Planning - Regular Meeting

All right. Welcome, everyone, to the Planning Commission for April to April 9. I want to welcome everyone, and please stand for the Pledge of Allegiance and the Invocation. We start time is at 06:33.

Ready? Begin. I pledge allegiance to the flag of The United States Of America and to the republic for which it stands, one nation under God and indivisible with liberty and justice for all.

Let's pray. Heavenly father, we thank you for this day, Lord. Every day is a blessing, and we thank you for it. We ask, Lord God, that you watch over our soldiers for their care. And, Lord God, we also do the same for our our emergency responders, as they all are serving tirelessly keeping our country safe and our community safe. We pray over our citizens of Asperia for the same, Lord. Direct our understanding and give us wisdom today and during this meeting. It's in your holy name we pray. Amen. Roll call.

Commissioner Hudson?

Here.

Commissioner Burke?

Here.

Chair Abreu?

Here.

Vice Chair Stino? Commissioner Amman?

Here.

Do we have any agenda revisions or announcements?

We do have revisions. We provided you all a site plan for each of the projects, an enlarged one so you guys can see them. We had one of the documents in there that wasn't that did not print correctly, so we provided those for you today.

Thank you.

Thank you. Alright, public comments. Any person wishing to address the Planning Commission should complete a white card and hand it to the clerk. Comments are to be limited to three minutes and should concern only those topics within the jurisdiction of the Planning Commission. Any person who would like to comment upon an agenda item should reserve their comments until the public hearing or public comment period is called for that item. Please remember that the Planning Commission is prohibited from considering or taking any action on any issue not previously noticed in the agenda. We now open the public comment period at 06:35. Do we have any white cards?

I have no white cards, Chair.

Thank you very much. As there are no white cards to address the Planning Commission, we close the public comment period at 06:35. Alright. Consent calendar, not consent.

Apologies. Consent calendar. Consideration of Planning Commission draft minutes for March 26. Do we have a motion?

I'll make a motion. Motion to approve the draft minutes from Planning Commission meeting held on 03/26/2026.

I'll second.

No, it's not coming up. Okay. We'll do a verbal. Commissioner Burke?

Yes.

Commissioner Hudson?

Yes.

Chair Abreu?

Yes.

And Commissioner Ahman?

Yes.

Motion passes.

Public hearings. Conditional use permit CUP 20 three-five. The commission recognizes Lalani Henry to give a staff report. Hi, Lalani.

Good evening, commissioners and attendees. Tonight's item includes a conditional use permit to construct a 419,840 square foot industrial warehouse distribution center. As seen here, the subject site is approximately 22.61 acres of vacant land located on the Northwest corner of Phelan Road and Caliente Road. The property to the north across Phelan Road is currently under construction for the new Amazon facility. The property to the East and South are both vacant as well as the property to the Northwest.

The Southwest property currently consists of a partially developed nonconforming fleet facility. As seen on the general plan land use map, the property is within the commercial industrial business park zone of the Main Street And Freeway Corridor specific plan. This zoning designation requires a conditional use permit for warehouse facilities exceeding 200,000 square feet. This is a site plan that is proposed for the project. Full access for trucks and passenger vehicles will be granted by two drive approaches from Caliente Court which is to be constructed with the development.

An additional right in and right hand right out approach will be provided to passenger access to vehicles from Phelan Road. The site plan also includes a 419,840 square foot warehouse with a maximum office space of 5,000 square feet to meet current available parking and approximately 84,000 square feet of landscape coverage. Other features worth mentioning include a 12 foot screen wall to enclose truck parking and dock door operations, as well as a six foot screen wall along the west and south property lines where adjacent to residentially zoned properties. These are the colored elevations for the proposed warehouse. As you can see, the concrete tilt up building includes multiple exterior colors, accent elements, and expansion joints.

Additional features include glazing and decorative windows, some of which highlight the main entrance along with the incorporation of trellis features. Lastly, the various elements and roofline variations are present on all sides of the building. Here is a rendering of the proposed building which gives a clearer picture of the overall design and architectural features. Moving on, the project also included the preparation of an initial study which determined the potential for significant environmental impacts. As a result, an environmental impact report, also known as an EIR, was required in conjunction with comprehensive environmental analysis reports.

The required environmental document was circulated to local, state, and federal agencies and organizations as well as surrounding property owners. A notice of preparation was distributed for public review from 02/26/2024 through 03/27/2024, including a scoping meeting which took place 03/14/2024 in this very room we are in tonight. The city received a total of four comment letters during the thirty day public review which were taken into consideration during the preparation of the draft EIR. The draft EIR was distributed for a forty five day public period from 06/13/2025 through 08/01/2025, and six comment letters were received during that comment period. Responses to these letters were provided to each originator on March 30, ten days prior to tonight's meeting in compliance with CEQA, and were also included in the final EIR available on the city's website.

The draft EIR identified potentially significant impacts of the project and discussed numerous mitigation measures proposed to address the potential impacts of the project. Mitigation measures presented in the draft EIR have been included in the Mitigation Monitoring Reporting Program and will reduce potentially significant impacts to biological resources, cultural resources, geology and soils, as well as tribal and cultural resources. However, the EIR also concluded that despite mitigation measures, the project could result in significant and unavoidable impacts to greenhouse gas as well as transportation. To further explain, long term operations of the project will generate greenhouse gas emissions from several sources, including vehicles, on-site equipment, energy use, wastewater services, as well as solid waste. The Environmental Impact Report estimated a total annual emissions of approximately 9,855 metric tons of CO2, exceeding the threshold of 3,000 metric tons per year.

Mitigation measures are included to help reduce emissions during construction and

operation. However, the effectiveness of these measures cannot be fully quantified. Additionally, the project's vehicle miles traveled also known as VMT was

analyzed included using the San Bernardino County Transportation Analysis Model. The project's estimated VMT is 49.8 exceeding the county's regional average of 32.7. Mitigation measures are included such as ride sharing programs and bicycle facilities to encourage alternative transportation and reduce impact. However, they would not lower to the county's threshold. It's important to note that a portion of the project's VMT is influenced by regional travel patterns along Highway 395, which is outside of the city's jurisdiction.

While improvements to Highway 395 could help reduce VMTs, these are not within city's authority or control, and assumptions can be made regarding their implementations. With all that said, the impacts remain significant and unavoidable. Since the impact upon greenhouse gas emissions and transportation are considered significant and unavoidable, findings for a statement of overriding considerations must be made. If the benefits of the project outweigh these environmental impacts, those impacts are considered acceptable. The project benefits are as follows.

The project will create around 351 jobs, increasing local employment opportunities, and reducing need for outbound commuting for residents. Additionally, it will generate tax revenue to support city infrastructure and services, plus not to mention its location near I 15 and Highway 395, making it ideal for businesses looking for flexible industrial space and attracting future investment in our community. Because these social and economic benefits are substantial, they outweigh the unavoidable impacts making the project acceptable under CEQA. In summary, the project conforms to these policies of the city's general plan as well as meet standards and development code of the development code and main street corridor specific plan. Furthermore, the benefits of the development would outbate outweigh the unavoidable environmental impacts.

For these reasons, tonight's staff recommends adoption of the MMR and findings as well as statement of overriding considerations. With this, it will certify the final environmental impact report and we also request the approval of conditional use permit CUP 20 three-five. That concludes my presentation. Mr. McKinley and I are available for any questions.

Thank you.

Commissioners, do we have any questions?

Yeah, I have a just a question regarding the waterline. It shows an existing line on Phelan Road, which I believe it's either 12 or 16 inches. But it says it needs additional water on one of the items that identified that it needed additional source going. That's where the line is going to be run down the new Caliente cul de sac or whatever you want to call it, the future new. And just the question it doesn't say anything about sizing.

And of course, me, my biggest question is always fire flow on those type of issues. So I was just wondering because it will be a dead end line on New Caliente until future development further south of that, if I'm not correct on that?

Yes.

So HCC2 did extend a 16 inches main so that they can get their fire flows for HCC 2. So that's in Phelan as of right now. If I remember correctly and this site plan doesn't show it, they are bringing in a waterline extension in the court. I don't recall the size. I don't know if it's 12 or what they're going bring down, but they are going to bring it down.

They're going to loop it internally, And I believe they'll do a hydrant at the end to blow that off when they need to. As far as fire flows, I'm not sure what is required for this project, but they'll have to do a fire flow test and meet all those requirements.

Okay. And of course, my concern is always I feel we lack the fire department lacks in providing proper analysis of the fire flows that we seem to receive because a lot of in my view, a lot of buildings get built without the proper fire flow. I know that's something that has to be dealt with, with the fire department county, I'm guessing so. But they have I've asked for them to come in and give us a review of how they calculate. I know it's a calculation.

It's a model that they use, I'm sure, nowadays. But I'm still very concerned that we're not getting the information. Without the information, I'd be a little more at ease on some of these items that come to us. But the lack that they do not provide the proper analysis that we can see in regards to Fireflow that would help, I think, us overall.

Mr. Commissioner, perhaps Leilani could call the applicant up and if they're able to speak very briefly to Fireflow, that would probably be helpful for the Commission's consideration. Mr.

Chair, if

you would be

Absolutely. That's my next order of business. So I'm going to go ahead and then just kind of bring in the applicant. So having the we're opening up the public comment period. We're we're inviting the commission, the inviting the applicant to come on up. Time now is, 06:49. Please come on up.

And if I may offer a correction chair, opening the public hearing.

Public hearing. Thank you. Appreciate you watching out for us.

That's what I'm I was I was going to ask that on the loop if it's just if they loop it can only be on fire. It can't be on the mic. Yeah. Has to be fire only.

So unfortunately the applicant is stuck in traffic. Their SEQUA consultant is here who stated they did do, certain analysis on the water flow. She just doesn't have those documents in front of her at this moment, but that would be included in the project's

Mr. Chair, if I can just ask a clarifying question of staffs. Just to clarify, though, importantly for the Commission's consideration, the conditions of approval provided by County Fire certainly require ESFR and all appropriate fire flow consistent with the building code and fire code, correct?

Correct.

Yeah.

I understand that. But in a number of projects in the past, they have not provided that. And we know for facts that some of the facilities that were built a while back did not meet fire could not meet fire flow standards. So I don't know how they got passed. I've heard different things on it, but it still comes to the same point. If the water is not available, you can't get the fire flows. So how do they get the fire department to write off on something like that? It's been a standing concern of mine for a long time.

And not only the fire department or district, but insurance requirements

as Absolutely.

And so Mr. Chair, if it pleases the commission, we can provide perhaps a memo to the commission. As the new director here to the city, I'd be happy to follow-up on that question so that both the commission and the department, development services department better understand those requirements as these projects are developed to ensure that they are meeting fire flow. Absolutely, that's a concern, sir.

Okay. Thank you.

All right. Anyone else? The intersection, is there maybe I missed it. What is the infrastructure looking like in that intersection? Is there a signal proposed?

So, as part of the Amazon and the new Caliente Street, they have installed a signalized intersection. They, I I don't know for a fact if they looked at this project as part of that. I would have to assume that they did. But either way, they will be conditioned to submit an amendment to that TIA to make sure that it still meets all the mitigation.

At what point would that come into play?

We'll review that during the civil plan review.

Okay.

One question that I have is, is there a component of renewable like solar that is going to be on here and if so, did that go into the calculation on the EIR for the impact?

As a part of the greenhouse gas emissions something should be included in that EIR. There are secret consultants here. Let's

Right. It's Commissioner Almond, just to highlight current building code does require that, absolutely. So you're spot on on your question. You ready to come on up? We don't bite, I promise. We're just inquisitive with lots of questions. What's your

name, Anne? O'Neshin. I'm with Dudak, and we're the CEQA consultants on this project.

Me too.

Nice to meet you too. So, yes, for the greenhouse gas analysis, it does incorporate anything that is part of code, such as the solar and whatnot. I don't know if it was specifically design like, if the design I don't have it in front of me if it included the solar, like, dimensions and things like that, but it does include whatever is required by city code.

So Understood. Yeah. That would be a ratio between building square footage. So it's a calculation. Yeah. Yeah. Absolutely. Okay.

Okay. Thank you. I was just making sure that was added into the calculation on this impact and

then

Right, it's not additional absolutely. And you may not know, so if Yeah. Feel free. It's more because the applicant's not here, But I am asking about the traffic study. I know for the EIR, it's one statement for the EIR, but there's another for the actual roads that are there and that there's improvements coming. I'm sure everyone's kind of looked at the projections of not for the EIR but actual application of real traffic that is projected. Don't know if that makes sense.

Yeah. So I mean, for the EIR I'm just speaking on behalf of the EIR piece. So we did look, you know, at traffic, VMT, TIA, and whatnot. And that's all embedded within the EIR. I did find a significant unavoidable impact related to VMT in terms of the intersection. My my understanding is that was part of Amazon's project design. We're only including off-site improvements along Phelan Road for this project.

Right. Right. Okay. Yeah. It's hard to calculate what the roadway widths with tributary areas. That's kind of a hard calculation to do, but just kind of that we're always as big development, more Amazon than you, so it's more of a thing. But as traffic cuts through, what will our roadways actually look like? You know, are the signals really gonna I mean, reports are one thing. It's actually live application. That's that's always the the thing. But that's all I have. Thank you for that. Anyone else have questions? I

do have one other little question on the waterline again. The line running down the new Caliente Road, you mentioned that it was going to be possibly looped. Because I know typically we don't like to run dead end lines, especially that length, we're talking about 1,200 feet or so. And typically on a cul de sac, it's less than 500, used to be other than having to deal with flushing the system on a regular basis. If there was a loop, if that would be on obviously, it would be on the fire line side of it, not domestic, even for the regular meter run. But it would run around the building? Or would it do you know and know what that what it entails?

Going from memory, I believe it's coming down and I think they're entering the site at two locations with d d c's and then they'll make their loop internally. But, to your point, that is for the fire run?

Right. Right. And, that would only have to be, what, eight inches on the fire run itself for the internal, not external, because the main line for fire flow would be different.

Yeah, my understanding is that if it's strictly for sprinklers, it's six, and if it's sharing hydrant with sprinklers, then it needs to be bumped up to eight.

Right, okay. Thank you, Marty.

Anyone else? Alright. So, the commission invites those members of the public to comment upon this item to address the commission, and we're gonna go ahead and call a few white cards that I have, here. I'm going to call first for item two, Amy Smith from CARE.

Good

evening, Commission. My name is Amy Smith, I'm a speaker on behalf of Care California. And we're here to voice our support of this project and to ask for your support as well in yes votes tonight. The city of Hesperia deserves to have far reaching positive projects that will create great impacts on your community. The benefits from this development will create positive economic growth through good paying jobs and will serve to strengthen California's industrial power for years to come. Because of this, we support this project and the many benefits that it'll bring not only to the city but to the county and to our state. Thank you so much for your help and your support in listening to me tonight. Thank you.

Thank you. Robert Ramos, Ironworkers four sixteen.

Good evening, Chair, Commissioners. My name is Robert Rommelz, and I'm a long time member of the Ironworkers Local four sixteen, thirty years to be exact. We're we're here tonight in support of this project and ask your support as well, what the yes vote tonight. This project will do so much for not only the ironworkers here that live in this, we have a lot of members who live in Hesperia, but also the local community, local hire, veterans, and during the construction phase. Projects like this will bring so much to our members and help with the local economy as well.

So hopefully we get your vote for a yes vote tonight and push these projects through so we could get our members working here. Thank you.

Thank

you very much. David Moon, Local three sixty four.

Good evening, everyone. My name is David Moon with Local three sixty four, longtime Hesperia resident. We support this project today with your yes votes shows that you support Hesperia as a whole. This project allows our hardworking men and women to advance their careers while earning middle class wages and benefits. Most importantly, the developer has made a pledge to hire local and skilled construction workforce and made a pledge ensuring a high quality project and ensuring community economic needs by supporting the people all around us.

This project is great for our community, and we strongly urge you to approve it with the yes vote tonight. Thank you.

Thank you very much. That has us where we close the comment period at 07:01. Commission discussion. I'm not sure if the that's the applicant coming in, I was just curious if there is an actual, tenant for this building or if it's just a a construction of a facility, with the hope that one's coming in.

Unfortunately, is not the applicant.

Okay. And

I'm I'm not aware of any tenant at this moment. She did sneak in.

There is no tenant at this time. Well, with the hopes knowing that we are a growing community with warehouses, it's not in this day and age. Just there is a concern that there's not a tenant, but not a big concern because I know that's kind of some of the point of having warehouse space that we're growing. I mean, that's why we have a 2,500,000 square foot building across the street. So but I think the building looks I actually like the architecture of the building itself and knowing it's a big giant building.

So with that being said, I call for a motion if there's no one else that has anything else to say.

Chair, did we I'll think

Yes, please.

Nick, you have a question?

Did we close the public hearing, Chair?

Oh, yes, we did. Okay. 701.

701. Yeah.

Wrote it down.

Hey, you I got you and you got me. We're good.

Alright. I move to adopt resolution number PC2025-twenty, approving conditional use permit CUP23-five and adopting mitigated negative declaration.

Sorry. So, that would be to adopt two resolutions, right, both of them?

One will be to certify the EIR.

I'm sorry. Yes, I said that. I said both of them, right? Correct? That's that was the motion, right?

Right. The PC twenty twenty five and then the CUP, correct?

Yes, CUP 20 three-five and adopting the mitigated negative declaration.

Yes, thank you.

As its way okay, That was yes. I'll second.

Commissioner Burke? Thank you. Commissioner Hudson please?

Yes.

Commissioner Brio.

Yes.

Chair Brio.

Yes.

And Commissioner Aman.

Yes.

Thank you. Motion passes four zero.

That needs a revision. Are we okay to go ahead and start on Item three?

Yes, we can.

Okay. Awesome. No, I didn't want to rush you.

Appreciate it. Computer Thank

issues, I know. All right. Item three, conditional use permit, CUP20. Commission recognizes us for the staff report, Principal Planner, Ryan Leonard. Hi, Ryan.

Hello. Thank you. So we'll have the PowerPoint come up in just a second. Here we go. So this item is a proposal for a conditional use permit to allow for the development of a automotive body shop, which will consist of two buildings that will total approximately 6,644 square feet.

The project site is located on a 0.7 acre parcel and it's on the South Side of Bear Valley Road. As you can see, the zoning for this site is C2 General Commercial. The properties to the east and west are also both zoned as C2 General Commercial. And then the properties to the south are zoned R3, which is multifamily residential. With respect to the body shop, the C2 zone allows for body shops in the C2 zone and allows for vehicle repair facilities.

However, it does require the approval of a conditional use permit and so that's the reason why this item is before you tonight. This is an aerial of the site. As you can see the site is currently vacant to the east and to the west. The properties are developed with similar type automotive repair facilities and I'll show you those on the next slide, which is a street view of the site. The sites to the south, those are zoned R3 multifamily residential.

The parcel directly behind this site is currently vacant and then the properties to the north are built with a mix of low intense low intensity commercial type uses and those are located outside the city limits in the city of Victorville. So this is an aerial I'm sorry, a street view of the site. As you can see, the site to the left is built with a caliber collision center and the site to the right is built with a multi tenant automotive repair type facility. The applicant for tonight's item owns all three parcels that you see in the street view there. The intent or the intended user of the automotive body shop for tonight's item will be Caliber Collision.

So ultimately, Caliber Collision will be expanding onto this development. However, both sites will remain independent from each other, and they will be separate stand alone parcels. And I'll kind of explain that a little bit more on the site plan on the next slide. So this is the site plan for the proposed project. As you can see, the project consists of two different buildings.

The first building is about seventeen twenty three square feet and it includes a four seventy six square foot office and customer service area and then a twelve forty seven square foot service bay that will be primarily used for automotive detailing. The second building is approximately 4,921 square feet and that includes five service bays that are located within that building. Both buildings are proposed to be located approximately 53 feet behind or setback from Bear Valley Road, and then an eight foot wide landscape planner would be provided in front of the site adjacent to Bear Valley Road. Both buildings are also proposed to be located approximately one foot from the western property line. The development code does allow for a zero foot setback along the internal side property lines.

However, that will necessitate the construction of an improved fire rated wall and I'll show you that on the elevations on the next slide. Additionally, the buildings will be set back approximately 33 feet from the rear property line. The properties to the rear of the site are zoned multifamily residential. Those properties are also separated by a 20 foot alley that exists behind the site. At the rear of the site will be a five foot wide landscape planner that will help provide some buffering between the proposed use and the adjacent residential zone properties.

Access to the site will be from a shared driveway approach off of Bear Valley Road. Shared access with the Caliber Collision will be provided at the driveway approach. As I mentioned, the applicant has indicated that Caliber Collision will be the intended user of this site and that both sites will function independently or separate from each other. Along the western property line that is shared with Caliber Collision, a six foot high tubular steel fence is proposed from the rear property line all the way to the north up to the end of the parking space rows. Along the rear and the western property line will be a six foot high block wall to help screen the site.

The project requires a total of 20 parking spaces and as proposed there are 20 parking spaces that are provided. A rolling gate will be provided essentially between Buildings 1 And 2 that will extend across the entire site. As proposed 11 of the parking spaces are provided in front of the rolling gate and then nine spaces will be provided behind the rolling gate. Overall, the project meets all the city's parking requirements. Once the project is operational, the project is conditioned to comply with standard operating conditions that are in the municipal code.

And those include things such as the installation of and repair of any vehicles must be done within the inside of the buildings. No use or discarded parts may be stored outdoors. Vehicles that are being worked on may only be stored in the designated spaces that are behind the rolling gates and they cannot be stored in front of the rolling gate. And then approval of this CUP does not authorize the repair of like semi trucks, RVs or any oversized type vehicles. It's just for general commuter or passenger cars.

These are the elevations of the project. The project has been designed to mimic the existing caliber collision that's located adjacent to the site. Both buildings have a stucco exterior finish. Building 1, that fronts Bear Valley Road will have a stone wainscot across the front and sides of the building. It has decorative windows across the front and a decorative awning as well.

As I mentioned earlier, the site does include the one foot setback on the western property line and so that does necessitate the firewall. You could see the firewall on the north front elevation, so that's the one on the right in the middle. And you can see the wall that extends above the building. That firewall will be partially screened by the adjacent building, which is a stone concrete masonry unit building that will partially screen that firewall. And what I mean by that is if we go back to the street view, it'll be located immediately adjacent to the adjacent building. So it won't really be it'll be kind of screened by that adjacent building.

Building

2, which is located behind Building 1, is primarily a service building. It's mostly going to be screened by the adjacent developments in the existing six foot high wall. Overall, the project complies with all the city's requirements and architectural design requirements. This project was determined to be categorically exempt from CEQA, so it does not require a environmental document to be adopted tonight. This project is exempt from CEQA. There are no Joshua trees on this site and it qualifies for an infill exemption. And so with that, that concludes my presentation and I'm available for any questions.

Thank you Ryan. Commissioners, any questions for staff?

Just clarification. Clarification. On the back end of the property, mentioned an alley. That's an easement, is it not?

I believe it's a alley that's in the back there.

My understanding it's an even though it's 20 feet, which is unusual for an easement, but I believe You're right,

it could be an easement.

Okay, just validation is on liability issue city versus?

Yes. It's a 20 feet easement, it's not actually the right of way.

Right. Okay. Just clarification on that for me. Thank you.

Wondering, it says this proposed development is allowed to use an on-site septic system, but we're next to we're right here with sewer. Why are why is it not connected to sewer?

This project will be connected to sewer. If that was in this effort, that was an error. Okay.

I'm sorry. Yeah. That will that's yeah. I saw the line, but then I also saw it on here. Okay. So that's that's just a error. Okay. The other question is, I'm assuming the building is being constructed at a CMU, the walls? Correct. And then there's a one foot separation between the two, the existing building on the west. Mhmm. And then the CMU wall that is part of the exterior structure is just gonna extend up beyond. Is that how I'm

The designer is here, but that's my understanding is is what you just described.

And then but there is gonna be a clear separation. How does that how does that because I've seen this before and that it collects so much debris and trash. And for me, that might be a fire hazard. I don't know if there's a way that we can on these zero I'm not opposed to that. I'm just saying maybe there's something that we can think about to keep that because it's gonna collect trash, nobody can get in there to clean it out. Is there a way that we can close that off on each end or even the top like a screen of some sort?

Or flashing of some So,

yeah, flashing of some some sort just to keep that from creating a fire hazard for I mean, this I'm trying to protect the owner,

I think.

Yeah, I would defer that to the owner architect who's here tonight who might be able to talk about if that is allowed in the fire code. I'm not sure if there are any requirements as whether that would prevent that or not. If you want to come up.

I'm getting ready to call them up, so we can go ahead and get that started. So we have public hearing. So the chair announces the time, which is, goodness gracious, 07:16. Invites the applicant or their representative to comment on this. So please come on up.

Mr. Chair and Commissioners, my name is Joe Mazariego with PA Design Associates.

Welcome.

We prepared the plans for the project. And to answer your question Commissioner, we will be flashing which we will probably be using anything that's going to be for our rated wall. So whether it be a CMU material on both ends or maybe steel but that is also something that we already thought about and we'll be addressing it. It's just most of the time these concerns are more on a building construction document side of it rather than on the planning side of it.

Absolutely.

That's a good point to bring up.

Anyone else while we have the architect here?

Just one question. I saw a bit from the street view kind of a line of erosion that was running through the property. Looks like just a little bit to the east it would be. So when this is developed, is there some type of a storm drain system that's going to take this flow line back out to the street so that it doesn't collect and be back in the residential properties behind it?

So the site doesn't actually have a natural drainage course as what you see there is not substantial. It's pretty minimal in comparison to other sites that there are in the city. However, we are addressing it. We do have a hydrology report and we have a WQMP report which is addressing that and there's actually if you refer back to the site plan you'll be able to see that there's a catch basin that we're going to be taking it to underground pits.

The underground storage is under the parking lot in the front.

Correct. It's over towards the front area. I don't think it may be depicted on this graphic itself but we have a grading plan that shows it So we have already taken steps to address

it. Underground detention basin?

Correct.

Okay, that's fantastic.

So those are channels that are going be underground.

Okay, thank you. All right. I don't have any questions to you. All right. Thank you very much.

Thank you very much.

Appreciate that information. Absolutely. Alright. So, the commission invites those members of the public to comment upon this item to address the commission. Do we have any white cards for this item?

I have no white cards, chair.

Alright. With that being said, that there's no white cards, we close public comment period at 07:19. Commission, do we want to have any further discussion? Okay. Alright. So call for a motion.

Chair, I believe you need to close the public

hearing. Did at 07:19.

Oh, I thought you said public comment.

Okay, hearing. Sorry. I probably did misspeak. I think you're right. Now I got you. All right. So with that being said, motion.

Okay. I'll move to adopt Resolution PC-twenty 20, approving conditional use permit CUP25-nine and adopting mitigative negative declaration.

Chair, I I'm sorry. I believe the the maybe a typo in the the incorrect resolution. I believe the resolution should be PC twenty twenty six

dash zero six. Which one did I did? Did I say something wrong there?

Nope. And you read it right.

You read it right. It's just mistyped. Okay.

Repeat that. So the correct one is?

PC. It should be on

your screen in front of you.

Oh, PC 202020? Okay. Approving CUP 2020 five-nine.

I'll second.

Commissioner Burke?

Yes.

Commissioner Hudson? Yes. Chair Abreu?

Yes.

And Commissioner Ahman?

Yes.

Thank you. Motion passes four zero.

Alright. For conditional use permit CUP oh, I'm sorry. Is it okay? I didn't do the eye contact thing. Alright. So CUP 24Dash00005. Commission requests senior planner Edgar Gonzalez. Hi, Edgar.

Hi. Good evening, chair and commissioners. So today's item is a conditional use permit 230005. It's it's a conditional use permit to construct a 165,111 square foot retail and grocery store building. This will include alcohol sales for off-site consumption and a tire center.

The project also includes a construction of a gas station and with 14 fuel pumps, 28 with 28 fuel positions and a 2,623 square foot automated car wash on 25.4 acres in conjunction with adoption of an environmental impact report pursuant to the provisions of CEQUA. So this is the area of the site. The project site, it's currently vacant. So, whatever you see there on the red boundary, that's where the two sites are going to be. It's generally located North and South of Amargosa Road, South of the California Aqueduct and East of Keep 1 Drive.

Also West of the I-fifteen Freeway. Nearby uses include the Baker's restaurants to the South and a Holiday Inn hotel in the seven Eleven gas station to the West. This is a general plan land use map. The project site is located within the regional commercial zone of the Main Street Freeway Corridor specific plan. The properties to the West are also designed as or designated as regional commercial.

To the South and the East, we have the I-fifteen Freeway and the California Aqueduct borders the site to the North. The regional commercial zone requires a conditional use permit for alcohol sales for off-site consumption and also requires a conditional use permit for a tire center, a gas station and a car wash, which the applicant has filed a conditional use permit as part of this entitlement. This is the site plan of the site. The northern portion of the site is approximately 16.7 acres and is proposed to be developed with a 165, eleven one hundred and eleven square foot retail and grocery store. The building will be located on the north northern area of the parcel, where there's surface parking located primarily to the east and the south.

The loading area will be located along the west side of the building with six bay doors proposed. Access to the project will include direct vehicle access to the retail building located to the north of Amargosa Road through two proposed access points. The first is a full singleized intersection located approximately six fifty feet east of Keypoint Drive along Amargosa Road, which will serve as the primary point of access. The second point of access will be a driveway allowing full access out only in and traffic located approximately 1,000 feet east of Keep Point Drive along Amargosa Road. Additionally, an emergency access only route will be provided along White Folks Trail consisting of a 26 foot wide paved road connecting the west side of the project site to Catawba Road.

Access to the Whitehorse Trail will only be restricted and limited to emergency vehicles only. The southern portion of the site is approximately 8.6 acres and will develop as a gas station and automated car wash. The gas station will be located adjacent to Keepon Drive, which will include 14 pumps, 14 driving lanes to serve the 28 filling positions proposed. Each lane will provide stacking for approximately 11 vehicles for a total capacity of 154 vehicles. The gas station will not include a convenience store component.

However, approximately two zero five square foot building with a walk up window will be provided for the operations of the gas station. Also a 2,623 square foot automated car wash is proposed with two drive through lanes providing stacking for approximately 40 vehicles. The car wash is designed as an automated facility and does not include vacuum stations. It is intended to function as a drive through car wash only, not intended to include designated area for vacuuming. Access to this site direct vehicle access for the fuel station and the car wash will be provided to three proposed access points.

The first one is signalized intersection along Amargosa Road aligned with the primary signal access for the retail building. The second one will be a right turn exit only driveway along Amargosa Road aligned with a along with the retail driveway. And the third would be an entrance only driveway approximately 400 feet South of Amargosa Road along Keep 1 Drive. The proposed automatic car wash is considered an accessory primary use, which is a gas station. As such, it must comply with specific land use standards, including a minimal distance of 1,000 feet separation from the nearest full service car wash.

The closest full service car wash is Quickback Car Wash, which is located west of the project site at a distance of approximately thirteen eighty feet, therefore, satisfying the minimum separation requirement. The street improvements as part of the development of the project, the applicant will construct street improvements along Amargosa Road, including curb, gutter and sidewalk, street lights and a traffic signal. A signalized intersection along Amargosa Road is proposed at the primary access point to improve traffic control. Operations and safety for vehicles this will be for the operation and safety of vehicles entering and exiting the site. To support on-site circulation, the project proposes dedicated turn lanes along Amargosa Road, including a left turn lane into the northern parcel, a dual through and right turn lane into the southern parcel and a through travel lane on the south side of Morgosa Road.

On the north side of Morgosa Road, one right turn lane and one through lane are proposed. Off-site improvements are also proposed at Key Point Drive and Main Street Intersection to improve the traffic operations and accommodate increased vehicle volumes. These improvements include restriping to add a second south bound left turn and modifications to the traffic signal to include a northbound right turn overlap phase and a conversion of northbound and southbound left turn. Project also complies with the parking requirements, which are distributed throughout the site. Most of the parking is going to be on the east side and south side of the retail building and additional parking will be provided on the southern parcel where the gas station and the car wash will be provided.

The required parking rate for the retail is 3.33 spaces for the 1,000 square feet sites that exceed 10 acres. The tire center requires about three spaces per service bay door plus four spaces for 1,000 square feet of non service area. And the employee walk up window, which will be a two zero five square foot building requires about four spaces for 1,000 square feet. And the car wash facility requires about six spaces for the facility. Based on the standards, the overall project requires about five seventy one parking spaces.

The project provides about six eighty four parking spaces across both sides, therefore creating a surplus of 113 spaces meeting the city's parking requirements. The landscape also was analyzed in which they meet the minimum requirement. Accounting both sides, it's about 40% to 42% that they're providing and the minimum requirement is 10%. This is the floor plan of the retail building. As designed, it's warehouse style facility intended to accommodate bulk and wholesale merchandise.

The interior layout features a wide drive aisles and industrial shelving, high volume products along with multiple coolers and freezers. The building also includes accessory areas such as a pharmacy, optical center, foot court, a tire and battery center, which is proposed on the east side of the building and would include four service bays. This is the floor plan of the gas station and the car wash. And the gas station again will include a small employee office, which would include also a walk up window and a restroom to support the daily operations. The car wash there on the south side is designated as a Tono style facility with an entry and exit doors, which will include an equipment room and an employee office area.

These are the elevations of the retail building with tire center incorporated as well. The design proposal of the building complies with architectural guidelines of the mainstream or specific plan. The retail building features a prominent entry tower element with decorative rooftop, stone veneer columns along articular elements on both sides. The design also includes two additional towers elements, south and east elevations with stone veneer accents at the base along with awnings and articulated wall planes. This is just a rendering pretty much to for you to see the corner of the building, which will be the main entrance.

So you can see all the details and articulations onto the building. These are the elevations for the gas station and the small building with a walk up window. So which will the building features that create split phase block or block with a stone veneer base, the gas station canopy will incorporate stone veneer columns to match the building design. This is the elevations of the car wash, which will include tower elements on each elevation, finished with concrete, split face blocks, stone veneer columns, also matching the stone veneer as well as the building base. The building will also feature articulated wall planes, decorative corners.

So overall, the proposed design of all buildings contribute to the architectural character of the commercial development within the Main Street Freeway Coral specifically. As mentioned, the request tonight is also to allow for alcohol sales for off sale consumption. The applicant will file an application for a Type 21 off sale general license with the California Department of Alcohol Beverage Control. The table at the corner identifies four of the active off sale alcohol beverage licenses with the census track 100.09. ABC authorizes the census track to have three upsell licenses.

Therefore, the approval of CUP will exceed the limitation of three licenses and ABC will require the city to make a findings of public convenience and necessity. In determining whether the approval of this additional license, it's an over concentrated census track, the Planning Commission may consider the surrounding context and availability of the alcohol sales within the median service area. While four licenses reported within the census track, which is Walmart and GMG Oil Company located outside the city limits, they're located approximately 2.5 miles northeast of the project site. Think this particular properties are located on Victorville as well. The remaining establishments, which is Sky Market and seven eleven are located southwest of the project site, which is approximately 1,000 to 1,400 square feet away from which you can see on the map there.

See the blue areas, those are the active licenses and you can see the site there in red. So accordingly, the Planning Commission may determine that the approval of proposed Type 21 optional license, general license could serve the public convenient necessity as the two, the seven Eleven, the Sky Market, it's primarily served as a convenient liquor purchase to immediate consumption, while the retail building will provide a wholesale merchandise based shopping experience with wide range of products, including bulk, alcohol, groceries and household items. This distinction ensures that the new off sale license will enhance public convenience rather than create a direct competition for overconcentration with existing businesses. Moving on to CEQUA. Given the size and regional importance of this project, CEQUA requires that the environmental impact of the project we analyzed.

An initial study was prepared, which was determined that the project may have significant impact on the environment. As a result, environmental impact report and EIR was required, which conduct a comprehensive environment analysis. Public review was conducted an initial study and notice of preparation was distributed for about thirty days from 11/07/2024 through 12/06/2024 and received no common letters. Draft ER was later created. This draft ER was released for public review and was done from 11/24/2025 to 01/14/2026.

So through we received approximately six common letters and later on the final EAR was created with the responses of this six common letters and also was released on 03/26/2026 given more than ten days before the public hearing, which is compliant with CEQA and also was uploaded to the city's website. The draft ER identified potential significant impacts of the project, discussed numerous mitigation measures proposed to address potential impacts of the project. Mitigation measures for the project will reduce potential significant impacts to the biological resources, cultural resources, the geo and soils noise and the travel resources. However, the EIR concluded that despite mitigation measures the project will result in significant unavoidable impacts to transportation specifically vehicle miles traveled. The BMT is the total number of miles traveled by all vehicles within a specific area over a given period of time.

The CDCI guidelines that is vehicle miles traveled impact thresholds and screening thresholds to determine that the project will require BMT analysis. If the project meets transit area screening, low BMT area screening and project type screening criteria, the BMT of the project is considered less insignificant and no further BMT analysis will be required. The project did meet the project did not meet the city's BMT analysis thresholds and therefore require a full BMT analysis using the BMT AM model. The analysis determined that the projects BMT per service population is 64.9 which exceeds applicable county average threshold of 37.99. Given the regional land use, auto orientated base, feasibility of transit or bicycle infrastructure, the limited effectiveness of the available mitigation strategies, no additional feasible and force of BMT reduction measures are available will be available to reduce the impact to less than significant levels.

Therefore, the project's BMT impact will remain significant and unavoidable. Pursuant to CEQUA, the city must balance the benefits of the project against any significant unavoidable environmental impact that cannot be mitigated to less than significant. If the benefits of the project outweigh this environmental impacts, those impacts are considered acceptable since the impact upon transportation, specifically BMT are considered significant and unavoidable findings of a statement of overriding considerations must be made. Some of the projects benefits includes the upside improvements, including a single ice intersection, sidewalks, restriping and emergency access road, which will improve circulation and safety. The project will significantly contribute to the city's tax base through a retail activity and will generate approximately two sixty permanent jobs, providing employment opportunities for residents in the city of Hisperea.

It will develop a vacant underutilized site with modern retail center enhancing access to goods and services while supporting economic development goals and will reduce commute distances for residents seeking wholesale retail shopping. In summary, the staffs the project conforms to the policies of the city's general plan and meets standards of the development code and the Main Street and Freeway Coral specific plan. Benefits outweigh unavoidable impacts. So staff recommends adoption of resolution PC twenty twenty six-four and -five certification of the which will include a certification of the final EIR as well as MMRP, adoption of overriding considerations and findings of public convenience and necessity and approval of the conditional use permit. So with that, that concludes my presentation.

I hope we can seal with me as well as Matt McKinley from engineering to answer any questions.

Thank you, Edgar. That was a lot. We appreciate it. It's a lot of information. Do we have questions for staff? Do we want to go ahead and open up with bringing up the applicant?

Yeah, sure.

Okay. Alright. So, announces the time which is 07:40. And we and the commission invites the applicant and their representative to comment on this project before taking public testimony.

Good evening, chair, commissioners. First, just wanted to thank staff for bringing and helping bring the project forward. It's been a pleasure to work with them. You've got my my name is Ryan Alvarez with Kimberly Horn Associates, the applicant. We have our full project team here to answer any questions as well.

All

right. Do we have any questions?

Big project. The only thing that catches my eye right now looking at everything is the significance of the, I guess, call it an emergency access off of White Fox Trail. And I'm guessing that's for Fire?

Correct. Yes. We worked with Fire to have an additional access point. Currently, you can see it on the aerial images, but also improving it to be all weather to make sure that they can access the site through that White Fox Trail in addition to the access point of Amargosa.

Okay, Mike. The main part of the question is it shows ties into an existing or into a driveway, I guess, at the west end of the project. And is that going to be a crash gate at that location? Or is just anybody going to be able to use that? How is it going to impede the public from accessing that?

So we will work with fire to see how they want that permitted and whether it's a knock box or something that gives them specific access For the purpose of the the approvals through to get to tonight and everything, they wanted to see that we were providing that all weather access, but we'll continue to work with the fire department to make sure we're getting them the either proper security to enter or exit it and keep it limited away from the public.

Okay. And city does city own the other property? Because I'm guessing there has to be an easement or something. All the property that's between the project and Catawba?

Yes. So White Fox Trail is a dedicated right of way.

Okay. Okay. Very good. Thank you.

On the traffic plan, was just I'm just curious a couple of things. If you're traveling north I'm sorry. If you're traveling Southwest on Armagosa, there's one entrance and then there's a second one at one entrance just before the outlet for the car wash, and then there's the entrance at the gas station portion. Right? How come we didn't put one further north? Is there was there, like, a big reason why this is just like a

Access to the retail building?

Yeah. To the retail.

Yeah. So fur further north on along Amargosa?

Yeah. Kinda where the taper ends.

So due to site visibility for cars coming out, coming if you were coming out and look heading southbound, if you have to look to your left and you're on the curve of Amargosa, there's certain site visibility distance that's needed. And so a driveway could not be put on the curve portion. We had to wait until that curve had terminated to be able to put the right in right out there.

Yeah, that makes sense. It's just kind of a bummer that there's not another access point further north.

Correct. And then even going towards the aqueduct, the property technically in front of us is owned by d d DWR, so we don't have access through there as well.

Okay. Yeah. Just that's a it's kind of a fast people coming south. It's kind of I'm sure you guys have studied that already. And then my other question was the at the signal, again, if you're traveling west, I was reading I was reading the direction on the turn pockets, the turn lanes. Is there not a left hand turn into the gas station if you're traveling west? It just doesn't I mean, I can't I really appreciate the map, whoever's idea that was. Thank you. But I still can't see, and I'm not I don't know if I'm reading this clear, but it appears that there's not.

Is that is that right?

Yeah. I believe so. From from the plan that's up on the screen now, there's no left hand turn pocket going into the fuel station at the Cygni's Intersection. Traffic would have to continue to travel west on Amargosa, make a left at the intersection at Key Point Drive, and come down and enter off of Key Point Drive.

So they could so they would come in, then they'd have to cross double lanes to is there gonna be a turn pocket there to make a left into I don't know if they could do that into the backside of the gas station. That's what you're saying?

Correct. But yeah. Based off of the current the current plan, yes.

Is there was there a big reason why there wasn't a left hand turn? I just see that being a little bit of an issue.

Yeah. I I don't recall, there being There are not enough width or Yeah. I I believe that we have the full width of the Amargosa shown there. So I think with the through lane and the dedicated right going into the retail, I don't believe there is enough room for the left hand turn lane to come down into the fuel parcel there. I do believe from the TIA that we put together for the traffic study and everything, looking at where traffic volumes were coming from, that dedicated right turn lane coming in from the West on Amargosa Road traveling east on the South Side of Amargosa, you do have that designated turn lane in.

Based on the volumes we see coming from Key Point and eventually on Amargosa, you have two opportunities coming from that direction.

Yeah. So if you're coming from the North from the North headed Southwest, you just don't Yep.

You gotta kinda loop around

hard time going to the gas station. Yeah. Okay.

And that and that does help with kinda getting traffic through the fuel station as well because the queuing is already coming from on the East side or or from the West side going to the East. So getting kinda cars lined up also helps just with the east through the fuel station as well. Yeah.

I think that's all I had. They're they're I don't know if I missed it. There's a tenant for this building, right?

Correct.

Who who is the tenant?

I I believe the city has advertised it. So, it will Are we allowed?

We're happy to share it. Would would you like to share it, sir?

You can. Maybe? Can.

You can.

It it is Sam's Club.

Okay. Thank you. I think a good location and a great addition to the area.

Earl took my question. I thought the building was very specifically tailored to a tenant already, so I was curious myself. Thank you.

All right. Thank you very much. Commission invites those members of the public to comment upon this item to address the commission. Do we have any white cards?

I have no white cards, chair.

Alright. With that being said, having no further white cards or no white cards for this item and seeing no one else wishes to speak, we would like to close the public hearing at 07:48. Commission, do we have any other discussion or do we want to move forward motion?

I'm good. I'm good.

I'm I'm good as well.

I'm good.

Alright. We have any motions?

Yeah. And before we make a motion, may I recommend that we take the the CEQA resolution first and the the second CEP resolution next? And I have a couple similar correction to oh, there it is on the screen. So a similar correction to to what you have in front of you to let's see. The first sequel resolution, I I believe there's no need to send it up to the council. So the the commission would be making, the sequel findings and adopting adopting the sequel findings first. If that makes sense.

So we'd make a motion to approve the PC twenty twenty six zero five first? Is that what?

No. The o.

It would be o four first. O four.

PC twenty twenty Yes. Four.

Okay. So I will make a motion to adopt the PC twenty twenty six-four. Thank you.

Do we have a second? I'll second.

Commissioner Burke, I'll take your vote.

Yes.

Commissioner Hudson, I'll take your vote.

Yes.

Chair Abreo.

Yes.

And Commissioner Ahman.

Yes.

Motion passes four zero.

So, we move forward to the resolution of 2025 dash '20, correct? Yeah. Attorney?

The updated resolution number read 2026Dash05 for the CUP. Okay. As far as I believe. Is it correct?

I'll make a motion to adopt resolution number PC 202605, approving conditional use permit CUP2400-five and adopting mitigated negative declaration.

Do we have a second? I'll second.

If I may, there wouldn't be a need to adopt the mitigated I'm sorry, the titles, I think, got a little mixed up.

So we're just adopting the twenty twenty six-five?

Yes, for the the CUP. Okay.

Do we need to restate the motion or are we okay to move forward?

Yes, I think restating the motion without the mitigated. I

make a motion to adopt resolution 20 2605.

Proving conditional use permit CP24005.

Correct. Got it.

Was there a second?

That was me. Yes. I second that.

Commissioner Burke?

Yes.

Commissioner Hudson?

Yes.

Chair Abreo?

Yes.

Commissioner Ahman?

Yes.

And motion passes four-zero.

Wonderful. Planning division reports.

I may need to cut again, I apologize. I think we need to move back to item two. I believe the reconsider item two. From what I remember, the motion made listed the incorrect resolution. So need to go back and reconsider that item.

Push item two. CUP twenty three zero zero zero zero five.

I believe the I believe the resolution that was approved was, on the paper in front of you was twenty twenty five dash twenty?

Correct. Oh, Dale corrected that though.

I believe that one should have been 202606. For number

We we corrected. I believe, mister Burke's, motion corrected the number, but we needed to amend the title as well. And so Robert will share that with you.

And and we'll do the same two step CEQA and then the the CUP resolution.

And and Robert, if I may, just for clarification, do we need to reopen the public hearing as well, sir?

We don't need to reopen the public hearing. Just a there'll need to be a motion to reconsider.

Alright. So it's official on the record as as it is to be approved or as is to be documented, correct? Correct. Understood. So do we have the language up to help with the motion? The corrected numbers?

I can I can read them to you, chair?

Yeah. Could you help, To

start, there'll need to be a motion to reconsider, and the the commission would need to vote on that motion to reconsider, item two.

Alright. So we need to do the motion first.

That's correct.

Okay. So we we're moving forward in doing a motion to reconsider item two. Do we have a motion? I guess I can motion myself. I don't often delete often do that unless I'm wanting Go to take for it. I'll I'll motion that as who wants to take a second?

I'll second.

Then we need to do a vote, correct?

Yes. So there now that the items reopened, there can be a a new motion to to vote on the CEQUA resolution first.

Okay.

And that would be to adopt resolution twenty twenty six dash zero two, adopting the statement of overriding consideration, the certifying the EIR, and adopting the mitigation and monitoring. I think it should be on the resolution in your packet.

I'm sorry. I think that was PC twenty twenty six zero three. Right? O two is resolution, sorry, is o two and o three is the sequel.

Oh, did I have that backwards? I apologize. So it will be o two first.

Okay.

So do we just wanna do a motion to as recommended by the attorney? It'd be a little easier I think because that's a mouthful. Sure. Can we do that?

Yeah, I think that's fine.

Okay. Yes. Okay. So we'll do I'll do a motion to per the recommended for item number two as described by the city attorney. Do we have a second?

I'll second then.

Robert, now we can do a vote on it?

Yes.

Okay. Commissioner Burke?

Yes.

Commissioner Hudson?

Yes.

Chair Abreu?

Yes.

Commissioner Ahman?

Yes.

And motion passes four zero.

The second part of that is?

Will just be the CUP.

Which one?

2026Dash03.

202603. Alright.

So, move to adopt resolution PC twenty twenty six dash o three.

Is that going hand in hand with the conditional use permit?

23.

Still 230005?

Yes, that that's the resolution for the CUP.

Okay. And that's the right one then? Yeah. Okay. So I'll make that motion.

Okay. And I'll do a second.

Okay, we'll go for a vote. Commissioner Burke?

Yes.

Commissioner Hudson?

Yes.

Commissioner Breo?

Yes.

Chair Amman? I mean Commissioner Amman?

Yes.

Thank you. Motion passes four zero.

Thank you, commissioners.

Oh, absolutely. Thank you for keeping it to where our language is proper so it's approved properly. Alright, so moving to planning division reports. Ryan Leonard, DRC comments and major project updates.

I so I don't have any updates tonight.

Oh, okay.

We sorry. We we I know we kind of met two weeks ago, but there hasn't been a lot in the past two weeks.

Sure. Sure. Yeah, right. I'm putting these reports together. Alright, city attorney, do you have any new updates in the last two weeks? I know probably not,

but No report for me. Okay. Thank you.

All right.

Director? Mr. Chairman, first off, thank you for your patience as we work through those. Oh, absolutely. And thank you to the Commission. Two quick comments. I wanted to share that Crunch Fitness opened this last weekend. They opened and closed and opened, and now they are open. We're excited about that project. And then I wanted to speak to something that I heard the commission expressed concern over, which was the and it's a valid concern, that's why I wanted to speak to it, which was the approval of an entitlement of an industrial project without a tenant.

In my experience working with industrial development companies, especially in this market, when there is such a competitive nature for tenant attraction to have entitlements is a night and day difference when they're working to attract tenants. And so we've effectively armed them with the tools and resources needed to go out and competitively procure tenants in the tenant attraction efforts. And so thank you for your support of that project. And equally too on our side, I just want to share with the commission that we have a general practice of not approving grading plans without a building plan. And so I think that's important for the commission, perhaps even the community to recognize, to appreciate that we're not just allowing developers to scalp land and then hope and pray they have a tenant or a building.

Generally speaking, a grading plan I'm sorry, a grading yes, a grading plan will accompany a building plan. And so that the timing is that when we're grading, they're going when they're grading, they're going vertical immediately thereafter. So just wanted to assure the commission too that we are mindful of that. We don't want folks or developers raising land without a project coming in.

As a clarifier, building plan does that mean inclusive of a tenant when the building plans are developed?

Usually in this market folks aren't going vertical without a tenant. I think that's fair to say sir. Sometimes there may be some unique circumstances there where they maybe on smaller projects where they can go vertical and perhaps they have some of it leased out, not all of it. But certainly, believe in the industrial, not that I'm an industrial expert, let me clarify. But in my experience, they're not building 400,000, 1,200,000 square foot buildings without a tenant in hand. That's all I have, Mr. Scherer. Thank you.

Absolutely. Thank you. Right. Planning Commission comments.

Yes, I'd just like to thank everybody. These are extremely handy. This really was nice to be able to read a lot of the comments and stuff. So thank you for those that really helps out immensely, especially taking my glasses on and off. So thank you.

Yeah. I agree. Thank you guys for doing that. I I appreciate that very much, and thanks for putting all that stuff together. I know that was it's been a lot of work putting this together. I think Sam's Club is going to be a great addition.

Mr. Aubin?

Again, yes, thank you for the maps. Definitely helpful to understand the layout of the project where it's going to be and then I do agree and thank you for the disclosure there about grading and building going hand in hand. My surveys in the county, I see quite a bit of warehouse industrial type buildings go up with no tenant. It's pretty common practice outside of the big companies that are purposely building them for companies to build those and do a TI in it after they find a tenant. So I think you're on track there.

Well, I agree. And, you know, having Sam's Club, I mean, we've all been to Costco. And, as much as I enjoy shopping at Costco, there's also a a love a love and a relationship where it's hard to shop there. And so I think it would be good for competition between the two and relieving Costco because in my opinion, it's so difficult and yet people go there. So I think it'd just be good for our economy for more people as a whole.

And this was a lot of information tonight. I even want to tell Edgar, thank you. That was a lot to say. And just it it it's good that, you know, one, we're collaborative. We understand, you know, nothing is perfect, and yet the reports were put together where we're able to digest at such rapid pace if we actually look at the amount of information. So I just wanted to acknowledge the the staff that understanding that is a lot of information that we went through tonight. I just wanna say thank you because you guys must have rehearsed a lot to be able to fire off all that so precisely. So, anyway, with that being said, the meeting is adjourned to our next meeting on 05/14/2026, these chambers at 06:30.