in Exhibit A, attached hereto and incorporated herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to, the Request for Planning Commission Action dated November 10, 2025, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference.     Resolution No. 2025-XX Page 7 of 11 ADOPTED this 10th day of November 2025 by the following vote. Isuri S. Ramos Chairperson APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Gema Zapien, Planning Commission 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 November 10, 2025. Date: ________________ ____________________________________ Gema Zapien Recording Secretary City of Santa Ana AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners:     Resolution No. 2025-XX Page 8 of 11 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-22 Conditional Use Permit No. 2025-22 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. Except as otherwise provided, the Applicant must comply in full 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. The Applicant must comply with all conditions and requirements of the Development Review Committee for the Development Project (DP) No. 2025-12. 2. All proposed site and building improvements must conform to any required plan check and permit requirements of the City and any other partner or contracted regulatory agencies. 3. Any proposed amendment to this Project, including, but not limited to, changes to the approved site plans, floor plans, operational procedures, enrollment, capacity, parking management plan, or any other aspect of the operations, must be submitted to the Planning Division for review. At that time, staff will determine whether administrative relief is available or if an amendment to the Conditional Use Permit is required. 4. Violations of the Conditional Use Permit as contained in Section 41-647.5 of the Santa Ana Municipal Code will be grounds for permit suspension and/or revocation as described in Section 41-651 of the Santa Ana Municipal Code. 5. The professional school’s administrator shall post in a conspicuous location at the entry to the building the contact information for the responsible onsite manager, including full name, phone number, and emergency or backup phone number, in case of noise and related operational complaints. 6. Copies of all required entitlements shall be kept at the business at all times and be made available to any City official upon request. 7. The total enrollment of the professional school shall not exceed 500 students for grades nine through 12 at any time. This cap reflects the operational assumptions analyzed for this Conditional Use Permit. Any proposal to increase enrollment beyond this number shall require an amendment to this Conditional Use Permit.     Resolution No. 2025-XX Page 9 of 11 8. The Applicant shall limit the student parking passes offered to no more than 115 passes. 9. Prior to issuance of any building permits, the Applicant shall submit a parking management plan (PMP) to the Planning Division for review and approval, which must be approved prior to issuance of a certificate of occupancy. The PMP shall detail management strategies for special events (e.g., ceremonies, back to school night, and other events not regularly scheduled) to minimize potential parking and circulation impacts onto surrounding properties and City roadways. 10. The Parking Management Plan (PMP), as approved by the Planning Division, shall be implemented at all times, including during special events and other irregularly scheduled activities. The PMP shall be kept on site and made available to City staff upon request. If the City receives substantiated complaints related to parking or circulation, the Planning Manager may require the Applicant to update and re-submit the PMP for review and approval to ensure continued compliance. 11. At any time that vehicle stacking extends beyond the entrance to the site, the owner/operator shall provide field staff as reasonably required to expedite/facilitate site circulation, assist with onsite parking, and prevent vehicles from blocking onsite parking spaces, drive aisles, sidewalks and bicycle lanes, and/or queuing onto public roadways. A stacking plan illustrating vehicle stacking management in parking areas shall be reviewed and approved by Planning Staff and shall be posted and maintained onsite. 12. All outdoor and recreation activities, including breaks, mealtimes, and physical education, shall be conducted only within the designated gated outdoor recreation areas as shown on the approved site plan. All such activities shall comply at all times with the City’s Noise Ordinance (SAMC 18). The use of outdoor amplified sound equipment is prohibited unless specifically authorized by the Planning Division through a subsequent discretionary approval. 13. Site exterior noise levels must remain in compliance with Section 18-312 (Exterior Noise Standards) of the Santa Ana Municipal Code at all times. 14. Prior to the issuance of any building permits, the Applicant shall paint the steel columns at the proposed stairs to match the existing building color. 15. Prior to the issuance of any building permits, the Applicant shall submit a landscape and irrigation plan for the entire site to the Planning Division for review and approval. The landscape and irrigation shall comply with the zoning district's landscape standards, the Water Efficient Landscape Ordinance (WELO), and the Citywide Design Guidelines. 16. All landscaping shall be installed per the approved landscape and irrigation plan and 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     Resolution No. 2025-XX Page 10 of 11 landscaping shall be required to be removed and replaced in-kind. Any damage to existing structures, walls, parking areas, or landscaping must be repaired. 17. Site illumination levels must remain in compliance with Section 8 -211 (Special Commercial Building Provisions) of the Santa Ana Municipal Code at all times. 18. The property owner shall prepare and execute a proposed Payment In Lieu of Taxes (PILOT) Agreement with the City of Santa Ana, for consideration and approval by the City Council. The PILOT Agreement shall specify the terms, schedule, and amount of payments to be made to the City for the duration of the use on the property, and shall be in a form reasonably satisfactory to the City Attorney. The executed PILOT Agreement must be submitted to the Planning Division no later than 120 days from the approval of this Resolution. 19. 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 Property Maintenance Agreement. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed Agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. 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, rep air 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,     Resolution No. 2025-XX Page 11 of 11 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; 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 Agreement; 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; and h. The execution and recordation of the Agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement.     Conditional Use Permit No. 2025-22Cristo Rey School3601 and 3611 S. Harbor Boulevard Vicinity Zoning and Aerial View © 2025 LightBox. All rights reserved. g 750 feet 10/13/25, 1:24 PM https://apps.spatialstream.com/landvision/staging/CurrentBuild/Html/printpreview.html#1/1     Exhibit 3 – Site Photos Cristo Rey School 3601 and 3611 S. Harbor Boulevard Interior of Site, facing northeast Lake Center Drive, facing south Harbor Boulevard/Lake Center Drive Intersection, northwest corner Lake Center Drive/SOCO Harbor Private Drive, northeast corner 3611 3601 3621 3601 3611 3601 3611     3611 S Harbor Blvd • Santa Ana • CA 92704 Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 25-12 RC, TL, MP, GN MP, TL 58 PLAZA SQUARE, SUITE F, ORANGE, CA. 92866 (714) 633-7667 TL Planning Site Plan G2.1 MJP Architecture • Design • Planning aia,Inc Delta No. Initial Submittal:April 7, 2025 (Owner Logo) SOCO Harbor Inc. Site Plot Date:Thu, Sep 11, 2025 None CUP Submittal:September 11, 2025 N88º40'15"E 84.42' N71º18' 5 9 "W 358.4 2 'N37º47'13"E53.24'N01º23'04"W370.19'N88º35'56"E 666.94'N01º19'45"W488.01'2 10 4 7 7 3 8 2 23 62 18 8 67 10 2 14 13 1310 10 2 2 16 29 29 16 10 51 292927 22 11 4 2 5 11 OVERALL SITE PLAN Scale: 1" = 30'-0"1 N O R T HHARBOR BOULEVARDEXISTING PROPERTY LINE LAKE CENTER DRIVE 3621 3631 CRISTO REY HS 3611 120' WIDE PUBLIC RIGHT OF WAY60' WIDE PUBLIC RIGHT OF WAY 2 STORY BUILDING 24,769 SF 32' HIGH 2 STORY BUILDING 45,774 SF 36' HIGH NEW (6) BIN TRASH ENCLOSURE (4) 4CY - TRASH AND RECYCLE + (2) 2CY - FOOD WASTE EXISTING BIKE RACK LANDSCAPING LANDSCAPING LANDSCAPING NEW COVERED OUTDOOR DINING EXISTING TRANSFORMER EXISTING TRAFFIC LIGHT DROP-OFF DROP - O F F FH FH FH FH FH FH EXISTING BACKFLOW PREVENTER EXISTING TRANSFORMER EXISTING TRANSFORMER 60'-0" 124'-9" 99'-6" 86'-6" 79'-2" 69'-6" 29'-9" 30'-0" EXISTING TRASH ENCLOSURE EXISTING TRASH ENCLOSURE ARTIFICIAL TURF NEW 6' HIGH METAL FENCE, TYPICAL EXISTING COURTYARD 2 STORY BUILDING CRISTO REY HS 3601 SECOND FLOOR OF 2 STORY BUILDING 98'-10" EXISTING 6' HIGH CMU WALL FINISHED WITH PAINTED CEMENT PLASTER EXISTING TRAFFIC LIGHT 140'-0" NEW GATE AT PROPERTY LINE NEW 5' WIDE ACCESS PATH WITH GATE AT PROPERTY LINE 16' WIDE GATE WITH FIRE DEPARTMENT KNOX BOX SECOND FLOOR ABOVE SECOND FLOOR ABOVE INFILL AT FIRST FLOOR INFILL AT FIRST FLOOR 23'-0" 23'-0" 8'-0" 5'-0" NEW CONCRETE SIDEWALK TRAFFIC CONES TO BE PLACED BEFORE SCHOOL START AND BEFORE SCHOOL END, TYPICAL 23'-0" EXISTING PUBLIC BUS STOP NEW (2) BIN TRASH ENCLOSURE (1) EACH 4CY - TRASH AND RECYCLE NEW SIGN STATING "SCHOOL DROP-OFF (WITH RIGHT ARROW) AND OFFICE PARKING (WITH LEFT ARROW)" NEW SIGN STATING "SCHOOL DROP-OFF (WITH RIGHT ARROW) AND OFFICE PARKING (WITH LEFT ARROW)" NEW ACCESSIBLE CURB CUT RAMPS NEW SIGN STATING "WAIT HERE BEFORE PROCEEDING TO STUDENT LOADING" NEW SIGN STATING "STUDENT DROP-OFF AND PICK-UP AREA" NEW SIGN STATING "SCHOOL EXIT" SITE PLAN SYMBOLSBUILDING IN SCOPEBUILDING NOT IN SCOPE ACCESSIBLE PATH OF TRAVEL TO RIGHT OF WAY NEW CONCRETE SIDEWALK PROJECT DATA TOTAL LOT SIZE: SQUARE FOOTAGE: SPRINKLERS: PROPOSED USE: OCCUPANCY TYPE: MATERIALS: LEGAL DESCRIPTION: GENERAL PLAN USE: CONSTRUCTION TYPE: ASSESSORS PARCEL NUMBER: APPLICANT CONTACT: ADDRESS: 8.96 ACRES, 433,856.6 SF 3601 OFFICE USE 1ST FLOOR; SCHOOL USE 2ND FLOOR ORIGINALLY APPROVED SQUARE FOOTAGE = 36,362 SF 3611 SCHOOL USE ORIGINALLY APPROVED SQUARE FOOTAGE = 45,774 SF ENCLOSED OVERHANGS SQUARE FOOTAGE = 1,183 SF 3621 OFFICE USE ORIGINALLY APPROVED SQUARE FOOTAGE = 45,774 SF 3631 OFFICE USE ORIGINALLY APPROVED SQUARE FOOTAGE = 24,769 SF TOTAL = 153,862 SF ALL EXISTING BUILDINGS ARE FULLY SPRINKLERED OFFICE USE and EDUCATION USE 3601 - B, E 3611 - E 3621 - B 3631 - B EXTERIOR WALL MATERIAL: EXISTING PAINTED TILT-UP CONCRETE WITH SPRAY TEXTURE FLOOR AND ROOF - CONCRETE OVER METAL DECK SUPPORTED BY STEEL BAR-JOIST (NO WOOD CONSTRUCTION EXISTS IN THESE BUILDINGS) ROOF MATERIAL: SINGLE PLY PVC PARCEL 3 FMB 198, P1-3 P - PROFESSIONAL DISTRICT IIB (RECLASSIFIED) 414-261-07 STEPHEN HOLTE OFFICE: (714) 439-9626 Ext. 901 CELL: (733) 426-2815 email: sholte@cristoreyoc.org 3611 S HARBOR BLVD SANTA ANA, CA 92704 SITE PARKING CALCULATION TOTAL REQUIRED: 489 OFFICE USE: MEDICAL USE: EDUCATION USE: 3631 BUILDING (B OCCUPANCY) 24,769 SF @3/1000 = 75 CARS 3621 BUILDING (B OCCUPANCY) 45,774 SF @3/1000 = 138 CARS 3601 BUILDING (1ST FLOOR) 17,725 SF @5/1000 = 89 CARS 3601 BUILDING (2ND FLOOR) CLASSROOMS: 2,796 SF @1/150 = 19 CARS OFFICE: 9,333 SF @1/333 = 28 CARS 3611 BUILDING CLASSROOMS: 17,488 SF @1/150 = 116 CARS OFFICE: 7,829 SF @1/333 = 24 CARS NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. ALL IMPROVEMENT AS SHOWN HEREON TO BE CONSTRUCTED AND INSTALLED BY THE DEVELOPER AND/OR THE DEVELOPER EXPENSE IN ACCORDANCE WITH THE CITY DESIGN STANDARDS AND SPECIFICATIONS, THE SANTA ANA MUNICIPAL CODE, AND THE APPROVED STREET IMPROVEMENT PLANS. EXISTING EASEMENTS TO BE COORDINATED WITH EDISON, RELOCATED OR VACATED. APPROPRIATE PRIVATE BACKFLOW PREVENTION DEVICE REQUIRED FOR ALL FIRE SERVICE, DOMESTIC AND LANDSCAPE WATER METER PER GRADING AND STREET IMPROVEMENT PLANS. ABOVE GROUND WATER SYSTEM APPURTENANCES SUCH AS FIRE HYDRANTS, BACKFLOW PREVENTION DEVICES, FIRE CONNECTION STANDPIPES AND ABOVE GROUND METERS SHALL BE PAINTED AS FOLLOWS: a. Public fire hydrants - WHITE b. Private fire appurtenances - RED c. Irrigation appurtenances - GREEN d. Domestic appurtenances - BLUE PROJECT TO COMPLY WITH SAMC SEC. 16-33. A MINIMUM 40'X16' WIDE TRASH STAGING AREA WILL BE REMOVED. MINIMUM VERTICAL CLEARANCE AT TRASH STAGING AREA TO BE 25'. MAXIMUM SIZE OF TRASH BIN: 4 CUBIC YARDS ALL DRIVEWAYS AND STAGING AREAS WILL BE ABLE TO SUSTAIN A MINIMUM GROSS WEIGHT OF 60,000 LBS PER VEHICLE SEE SHEET C-7 PRELIMINARY STREET IMPROVEMENT PLAN FOR THE PUBLIC IMPROVEMENTS TO BE CONSTRUCTED FOR THIS PROJECT. THE STREET IMPROVEMENT PLAN WILL BE SUBMITTED TO THE PUBLIC WORKS AGENCY FOR FORMAL REVIEW AFTER SITE PLAN APPROVAL. PARKING REQUIRED EXISTING STANDARD STALLS: EXISTING ACCESSIBLE STALLS: TOTAL STALLS PROVIDED: STANDARD PARKING STALLS REQUIRED: ACCESSIBLE STALLS REQUIRED: TOTAL REQUIRED STALLS: 477 12 489 480 9 489 APPLICABLE CODES 1. Project shall conmply with the current State of California building codes adopted by the City of Santa Ana at the time of permit application submittal. As of this writing, the applicable codes include the following: a. 2022 California Building Code (CBC) b. 2022 California Residential Code (CRC) c. 2022 California Mechanical Code (CMC) d. 2022 California Plumbing Code (CPC) e. 2022 California Electrical Code f. 2022 California Energy Code g. 2022 California Green Building Standards Code (AL Green) h. Santa Ana Municipal Code (SAMC) Compliance with all applicable state and local codes shall be required prior to the issuance of building permits. VEHICULAR DROP-OFF PATH     3611 S Harbor Blvd • Santa Ana • CA 92704 SOCO Harbor Inc. Site Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 25.12 RC, TL, MP, GN MP, TL TL 58 PLAZA SQUARE, SUITE F, ORANGE, CA. 92866 (714) 633-7667 Initial Submittal: Delta No. Resubmittal: Resubmittal: April 7, 2025 June 3, 2025 July 31, 2025 Architecture • Design • Planning A2.01.2 Floor Plan Building 3601 Second Floor N O R T H SCALE: 1/4" = 1'-0"- FLOOR PLAN - BUILDING 3601 - SECOND FLOOR 1 MEN HUDDLE SPACE SHAFT STAFF RESTROOM ADVANCEMENT OFFICE BUSINESS OFFICE CFO OFFICE OFFICE COUNSELING COLLEGE ADVISEMENT CALM REST ROOM OFFICE OFFICE OFFICE CONFERENCE CAMPUS MINISTRIES HR OFFICE OFFICE WORK FORCE DEVELOPMENT (SEPARATE NON-PROFIT) CONFERENCE ELEV JC WOMEN OPEN TO BELOW OFFICE OFFICE OFFICE OFFICE OFFICE ELEC ROOM & IT ATHLETIC & SCHOOL STORAGE SCHOOL STORAGE Washer Dryer LOUNGE KITCHENETTE STAFF RESTROOM KITCHENETTE RESTROOM STAFF RESTROOM CONFERENCE OFFICE CLASSROOM CLASSROOM CLASSROOM     3611 S Harbor Blvd • Santa Ana • CA 92704 Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 25-12 RC, TL, MP, GN MP, TL 58 PLAZA SQUARE, SUITE F, ORANGE, CA. 92866 (714) 633-7667 TL Floor Plan Building 3611 First Floor A2.11.1 MJP Architecture • Design • Planning aia,Inc Delta No. Initial Submittal:April 7, 2025 (Owner Logo) SOCO Harbor Inc. Site Plot Date:Thu, Sep 11, 2025 None CUP Submittal:September 11, 2025 OPEN OPEN REF FLOOR PLAN - BUILDING 3611 - FIRST FLOOR Scale: 1/8" = 1'-0"1 N O R T H BOYS' RESTROOM GIRLS' RESTROOM ELECTRICAL UTILITY ELEVATOR CONTROL VALVE ROOM MULTI PURPOSE ROOM 48'2" x 97'0" 4650 sq ft CLASSROOM 23'5" x 35'5" 798 sq ft CLASSROOM 23'2" x 35'11" 798 sq ft STORAGE ASSEMBLY FURNITURE STORAGE KITCHEN WALK-INREFRIGERATOR KITCHEN STORAGE CLASSROOM 20'11" x 35'8" 721 sq ft CLASSROOM 24'2" x 35'8" 827 sq ft LOBBY ASSISTANT PRINCIPAL DEAN ACADEMIC WAITING PHYSICS / ROBOTICS CLASSROOM 25'4" x 48'2" 1214 sq ft FILES WORKROOM ACADEMIC CONFERENCE ROOM ACADEMIC RECEPTION KITCHEN PRESIDENT'S CONFERENCE PRESIDENT'S OFFICE RR RR PRINCIPALASSISTANT PRINCIPALNURSES OFFICE ADMISSIONS CONFERENCE ROOM ADMISSIONS DIRECTOR RRSTOR RECEPTION ADMISSIONS WAITING VESTIBULE RR RR OFFICE JAN RESTROOM RESTROOM DIRECTOR OF OPERATIONS OPEN OFFICE OPEN OFFICE B OCCUPANCY SQUARE FOOTAGE IS 6,589 SF     3611 S Harbor Blvd • Santa Ana • CA 92704 Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 25-12 RC, TL, MP, GN MP, TL 58 PLAZA SQUARE, SUITE F, ORANGE, CA. 92866 (714) 633-7667 TL Floor Plan Building 3611 Second Floor A2.11.2 MJP Architecture • Design • Planning aia,Inc Delta No. Initial Submittal:April 7, 2025 (Owner Logo) SOCO Harbor Inc. Site Plot Date:Thu, Sep 11, 2025 None CUP Submittal:September 11, 2025 REFREF OPEN OPEN FLOOR PLAN - BUILDING 3611 - SECOND FLOOR Scale: 1/8" = 1'-0"1 CLASSROOM 24'3" x 38'2" 884 sq ft CLASSROOM 23'7" x 38'2" 860 sq ft CLASSROOM 23'7" x 38'2" 860 sq ft CLASSROOM 23'7" x 38'2" 860 sq ft CORRIDOR STORAGE CHAPEL 23'10" x 38'1" 737 sq ft STUDENT COMMONS COLAB CHEMISTRY STORAGE CHEMISTRY 34'3" x 34'4" 1110 sq ft BIOLOGY 33'3" x 34'3" 1099 sq ft BIOLOGY STORAGE CLASSROOM 25'4" x 38'10" 977 sq ft CLASSROOM 24'3" x 39'8" 926 sq ft RR NOOK STOR ELEVATOR STUDENT COMMONS COLAB CLASSROOM 24'10" x 38'3" 897 sq ft CLASSROOM 23'7" x 38'3" 865 sq ft CLASSROOM 23'7" x 38'3" 865 sq ft CLASSROOM 24'3" x 38'3" 887 sq ft CLASSROOM 25'4" x 38'3" 929 sq ft CLASSROOM 24'3" x 38'3" 887 sq ft N O R T H BOYS RESTROOM GIRLS RESTROOM JAN RESTROOM RESTROOM 1 01 EXISTING DOOR TO REMAIN FLOOR PLAN KEYNOTESFLOOR PLAN GENERAL NOTESFLOOR PLAN SYMBOLS LEGEND 1. 2. PATCH AND REPAIR ALL EXISTING WALLS, FLOORS, AND CEILINGS THAT ARE ADJACENT TO AND AFFECTED BY DEMOLITION WORK. WHERE NEW WALLS ALIGN WITH EXISTING WALLS OR AT WALL INFILLS, NEW FINISHES TO ALIGN FLUSH WITH EXISTING FINISH AT BOTH SIDES OF WALL. FLOOR PLAN WALL TYPES LEGEND ROOM NAME / ROOM NUMBER---- ROOM NAME 101-1 DOOR NUMBER 1 of ROOM 101 WALL TYPE NUMBER 1 101-1 WINDOW NUMBER 1 of ROOM 101     3611 S Harbor Blvd • Santa Ana • CA 92704 Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 25-12 RC, TL, MP, GN MP, TL 58 PLAZA SQUARE, SUITE F, ORANGE, CA. 92866 (714) 633-7667 TL Elevations 3601 A4.1 MJP Architecture • Design • Planning aia,Inc Delta No. Initial Submittal:April 7, 2025 (Owner Logo) SOCO Harbor Inc. Site Plot Date:Thu, Sep 11, 2025 None CUP Submittal:September 11, 2025 NORTH ELECATION - BUILDING 3601 Scale: 1/8" = 1'-0"9 EAST ELEVATION - BUILDING 3601 Scale: 1/8" = 1'-0"10 SOUTH ELEVATION - BUILDING 3601 Scale: 1/8" = 1'-0"11 WEST ELEVATION - BUILDING 3601 Scale: 1/8" = 1'-0"12 NORTH ELECATION - BUILDING 3601 Scale: 1/8" = 1'-0"1 EAST ELEVATION - BUILDING 3601 Scale: 1/8" = 1'-0"2 LIGHT GRAY PAINTED METAL FACIA LIGHT YELLOW PAINTED STEEL COLUMN WHITE PAINTED CEMENT PLASTER TO MATCH EXISTING BUILDING BLUE PERFORATED METAL GUARDRAILS EXISTING BUILDING PAINTED WITH EXISTING COLOR SOUTH ELEVATION - BUILDING 3601 Scale: 1/8" = 1'-0"3 EXISTING BUILDING PAINTED WITH EXISTING COLOR EXISTING WINDOWS WEST ELEVATION - BUILDING 3601 Scale: 1/8" = 1'-0"4WEST ELEVATION - BUILDING 3601 Scale: 1/8" = 1'-0"4     3611 S Harbor Blvd • Santa Ana • CA 92704 Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 25-12 RC, TL, MP, GN MP, TL 58 PLAZA SQUARE, SUITE F, ORANGE, CA. 92866 (714) 633-7667 TL Elevations 3611 A4.2 MJP Architecture • Design • Planning aia,Inc Delta No. Initial Submittal:April 7, 2025 (Owner Logo) SOCO Harbor Inc. Site Plot Date:Thu, Sep 11, 2025 None CUP Submittal:September 11, 2025 C R I S T O R E Y O R A N G E C O U N T Y C R I S T O R E Y O R A N G E C O U N T Y NORTH ELEVATION - BUILDING 3611 Scale: 1/8" = 1'-0"1 CLEAR GLASS EAST ELEVATION - BUILDING 3611 Scale: 1/8" = 1'-0"2 CLEAR GLASS SOUTH ELEVATION - BUILDING 3611 Scale: 1/8" = 1'-0"3 EXISTING BUILDING PAINTED WITH EXISTING COLOR EXISTING WINDOWS CLEAR GLASSEXISTING DOORS AND GLAZING WEST ELEVATION - BUILDING 3611 Scale: 1/8" = 1'-0"4 GLASS TO MATCH EXISTING GLAZING GLASS TO MATCH EXISTING GLAZING CLEAR GLASS CLEAR GLASS     HARBOR BOULEVARDLAKE CENTER DRIVE 3621 3631 LIMIT OF WORKLIMIT OF WORK LIMIT OF WORKLIMIT OF WORKLIMIT OF WORKLIMIT OF WORKRampCRISTO REY HS 3601 .... 23(1 ‘ [   [     ‘ [ ‘ [  [[[   [[   [ ‘ [ [ ‘‘ [‘ [  [[[R()[[[ ‘ [    [[ [ [ [[ [    [     [ [ [ [ [[[[[     CRISTO REY HS 3611 LIMIT OF WORK                                 T LIMIT OF WORKLIMIT OF WORKLIMIT OF WORKLIMIT OF WORKLIMIT OF WORK LIMIT O F W O R K LEP-01 6FDOH       6+aUERU%OYG‡6aQWa$Qa‡&$ .(<3/$1 Checked By: Drawn By: Project Landscape Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA.  67$)) 58 PLAZA SQUARE, SUITE F, ORANGE, CA. 92866 (714) 633-7667 $3 3/$1$33R29$/67$03 /aQGVFapH(QWLWOHmHQW3OaQ MJP $UFKLWHFWXUH‡'HVLJQ‡3OaQQLQJ aia,Inc Delta No. Initial Submittal: Plot Date:)UL0a\ 333 El Camino RealStudio 200Tustin, California 92780www.LandStudio360.com T: 714.202.0094   PLANT NAMESYM.TREE LEGEND BOXSIZEQTY.QUERCUS ILEXHOLLY OAKTIPUANA TIPUTIPU TREEPROPOSED ACCENT TREES:48"BOX48"BOX03 05 09 PROPOSED SHADE TREES:CUPANIOPSIS ANACARDIOIDESCARROTWOOD TREE ULMUS PARVIFOLIA TRUE GREEN CHINESE ELM 24"BOX 24"BOX 06(PROPOSED) PROPOSED PALM TREES: WASHINGTONIA ROBUSTAMEXICAN FAN PALM 22'BTH07 16 CUPANIOPSIS ANACARDIOIDESCARROTWOOD TREE EUCALYPTUS CITRIODORA LEMON-SCENTED GUM PLATANUS x ACERIFOLIALONDON PLANE TREE 24"BOX 24"BOX 24"BOX THE IMAGES, ILLUSTRATIONS, DRAWINGS, AND STATEMENTS ("INFORMATION") CONTAINED HEREIN ARE CONCEPTUAL ONLY AND BASED UPON A PRELIMINARY REVIEW OFENTITLEMENT REQUIREMENTS; THUS ARE SUBJECT TO CHANGE DURING THE DESIGNREVIEW PROCESS. THE INFORMATION IS PROVIDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MAY EVENTUALLY BE DEVELOPED. CONSEQUENTLY, THERE IS NOGUARANTEE THAT THE IMPROVEMENTS DEPICTED WILL BE BUILT, OR IF BUILT, WILL BE OF THE SAME TYPE, MATERIAL, SIZE, DENSITY, APPEARANCE, OR USE AS PRESENTED. GENERAL NOTES IRRIGATION NOTES 1. ALL IRRIGATION IMPROVEMENTS SHALL FOLLOW WATER EFFICIENCY ORDINANCE AB1881, AND THE CITY OF SANTA ANA AND COUNTY OF ORANGE GUIDELINES. 2. AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED TO PROVIDE COVERAGEFOR ALL PLANTING AREAS SHOWN ON THE PLAN. LOW VOLUME EQUIPMENT SHALL PROVIDE SUFFICIENT WATER FOR PLANT GROWTH WITH A MINIMUM WATER LOSS DUETO WATER RUN-OFF. IRRIGATION SYSTEMS SHALL USE HIGH QUALITY AUTOMATIC CONTROL VALVES, CONTROLLERS, AND OTHER NECESSARY IRRIGATION EQUIPMENT.ALL COMPONENTS SHALL BE OF NON-CORROSIVE MATERIAL. ALL DRIP SYSTEMSSHALL BE ADEQUATELY FILTERED AND REGULATED PER THE MANUFACTURER'S RECOMMENDED DESIGN PARAMETERS. 3. THE IRRIGATION SYSTEM SHALL UTILIZE DRIP IRRIGATION, HIGH EFFICIENCY SPRAYHEADS, AND/OR BUBBLERS. THE SYSTEM CONTROLS SHALL BE SELF ADJUSTING VIAON SITE WEATHER DATA AND HISTORICAL WEATHER DATA.THE SYSTEM SHALL BEDESIGNED FOR DEDICATED HYDROZONES BASED ON PLANT WATER REQUIREMENTS AND IRRIGATION EFFICIENCY. 4. THE DESIGN OF THE IRRIGATION SYSTEM SHALL INCLUDE A WATER BUDGET, ADEDICATED WATER METER, A WEATHER BASED CONTROLLER, AND BE DESIGNED BYAN EPA WATERSENSE PARTNER. 5. THE IRRIGATION PRODUCTS SELECTED SHALL COME FROM COMMERCIAL GRADE IRRIGATION MANUFACTURING COMPANIES WITH OUTSTANDING TECHNICAL SUPPORT,INCLUDING RAINBIRD AND HUNTER. 6. THE IRRIGATION COMPONENTS TOGETHER SHALL PROVIDE AN IRRIGATION EFFICIENCY RATING EQUAL TO OR GREATER THAN 80%. 7. ESTIMATED WATER USAGE CALCULATIONS, SCHEDULES, AND POINT OF CONNECTIONWATER PRESSURE CALCULATIONS SHALL BE MADE AVAILABLE AT THE PERMIT SUBMITTAL PHASE. ALL CALCULATIONS AND FACTORS SHALL BE DERIVED FROMCALIFORNIA ASSEMBLY BILL 1881. EXISTING PINE TREES (PROTECT-IN-PLACE) EXISTING PARKWAY TREES(PROTECT-IN-PLACE) EXISTING SCREEN TREES (PROTECT-IN-PLACE) EXISTING ACCENT TREES (PROTECT-IN-PLACE) EXISTING SCREEN TREES (PROTECT-IN-PLACE) EXISTING PALMS(PROTECT-IN-PLACE) EXISTING PARKING LOT TREES (PROTECT-IN-PLACE) EXISTING TRANSFORMER NEW 5'-0" WIDE CONCRETE WALKWAY NEW 6'-0" HT. METAL FENCE WITH GATE SYNTHETIC TURF 20' WIDE FIRE DEPARTMENT ACCESSAND TURNAROUND NEW TRASH ENCLOSURE WITH FLOWERING VINES ON 3 SIDESTO DETER GRAFFITI NEW 16'-0" WIDE ACCESSGATE WITH FIRE DEPARTMENT KNOX BOX COURTYARD AREA CONCRETEPAVING NEW 6'-0" HT. FENCE WITH ACCESS GATE NEW 8'-0" SQ. METAL SHADE STRUCTURES NEW 16' x 65' METALSHADE STRUCTURE BASKETBALL COURTS NEW CONCRETEPAVING NEW TRASH ENCLOSUREWITH FLOWERING VINES ON 3 SIDES TO DETER GRAFFITI CONCRETE PAVING EXISTINGCONCRETE WALL EXISTING CONCRETESIDEWALK EXISTING RAMP AND HANDRAIL (PROTECT-IN-PLACE) NEW CONCRETEPAVING (SECOND FLOOR ONLY) EXISTING ACCENT TREES(PROTECT-IN-PLACE) NEW 16'-0" WIDE ACCESSGATE WITH FIRE DEPARTMENT KNOX BOX "A LANDSCAPED AREA SHALL BE PROVIDED AROUND AND ABUTTING EACH BUILDING. THEAREA OF LANDSCAPING SHALL BE EQUAL TO OR GREATER THAN THREE (3) TIMES THE PERIMETER DIMENSIONS OF THE BUILDING BUT IN NO CASE SHALL BE LESS THAN FIVE (5)FEET IN WIDTH. THE SIDE YARD LANDSCAPING ABUTTING THE BUILDING MAY BECONSIDERED AS PART OF THIS LANDSCAPE REQUIREMENT." BUILDING 3601: TOTAL PERIMETER LENGTH = 632 LF TOTAL REQUIRED LANDSCAPE ABUTTING BUILDING = 1,896 SF TOTAL PROVIDED LANDSCAPE ABUTTING BUILDING = 2,091 SF BUILDING 3611: TOTAL PERIMETER LENGTH = 741 LF TOTAL REQUIRED LANDSCAPE ABUTTING BUILDING = 2,223 SF TOTAL PROVIDED LANDSCAPE ABUTTING BUILDING = 2,397 SF CODE SECTION SAMC SEC. 41.317 EXISTING ACCENT TREES(PROTECT-IN-PLACE) EXISTING SCREEN TREES (PROTECT-IN-PLACE) EXISTING PARKWAY TREES(PROTECT-IN-PLACE) EXISTING PALMS(PROTECT-IN-PLACE) EXISTING MONUMENTSIGNAGE (PROTECT-IN-PLACE)EXISTING MONUMENTSIGNAGE (PROTECT-IN-PLACE) EXISTING LOW WALL (PROTECT-IN-PLACE) EXISTING LOW WALL(PROTECT-IN-PLACE) COURTYARDAREA EXISTING WALK CONNECTION TO REMAIN AGAVE 'BLUE GLOW'BLUE GLOW AGAVE ALOE STRIATA CORAL ALOE DODONAEA VISCOSAHOPSEED BUSH BOTANICAL NAMECOMMON NAMESYM. CONCEPTUAL PLANT LIST SIZE 5 GAL. 5 GAL. 5 GAL. 5 GAL. 5 GAL. 5 GAL. 15 GAL. 5 GAL. 5 GAL. 15 GAL. 1 GAL. 1 GAL. STRELITZIA REGINAEBIRD OF PARADISE SENECIO MANDRALISCAEBLUE CHALK STICKS CALAMAGROSTIS X ACUTIFLORAKARL FOERSTER GRASS SEDUM SPP.STONECROP DIANELLA SPP.FLAX LILY MUHLENBERGIA LINDHEIMERIAUTUMN GLOW MUHLY PODOCARPUS ‘MONMAL’ICEE BLUE YELLOWWOOD LAVANDULA ANGUSTIFOLIALAVENDER SPP. DRACAENA DRACODRAGON TREE AGAVE DESMETTIANASMOOTH AGAVE 5 GAL. 5 GAL.SALVIA SPP.SAGE 5 GAL.LIGUSTRUM JAPONICUM 'TEXANUM'WAX LEAF PRIVET 5 GAL.PEROVSKIA ATRIPLICIFOLIARUSSIAN SAGE 5 GAL.PITTOSPORUM TOBIRA 'VARIEGATA'VARIEGATED MOCK ORANGE 5 GAL.RHAPHIOLEPIS INDICA 'CLARA' INDIAN HAWTHORN 5 GAL.ECHINOCACTUS GRUSONII GOLDEN BARREL CACTUS SCREEN PLANTING FOUNDATION PLANTING MID-STORY PLANTING ACCENT PLANTING LOW PLANTING / GROUNDCOVER 1 GAL.ROSMARINUS OFF. 'PROSTRATUS'PROSTRATE ROSEMARY 5 GAL.AGAVE ATTENUATAFOXTAIL AGAVE AGAVE MACROACANTHA X VICTORIAE-REGINAEAGAVE 'ROYAL SPINE' 5 GAL. 5 GAL.THUNBERGIA ALATABLACK-EYED SUSAN VINE VINES (PROPOSED) EXISTING PLANT MATERIAL TO BEPROTECTED-IN-PLACE PLANT LIST (EXISTING) EXISTING LIGUSTRUM SHRUB TO BE PROTECTED-IN-PLACE EXISTING TURF TO BE PROTECTED-IN-PLACE     Exhibit 8 - Health Risk Assessment https://www.santa-ana.org/cristo-rey-school/     UPDATED TRAFFIC CIRCULATION ANALYSIS CRISTO REY ORANGE COUNTY HIGH SCHOOL Santa Ana, California September 16, 2025 Prepared for: CRISTO REY ORANGE COUNTY HIGH SCHOOL 2204 McFadden Avenue Santa Ana, CA 2704 LLG Ref. 2-25-4923-1 Prepared by: Under the Supervision of: Shane S. Green, P.E. Keil D. Maberry, P.E. Senior Transportation Engineer Principal and Megan A. Lam, P.E Transportation Engineer III     LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-25-4923-1 Cristo Rey Orange County High School, Santa Ana N:\4900\2254923 - Cristo Rey Orange County High School, Santa Ana\Report i TABLE OF CONTENTS SECTION PAGE 1.0 Introduction .............................................................................................................................. 1 1.1 Study Area .............................................................................................................................. 2 2.0 Project Description and Location ........................................................................................... 3 2.1 Pedestrian Circulation ............................................................................................................ 3 3.0 Existing Conditions .................................................................................................................. 4 3.1 Existing Street System ........................................................................................................... 4 3.1.1 Public Transit .................................................................................................................. 5 3.2 Bicycle Master Plan ............................................................................................................... 5 3.3 Existing Traffic Volumes ....................................................................................................... 6 3.4 Existing Intersection Conditions ............................................................................................ 6 3.4.1 Intersection Capacity Utilization (ICU) Method of Analysis ......................................... 6 3.4.2 Highway Capacity Manual 7 (HCM 7) Method of Analysis (Unsignalized Intersections) ........................................................................................... 7 3.4.3 Level of Service Criteria ................................................................................................. 7 3.5 Existing Level of Service Results .......................................................................................... 7 4.0 Traffic Forecasting Methodology ......................................................................................... 11 5.0 Project Traffic Characteristics ............................................................................................. 12 5.1 Project Traffic Generation .................................................................................................... 12 5.2 Project Traffic Distribution and Assignment ....................................................................... 13 6.0 Future Traffic Conditions ..................................................................................................... 15 6.1 Ambient Traffic Growth....................................................................................................... 15 6.2 Cumulative Projects Traffic Characteristics ........................................................................ 15 6.3 Year 2026 Cumulative Traffic Volumes .............................................................................. 19 7.0 Traffic Circulation Analysis Methodology .......................................................................... 20 7.1 Level of Service Criteria and Thresholds ............................................................................. 20 7.1.1 City of Santa Ana .......................................................................................................... 20 7.1.2 City of Costa Mesa........................................................................................................ 20 7.2 Traffic Analysis Scenarios ................................................................................................... 20 8.0 Peak Hour Intersection Capacity Analysis .......................................................................... 21 8.1 Year 2026 Traffic Analysis .................................................................................................. 21 8.1.1 Year 2026 Cumulative Traffic Conditions ................................................................... 21 8.1.2 Year 2026 Cumulative Plus Project Traffic Conditions ............................................... 21 9.0 Internal Circulation Evaluation ........................................................................................... 25     LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-25-4923-1 Cristo Rey Orange County High School, Santa Ana N:\4900\2254923 - Cristo Rey Orange County High School, Santa Ana\Report ii TABLE OF CONTENTS (CONTINUED) SECTION PAGE 10.0 Recommended Intersection Improvements ......................................................................... 26 10.1 Project Specific Improvements ............................................................................................ 26 10.2 Year 2026 Cumulative Plus Project Recommended Improvements .................................... 26 11.0 Traffic and Parking Management Plan Measures .............................................................. 27 12.0 Summary Of Findings And Conclusion ............................................................................... 30 APPENDICES APPENDIX A. Traffic Study Scope of Work B. Existing Traffic Count Data C. Intersection Level of Service Calculation Worksheets D. Traffic Signal Warrant Worksheets E. School On-Site Drop-Off and Pick-Up Queue     LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-25-4923-1 Cristo Rey Orange County High School, Santa Ana N:\4900\2254923 - Cristo Rey Orange County High School, Santa Ana\Report iii LIST OF FIGURES SECTION—FIGURE # FOLLOWING PAGE 1–1 Vicinity Map .................................................................................................................... 2 2–1 Existing Site Aerial ........................................................................................................... 3 2–2 Proposed Site Plan ............................................................................................................ 3 3–1 Existing Roadway Conditions and Intersection Controls ........................................... 5 3–2 OCTA Transit Map .......................................................................................................... 5 3–3 Transit Stop Locations ..................................................................................................... 5 3–4 City of Santa Ana Bikeway Master Plan ......................................................................... 6 3–5 City of Costa Mesa Bikeway Master Plan ....................................................................... 6 3–6 Existing AM Peak Hour Traffic Volumes .................................................................. 6 3–7 Existing PM Peak Hour Traffic Volumes ...................................................................... 6 5–1 Project Trip Distribution Pattern ..................................................................................... 14 5–2 AM Peak Hour Project Traffic Volumes ...................................................................... 14 5–3 PM Peak Hour Project Traffic Volumes ....................................................................... 14 6–1 Location of Cumulative Projects .................................................................................... 18 6–2 AM Peak Hour Cumulative Project Traffic Volumes .................................................... 18 6–3 PM Peak Hour Cumulative Project Traffic Volumes ..................................................... 18 6–4 Year 2026 Cumulative AM Peak Hour Traffic Volumes ............................................ 19 6–5 Year 2026 Cumulative PM Peak Hour Traffic Volumes ............................................ 19 6–6 Year 2026 Cumulative Plus Project AM Peak Hour Traffic Volumes ....................... 19 6–7 Year 2026 Cumulative Plus Project PM Peak Hour Traffic Volumes ....................... 19 9–1 Trash Truck Turning Analysis ...................................................................................... 25 9–2 Fire Truck Turning Analysis ......................................................................................... 25 11–1 Drop-Off and Pick-Up Location ................................................................................... 29     LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-25-4923-1 Cristo Rey Orange County High School, Santa Ana N:\4900\2254923 - Cristo Rey Orange County High School, Santa Ana\Report iv LIST OF TABLES SECTION—TABLE # PAGE 3–1 Level of Service Criteria for Signalized Intersections (ICU Methodology) .................... 8 3–2 Level of Service Criteria For Unsignalized Intersections (HCM 7 Methodology) ......... 9 3–3 Existing Peak Hour Intersection Capacity Analysis ....................................................... 10 5–1 Project Trip Generation Rates and Forecast ................................................................... 14 6–1 Location and Description of Cumulative Projects.................................................... 16-17 6–2 Cumulative Projects Traffic Generation Forecast .......................................................... 18 8–1 Year 2026 Cumulative Peak Hour Intersection Capacity Analysis ......................... 23-24     LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-25-4923-1 Cristo Rey Orange County High School, Santa Ana N:\4900\2254923 - Cristo Rey Orange County High School, Santa Ana\Report 1 UPDATED TRAFFIC CIRCULATION ANALYSIS CRISTO REY ORANGE COUNTY HIGH SCHOOL Santa Ana, California September 16, 2025 1.0 INTRODUCTION This updated traffic circulation analysis addresses the potential circulation needs associated with the proposed Cristo Rey Orange County High School Project (hereinafter referred to as Project) located in the City of Santa Ana, California. The Project site is situated on the southeast quadrant of Harbor Boulevard and Lake Center Drive, within an existing business park, at 3601 – 3631 South Harbor Boulevard. The proposed Project will consist of re-occupying Building 3611 (45,148 SF) and the second floor of Building 3601 (18,032 SF) for a total of 63,180 SF as a private high school with up to a maximum of 500 students at buildout. This high school is being relocated from their existing site within the Immaculate Heart of Mary Catholic church site at 2204 McFadden Avenue in the City of Santa Ana with a current enrollment of 140 students. This report documents the findings and recommendations of a traffic circulation analysis conducted by Linscott, Law & Greenspan, Engineers (LLG) to determine the potential circulation effects and Project-related improvements associated with the proposed Project. The traffic analysis evaluates the existing operating conditions at eight (8) key study intersections within the project vicinity, estimates the trip generation potential of the proposed Project, and forecasts future operating conditions without and with the proposed Project. Where necessary, intersection improvement measures are identified. This traffic report satisfies the traffic analysis requirements of the City of Santa Ana . The Scope of Work for this traffic study, which is included in Appendix A, was developed in conjunction with City of Santa Ana staff. The project site has been visited and an inventory of adjacent area roadways and intersections was performed. Existing peak hour traffic information has been collected at eight (8) key study intersections for use in the preparation of intersection level of service calculations. Information concerning cumulative projects (planned and/or approved) in the vicinity of the proposed Project has been researched at the Cities of Santa Ana, Fountain Valley, and Costa Mesa. Based on our research, there are three (3) cumulative projects in the City of Santa Ana, four (4) cumulative projects in the City of Fountain Valley, and three (3) cumulative projects in the City of Costa Mesa within the vicinity of the subject site that have either been built, but not yet fully occupied, or are being processed for approval. These ten (10) planned and/or approved cumulative projects were considered in the cumulative traffic analysis for this project. This traffic report analyzes existing and future weekday AM peak hour and PM peak hour traffic conditions for a near-term (Year 2026) traffic setting upon completion of the proposed Project. Peak hour traffic forecasts for the near-term (Year 2026) have been projected by increasing existing traffic     LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-25-4923-1 Cristo Rey Orange County High School, Santa Ana N:\4900\2254923 - Cristo Rey Orange County High School, Santa Ana\Report 2 volumes by an annual growth rate of 1.0% per year and adding traffic volumes generated by ten (10) cumulative projects. 1.1 Study Area The eight (8) key study intersections selected for evaluation were based on coordination with the City of Santa Ana’s Traffic Engineering Department staff. The eight (8) key study intersections listed below provide local access to the study area and define the extent of the boundaries for this traffic analysis. Key Study Intersections 1. Harbor Boulevard at MacArthur Boulevard (Santa Ana/Costa Mesa) 2. Harbor Boulevard at Lake Center Drive (Santa Ana/Costa Mesa) 3. Harbor Boulevard at SOCO Harbor Drive (Santa Ana/Costa Mesa) 4. Harbor Boulevard at Sunflower Avenue (Santa Ana/Costa Mesa) 5. Harbor Boulevard at South Coast Drive (Costa Mesa) 6. SOCO Harbor Drive at Lake Center Drive (Santa Ana) 7. Susan Street at Lake Center Drive (Santa Ana) 8. Lake Center Drive at MacArthur Boulevard (Santa Ana) Figure 1-1 presents a Vicinity Map, which illustrates the general location of the proposed Project and depicts the study locations and surrounding street system. The Level of Service (LOS) investigations at these key locations were used to evaluate the potential circulation effects associated with area growth, cumulative projects and the proposed Project. When necessary, this report recommends intersection improvements that may be required to restore/maintain an acceptable Level of Service and/or offset the circulation effects of the project. Included in this Traffic Analysis are:  Existing traffic counts,  Estimated project traffic generation/distribution/assignment,  Estimated cumulative project traffic generation/distribution/assignment,  AM and PM peak hour capacity analyses for existing conditions,  AM and PM peak hour capacity analyses for future near-term (Year 2026) traffic conditions with the proposed Project,  Internal Circulation Evaluation,  Recommended Intersection Improvements, and  Traffic and Parking Management Plan Measures.         LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-25-4923-1 Cristo Rey Orange County High School, Santa Ana N:\4900\2254923 - Cristo Rey Orange County High School, Santa Ana\Report 3 2.0 PROJECT DESCRIPTION AND LOCATION The Project site is situated on the southeast quadrant of Harbor Boulevard and Lake Center Drive within an existing business park at 3601 – 3631 South Harbor Boulevard consisting of approximately 150,792 square-feet (SF) within four (4) buildings. Figure 2-1 presents an aerial depiction of the existing site. The current occupancy is detailed by building as follows: Building Size (SF) Occupancy (SF) Vacancy (SF) 3601 36,065 18,528 17,537 3611 45,148 24,423 20,725 3621 45,162 20,605 24,557 3631 24,417 21,506 2,911 Total 150,792 85,062 65,730 The proposed Project will consist of re-occupying Building 3611 (45,148 SF) and the second floor of Building 3601 (18,032 SF) for a total of 63,180 SF as a private high school with up to a maximum of 500 students at buildout. This high school is being relocated from their existing site within the Immaculate Heart of Mary Catholic church site at 2204 McFadden Avenue in the City of Santa Ana with a current enrollment of 140 students. Figure 2-2 presents the proposed site plan for the Project, prepared by MJP Architects, which shows the proposed High School development. Access to the Project site will continue to be provided via the two (2) existing full access unsignalized driveways along SOCO Harbor Drive. The draft bell schedule for the proposed high school indicates a school start of 8:10 AM and school ending at 3:10 PM. 2.1 Pedestrian Circulation Pedestrian circulation will be provided via existing public sidewalks along Sunflower Avenue, Harbor Boulevard, and Lake Center Drive bordering the project site. The proposed Project will protect the existing sidewalk along the project frontage and if necessary, repair or reconstruct sidewalks along the project frontage per the City’s request. Figure 2-2 illustrates the proposed Project’s internal walkway and pedestrian circulation which connects to the public sidewalk system via Harbor Boulevard. The proposed Project plans to demolish the existing surface parking area between Buildings 3601 and 3611 to provide a pedestrian plaza for the school, to include covered outdoor dining and two (2) basketball courts. Some students are anticipated to travel to/from school via public transportation and will utilize OCTA Route 43 via the existing bus stops located on Harbor, just north and south of Lake Center Drive. As part of the proposed Project, yellow ladder school crosswalks will be striped on all legs at the intersection of Harbor Boulevard and Lake Center Drive to accommodate the increase in student activity at the intersection. These improvements are subject to the review and approval by the Cities of Santa Ana and Costa Mesa due to joint jurisdiction.             LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-25-4923-1 Cristo Rey Orange County High School, Santa Ana N:\4900\2254923 - Cristo Rey Orange County High School, Santa Ana\Report 4 3.0 EXISTING CONDITIONS 3.1 Existing Street System The principal local network of streets serving the proposed Project includes Harbor Boulevard, MacArthur Boulevard, Lake Center Drive, Sunflower Avenue, and South Coast Drive. The following discussion provides a brief synopsis of these key area streets. The descriptions are based on an inventory of existing roadway conditions. Harbor Boulevard is a six-lane divided roadway, north of Sunflower Avenue, a seven-lane divided roadway between Sunflower Avenue and South Coast Drive, and an eight-lane divided roadway south of South Coast Drive. Harbor Boulevard is oriented in the north-south direction, located to the west of the Project site. Parking is not permitted along either side of this roadway in the vicinity of the proposed project. The posted speed limit on Harbor Boulevard is 40 miles per hour (mph). Traffic signals control the study intersections of Harbor Boulevard at Macarthur Boulevard, Scenic Avenue/Lake Center Drive, Sunflower Avenue, and South Coast Drive. The intersection of Harbor Boulevard at SOCO Harbor Drive is stop-controlled. MacArthur Boulevard is a six-lane divided roadway oriented in the east-west direction, located to the north of the Project site. The posted speed limit on MacArthur Boulevard is 45 mph west of Harbor Boulevard and 40 mph east of Harbor Boulevard. Parking is not permitted along either side of the roadway in the vicinity of the proposed project. A traffic signal controls the study intersections of MacArthur Boulevard at Harbor Boulevard. The intersection of MacArthur Boulevard at Lake Center Drive is stop-controlled. Lake Center Drive is a two-lane divided roadway oriented in the east-west direction. Lake Center Drive borders the Project site to the north. The posted speed limit on Lake Center Drive is generally 35 mph within the vicinity of the proposed Project. Parking is not permitted along either side of the roadway in the vicinity of the proposed project. A traffic signal controls the study intersections of Lake Center Drive at Harbor Boulevard. The intersections of Lake Center Drive at SOCO Harbor Drive, Susan Street, and MacArthur Boulevard are stop-controlled. Sunflower Avenue is a four-lane, divided roadway oriented in the east-west direction, located to the south of the Project site. The posted speed limit on Sunflower Avenue is 40 mph in the vicinity of the proposed Project. Parking is not permitted along either side of the roadway. A traffic signal controls the study intersection of Sunflower Avenue at Harbor Boulevard. South Coast Drive is a four-lane divided roadway oriented in the east-west direction, located to the south of the Project site. The posted speed limit on South Coast Drive is 40 mph in the vicinity of the proposed Project. Parking is not permitted along either side of the roadway in the vicinity of the proposed project. A traffic signal controls the study intersection of South Coast Drive at Harbor Boulevard.     LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-25-4923-1 Cristo Rey Orange County High School, Santa Ana N:\4900\2254923 - Cristo Rey Orange County High School, Santa Ana\Report 5 Figure 3-1 presents an inventory of the existing roadway conditions for the arterials and intersections evaluated in this report. This figure identifies the number of travel lanes for key arterials, as well as intersection configurations and controls for the key area study intersections. 3.1.1 Public Transit Public transit bus service for the Project site is adequate and is provided in the project area by the Orange County Transportation Authority (OCTA). OCTA is the leading transit provider in Orange County and offers a wide range of fixed-route bus services. OCTA has developed an extensive network of transit routes to connect residents and commuters of Santa Ana to key destinations. Four (4) OCTA bus routes operate within the vicinity of the project site on Sunflower Avenue, Harbor Boulevard, and MacArthur Boulevard which consists of the following:  OCTA Route 43: The major route of travel includes Harbor Boulevard. Nearest to the project site are bus stops on the northwest and northeast corner of the intersection of Harbor Boulevard at Sunflower Avenue. Route 43 operates on approximate 20-minute headways during weekdays and weekends. The nearest five bus stops are located west of the project site, along Harbor Boulevard between South Coast Drive and Scenic Avenue/Lake Center Drive.  OCTA Route 47: The major route of travel includes Fairview Road. Nearest to the project site are bus stops on the northwest and southwest corner of the intersection of Harbor Boulevard at MacArthur Boulevard. Route 47 operates on approximate 15-minute headways on the weekdays and 30-minute headways on the weekends. The nearest five bus stops are located north of the project site, along Harbor Boulevard between MacArthur Boulevard and Garry Avenue.  OCTA Route 76: The major route of travel includes MacArthur Boulevard. Nearest to the project site are bus stops on the northwest and southeast corner of the intersection of Harbor Boulevard at MacArthur Boulevard. Route 76 operates on approximate 60-minute headways on the weekdays and does not operate on weekends. The nearest five bus stops are located north of the project site, along MacArthur Boulevard between Harbor Boulevard and Susan Street.  OCTA Route 543: The major route of travel is Harbor Boulevard. Nearest to the project site are bus stops on the northwest and northeast corner of the intersection of Harbor Boulevard at MacArthur Boulevard. Route 543 operates on approximate 20-minute headways on the weekdays and does not operate on weekends. The nearest two bus stops are located north of the project site along Harbor Boulevard between Moore Avenue and MacArthur Boulevard. Figure 3-2 graphically illustrates the transit routes of OCTA within the vicinity of the project. Figure 3-3 identifies the locations of the existing bus stops in proximity to the Project site. 3.2 Bicycle Master Plan The City of Santa Ana promotes bicycling as a means of mobility and a way in which to improve the quality of life within its community. The Bikeway Master Plan recognizes the needs of bicycle users and aims to create a complete and safe bicycle network throughout the City. The City of Santa Ana