Planning Commission - Regular Meeting

September 9th, 2026 to order at 6 p.m. If we could please have roll call.

Commissioner Slater. Present. Commissioner Barbaro-Echo. Present. Commissioner Santos.

Present.

Vice Chairperson Ortiz.

Present.

I'm Chairperson Frenz.

Present. Pretty good rise for the Pledge of Allegiance, and Vice Chair Ortiz, if you would please lead us.

Yes, of course.

Thank you. Okay, we'll go ahead and move on to item number three, public comment for items not on the agenda. Do we have any requests to speak? I do have one. Okay, Bill Collins.

Good evening. My name is Bill Collins. I'm a resident at Four Seasons, Taralago, here in India. And I'm here tonight because I believe we need to ask a very simple question before approving or supporting additional large-scale developments like the Oasis Project and maybe the Citrus Ranch that's proposed on Dillon Road. Question is, where's the water going to come from? The federal government has been forced to address the Colorado River crisis and now develop new policies because of declining water supplies and the continuing problems surrounding Lake Powell and the Colorado river system. Yet here in India, we continue to consider and support major developments, including the Citrus Ranch, potentially the Citrus Ranch on Dillon Road, which would include a golf course that would place additional demands on an already stressed water supply. This should concern every resident in this community. This is not an argument against growth. That's an argument for responsible growth. Before we approve more developments like the Oasis project, we should know, not assume, that there's a reliable, sustainable water supply to serve it for decades into the future, and we should understand who bears the risk if those water assumptions prove wrong. A golf course is not an essential use of water. Housing, school, business, and the basic needs of our residents are. In a desert community, we have to be especially careful about adding water intensive uses simply because a developer proposed them. I also believe we need to rethink how we talk about California's housing situation. We don't simply have a housing problem, we have a population and growth problem that requires long-term planning. Every new development means additional demands on water, roads, schools, public safety, and other infrastructure. The question should not be, can we approve this development? The question should be, will this decision make sense 10, 20, 30, 50 years from now? I respectfully ask this commission and our city leaders to think strategically, not just about immediate economic benefits of development, but about the long-term sustainability of Vindio. Water is not an unlimited resource. Once we commit it, we can't simply create more of it. Thank you.

Thank you. Any other comments? Nothing online?

Okay, we'll go ahead and close the public hearing and move on to item number four, minutes. Do we have any corrections or do we have a motion to approve the August 12th meeting?

I raise the motion to approve. Minutes 45 and one planning commission meetings for August 12th, 2026. I'll second.

Okay, vote on your screens.

I exit out.

That's okay. Yeah, I can do a vocal roll call, okay. Commissioner Slater.

Oh, sorry, aye.

Commissioner Scarborough-Eckel? Aye. Commissioner Santos?

Aye.

Vice Chairperson Ortiz?

Yes.

Okay. Chairperson Frans?

Yes. Motion carries. Thank you. Okay, we'll go ahead and move on to item 4.2, minutes of the August 26, 2026. Do I have a motion or any corrections?

I'll make a motion to approve as stated. I'll second.

I'LL DO VOCAL RECALL AGAIN. OKAY. COMMISSIONER SLATER?

I ABSTAIN. I WASN'T PRESENT.

OKAY.

COMMISSIONER SCARBOROUGH-ECKLE? YES. COMMISSIONER SANTOS?

YES.

VICE CHAIRPERSON ORTIZ?

YES.

CHAIRPERSON FRANZ? YES. MOTION CARRIES. THANK YOU.

Okay, we'll go ahead and move on to public hearing items 5.1, planning review discretionary for Avenue 42 Apartments. If we could please have staff report.

Yes.

Can we get some IT help? He's not seeing the presentation before we move on. Let me see. Thank you very much. We're having some IT challenges, but I think we're okay now. Thank you.

All right. Good evening, Chair, members of the Planning Commission. My name is Nicolas Huitron, Associate Planner with the Community Development Department. The item before you today is for Planning Review Discretionary Plan PRM 260001 for the Avenue 42 Apartments. The project site is located south of Avenue 42 and just west of Jefferson Street. It is immediately south of the Bermuda Dunes Airport and it is within the Northgate Crossings Project Master Plan. THE PROJECT BACKGROUND IS THE PLANNING REVIEW APPLICATION WAS SUBMITTED ON MAY 10, 2026 BY THE LINCOLN AVENUE COMMUNITIES. THE PROJECT PROPOSES 240 MULTIFAMILY UNITS CONSISTING OF 237 AFFORDABLE UNITS AND THREE MANAGERS UNITS. THE APPLICANT IS ALSO REQUESTING FOR PROPOSED CONCESSIONS THROUGH THE DENSITY BONUS LAW. DUE TO THIS BEING A HOUSING DEVELOPMENT, THE CITY'S REVIEW IS GOVERNED BY SEVERAL STATE HOUSING LAWS. And these laws generally require the city to apply objective standards and establish specific findings that would need to be made if the city were to deny the project or deny the applicable density bonus waivers. As mentioned, the project proposes 240 multifamily residential units, with 237 of those being affordable and three being the manager's units. It is eight three-story apartment buildings with a clubhouse leasing office, which will include amenities such as the swimming pool, fitness center, a child's play area, a dog park, and a social services office. As mentioned before, the project does qualify for benefits under the density bonus law. As you all got to see a presentation a few weeks ago for the density bonus law, this is a component to that. So while the applicant does qualify to have this building type B, which is buildings five through eight, and shows the architectural treatment that is being proposed throughout the entirety of the development. These are the proposed elevations for the clubhouse and leasing office, which will serve as the primary amenity and leasing area for the development. And this slide, excuse me, this slide shows the proposed colors and materials palette for the residential buildings. The exterior design incorporates smooth finish stucco with enhanced material accents, architectural foam elements, metal awnings and canopies, metal balcony railings, and vinyl windows. The project also utilizes two coordinated building color schemes. The palette primarily use gray, white, brown, and earth tone finishes with green and gold accent colors incorporated into portions of the buildings. These materials and color variations are used throughout the elevations and provide variations between the buildings and different architectural elements. This is a proposed landscape plan. The landscaping is provided throughout the project, including along the perimeter, internal driveway aisles, parking areas, residential buildings, and common amenity areas. And one thing that I would like to note is there was a question that was brought up about shading in the pool area. There is shading, a good amount of shading, It's item number three, and you can see there is a linear It's kind of a red colorish on the south side of the pool if you're as you're looking at it It's a shading that is similar to the architecture that's provided for the for the clubhouse as well as there's cabanas and there's there'll be Umbrellas throughout the throughout the pool area as well THESE NEXT THREE SLIDES WILL PROVIDE THE RENDERINGS FOR THE PROPOSED PROJECT TO HELP ILLUSTRATE THE OVERALL ARCHITECTURE AND CHARACTER OF THE SITE DESIGN. THIS FIRST RENDERING SHOWS THE CLUBHOUSE AND LEASING AREA. THIS NEXT ONE SHOWS VIEW FROM THE DEVELOPMENT FROM AVENUE 42. AND THIS FINAL ONE PROVIDES INTERNAL VIEW BETWEEN THE BUILDING 7 AND 8. NORTHGATE CROSSING PROJECT MASTER PLAN. IT WILL BE DELETED IN ITS ENTIRETY. THE COMMUNITY DEVELOPMENT DEPARTMENT REQUESTS THAT THE PLANNING COMMISSION AS PART OF ANY MOTION TO APPROVE MODIFICATIONS INTO THE CONDITIONS OF APPROVAL FOR THE PLANNING REVIEW CASE NUMBER PLAN PRM 260001. So with that, staff recommends to adopt resolution number 2150, conditionally approving case file number plan PRM 260001, including the applicable density bonus law waivers and determining that no subsequent environmental review is required pursuant to CEQA guidelines section 15162, as well as modifying the five conditions that were read into the record. Thank you. I'm finished with my report, and then the applicant's consultant is available for any questions you may have, and the applicant is also here via virtually.

Thank you. Are there any questions of staff at this time? Yes, go ahead.

I have a question. Nico, thank you for your presentation. At the beginning, you mentioned that the applicant is entitled to five waivers, and then they're only applying for, which one is the one that they're not using?

SO THERE'S MULTIPLE WAIVERS. WHEN IT COMES TO THE DENSITY BONUS LAW WAIVERS, THEY CAN REQUEST TO MODIFY ANY OF OUR CURRENT DEVELOPMENT STANDARDS. SO IN THE REPORT, THEY They originally asked for a Cal Green waiver. However, that is not a development standard in our code. It's a building code. And there's other methods that they can use to obtain a waiver through that, through the building code, but they'll have to work with building and safety on that.

Okay.

Thank you.

Other questions of staff?

No? Okay. Go ahead.

I just want to thank staff for the presentation, for the clarification on my questions earlier. Regarding the shade, I really do appreciate you highlighting that it is, I actually didn't notice the shade structure near the pool area, which is an awesome amenity. However, I guess my question would either be to staff or to the consultant, would it be a possibility to maybe add a couple more sails between the outside recreation area See if it's possible to pull up a map of the site plan. Yes, if I can get the map back up. You want me to pull up the landscape one? Yes, please. I'm trying to find it as well.

If I could get the presentation back up, please. Thank you.

Okay.

Yeah, awesome. And so I'm referring to like the little checkered area where there's some chairs. So someone's walking from the fitness area to the swimming area, maybe perhaps some shade over there, maybe just a couple of sails to just, again, help mitigate any potential heat impacts because there's really no trees or shade trees in that area.

Okay. Yeah, I mean, when the public... comment period is open. I feel like you can ask the applicant that question. Thank you.

And Commissioner Slater as well as the rest of the commission. So obviously our abilities with the 100% affordable project are very, very limited. But as the developer applicant comes up, that might be something that they volunteer to put during the construction of the project. But as far as adding to it or requiring it, very difficult with an affordable housing project. So I just wanted to preface it with that.

Okay, thank you.

Okay, I have a couple of items.

One of them is, I love the fact that there's a lot of green on this map. So it looks like the larger trees are gonna be 24 inch, right, boxes. In the scheme of things, what percentage is going to have like a nice size canopy type shade when this is over? Do we have a way to project how big these trees will get over a few years and how much shade that would actually provide as people walk through the community or literally just walk through the front door, right? Because it's so hot.

One of the... So there is an ability to get something like that. There is a shade study that I have seen before. Unfortunately, this wasn't something that is required for our applicants. So that isn't something that we would have on hand. However, like I said, the consultant is here, so they may be able to provide a little bit more detail to that question. Okay.

And my last question for staff is I did see the pretty color sails that are set out. I don't know why I thought that sails, the problem with them is that they're not permanent. So over time they tend to sag and either the wind grabs them and they get ripped and then they're half dangling and then instead of having shade, we literally don't have any shade. Is there anything and then we'll ask the applicant of course to do something that's a little more permanent than a sales because I mean those to me they don't last very long they don't wear very well out here and I know there's not a lot we can ask but I just figured we'd ask.

And as Director Bryan mentioned, yes, we can ask. Unfortunately, they are complying with the shading requirements. And due to the SB 330, we aren't allowed to ask for more than what's required. But we can certainly ask.

Okay. All right. I think that was my only question that I had of staff. Do you have other questions? Yes.

I do have one. I noticed that there are some buildings, especially on the south side, it's gonna be very close to the Bermuda Dunes apartments kind of thing. Could you please kind of let us know what is the plan to mitigate or like the screening or like the buffer between this apartment community and then the one in Bermuda Dunes that way that there's some privacy between those?

You're speaking about the homes to the west? Yes. Okay. Yes. So it's a great question. The homes that are on the Bermuda Dunes Country Club side, those are at a higher grade of elevation. They are approximately 15 feet higher. So where those homes sit with the walls, It would be between the second and third floors of the apartment buildings, which is very interesting when I found that out because when you drive past that, you see that those houses are a lot higher than kind of like where the Northgate homes are at. But yeah, so like the closest building, which is building five, it meets the required setback of 60 feet. There is landscaping and there will be some trees that will be in the area. Unfortunately, you know, there isn't much of a kind of like a line of sight requirement that the city has that we would be able to apply to this or I know in the past we've had, we've required other applicants to provide trees for screening. But again, as I previously mentioned, they are meeting the landscape requirements. So it would be difficult to kind of add any more screening than what's already there. I DID WANT TO NOTE, BECAUSE I KNOW A QUESTION WAS BROUGHT UP IS HOW MANY ACTUAL UNITS ARE FACING THOSE HOMES. SO FOR BUILDING 5, IT'S TWO BEDROOMS PER FLOOR ON THAT WEST SIDE. SO SIX ROOMS WOULD FACE THAT, THOSE PER BUILDING. BUT AGAIN, BUILDINGS 6 AND 7 ARE APPROXIMATELY 85 TO 87 FEET OF A SETBACK. and then building eight is about 70 feet away.

I just want to clarify real quickly, Mr. Gershon, could you just let us know for that perimeter wall next to the Bermuda Dunes homes, what will be the size of the wall or fence?

The current size of the wall, I believe, is six feet, and that's the existing wall that's there. There is a... a detention center that will be located on that far side, which is essentially where the water gets captured and then they treat it and then it gets sent over to the regional retention basin. But the existing wall that's there is a six-foot wall for those residences that are already existing.

The reason why I was bringing that up, Commissioner, is that's essentially your screening, is that wall that's there. you know, typically we might want to try to get more landscaping, but again, we're limited in what we could do. I wanted to go back to one other thing regarding the shading. So typically when you look at a landscape planning, you see, I don't know if we could, we have it up on the screen, but those trees and those plants are supposed to be represented at maturity. So that's not like what they're going to look like when they're first planted. So that is the mature trees. They're not that large, but that's what a landscape architect designs. They're designing something at full maturity. So, you know, essentially you could say that those areas that have that, those trees will be shaded in those areas. How much, like, Mr. Gertron said, we'd have to have a shade study. I wouldn't recommend that, but just wanted to make that point.

Okay, thank you.

And I was just actually going to touch a little bit on the shades, just because I've been dealing with some of these plants that are listed on the tree legend, just for the rest of the commissioners on here, just for example, some of the Australian willows can get up to anywhere from 20 to 35 feet in height, and 15 to 30 in shades. And in regards to the evergreen elms, those are roughly about 35 to 70 feet in shade and roughly about 40 to 60 feet in height. So it does provide a decent amount of shade and so.

Thank you. All right, we'll go ahead and open the public hearing and invite the applicant up.

I'M A SENIOR PLANNER AND PROJECT I'M A SENIOR PLANNER AND PROJECT MANAGER AT MSA CONSULTING. MANAGER AT MSA CONSULTING. I'D LIKE TO THANK STAFF FOR I'D LIKE TO THANK STAFF FOR WORKING WITH US ON THIS PROJECT. WORKING WITH US ON THIS PROJECT. IT'S BEEN AN AFFORDABLE HOUSING It's a use I'm really passionate about, so I'm happy to help the Lincoln Avenue communities with another great project for the City of Indio. I am available to answer any questions in terms of the design. I would defer to the applicant who is on the phone, or who is available via the, should be Teams. They can better answer any of those sort of design questions that you might have.

Okay, thank you. Do we have any questions of the applicant?

My only question is to talk about the sales, whether we can do anything that's a little more permanent versus it looks really nice when we open and the sales are brand new and pretty bright colors. And after a few summers, they don't really seem to hold so well. So I'd love to find that if there's anything we can do to maybe add some more permanent like a Luma wood or some other things in some of the areas instead of having just all sales.

Definitely understand the question. I would defer to the Lincoln Avenue communities team.

Brandon, if you can hear us, go ahead and unmute your mic. I think IT's working on it. Brendan, we can't hear you. Give us just a sec. I think IT's working on it.

Good evening.

We can hear you.

Fantastic. So in regard to your question about the sales, I just want to verify you guys can still hear me.

Yes, we can hear you.

Okay, great. Yes, understood. Those... sometimes being installed, it could be worn down by the sun and, you know, five to 10 years later may not look as good as they did at the initial construction. So we're absolutely happy to look into an alternative option here. I don't have off the top of my head exactly what that would look like, but we're happy to commit to look into that.

Okay, that would be great. I think it would be a much better fit for the project, especially long term. And we know the heat's not going anywhere. So it's important. So thank you. Do we have any other questions of the applicant?

I just have one question. And ma'am or the applicant on here, Brandon, what other projects have you guys done either locally or here in the city of Indio?

This would be the first project for Lincoln Avenue communities here in the Coachella Valley.

Yes, that is. Go ahead. Sorry about that.

Yes, that's correct. This would be our first affordable housing development in the Valley. We're a very experienced affordable housing developer. We're based in Los Angeles, but operate in 30 states across the country. It's all we do. We don't we don't develop market rate. It's it's solely affordable housing and so. Um, we're long term owners and operators, you know, when, when we develop, we're involved in our developments for at least 15 years, usually up to 30 years. Um, so we take, you know, the design. Very seriously as the decisions we make today are the decisions we're living with for, you know, 15 plus years. Um, we're, we're not a merchant builder where. we can develop and many will sell right after finishing construction and so uh just that that's an important piece for for us to note is you know we truly do live with these design decisions uh for for the long term perfect thank you and i know my next question is probably a little too early to for you guys but do you guys have a projected rental um monthly rent on these apartments

Or is it too soon to...

No, it's a fair question. So these will be the rents will be set at 30 to 70% of area median income. And those are the rents that are allowed under that are set by HUD each year. And so we have an award of tax credits and taxes and bonds from from the state of California. And so there will be, again, a mix of that 32 to 70%. So that ranges from you know, on a on a one bedroom as low as six hundred and fifty dollars up to over two thousand for for a four bedroom. So there's a very wide range. It will serve a variety of income bands. And so that that I know it's a very wide range, but depending on the bedroom, how many bedrooms there are, as well as how many people are in the household, that that is what will set the rent within that range.

Perfect, I really appreciate it, thank you.

So I just have one more question. Is there going to be any solar at all done on this project? I didn't, there was a lot of pages, just wanna make sure I didn't miss it.

Yes, absolutely. Quite a large solar system. California's Title 24 requirements for these type of developments have a minimum amount of solar they require. We go above and beyond what the minimum required is, which helps offset electricity bills. So it'll be a very large solar system.

That's wonderful for long term and for the residents. So do you have any other projects that you're going to be building in the desert besides this one at this point?

At the moment, we do not have anything planned in this area. We currently have a development under construction in Palmdale. So understand the climate and try to design specifically for that type of climate, but nothing else nearby.

All right. Thank you very much. Any other questions of the applicant? Go ahead. All right.

Thank you so much for bringing this project forward. I'm a huge advocate of affordable housing as well. I just want to comment between buildings five and six, there seems to be like a little walking courtyard. I guess, could you explain maybe a little bit more detail about like that design aspect or element?

Yes, absolutely. So it's more of more of a sale, more of open open space grass. It truly is designed for landscaping. It's not, I wouldn't call it 1 of our primary amenity areas. Those are more towards the northern and southern points of the site, but there needs to be some sort of separation in between buildings and. Uh, there's going to be residents that have a view on the South side of building 5 and North side of building 6. and so having a nice, you know, landscape space for people to take their dogs out or, you know. For people that park on the Western side of the site. And need to get to a unit on the Eastern side. There's, um, it's just a nicely landscaped open space rather than just throwing, you know, sod down and not having any sort of plantings.

Okay, thank you. And I guess would people have access to the buildings from that courtyard or would I have to walk around to the other side?

So, the, the primary access to building 5 and 6, that will be from, uh, really from where the drive hours are. The, and so we're the only time that I wouldn't say would become a conflict is if someone parks called on that Western side of the site. They said a Western side of building 6, they would park there, follow the sidewalk to the lower side of building 6 and enter enter there. It's pretty short walk, but we, we would not. expect people to enter into the building from in between building five and six, if that makes sense.

Yes, thank you so much. My last question is regarding on the staff presentation, I did see a mention of a social services office. Is that going to be housed in the leasing office or is there a separate facility for that?

so that is housed in the in the clubhouse so in the clubhouse you've got leasing space mail laundry fitness club room and then there's a resident service space and so we we partner with a non-profit they will bring in a variety of services so after school program as well as you know there's monthly events that go on in terms of a variety of different services that are provided depending on residents needs and so there is a dedicated space within IN THAT BUILDING FOR THOSE ACTIVITIES.

OKAY. WONDERFUL. THANK YOU.

ANY OTHER QUESTIONS?

I'M SURE I JUST GOT ONE MORE. IN READING PAGE 94 OF THE 371 PACKET ON THIS PROJECT, I JUST WANT TO MAKE SURE BASED OFF AND THIS IS SECTION 3 FOR PARKING, CONFIRMING WE'RE WAVING THE CALGREENS REGARDING THERE WILL BE NO EV CHARGERS OR EV READY STALLS, CORRECT?

As of right now, they do have to comply with Cal Green. However, in the Cal Green code, it does allow for a waiver, so to speak. They need to submit a request, which they already have, to our building and safety department. The building and safety supervisor does have to review the request, and as long as they meet the requirements under that waiver request, then the city can, I guess, provide that waiver. Okay, perfect. I just want to make sure we're clear because I know you somewhat mentioned it earlier and then I read this, so I just want to make sure that's still... Yeah, and just for the sake of everyone's understanding, if, for example, they aren't able to provide the requirements, they will be required to have all the required EV chargers for the site.

That's it? Okay. Thank you very much. We look forward to having these. Let's have a close up. Any other public comments before I close the public hearing? None? Okay. Go ahead and close the public hearing. Do we have any more questions of staff or do we want to deliberate or do we have a motion?

If there's no other questions for staff, I'm willing to entertain a motion to accept the project as presented with the amendments of condition 8D being modified to include 8D and E and condition number B to be deleted in its entirety, along with all the conditions described in the memorandum provided by staff.

I'll second. Okay.

Commissioner Slater.

Yes.

Commissioner Scarborough-Eckel? Yes. Commissioner Santos?

Yes.

Chairperson Ortiz?

Yes.

Ms. Frans? Yes. Okay, motion carries.

Thank you. I do hope that the applicant will definitely consider better shading. Hopefully that turns into something. And also look at the EVs. I do think with so many people moving to electric cars, if there's a way to keep the EVs, I think they are going to be valuable to the residents over the long run. But we look forward to having them built, and I know they're needed. So thank you very much. Okay, we'll go ahead and move on to study session item 6.1, staff report on highway 111 corridor specific plan.

Hello chair, members of the commission. I'm gonna go ahead and give the presentation on our highway 111 corridor plans. We'll wait for that presentation to come up, then we'll get started. ALL RIGHT, THERE WE GO. I JUST WANTED TO START BY GIVING A LITTLE BIT OF BACKGROUND ABOUT THE PLAN AND KIND OF DIG INTO A LOT OF THE SPECIFICS OF THE PLAN AND KIND OF TELL YOU WHY WE'RE HERE. SOMETIMES IT JUST GOES TOO FAST. Sensitive so for this plan has been in effect for about four years. You'll see there September 21st 2022 My how time flies it's amazing that it's already been in play for four years Since the adoption the plan was amended just once that was to amend the zoning for ten parcels located in the plan area so not too many changes since then We'll try to do this one more time. It's like you press it and it delays and then it goes. So here's the plan area. I think a lot of us are familiar with the plan area. It stretches along Highway 111, but as you can see, it's a quarter mile on each side. So it's not just the properties up front. It goes a little farther than that. Also, you know, it starts at the east of the west sides of the plan. So you have Indio Boulevard to the east, and then to the west you have Jefferson. But it's a pretty large area. It's 950 acres. So That's the plan area, and I wanted to go into some other aspects of this plan. So there's regulating zones, and you can see off to the left the different zones. So depending on, let's say a developer comes in and wants to propose a project, depending on what zone they are in, there's different regulations, different development standards, et cetera. So it is broken up into these different zones. Also, this is part of the plan I wasn't expecting the commission to read the entire plan because it's very long. But it is broken up into these different corridors, so the East Gateway, Midtown, which is the closest to the downtown, and then the West Gateway. I'll talk about this a little bit later, but most of the developments since the plan was adopted is actually in the West Gateway area. So some of the goals in vision, I know you can see it on the screen, but in general, they're trying to make this area special. We are trying to do placemaking. We're trying to change the land use patterns that are there now and turn them into land use patterns that are more pedestrian friendly. We're also, the plan is trying to get a different kind of urban fabric. And I'll go into that a little bit more too. But in general, the vision is to transform the area into suburban highway, to a commercial strip, and to a lively dynamic center of social, cultural, and economic activity for the city of Indio. So I like this photo that's in the plan because really what the plan is envisioning is a multimodal highway. You can see bicycles are also sharing the road with vehicles. You also see that there's landscaping, not only in the middle, but also in front of storefronts. Pay attention to the buildings too because they're taller buildings and I'll tell you why. But the buildings are closer to the street and people are enjoying that streetscape. So built into the plan, these are special standards and guidelines. So instead of using the UDC Unified Development Code, we use the specific plan for the standards. So we have the standards and guidelines for any new project that's proposed. Then of course I went into the different zones on one of the other maps. But whenever someone wants to build something, these are the standards instead of the UDC. So there is a chapter on implementation as well that talks about strategies and policies. I'm gonna be very honest that a lot of the policies and strategies, because the plan is still in its infancy, have not been, we haven't achieved them yet. But there are policies in there and strategies in order to kind of move development along and see development actually occur in the plan area. And I'll get into some of the projects that we've seen, kind of the progress to date. So, so far, we all know the Starbucks that's on Highway 111. That was built earlier this year. It was actually late last year, earlier this year. It was built last year, but they didn't open until this year. So they haven't been open for very long at all. We had a math sign the Planning Commission approved that was in this plan area, a digital sign. We have the Grand Marketplace that's under construction. That's the phase one project. Believe it or not, that photo, I probably took like maybe a month ago and We've driven by there now, the lumber is in the air, the building is already starting to take form. That was when they were pouring the slabs. It's going very quickly. You can see two pads are outlined in that picture. And then down below you'll also see a project the Commission recently reviewed and the Council called Madison Point. A principal planner behind me presented that project, and it was delayed a little bit, but it eventually got approved. Some other noteworthy projects that approved, but they haven't even moved towards construction, is the Urban Plaza Gas Station, Mini Mart, Liberty Star Affordable Housing Project. That's 206 units. It's been entitled, but they haven't moved forward. They don't have funding, essentially. And also the Palmera residential apartments, that's a total of 346 units. They haven't broke ground. They haven't submitted construction plans. A few others noteworthy is a boutique hotel, 119 key hotel. Now that project is really in the early stage where they've submitted a planning application, but it hasn't come to the commission. And I believe, although correct me if I'm wrong, Gustavo, that project hasn't been deemed complete, I don't believe.

That is correct. For the record, this is Gustavo Gomez, principal planner, and our director, Brian Halverson, is correct. They have submitted, they have done their pre-application conference, they have submitted a preliminary site plan, and they're working on now floor plans and elevations, but it's still in its infancy.

And that one is really close to Shields there, bisected by Highway 111 in Shields. And then the Seven Brew, you just saw recently, that'll be going to the Council soon, next month, for the drive-through project. And then lastly, the second phase of the Grand Marketplace, which are three pads, three drive-through pads, are proposed to go to Council actually next week for review and approval. So that's kind of a sampling of what you've seen in the plan area to date. It's a number of projects, a good healthy number, but I'm going to go into now some of the challenges that we've had with the plan. And by the end of this conversation, this presentation, we'd like to get feedback because we are wanting to do some amendments to the plan. So some of the challenges, I'll go through these very quickly, but some of the development standards are tough for an applicant developer that comes in. For example, I showed you that beautiful view of three story buildings up close to the street. Well, most of the buildings that you have reviewed, and the chair's been here a long time, they're single story. We're not getting second story, we're certainly not getting third story buildings. So that is a challenge. Now should we throw out the requirement? THAT'S FOR US TO CONSIDER, FOR US TO HAVE ON THE TABLE. SO DEVELOPMENT REVIEW AND PERMITTING, WE HAVE A REQUIREMENT FOR A MASTER PLAN DEVELOPMENT PERMIT, WHICH IS KIND OF AN ADDED LAYER. IT'S BASICALLY AN APPLICATION THAT COMES IN AND IT'S LIKE A or they submit conceptual plans, planning looks at them and tells them how it's not complying. It actually even goes before the commission. We haven't seen a lot of these because we've tried to layer the permit, so to speak, to do them concurrently with the planning review discretionary. I guess I feel as director of the department that it's too much. It's an added entitlement that we could really streamline better. Also it's been a very hot topic is the land uses that are allowed in this corridor. So the corridor is trying to be pedestrian friendly, the corridor is trying to create a sense of place or the place making. So some of the auto oriented land uses are allowed but they are CONSIDERED LIMITED LAND USES AND EVEN THE ONE RECENTLY WAS THE CAR WASH WHERE WE SAID WE'D LIKE TO SEE NOT SUCH A HEAVY USE, AN AUTO-ORIENTED USE. SO THEY TOOK THAT OUT OF THE MADISON POINT PROJECT. BUT THE LIMITED LAND USES IN GENERAL ARE CHALLENGING AND THE REASON WHY IS THE CITY, THE PLAN AREA IS BROKEN UP INTO SUB AREAS AND EACH SUB AREA HAS A LIMITED NUMBER OF of limited land uses that you can do. So eventually, even though we've only used about eight, eventually we're gonna run out. And so the plan's either gonna need to be revised, or we just say no more, no more limited land uses. You need to do the uses that are envisioned for the plan. Residential development, even though I gave a couple projects that were approved, this area envisions 500 or more residential units. So we're not seeing residential being built. We're seeing commercial being built. There's probably a lot of reasons why that I'm not gonna get into, but we have some that are entitled, but they haven't been built. So that is a challenge to get that residential component. And then signage, we've had requests, some of these requests you haven't seen because they're in meetings way before they get to commission. But I will say that the Seven Brew You just saw that project, they wanted a much, much larger sign and essentially we told them it needs to comply and they reduced it. But then when it came to the commission, we also saw that the commission was on the same page as us and you reduced the size of the wall sign. We've even had, even though you've only seen one digital sign, I'm not gonna rat out any developers, but there are other developers in the city that want to do more digital signs. So it's a challenge because right now there are strict requirements on it, the square footage, the number of tenants, et cetera, where you could do that digital signage. SO I'M ACTUALLY NOT GOING TO GO INTO THIS BECAUSE I EXPLAINED IT PRETTY MUCH ALREADY ON THE PREVIOUS SLIDE, BUT USES LIKE DRIVE-THROUGH RESTAURANTS AND EVEN A DRIVE-THROUGH BANK AND GAS STATIONS HAVE BEEN A REALLY HOT TOPIC OVER THE LAST YEAR AND A HALF, ACTUALLY LONGER THAN THAT, HAVE BEEN A CHALLENGE. AND, YOU KNOW, AS PART OF THIS PLAN, THERE'S A CAP AND NOT ONLY THAT, WE ARE SUPPOSED TO BE MONITORING THOSE USES AND I'm going to thank our assistant planner, associate planner, who gave me a recent summary of all the ones that we have, which is about eight.

Can I ask a question? Sure. How many are left?

A lot. I would probably say we have a total of approximately anywhere from 16 to 20, if you add them all up. So there's quite a bit. Some areas have up to four, some areas have up to two, but I think it's between 16 and 20 total. But we've already used half. So per the City Council, they wanted us to not only bring it to the Planning Commission, but the Community Services Commission. And even though their scope is much more narrow than the Planning Commission, there are elements of the plan that definitely would fall under their purview. So when I took that plan last month, They mentioned they'd like to see another park on the east side of the plan area. I mentioned in that presentation that we're actually in the middle of a Parks Master Plan, so really that comment would be more suitable in the Parks Master Plan. This plan has a vision of what we'd like to see, but as we know, especially at the Planning Commission, it doesn't mean that that's what the developer's going to build. Now the city could build another park and put it under the capital improvements plan, but right now it's not in the works, but that'll be a comment that will be discussed during the parks master plan. I would say that plan is probably about a year and a half away. They wanted more shade, no surprise, create more opportunities to gather, and then they honed in on and I can't agree with them enough, the human scale and the more walkability. So I don't think they were saying drive-throughs. So upcoming amendments, as I mentioned earlier in my presentation, we'll be preparing amendments. We're gonna gather all the comments, including the city council. We'll get a presentation next month. And then we will hire a consultant to assist us to do amendments to the Highway 111 corridor plan. So tonight we're looking for your input.

And the commission's input, like I mentioned earlier, will be also part of a presentation to the city council.

That does conclude my presentation on the Highway 111 specific plan. And myself, as well as the principal planner, Gustavo Gomez is available to answer any questions.

Thank you. Do we have questions of staff at this point? No? Okay.

I do have a couple. Probably because I have been up here way too long. And not today. So I was part of the original conversation when we created or had the conversation to create this revision to the Highway 11 plan. So a couple of my comments are there was a lot of thought and a lot of energy put into the limiting automotive use. So I honestly do not want to see that expanded. that the long-term vision of what we want that area to look like needs to limit auto uses and of course definitely limit the number of drive-throughs. And since we still have 16 to 20 limited land uses, I don't think we need to modify that today. But I definitely think maybe another five years down the road, maybe that is a conversation we need to have, but I'm not sure we need to do it now.

When it comes to signage and specifically digital, We did a lot of brainstorming on that and what we wanted that part of our city to look like. And we had a very clear vision of something that was a little elegant, a little understated. And so the idea of increasing signage and or digital signage to me does not fit the long-term vision of that part of our community. When it comes to talking about whether the requirement of three feet, you know, three stories, I mean, maybe that is something we need to address, right? The only thing that we are building that's that large that I've seen really other than City Hall is apartments, right? I haven't seen really a lot of commercial buildings or other types of buildings being built on that size. So I think that might be something that a staff could come back with something to discuss whether we want to maybe

LOWER THE REQUIREMENT FROM THREE STORIES TO TWO AS THE MINIMUM. I DON'T THINK I WANT TO GO ALL THE WAY BACK TO A SINGLE STORY JUST BECAUSE WE'RE TRYING TO BUILD THAT URBAN FEEL AND I THINK A LOT OF SMALLER ONE STORY BUILDINGS DON'T REALLY GIVE YOU THAT FEEL. BUT OTHER THAN THAT, I'M REALLY GLAD WE'RE LOOKING AT IT. I was a little sad that we don't have more development happening based on all the years that we have been having this conversation. But I know there's a lot of development other places in our city, which I'm very happy for. But I also think this space is kind of unique. And sometimes it's better to wait for what we really want than to settle for something that doesn't fit the vision of what we would like that area to be. So those are my comments and I'd love to see what the other commissioners say and of course what council and staff comes back with because I'm assuming nothing is permanent and we should be able to be some flexibility on to what what our community needs and what is out there that can be developed.

I agree with Chairwoman Frans regarding wanting to keep the height of upcoming developments a bit taller than just the one story, so that way it creates a sense of kind of like growth and urban kind of like thriving. One of my questions is if no, I guess developers have came in with the idea of building three story buildings or retail, is it a possibility for, or I guess have there been applicants that have applied for maybe apartment complexes where the first floor is retail and there's housing above it, maybe like a mixed use development?

Yeah, so so far there's two types of mixed use. There's vertical mixed use and there's horizontal mixed use. So we have seen the horizontal mixed use where you see like a commercial strip and then maybe behind it is the residential. So we have a project that was approved like that, but not the vertical mixed use, which honestly is kind of the gem, but you just don't see it a lot. It's kind of hard to finance and it's kind of hard to sometimes build. But that is, the vision is to have mixed uses, not necessarily all contained in one building, though.

Okay, thank you. I just, I mean, I've, yeah, it is costly, but it is an awesome amenity to have in your city, especially if you have people who work close to where they live or want to go to a coffee shop downstairs. I mean, it's a unique, I guess, feature that isn't really offered here that I've seen in the Valley. I WANT TO JUST TOUCH BASE ON THE COMMUNITY SERVICE COMMISSION RECOMMENDATION ON THE PARKS MASTER PLAN. I WOULD LIKE TO SEE MORE PARKS OR GREEN SPACE ALONG 111 IF SPACE OR DEVELOPMENT ALLOWS FOR IT. SO I GUESS WHEN THE TIME COMES AND YOU GUYS ARE READY TO PRESENT THE PARK MASTER PLAN I WOULD JUST LIKE TO SEE SOME GREEN SPACE JUST TO AGAIN HAVE THAT sense of walkability. Like if you're shopping, you can go to the park next door or something like that. And that's my comments.

I do have a question for staff. First of all, Brian, thank you so much for the presentation. It was good. I was able to learn a few things. My question is, so as you mentioned, the planned device occurred into three segments, right? The West Getaway, the Midtown, and the East Getaway, correct? Each one with different place-making priorities. As the staff scopes the amendment, will each segment be evaluated differently or will it be all the same?

I'm sorry. Repeat the question.

Here's the the map I think you're referring to there's the regulating zones and then the next one is the Oops Go back is the corridor segment that would okay that one Okay, so as you guys staff scopes the amendment will each segment be like evaluated individually or as a whole and

So it's kind of both. So the primary regulations come from the other map. See if I can make this go back. The regulating zones. So depending on which zone you're in, we would go into the plan and look at what applies as far as, you know, building height setback, you know, design, things like that. But also looking at the next slide. I just keep going the wrong way. Let's go back. So this area is really what we're trying to do is do that placemaking. For example, the Midtown, we have that Indio sign, the Midtown Indio sign. So that's part of that placemaking. So those areas are also an opportunity. I didn't put it, but it's in the plan, but shows opportunities for gateways. For example, when you're entering the city from the west, you see an Indio sign announcing that you're entering Indio. So this area is, a map is good to kind of conceptualize the different, not just the corridor, but what we're trying to achieve.

Okay. Okay, thank you, I think I got it, thank you. Okay.

And there is another map, I just didn't put it up, that actually shows the different gateways that are located in the plan.

So I think I have maybe a thing. When staff is looking at the modifications that we can make you know, that we're gonna be looking at again in the future. Maybe there are parts. So let's say, you know, Midtown is closer to downtown. So to me, that should be higher density, taller buildings, et cetera, et cetera.

So maybe there could be modifications that something like Midtown, you know, we keep closer to that two to three story minimum. And maybe if we look at the east and the west gateway, maybe at that point there's the opportunity that you mentioned of having like the retail SINGLE STORY AND THEN BEHIND IT, YOU KNOW, THE TALLER BUILDINGS.

THAT MIGHT WORK WELL IF WE KIND OF BREAK IT UP, PUT THOSE ON THE UTTER EDGES, ON THE OUTER EDGES, AND YET THE MIDTOWN TRY TO CONTINUE WITH THAT THREE STORY AND THE HIGHER DENSITY. BECAUSE TO ME THAT REALLY WOULD FIT WELL WITH THE DOWNTOWN. AND WE COULD MAYBE OPEN IT UP TO SOME OTHER DEVELOPMENT ON THE WEST AND EAST SIDE IF THAT'S WHAT DEVELOPERS ARE ASKING MORE ABOUT. and we could still continue to have, to me, a very clear look from west to mid to east, but again, I'm not an urban planner. I'll leave this up to you guys, but I think maybe there's a little room there without having to say yes or no to the entire Highway 111 plan. Just an idea.

Any other questions?

COMMENTS? NO? OKAY. OKAY. I'M GLAD WE'RE LOOKING AT THIS I'M GLAD WE'RE LOOKING AT THIS BEING HERE SINCE THE BEGINNING. BEING HERE SINCE THE BEGINNING. I THINK IT'S IMPORTANT THAT WE DO I THINK IT'S IMPORTANT THAT WE DO PROBABLY REVIEW THESE THINGS MAYBE PROBABLY REVIEW THESE THINGS MAYBE EVERY COUPLE OF YEARS OR SOMETHING AND EVERY COUPLE OF YEARS OR SOMETHING AND SEE WHAT WE'RE DOING. SEE WHAT WE'RE DOING. BUT I'D LOVE TO SEE WHAT KIND OF BUT I'D LOVE TO SEE WHAT KIND OF IDEAS COME IN TO MAYBE MAKE SOME IDEAS COME IN TO MAYBE MAKE SOME SMALL CHANGES. SMALL CHANGES. BUT I WOULD NOT CHANGE THOSE TWO BUT I WOULD NOT CHANGE THOSE TWO THAT I MENTION

quick uh so in regards to my comment to staff um i just want to see and hopefully the rest of the commission is on board on the same page but Ultimately requesting staff to bring back a study session regarding residential housing development and our competitiveness in attracting home builders in Indio. What sparked this was the presentation from the previous meeting regarding the bonus densities. And so I like to see a study to look at our development fees, impact fees, water related costs, processing timelines, and any other city control costs and compare those with surrounding Coachella Valley cities. JUST TO ULTIMATELY REVIEW THE HOUSING PRODUCTION OVER THE LAST FIVE YEARS, IF WE HAVE THAT DATA, OR EVEN LONGER, TO JUST KIND OF SEE, BECAUSE AS I'VE MENTIONED BEFORE, WE SEE THESE PROJECTS COME INTO US, WE APPROVE THEM, AND SOMETIMES FUNDING OR LACK OF, SO WITHOUT GOING INTO TOO MUCH DETAIL, BUT IT'S SOMETHING LIKE WE CAN, IF SOMETHING THAT THE REST OF THE COMMUNITIES ARE ON BOARD, TRYING TO HAVE A STUDY SESSION ON THAT.

I think I'm good, except that I know staff's time is a commodity. So maybe we can narrow it down a little bit and maybe not quite so broad.

Would it be easy to see a comparison of maybe the fees for other cities and compare them to ours? Because I mean, when people talk about developers coming in and what's the difference between building in Indio versus building in Palm Desert, could we start smaller maybe and then build on it?

I was going to give staff the opportunity to kind of dive into what they believe might be a good research. The only reason why I made it so broad is just because I don't want to violate the Browns Act because it's not a listed item, so I just made it very broad.

So I think we all agree on the concept, and maybe you can come back at another meeting and give us some ideas of what you... Yeah, we definitely could come back.

I just wanted to emphasize, and I don't want to overstep my bounds here, but IT'S A COUNCIL ITEM. TYPICALLY WHEN IT COMES TO TYPICALLY WHEN IT COMES TO DEVELOPMENT FEES, THAT'S A COUNCIL DEVELOPMENT FEES, THAT'S A COUNCIL ITEM. ITEM. I'VE BEEN MORE THAN HAPPY TO DO I'VE BEEN MORE THAN HAPPY TO DO A QUICK SUMMARY OF WHAT THE A QUICK SUMMARY OF WHAT THE DEVELOPMENT IMPACT FEES ARE DEVELOPMENT IMPACT FEES ARE HERE AND COMPARED TO OR APPLICATION FEES, WHEN SOMEONE SUBMITS A PLANNING APPLICATION, WHAT THOSE ARE. HOT TOPIC RIGHT NOW IS FOR CANNABIS, SO THAT WILL BE DISCUSSED NEXT WEEK. THERE'S BEEN SOME COMPLAINTS THAT OUR FEES ARE TOO HIGH, APPLICATION FEES. BUT, YEAH, WE CAN CERTAINLY BRING THAT BACK, BUT JUST BE AWARE THAT IT'S KIND OF OUT OF THE PURVIEW OF THE COMMISSION, BUT AT THE SAME TIME, I could still do an informational presentation, kind of like I did tonight, so at least we kind of know where we are compared to other cities. It's not always apples and apples as far as different councils, different priorities, but we can certainly do that and bring it back. It probably will not be next month, if you don't mind, but we can figure out a time to bring it back before you.

Yeah that's totally fine and just for the rest of the council I know we have deferrals or reduction in diff fees in commercial and just so we're just looking at it on the single home residential we see apartments all the time but I think the American dream is to own a home and so we're able to figure something out and it's just not saying that there's an issue is just trying to see what we can do to lower the cost for homeowners and new homeowners and potentially attract builders to come into the city and actually build.

Okay, thank you. Any other Commissioner comments?

I do. I just want to remind the Commission and the public in general that October 1st is the State of the City, so I encourage everybody to attend. I think it's going to be a great one.

All right, thank you. I just have a couple. We keep having certain things come before us. One is like a shade study. You know, and so I don't know if there are things that we can make as part of what we would like to see with these larger developments. You know, line of sight for things that are next to single story residential specifically. A shade study, like is, you know, exactly how much shade are we going to be providing? And the other one is, I know the city has certain rules like no chain link fences, right? Is there a way to do a no sales? shade sales on these larger projects and the reason I really say that is because I have yet to meet a development that had sales that within two years don't look very good and they don't seem to be maintained very well and I don't know if this is even something that can be discussed but I think it would save a lot of these conversations and shade is never going to be something that we have enough of But again, there's also cost. So, but I think maybe just for these larger developments, but let's, you know, I just keep asking the same questions over and over. So maybe there's a way to make them part of our process instead of every few years we get a project that we have this conversation on.

Yeah, so tonight was just kind of unfortunate, but unfortunate depending on what side you're on. But as part of a discretionary project, we have the ability to add conditions that are not just the standard to meet the code. So we certainly can ask for that. Now, to make it a standard condition of approval for projects might be a little bit difficult, but what we can do now that we've heard that when a project comes in, when we sit down and have a pre-application meeting with them, and when they submit a full-blown entitlement package, we can look at the design and we can certainly recommend those, you know, shade structures that are going to be, they're not going to, you know, fall out of disrepair so quickly. I'm not quite sure if you have like a particular shade structure in mind. You said the sails don't tend to last very long.

Yeah, I mean, Alumawood works really well in the desert. I mean, honestly, I have one that's now 20 years old. Never in my life did I dream that that patio would look as good as it does 20 years later. And so I think that's a really good product for the desert. Of course, commercial-wise, I don't know what the cost is for that kind of thing. So that would be one. And the other one would be to ask developers to bring us a line of sight map for anything that's going to be a large building, two, three stories next to residential housing. I think it just makes us all feel better exactly how is someone going to look into the neighbor's yard. And that's really hard to visualize, especially me. I'm not an artsy person. I need a picture. I'm not going to put it in my mind. And I also think that for our residents and people in the neighboring communities, it might help them feel better about one of these large projects coming in next door if they can actually see some type of line of sight rendering versus imagining the worst, which most of us can do real easy. So anyway, and like I said, just for these larger projects,

Again, you do have the ability. It's not very popular but to when those discretionary projects come in if you feel like they're encroaching on privacy and The line of sight as far as people don't have maybe the same comfort level in their backyard Then you could certainly MAKE A MOTION THAT CERTAIN HOMES, LET'S SAY A TRACK OF HOMES, I'LL JUST USE AN EXAMPLE, ARE TO BE RESTRICTED TO ONE STORY. AGAIN, IT'S NOT VERY POPULAR. PROBABLY THE BEST WAY THAT THAT OCCURS IS IN A PROJECT MASTER PLAN OR A SPECIFIC PLAN. IT MAY RECOGNIZE THAT WHEN A ONE AND TWO STORY STRUCTURE IS NEXT TO ONE ANOTHER, IT'S NOT POPULAR TO HAVE THAT WITH THE NEIGHBORS. So we do have some of those in our project master plans. I just don't have it memorized which ones, but you certainly can make that as a condition of approval of a project that you feel has, it's degrading the views of the neighbors. You certainly could initiate that through discretionary review.

Okay. Any other comments from commissioners? Nope. Okay. So we'll go ahead and move on to director's report.

I have a few items. One was already brought up, the State of the City, but I do have a little more information. So the State of the City is October 1st, as Commissioner Ortiz said. It will be from 5.30 to 8 p.m., and that'll be at our beautiful Coachella Valley Historical History Museum. All of the commissioners are invited. I think the email already went out, so now you have to get your ticket. So the way you get your ticket is to contact our city clerk, and she will make sure that all of you get a ticket to the State of the City. I'll be there as well. I'm really looking forward to it. It's always a great event.

We just had to reply to the email, right?

I THINK THAT WOULD BE GOOD ENOUGH. OUR CITY CLERK WILL MAKE SURE THAT YOU GUYS GET TICKETS IN YOUR HANDS. THE ONLY OTHER ITEM I HAVE IS JUST GIVING AN UPDATE ON UPCOMING ITEMS AT COUNCIL. SO THE LARGE PROJECT CALLED THE We'll go to council next Wednesday. I'll present that project. It is a project that's got a lot of attention from the community. I want to be very upfront and transparent about what our recommendations will be. At that meeting, we'll have two recommendations, both for denial but also for approval. And the only reason why is they did make some changes to the plan. They made some changes to building height. They made some changes to setbacks and landscaping. They added some additional uses. And so that being taken into consideration, we consider those minor, and we will give them two options, either to approve or deny. So I just wanted to make sure you guys were aware of that. And the grand marketplace phase two, our own Gustavo Gomez, principal planner behind me, will present that project to the city council at that same meeting. And lastly, it's been getting a little bit of attention, I'm sure on social media and other platforms, massage and tattoo. I'll give a presentation and the city attorney WILL ALSO PROVIDE SOME BACKGROUND AND SOME POTENTIAL OPTIONS TO ADMIN THE CODE TO ALLOW MORE POTENTIALLY MORE FLEXIBILITY WITH THOSE USES. THOSE ARE USES THAT HAVE ADDITIONAL LAYERED REGULATIONS ON TOP OF THE REST OF THE CODE. FOR EXAMPLE, PROXIMITY TO RESIDENTIAL, PROXIMITY TO ESTABLISHMENT SERVING ALCOHOL. And even massage has to be associated with a doctor's office, medical use. So long story short, that will be an item that will be discussed as well as part of a presentation.

Wow. There you go.

That concludes the director's report. All right. Thank you very much. Seeing no other items, we'll go ahead and adjourn the meeting.