Meeting

Planning Commission
Regular Meeting Agenda

December 9, 2024
5:30 P.M.

Council Chamber
22 Civic Center Plaza
Santa Ana, CA

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JENNIFER OLIVA Chair, Ward 6 Representative
ISURI S. RAMOS Vice-Chair, Ward 3 Representative		CHRISTOPHER LEO Citywide Representative
MANUEL J. ESCAMILLA Ward 2 Representative		CARL BENNINGER Ward 4 Representative
BAO PHAM Ward 1 Representative		ALAN WOO Ward 5 Representative
Minh Thai Executive Director
Melissa Crosthwaite Legal Counsel	Ali Pezeshkpour, AICP Planning Manager	Nuvia Ocampo Recording Secretary

In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647-5624. 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.santa-ana.org/city-meetings.

CALL TO ORDER
	Commissioners:	Jennifer Oliva, Chair
		Manuel Escamilla
		Christopher Leo
		Bao Pham
		Carl Benninger
		Isuri S. Ramos
		Alan Woo

	Executive Director	Minh Thai
	Chief Asst. City Attorney	Melissa Crosthwaite
	Planning Manager	Ali Pezeshkpour, AICP
	Recording Secretary	Nuvia Ocampo

ROLL CALL

PLEDGE OF ALLEGIANCE

PUBLIC COMMENTS

CONSENT CALENDAR ITEMS

Minutes

Recommended Action: Approve Minutes from October 28, 2024.

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 and OC Register on November 29, 2024, and notices were mailed on said date.

CONDITIONAL USE PERMIT NO. 2024-13, VARIANCE NO. 2024-03, AND MINOR EXCEPTION NO. 2024-03 FOR THE PROPERTY LOCATED AT 2235 SOUTH BRISTOL STREET LOCATED WITHIN THE BRISTOL STREET CORRIDOR SPECIFIC PLAN (SP-1) DISTRICT.

Project Applicant: Amir Houriani with Santana Green Development, LLC. (Applicant & Property Owner)

Proposed Project: Applicant is requesting approval of various entitlements to allow the construction and operation of a 1,205-square-foot Starbucks at a vacant property. Entitlements include Conditional Use Permit No. 2024-13 to allow drive-through window service, Variance No. 2024-03 to allow a reduction in required landscaped setbacks, and Minor Exception No. 2024-03 to allow for continuance of overhead electrical feed and on-site power pole to service the site.

Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15303 (Class 3 – New Construction) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2023-19, will be filed for this project.

Recommended Actions:

Adopt a resolution approving Conditional Use Permit No. 2024-13 for drive-through window service, as conditioned;

Adopt a resolution approving Variance No. 2024-03 for a reduction in required landscape setbacks, as conditioned; and

Adopt a resolution approving Minor Exception No. 2024-03 for continuance of overhead electrical feed and on-site power pole, as conditioned.

VESTING TENTATIVE TRACT MAP (VTTM) NO. 2024-02 AND DENSITY BONUS AGREEMENT (DBA) NO. 2024-02 FOR THE PROPERTY LOCATED AT 510 AND 520 NORTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT.

Project Applicant: Kim Prijatel (Applicant) representing Clark Beyer of Alminlo Properties, LLC (Property Owner)

Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map (VTTM) No. 2024-02 (County Map No. 19328) and Density Bonus Agreement (DBA) No. 2024-02 to allow the construction of a 45 unit, two to three-story residential townhouse development for the above-mentioned properties. The development will include five units affordable to moderate-income households earning 80-120 percent of the area median income (AMI) and will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41-1600 through 41-1607.

Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). A Notice of Exemption, Environmental Review No. 2024-32, will be filled for this project.

Recommended Actions:

Adopt a resolution approving Vesting Tentative Tract Map No. 2024-02 (County Map No. 19328) as conditioned; and
Adopt a resolution approving Density Bonus Agreement No. 2024-02 as conditioned.

ZONING ORDINANCE AMENDMENT NO. 2024-03 TO AMEND ARTICLE II (USE DISTRICTS) OF CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE (SAMC) IN COMPLIANCE WITH CHANGES TO STATE LAW PERTAINING TO ACCESSORY DWELLING UNITS.

Project Location: Citywide

Project Applicant: The City of Santa Ana

Proposed Project: The City of Santa Ana proposes Zoning Ordinance Amendment No. 2024-03 to amend several sections of Article II (Use Districts - General Provisions) of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) related to accessory dwelling units (ADUs) to maintain consistency with, and amend to reflect modifications to, state ADU law scheduled to take effect on January 1, 2025.

Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, adoption of this Ordinance is exempt from CEQA review pursuant to Section 15282(h) which provides a statutory exemption for the adoption of an ordinance regarding ADUs in a single-family or multifamily residential zone by a city or county to implement the provisions of Sections 66310 et seq. of the Government Code as set forth in Section 21080.17 of the Public Resources Code. As a result, a Notice of Exemption, Environmental Review No. 2024-96, will be filed upon adoption of this ordinance.

Recommended Actions:

Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2024-03.

*End of Business Calendar*

STAFF COMMENTS

COMMISSIONER COMMENTS

ADJOURNMENT The next meeting of the Planning Commission will be on January 13, 2025 at in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.

APPEAL INFORMATION

The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 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

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Submit a written comment

You are invited to submit a written comment in one of the following ways:

E-mail [email protected] and reference the topic in the subject line.
Mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.

Deadline to submit written comments, including any supplemental materials for consideration by the Planning Commission, is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Planning Commission but will be made part of the record. All attendees wishing to submit written comments or supplemental materials for distribution to Planning Commission members during the in-person meeting must provide 15 printed copies.

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