Meeting

Planning Commission
Regular Meeting Agenda

April 14, 2025
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
Ali Pezeshkpour, AICP Acting Executive Director
Melissa M. Crosthwaite Legal Counsel	Ricardo Soto, AICP Acting Planning Manager	Nuvia Ocampo Recording Secretary

In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 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
		Isuri S. Ramos, Vice-Chair
		Christopher Leo
		Carl Benninger
		Bao Pham
		Manuel J. Escamilla
		Alan Woo

	Acting Executive Director	Ali Pezeshkpour, AICP
	Senior Asst. City Attorney	Melissa M. Crosthwaite
	Acting Planning Manager	Ricardo Soto, AICP
	Recording Secretary	Nuvia Ocampo

ROLL CALL

PLEDGE OF ALLEGIANCE

PUBLIC COMMENTS

CONSENT CALENDAR ITEMS

Minutes

Recommended Action: Approve Minutes from March 24, 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 April 4, 2025, and notices were mailed on said date.

CONDITIONAL USE PERMIT NO. 2025-02 FOR THE PROPERTY LOCATED AT 1623 WEST SEVENTEENTH STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) ZONING DISTRICT. (CONTINUED FROM MARCH 10, 2025)

Project Applicant:      David Oh (Applicant) with Top Food Makers, Inc., on behalf of Bolsa-Bushard, LLC (Property Owner)

Proposed Project:    Applicant is requesting approval of Conditional Use Permit (CUP) No. 2025-02, and a determination of Public Convenience or Necessity (PCN) to allow the sale of beer, wine, and distilled spirits, for off-premises consumption through the operation of a Type-21 Alcoholic Beverage Center (ABC) license at a new proposed neighborhood grocery store, called Ole City Market.

Environmental Impact:  Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-03 will be filed for this project.

RESOLUTION NO. 2025-XX

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-02 AS CONDITIONED AND MAKING A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS, FOR OFF-PREMISES CONSUMPTION FOR OLE CITY MARKET LOCATED AT 1623 W. SEVENTEENTH STREET (APN: 399-121-03)

Recommended Actions:

Adopt a resolution approving Conditional Use Permit No. 2025-02 as conditioned; and
Authorize staff to issue a Letter of Public Convenience or Necessity to the State Department of Alcoholic Beverage Control.

CONDITIONAL USE PERMIT NOS. 2025-05 AND 2025-06 FOR THE PROPERTY LOCATED AT 2 EAST HUTTON CENTER DRIVE, UNIT 202, LOCATED WITHIN THE SPECIFIC DEVELOPMENT NO. 76 (SD-76) ZONING DISTRICT.

Project Applicant: Jiayi Liu with Food Trace Management, LLC dba Little Pan (Applicant) on behalf of KRB Investments Management, LLC (Property Owner)

Proposed Project: Applicant is seeking approval of Conditional Use Permit (CUP) Nos. 2025-05 and 2025-06 to allow the sale of beer and wine for on-premises consumption through a Type-41 license from the Department of Alcoholic Beverage Control and to allow for after-hours operations at an existing eating establishment.

Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 1, Section 15301 (Class 1 - Existing Facilities) of the CEQA Guidelines. Categorical Exemption ER No. 2025-18 will be filed for this project.

RESOLUTION NO. 2025-XX

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-05 AS CONDITIONED TO ALLOW THE SALE OF BEER AND WINE FOR ON-PREMISES CONSUMPTION THROUGH A TYPE-41 LICENSE FROM THE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) AT LITTLE PLAN LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411-093-03)

RESOLUTION NO. 2025-XXX

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-06 AS CONDITIONED TO ALLOW AFTER-HOURS OPERATIONS UNTIL 2:00 A.M. FOR LITTLE PAN EATING ESTABLISHMENT LOCATED AT 2 E. HUTTON CENTER DRIVE, UNIT 202 (APN: 411-093-03)

Recommended Actions:

Adopt a resolution approving Conditional Use Permit No. 2025-05 for on-sale beer and wine license as conditioned; and
Adopt a resolution approving Conditional Use Permit No. 2025-06 for after-hours operation as conditioned.

APPEAL OF REVOCATION FOR LAND USE CERTIFICATE NO. 2023-03 FOR THE PROPERTY LOCATED AT 2610 WEST EDINGER AVENUE LOCATED WITHIN THE COMMUNITY COMMERCIAL (C1) ZONING DISTRICT.

Project Applicant: Bertilio Henriquez (Applicant) on behalf of Santa Ana Stater Shops, LLC. (Property Owner)

Proposed Project: Appeal Application No. 2025-01 appealing the decision made by the Executive Director of Planning and Building Agency (PBA Director) to revoke Land Use Certificate (LUC) No. 2003-03, issued by the Planning and Building Agency. This certificate was granted for a small recycling facility called Money for Cans. Pursuant to Section 41-677 of the Santa Ana Municipal Code (SAMC), applicants may appeal the PBA Director’s decision to deny or revoke a land use certificate to the Planning Commission. Also pursuant to SAMC Section 41-677, the PBA Director’s decision is vacated and the Planning Commission shall hear the appeal and act upon the LUC application.

Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15321(a) (Class 21 – Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines. Categorical Exemption ER No. 2025-22 will be filed for this project.

RESOLUTION NO. 2025-XX

A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL APPLICATION NO. 2025-01, THEREBY REVOKING LAND USE CERTIFICATE NO. 2003-03 THAT ALLOWS THE OPERATION OF A SMALL COLLECTION FACILITY DOING BUSINESS AS MONEY FOR CANS LOCATED AT 2610 W. EDINGER AVENUE (APN: 408-041-04).

Recommended Action:

Adopt a resolution upholding the Director of Planning and Building’s decision to revoke Land Use Certificate No. 2003-03.

Administrative Matters

Planning Commission Basics

*End of Business Calendar*

STAFF COMMENTS

COMMISSIONER COMMENTS

ADJOURNMENT The next meeting of the Planning Commission will be on April 28, 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 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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