Planning Commission - Regular Meeting

We're gonna call the May 14 Mountain Valley Planning Commission meeting to order, and we will begin with the flag salute. Please join me if you're able. Today, the planning commission will conduct a study session. The purpose of the study session is to learn about a topic, ask questions and provide general feedback to staff. No votes or action will be taken at this time.

This is not a public hearing but if you would like to speak as a member of the public on a study session item, please limit comments to three minutes. Do we have any requests for comment?

Not at this time, sir.

Okay. Hearing none, we'll begin on our study session item, 16800 Magnolia Street project, formerly the Boomer's property. The Planning Commission will hold will be holding a study session meeting on the 16800 Magnolia Street project, formerly Boomers property, that includes a mixed use development consisting of the construction of 657 apartment units, 4,460 square feet of retail space, and a public dog park in two mixed use seven story buildings on a 6.87 acre project site located at 16800 Magnolia Street. For the California Environmental Quality Act, an addendum to the general plan environmental impact report was prepared for this project. Staff?

Thank you, sir. Steven Harris, our principal planner, will be making a presentation. Just to reiterate, this is a study session. This is an opportunity for us to have discussion for the community and the planning commission to kinda get some knowledge of this project that will be coming forward, as part of a public hearing in the future, and we anticipate that will be June 11. But we wanted to it's a it's a larger project for the city.

We have some new commissioners, and so we wanted to make sure we presented this project to you, have the ability to answer any questions, research some issues if there are any that come up, and just have a general discussion. We're not asking you to take any action today. We'll just, again, have a discussion. The applicant is here. They can answer questions, and they may present as well. So I'll turn it over to Steven. He'll walk you through the project, and then we'll go from there.

Thank you, mister chair commission. As you stated I'm sorry. As you say, Omar, this is just an informational meeting. No decisions made tonight. I'm just gonna present some information about the project to you. And and at the end of the meeting, we can give you a set of the plans to review.

I didn't mean to steal your your opening. Sorry.

It's okay. So a little history behind the site or behind the project. The Phantom Valley housing element was approved in October 2022. And within the housing element, there were nine opportunity sites that were analyzed, identified to help reach the regional housing needs, allocation of 4,839 units for the City Of Fountain Valley. In December 2023, the site was rezoned to mixed use two.

And within the mixed use two zone, the zone allows for up to 75 dwelling units per acre if the property is separated by the r one zone by the r one zone by the 405 Freeway or or and 400 feet from the r one zone area. So this project site is separated by the 405 Freeway from the nearest residential, so that takes care of one side, the North Northeast side of the project. To the south, the nearest r one zone is 470 feet away. And then to the west, the to the west of the project is actually a city of Huntington Beach, but the closest single family residential in in Huntington Beach is over 700 feet away. The site is a former boomer site.

It was vacant it's vacant since 2017. And the applicant submitted the project in March I'm sorry. Yeah. March '24, and the anticipated planning commission meeting date would be June 11. Some information about the project.

The project includes 657 apartment units and two separate buildings. It also includes 4,460 square feet of commercial retail use broken up broken up into 1,686 square feet in the South Building and 2,774 square feet in the North Building. The project is 71 and a half feet tall and 86 and a half feet tall to the top of the roof structures. The project site is overall a 6.87 acres in size, and it's comprised of four parcels. There will be a north and south building, and then there will be a vehicular access between them over the Orange County Flood Control District property, and I'll go over that in just a second.

Within the project, there'll be courtyards and amenities provided for each building. On the Ground Floor, there'll be fitness, barbecue, paseos with outdoor seating, gaming courtyard, dog wash, coworking areas. And then on the upper floors of the buildings, there'll be a sky lounge, roof deck, pool deck with a pool spa, lounge seating, and barbecue areas. There'll also be a public dog park on the east side of the property, and the land use was set by the general plan update for mixed use. So the next few slides, I'm just gonna go over some site plans, elevations, kind of describe the project and location and everything.

The this is the project site, kind of triangular shaped. We have Magnolia Street on the east side sorry, west side of the project, Recreation Circle along the south side of the project. The Fount Valley Skinny Rink is right here, and floor and decor is right down here. And then you have the 405 Freeway along the east side of the project. As I said before, there's a north and south building.

So this is the South Building. And then the North Building kind of triangular shaped up here. And the access main access to the site for Magnolia is right along here, and this is the location of the flood control district easement that splits the property. A little closer view on the left side, you have the North Building, and there's a parking structure along the back of the North Building that parallels the freeway, and it's multilevel as the building goes up, park structure goes up. And then on the right side, you have the South Building with a parking structure again on the east side of the property adjacent to the skating rink and the skating rink's parking lot.

And access wise, there'll be an access way along the west side of the North Building coming across here that you can access the parking structure from the north side as well as from the south side from the main entrance. And then on the South Building, there'll be an access right here off of recreation. And then the main entrance to the site, there'll be access right here to the parking structure. And then every level going up in the both buildings are very similar until you get up to the seventh Level. On the seventh Level, there's an incorporated step back to the building.

So the edge right here of of the building is all the floors going down, but the seventh level stepped back along Magnolia Street for the north side, an average about 29 feet. And then the South Building, there's a step back along Magnolia right here, an average of about 30 feet and about 40 feet on the south side of the building off of Recreation Circle. On the top here, you have an elevation view of the North Building, so the south side of the North Building. So if you're coming in off of the main entrance in the middle of the two projects, if you look left, this is what you would see. And then the North Building west elevation, this would be the view off of Magnolia Street.

The North Building east elevation, so this is the elevation that's facing the 405 Freeway. So most of this from about here to here is all parking structure. And then the South Building, north elevation, so this is the as you drive in the main entrance and you look right, looking at the South Building, this is what you would see. South Building east elevation is mostly parking structure. This is the side facing the skating rink.

And the South Building south elevation facing Recreation Circle is mostly apartments. And then on the right side, the edge of the parking structure. And South Building west elevation, this would be facing Magnolia Street. These are some perspectives that the applicants put together for the project of looking at the main entrance from Magnolia Street directly looking at the North Building here. The South Building's over here to the right. And you have some commercial right here in the South Building, and then the commercial on the North Building is located about right here on the corner.

Commissioners, I I should have added as since this is a study session, if you have questions along the way, please feel free. You don't have to wait till the end of the presentation. You can kinda add in now.

Sorry about that. This is a view from Magnolia Street. So the Magnolia Overpass going towards the top of the freeway overpass looking down at the project. The freeway side looking at the project. Again, on Magnolia Side looking at the South Building rather than the North Building.

And then this is perspective of the very south side of the project. This is Magnolia Street, and this is Recreation Circle. So this is all the view of the South Building with the parking structure back there. And then a perspective from the interior of the project, the North Building right here with the commercial element right here on the corner, and then looking at the South South Building. And this is a perspective from the rooftop pool deck.

I believe this is a South Building pool deck. So the entitlements for this project include a CEQUA environmental clearance through an addendum, precise plan five eighty, which is the site plan review and site layout of the project, parking layout, landscaping layout, lot tie agreement and a density bonus and affordable housing agreement. The for the environmental, the addendum to the general plan EIR was prepared an addendum for the general plan EIR was prepared for this project. Percent to public resources code 21,000. An addendum to the certified EIR is appropriate where some changes are necessary to the previously certified EIR, but none of the conditions described in the CEQA section one five one six two, such as substantial changes or new information of substantial importance, which was not known at the time the EIR was certified, calling for the preparation of subsequent EIR have occurred.

The addendum shows that the project will have no additional significant impact, no less than significant impact with application of mitigation from the EIR. And the project will be required to meet certain mitigation measures from the general plan EIR, including mitigation to cultural resources, geology and soils, noise, and tribal cultural resources. So

could you help clarify this So one for the addendum is to determine that a whole new EIR isn't needed or the addendum itself wasn't needed, but it was done anyway?

The addendum is to determine that no subsequent EIR is needed or no no subsequent environmental review such as a negative declaration or an EIR is required. So it's it's it's telling the story that the project is in line and in in compliance with the certified EIR for the general plan update.

Okay. So it's a sort of a necessary step to move past that and and not do an additional EIR?

Yes.

Thank you.

The entitlement for the precise plan and the Lot Thai agreement. Again, this is for 657 apartment units in two separate buildings. 674 units were actually evaluated in the in the general plan, so this is less than what was evaluated. There was 400 4,460 square feet of retail. The project will be located on a 6.87 acre property comprised of four parcels, One property on the south side, the middle flood Control District property, and then two properties on the north side that'll be tied together with the lot tie.

There'll be a north and south building with vehicular vehicular access over the flood control property, courtyards and amenities provided for each building, the public dog park. All these will be a part of the approval for the precise plan for the project. Some parking and traffic information about the project. There's 980 parking stalls proposed for the project. 776 are actually what's required per state density bonus law.

So they're providing two zero four parking stalls more than than what's required per state density bonus law. The project was screened from a VMT, vehicle miles traveled analysis. Per the city's transportation impact assessment guidelines, the project is located in the low VMT or vehicle miles traveled generating area, and the retail component is less than 50,000 square feet. The 50,000 square foot threshold as it's only 40 4,460 square feet. There was a transportation impact analysis also completed for this project, which looked at eight intersections around the project.

The lowest operating at a level of service c at the op at the opening year. There was a signal warn analysis provided for the project, which noted that a signal I'm sorry. Signal could be warranted at the main entrance of the project. However, the traffic signal is subject to Caltrans approval since it is adjacent to the it is adjacent to and could be potentially impact operations 405 southbound off ramp at Magnolia Street.

I have a couple of questions. Mhmm. So you say that there's 980 parking spots planned and 776 required by the state density bonus law. Is the city allowed to impose more parking than the minimum set or than the amount set in the state bonus the city bonus law or is that

Not really. No. So we we have our own parking requirements, but those are superseded by state density bonus law. Part of my commitment to the community when I came in and the housing element was going through and these larger developments were proposed just to ensure one quality design, another was to have amenities so that be highly amenitized and then also to work with the developers on parking. And so, you know, I don't think they were gonna come at the minimum, but we also worked with them to ensure that we didn't hit that minimum because that'll be very low.

It would not be enough, we don't think, for a development of this size and with this unit count. And so we're happy that they came in above the 776 minimum per state bone density bonus law. However, no, it would not meet our code requirements if they were to follow those exactly. So yeah. They they had the 776 that they that they're required to.

We can't go above that, but we were we negotiated with them to get more. Well, also wanted to mention since we're on the topic, we do have our public works department here as well. So if you have questions about traffic specifically or lights or anything like that. And also, we have fire representatives as well. So if you have any questions regarding fire coverage and and police fire department, they're here to assist us as well. So

of the 980 parking stalls, do you have a breakdown of how many of those are going to be assigned as, you know, for the residents and how many of those are going to be for people that are just coming in to either use the dog park or use the you know, go to the businesses that are gonna be operating on-site?

We do have a breakdown. I don't have it with me right now, but I would say that the parking stalls and the parking structures are for the residents and for the retail uses. I believe all the parking stalls along the main entrance, there's about 40 or so parking stalls there. Those are open for guests, dog park, retail customers, anybody really. That's where you would find your your open parking.

Steven, I don't don't mean to break the core or whatever, but just to provide a little more context. So I'm Matt. I'm with

Why don't you come up if you wanna

talk? Okay. Hi, everyone. I'm Matt. I'm the applicant. So just a little more context on parking. We have 916 stalls that are gonna be dedicated to residents, and those are gonna be access controlled in the parking garage. And then we have an additional 64 stalls that are gonna be dedicated to retail, guests, and the public. The majority of those, 45 of those are surface parking stalls. So if you remember looking at the site plan, that middle drive aisle that you go on, that's flanked on both sides by surface parking.

So anyone who wants to go to the retail or go to the dog park is gonna have a lot of options for parking. And then one last note on the parking count. Typically, what we find is we're operating buildings is the the amount that we wanna hit just kind of on a market demand standpoint is you wanna have one parking stall per bedroom. And so we always try to meet that as as kind of a threshold, which is above state density bonus requirements, but it's what we see as a demand from residents. And typically, we exceed those to some degree, but that's that's sort of how we look at it for just ensuring we we meet the needs of the people living in our community.

And Matt, thank you. Just for a follow-up. So you'll also have employees there and the retail will have employees. Do you know generally how much that would be and if they'll be using those same those 64 spaces?

I think we estimated in the project we would have between five and ten leasing agents. It it kind of scales. At the beginning, we're gonna have more as it's leasing up. We'll have more people available to to work with potential residents and then it'll scale back a little bit. But all of that can be accommodated on-site. That's the intent is that all the parking is accommodated on-site. The traffic issues are issues are contained on-site. Queuing is contained on-site to minimize impact on the community.

And then I have I have one more parking question while you're here.

Sure.

I've been to a couple of your presentations. I went to the open house that was at the recreation center, and I seem to recall that there was some more specific details regarding things like, you know, the EV charging stations, places for bikes, places for motorcycles. So how is that being divided amongst the different parking structures? Like, how many, you know, EV chargers per level? Like, how is that being managed?

That is more specific than I have an answer for right now. But each parking garage has EV chargers in it. We're required with building code to provide a certain percentage of EV ready, which is a a charger that you can plug into on day one, and then a certain percentage of EV capable. So we run the conduit and the wiring, which enables us to put in the park the EV charger down the road. So each parking garage will have EV chargers. Each parking garage has bike storage. For motorcycle parking, I would have to double check that so I don't speak out of turn.

Great. Thanks.

15% EV ready or EV installed.

EV installed. Thank you. Yeah. So 15% EV installed. So I can't do quick math in front of people, so I'm not gonna try, but I came back into that. Anything else? Thank you.

I do remember the bike storage rooms, I think, have 30 spaces for 30 bikes for each building.

One more question on the the signal. So I understand that the applicant has applied with Caltrans to get the signal approved. How long does that take? And is that within the tell you what, if why don't we why don't we have you go through? And then if we're gonna have the applicant come up and

we'll have think do we have public work representatives here. Do you know the answer to that?

Good evening. I'm Kyle Kanoki, senior engineer in public works. As far as the length, the timeline for Caltrans review, I'm not too sure. I think the applicant would have a better idea. I I do know it was submitted several months ago. Right? And it's been in the review process. So

when we started the we have we have Shane Green here with LLG who's who's our traffic engineer on the project and can answer very technical questions that I'm not even gonna try to. But we engaged Caltrans at the beginning of the process when we first started looking at traffic before we did the traffic study. And that was, what, over a year ago just to get their initial feedback. And we're still actively engaged with them, just making sure they know what's happening. In the traffic study, we wanted to make sure we were syncing with their lights just to minimize impact on that.

So in terms of actual approval, it's our understanding that we're outside of their right of way and don't require their approval for a building permit. However, we've been coordinating them from day one anyway because they're our neighbor, and we wanna make sure the the lights coordinate. And we needed to do that for the traffic plan anyway. The one thing that we'll likely need to work with them on is a traffic plan once we start putting in the signal because we'll have to work through lane closures and that sort of thing, but we've already initiated conversations with them.

So I'm not sure I heard that correctly. The the staff report that we've read had said that that was a Caltrans approval to get the signal put in because it was so close to the freeway. Are you saying that's not the case?

It's and I don't wanna speak out of turn. It's our understanding that we're just outside of Caltrans right away for what actually has to be approved. We've started talking to Caltrans to discuss this point because there is some gray area that we're trying to work through. We presented this Caltrans was supportive of this light when we first started talking to them. So if this proves to be within their jurisdiction, they haven't shown they've actually shown support for the light, we don't anticipate any issue in getting approval for the light down the road if they determine that they need to give approval for the permit. If they disagree with our finding that is within their right of way.

So, Matt, do you know when there'll be a determination on whether or not it's within their jurisdiction?

Shane, do you wanna provide a little more color on this? He's Shane's been leading the charge communicating with Caltrans, so he'll be able to speak to this in more detail.

Yeah. So with Caltrans, it's kind of a gray area. How long would it take? Right? You know, normal permit process going through that, you're probably looking at two years, most likely. Obviously, it can vary. What we've tried to jump start is is, normally, Caltrans doesn't really see it until you try to pull the permit, And that's when they start asking for the studies and they try to review stuff. And so that's when you start the process, when you pull the permit. And so what we've tried to do is jump start that and get them in the scoping process, make sure that what goes in the traffic study is what they need to give us approval. Right?

So they've told us what hoops we need to jump through, and we try to make sure that we're jumping through those hoops. We're checking all the boxes that they want checked. What we're trying to do, which I'm not sure whether we will fully get an approval from them through this process, but we're trying to get at least them to say, we've reviewed it, we spent the time. We agree with the findings so that hopefully when we pull the permit, it's not a new person that has to review the study. So we're trying to reduce the time, but we have gotten comments. We've provided responses to their comments, and none of their comments were anything that made us feel that they wouldn't approve it.

But Do you feel it is within their jurisdiction then?

No. I don't. We we we coordinate with them and got their right of way maps, and we are outside of their right of way. They do have standard language that says, you know, how close can an access point be to their facilities? And we are within that. We're we're we're we're, I would say, too close. Right? But it doesn't mean by being too close, it doesn't mean they won't allow. It just means you have to do the study to validate that everything will work, and that's what our study's there for.

So That sounds kinda like an approval, like L Trans?

Yeah. So eventually, yes, they will have to give a full approval. The process we're going through, I'm not sure we'll get an approval. We might just get concurrence that they aren't saying no.

So you're kind of going through a preapproval process

right now. If they didn't want the signal, they would say no. They would give a very hard no. They might give reasons, they might not. They might just say absolutely not. And so through the whole process, they've been open to it. You know, they obviously said, you have to provide the data that supports that everything will work. Show us that everything works and that you're not gonna affect our system, and that's what our study has shown. And like I said, we've we've shown them the study. They've reviewed it. They've provided comments. We've provided responses to the comments. I would anticipate within the next probably two weeks, we'll probably go through another round of that with them.

And then, sorry, can you if say something does go south with Caltrans in the future, could you walk the planning commission through plan b? What would happen then? The light couldn't go through and what the plan is then.

So there's couple of gray areas here. One is, are we within their right of way? Does Caltrans have to give us approval or not? Do we need to pull a permit from Caltrans? Our feeling is we don't believe we do need to pull a permit. But if we do, for whatever reason, we can go down that process. Say they all of a sudden say, we're not gonna give you a signal. Our studies looked at contingencies that if a signal is not allowed, what would be the next step, which would be no signal. And so we've looked at it un signalized. And then from our direction from the city staff, it sounds like they would most likely restrict it to no left turn out if it was unsignalized.

And our study looked at that. Service levels are fine. You know, obviously, a signal is more desirable. It helps you get in and out. You know, to get access going southbound on the freeway, you have to go you have to go south to get to Warner. Right? So it's makes it inconvenient to have to go north all the way to Heil to U-turn to come all the way back down to get on the freeway. So it's inconvenient, but all data supports it. Regardless, we can get access in and out, and service levels will be fine. Queuing will be fine. It's really just up to to the reviewer on whether they'll accept it or not.

Thank you. Any questions there?

I do have a question. The street, the cul de sac, is that Recreation Circle? Is that that's not a left turn. Right? It's only a right turn?

Correct. Right in, right out.

Okay. And then going north down Magnolia over the freeway, is there a crosswalk at that freeway entrance? I know the signal stops you before you can get on the freeway and I thought there was a sign that said pedestrian should cross on the other side of Magnolia.

Can't There's no crosswalks across Magnolia.

Is that gonna be an issue with that many people moving in on that side of the street and wanting to walk. I mean, I would assume people would walk to the light at Warner And Cross and go over, sounds like a safety issue. I don't know if that's something that 's been taken into consideration or

Are you talking about a crosswalk at Warner And Magnolia or

I'm talking about when you get on after you go north on Magnolia and get on the freeway right there Mhmm. Like at Brookhurst, there's a there's a crosswalk there. I feel like if there's people that are living in that community and then walk going out to walk, if they go north, they're dealing with that on ramp with

I no think in general, most people are gonna walk to the South where the commercial is, to the North is housing. So I'm not sure why the there's that much of a need for it. People may do it, but it's not as much of a need. I would assume the people that live there are gonna go to the community, to the commercial, which is more or less to the South. But no. I don't nobody I don't believe anybody would try to cross that street. This

is good information. We'll we'll talk about it as a staff after the meeting, and then when we come for the I

mean, I'm just looking thinking of kids living in that community development and headed to Miles Square Park or something. They're gonna go right and go the quickest and the fastest way to get to the park.

Which is a good point. Can you talk about the nearest schools and how kids the safe routes to schools or what the you know? I

haven't looked at the schools

Okay.

In the area, so I'm not really super familiar

with it. I mean, I'm guessing the nearest school is Fulton Middle School. Is there one? Lavin. I mean, I'm they're all south, right, or west, I guess. I still think it's an issue that needs to be looked at.

If it's concerned, we'll look into it before the public hearing. Yeah.

And just going back a notch to if could all if staff could also look at the question of, like, get some clarity on this process with Caltrans because I I think it's gonna be important for folks to understand if there's a likelihood that there's gonna be a signal when people start moving in. And I took away that it's we don't know what the process is or what's gonna happen.

Yeah. I don't know if we'll be able to add more clarity, but we can, kinda walk you through it and the public through it. So my understanding is they're trying to exempt themselves from Caltrans review. If they do need Caltrans review, there's some support there. But in the event that they don't get Caltrans support, then there's a plan b, which is to restrict movement in and out. But we can kinda go over that with the planning commission and the public.

All right. The last point on the slide. The project will generate 3,138 daily trips with 250 trips in the AM peak hour and two seventy seven in the PM peak hour. And then there will be a density bonus and affordable housing agreement for the project. The project will include 78 deed restricted low income units, which is 15% of the base density of the project.

The applicant has requested a density bonus pursuant to state density bonus law, and they're allowed to request one concession and unlimited waivers. The requested concession is reduction in the ground floor nonresidential use or the commercial use. And the waivers requested are to the height, height modulation, publicly accessible open space, step backs, balconies, floor area ratio, in room lot size, and street frontage setbacks.

Could you talk a little bit about how the density bonus works? So we started out 75 units per acre, little less than seven acres. That's not 500. And then we're at 660 something. So how how does that all add up?

So they are the max density is 75. Right? Sorry. Yes. 75 dwelling units per acre.

So at 6.87 acres times 75, you get, I think it was 542 units. So that's their max density. And then if they provide affordable housing, they're allowed to based on formulas and the state density bonus law, they're allowed a certain percentage of density bonus on top of their maximum density. So that's where they get to the number of 600 I'm sorry, 657 units for the project.

I get to use a calculator unlike you. It has to be a human calculator up there. I think the base density gets them to about 515 units. Density bonus law has a scale, the deeper the affordability, higher the increase in an amount of units that you can have. So at some point, can get a 100 plus percent increase in the density. They're asking for that. They're meeting our inclusionary housing requirement, is 15% low income. And so they're asking for what's the percentage of the increase?

27.70.5%. Increase.

This is an area that the GPAC, City Council Planning Commission saw as an area that could hold more units than the rest of the properties in town that we included in our housing element. So that's where you got the 75 that you 75 units per acre that you referenced. There's two properties. This is one of them where through the general plan and housing element update process, they identified this as a property that it was far enough away from residential. It was close to the freeway. So we could increase capacity and put additional units there to help us get to our arena numbers.

So with the density bonus, is that optional that we allow that

or do we

have to

allow that?

No. It's it's required. And originally, we had it at a 100 units per acre that was adopted. We came back city council came back and reduced it to 75 knowing that they would probably get higher up closer to that 100 number, but they wanted to lower the base density. So with the density bonus, they would get to the numbers they needed instead of starting at 100, a higher base.

Well, and is it fair to say that the density bonus incentivizes a developer to build more affordable housing.

Yes. I think the thought is that the increased number of units for market rate allows them to then subsidize the affordable component.

So per code, the the max is 75 units per acre. The way that it's proposed is actually about ninety ninety five, 96 units per acre with the density plus.

And what we can do for you in the all public hearing is we can go we'll go over in more greater detail the concessions, the waivers, the mixed use code requirements are for a certain percentage of the ground floor square footage to be retail. That added up to a lot more retail than they're proposing. They're about 5,000 and they're really putting that at the corner. I think the thought is that the further you go back and less visibility a business has, the more difficult it would be to sustain a business at that location. And so this is I think they did a retail survey or analysis as well to kinda get to this number. So we'll we can provide you that additional information if you like.

That that would be helpful.

Then a lot of information about state density bonus law state density bonus law. The city must grant a waiver reduction of development standards that would preclude the construction of the project entitled to the benefits under state density bonus law unless the project fine or unless the city fines the request of waiver would have a specific adverse impact on health, safety, or physical environment that can't be mitigated. It would have an adverse impact on the property listed in the California Register of Historic Resources or that the waiver would be contrary to state or federal law. As we've looked out of the proposed waivers, it would not result in direct physical impact in the environment. Project would not have an adverse impact on the California Register of Historic Resources and wouldn't be contrary to state or federal law.

So that's all I have. We do have sets of plans for you that you can take, look at, and and if you have questions, you can contact staff. I don't know if the applicant has anything else. Matt, if you have anything else you wanna say? Sure. Make it quick.

Real quick real quick before we do that. Do we have any more questions for staff before we go that again? Good? Alright.

Okay. Well, I just wanted to start by thanking the planning staff for their dedication, for helping bring this project to life and for the presentation tonight. Their thoroughness reflects the considerable effort invested in planning the next chapter for the community, so thank you. And then also thank you Planning Commission for the time you've spent tonight asking questions and understanding what we're working on. This project is has been carefully designed to meet the goals and the requirements outlined in Fountain Valley's general plan, the zoning regulations, and the housing element.

The mixed use community will deliver much needed housing alongside vibrant neighborhood retail space like we were talking about before and a public dog Park. I don't think we mentioned that. So our team is available anytime if you have follow-up questions. I know we have some follow-up items. I'm happy to work with you in getting the responses together.

And then we're also happy to meet with anyone individually here or who joined on the call tonight who wasn't able to ask questions to address any specific issues, so just let us know. We look forward to becoming part of the Fountain Valley community, and we are very impressed with what we've witnessed with the local pride of Fountain Valley. This speaks volumes about the city's bright future, and we're honored to be a small part of the journey. So thank you.

While you're here, we have any questions? Any other questions for the applicant? Anything else anyone wants to chat about?

I'll just point out if there's anything that comes up in the meantime, if the planning commissioners want additional information to let us know. We'll have those big sets of plans so you can kinda pour through those and and look at the project more close-up. They'll have a full set of floor floor plans, elevations, site plans, so you can delve into a little greater detail.

Good. All right. Well, with that, we will adjourn to the next planning commission meeting, which is scheduled for 05/28/2025. Thank you.