Planning Commission - Regular Meeting

Thank you.

Good evening and welcome to the Anaheim Planning Commission meeting of August 24th, 2026. My name is Amelia Castro, Chair of the Anaheim Planning Commission. As a reminder, Planning Commission meetings are broadcasted on all channels, including online and Anaheim TV Channel 3. The first order of business is to salute our flag. Commissioner Tran Martin will lead us in the flag salute.

Thank you. If you are able, please rise and join me in saluting our flag. I pledge allegiance to the flag.

Thank you. Next, I will ask the Planning Commission Secretary to take a verbal roll call.

Chairperson Castro?

Here.

Vice Chairperson Walker?

Here.

Commissioner Abdul-Rahman?

Here.

Commissioner Tran Martin? Here. Commissioner Lieberman? Here. Commissioner Perez? Here. Commissioner Kelly?

Here.

We have a quorum.

Thank you. If you would all please silence your phones so that they do not disrupt proceedings, we would appreciate that. The doors at the back of the room are automatic. They open when you get close to them and they do not close until you walk down the hall. Please move away from the automatic doors and allow them to close. Today we have one public hearing on our agenda. If there are any members of the public who wish to speak on an agenda hearing item, please complete a yellow speaker card and give it to staff if you have not already done so. The cards can be found on the table at the entrance. Please note that public comments are limited to three minutes. We ask that you keep your remarks as brief as you can. We are influenced more by the content of your testimony than the length of your presentation. First, we provide an opportunity for any member of the public to speak on items of interest to the public that are within the subject matter of jurisdiction of the commission that is not a public hearing item on tonight's agenda. Is there anyone here to speak at this time? Prior to the beginning of the public hearing, I will ask the planning commissioners for any disclosures they wish to make regarding public hearings of today's agenda item. Seeing none, please note that actions taken by the planning commission tonight will be final unless an appeal is filed with the city clerk. The appeal deadline is September 3rd, 2026 at 5 p.m. Appeal forms and information are available on the city clerk's website. I will now begin the public hearing and ask staff to present item number one.

Thank you. Good evening, Chair Castro. The item before you this evening is for Meritage Homes. I wanted to add, for the record, on page four of the attachment, there was an error. And we have a revised project description and letter for you this evening that reflects the accurate density bonus rate. It reflected 25%. However, it should be 20%. And so we have a revised Description letter for the Commission this evening and so again item number one before you this evening is for a tentative track map Request to create a one-lock condominium map for future construction for 94 sale townhomes at 1041 1057 1071 North chem Street filed by Meritage Homes and The project site is located within the industrial zone and designated for mixed use high uses in the general plan. It is comprised of three parcels totaling 3.02 acres. Surrounding land uses include an industrial business park to the north, a former trucking terminal to the south, a multiple family townhome development and vacant lot approved for an apartment development to the west, and an oversized vehicle storage yard to the east, as well as apartments to the east across Kemp Street. The project site was previously occupied by Anaheim Fullerton Towing and developed by a 13,000 square foot office building and 970 square foot garage. The existing improvements would be demolished to accommodate the future residential development. The proposed tentative track map would create a condominium airspace subdivision to allow the future sale of 90 residential units. A homeowners association would be established to maintain the common areas. The subdivision also includes an 11-foot wide dedication along Kemp Street for public right-of-way purposes. The project would have a density of 30 dwelling units per acre, which is within the general plan density range of 20 to 60 dwelling units per acre. Conceptual plans were submitted with a track map to demonstrate that the residential development at the proposed density could be accommodated at the site. Future residential development would be permitted by right and would not require additional discretionary approvals. The conceptual plans show 90 residential units, including five very low income affordable units, in four story stacked flat building with a mix of one to four bedroom units and two to four bedroom units would each have a two car garage, while the one bedroom units would have a one car garage. The project would also provide 10 surface guest spaces for a total of 174 parking spaces. This slide shows a rendering of what the future development would look like from Kemp Street. The project would be designed in a manner consistent with the mixed use high zone standards. The future residential development qualifies for state density bonus law by providing five affordable units, which equates to approximately 5% of the 90 unit development. Although the applicant is not requesting a density increase, they are requesting one incentive related to separating walls adjacent to residential properties, one waiver related to recreation and leisure requirements, and reduced parking ratios permitted under state density bonus law as shown in this table. The proposed subdivision meets the required findings for approval of a tentative track map. The site is suitable for the proposed development is a flat urban infill property with no physical constraints and is not expected to result in substantial environmental damage, harm to wildlife or fish or their habitat or other public health concerns. For these reasons, staff recommends approval of tentative track map number 19446, subject to conditions of approval. That concludes my presentation. Staff and the applicant are available for questions. Thank you.

Thank you. I will now open the floor for the planning commissioners to have questions to staff. Anyone have questions for staff?

Go ahead. Leonie, I was wondering, so parking or recreational area, they get a reduction. Is it like the 20% reduction or is it, how do they calculate what reduction they get?

I'm going to have planning staff respond to the parking reduction because there are set parameters. But the other standards in one that was specific to a comment that the commission did receive tonight, the recreational user space, that was a waiver of development standard. And the applicant is saying that the application of the full standard would physically preclude the development as proposed. And the city must grant that request.

Okay, thank you. Do you have an answer on the parking?

Yes, as far as the parking, state density bonus law does allow for reduced parking ratios for different bedroom counts. And so this would, as proposed, does have more than the minimum required by state density bonus law. The code does, however, require 244 spaces. They are providing 174, which is more than is required by state density bonus law ratios.

So how do they calculate what the ratio is?

Let's see. So the state law actually specifies what the reduced parking ratio is. So for example, zero to one bedroom is one space per unit, two to three bedrooms is 1.5 space per unit, and four or more bedrooms is 2.5 space per unit, which is lower than what the city's requirements are.

So as long as the- That's one parking space instead of two on the two bedrooms, or on the one bedrooms. Okay, that makes more sense to me.

The resulting state density bonus requirement would be 141 spaces. They're providing 174.

Okay. So all of the units except the one bedrooms have the two garage, car garage, correct? Correct. So then there's 16 one bedrooms. If all of them have two cars, which they probably won't, but if that's 16 cars, there's parking on the street?

I believe street parking is limited given...

Adjacent multifamily properties, but there is street parking available Okay I'm good the site also has ten surface parking spaces as well in addition to the garage parking spaces Yeah, those are designated as guests though aren't they they're open parking spaces. Oh open I didn't get that in my thing State density doesn't require a guest parking to be provided

Commissioner Perez.

In terms of if the developer is using the density bonus law, there's no way or we don't have any oversight to limit the amount of incentives they're allowed?

You do have an ability on the incentives. As to the waiver, which was the question on the waiver of the recreational space, you can potentially make findings. We don't believe that they're present in this instance. Those findings would be not granting the waiver of the rec, this would have a specific adverse impact on the public health welfare and safety, would violate state or federal law, or would harm an historic resource. Very limited findings as to the waiver and therefore in this instance, because the applicant has asked for this based on their design, their proposed design, it should be granted.

Thank you.

I don't see any other questions.

Leone, Leone, Leone. Okay, I can get, what's normal for a administrative waiver is 10%, and this is way over 10%, I'm talking to, referring to the recreational space. I don't know how it was concluded that, the way it's drawn, it's drawn this way, okay, we gotta take it, we have to accept it, it doesn't normally work that way. Talk to me a little more.

I can provide clarification as far as the recreation leisure. As far as the overall calculation, what qualified as far as recreation leisure is the minimum dimensional requirements required by the code, 20 by 20 in either direction and seven by seven the private open space. So there is additional recreation leisure space on site, however it doesn't meet the minimum dimensions. So currently what is shown is the 12,558, which is the qualifying areas, in addition to 14 roof decks, there is roughly 6,000 square feet that isn't qualifying in the dimensions, but is provided on site.

That is a good answer. So the total square footage of leisure space is?

So it would be an additional roughly 6,000 square feet. So 18,558 roughly.

Thank you.

Anyone else have a question? Okay.

I know we're limited by state laws. We can't do anything about it, but where are the excess cars, which probably will be in this development supposed to park? As far as... What's available to them, I guess, is what I'm asking. Sorry, what was that? What's available to them? Because there's probably going to be excess cars of people who live there that need to park somewhere. Where would you think... Your best guess, they'd end up parking?

So either the 10 spaces that are provided as surface parking or Kemp Street, which is street parking.

Oh, it's fully available or?

Kemp Street, as I understand, does have allowable street parking. As far as neighboring properties, It is kind of separated. So the nearest residential is here. They don't have any street parking. There is other neighborhoods adjacent to that beyond along Kemp Street. But as you can see, there are cars parked along Kemp Street.

Is that usually pretty booked up?

Considering there is multifamily along Kemp Street as well, I imagine at night it probably has more cars than shown right now. Thanks.

I have a question. Is there permit parking in the area?

We have Corey with traffic. That might have an answer for your question.

that's on there. Oh, there it goes. So the street is available for parking. It does currently see a fair amount of cars from the multifamily that's there. It also sees a lot of cars that are spillover from the Dominion side as well. A lot of vehicles will park along that side of the street for the Dominion site. But the Dominion site is no longer in operation, so that probably does free up some parking along Kemp Street currently.

Thank you. Sorry, just as a follow up. So it's currently not permitted parking, but has there been any inquiry about permitting that street or surrounding streets?

We get inquiries periodically. I don't know the exact history of whether or not we've received any specific petitions on the street, but it's not currently. When you have multifamily, it requires additional support from the property owner as well, which can kind of make implementing permit parking in multifamily areas a little bit more challenging. Not that it doesn't happen, but it is a little bit more difficult.

Thank you. How many units are in the multifamily that's closest? Looks like there's two buildings that are multifamily that are at least across the street. Do we know?

We can look it up in a moment here.

The closest one, 1040, which is the one at the opposite of the project site. There's three units, and then the one to the south of it, there is eight units below that. Those are the two properties closest to the project site.

Okay, thank you.

And then did you say that property, the rectangular one to the west, is being developed? The... This one? Yes. So that is entitled for apartments. How many units are going in there, do you think?

I believe it's 494. Were they supposed to?

I know it's up to the state, but were they practically where they can be able to park?

That development was permitted with a parking structure, and they meet the code required in parking.

Yeah, and I'm just asking about there is one entrance on Kim Street or the other entrance on the other side?

Sorry, what was your question?

Is there any other entrance?

Another entrance? Their entrance point is only on Kim Street.

But obviously, there is not enough parking as far as I know, right?

Okay, any other questions commissioners? Nope, okay. I will not open the public hearing at this time. I invite the applicant to come forward and make a presentation.

Good afternoon, commissioners. My name's Vanessa Scheidel, and I'm with Meritage Homes.

We do have a presentation.

First, I just want to thank staff. It's been a pleasure to work with staff over the last year plus, working through the project and trying to understand the best path forward for both design and the entitlement path forward. So thank you. I'm just going to, in order to avoid a repetitive presentation from staffs, I'm just gonna mostly go through Meritage, who we are, what we do, what we build, just to give you guys an idea of what would be coming to the site. So Meritage Homes is a publicly traded home builder. We're the fifth largest home builder based on closings as of 2025. We're operating out of 12 states in the lower 48. Among 31 markets and currently growing and we've developed over two thousand two hundred thousand homes We the Southern California division is based out of Irvine Just locally here and we currently have 13 actively selling communities as noted in the picture to the right We have 10 of them under construction and we have another 15 in the planning phase and final engineering phase. I We are triple certified through the EPA, and we're known as a developer who's a leader in energy efficiency. In 2010, we were the first national home builder to have all of our homes Energy Star certified. There's solar and EV chargers in all of our garages, and our homes exceed the state's energy efficiency requirements because of our spray foamed attics, which also help with interior noise and fire resistance. In 2020, we became the first national builder to become indoor air plus qualified, which means the indoor air quality of our homes meets or exceeds the EPA's standard for excellence. We are an 11-time recipient of the EPA's Energy Star Partner of the Year. We've received numerous awards for customer service, which we are very proud of. We take our projects from land acquisition phase all the way through home sales and through help with mortgages. And then we follow up with our AVID program, which is customer service for home buyers. We follow up after six months and after a year for home purchasers. Lastly, we've been recognized for our philanthropic efforts and we're committed to positively impacting the communities that we build in. Meritage Homes, our focus really is on missing middle housing, although we do develop in certain areas, detached single family homes, our focus really is the missing middle housing here pictured. So operationally focused on first time home buyers and missing middle housing was developed at a higher density to spread expenses and land development costs across more homes, thereby reducing the price. It's attainable to middle-income households, including teachers, police, and other public employees, and folks who provide services critical to a well-functioning community. Market rate allow full benefits of building equity to move up in the market and make room for the next generation of home buyers, and we also provide affordable units as well in majority of our communities. The blend into the existing urban fabric through compatible design while supporting walkability and the economic viability of nearby businesses is always our focus. Here you'll see some examples of what we've built and what we have approved. The top two renderings are the first approval of our four story stack flats in the city of Costa Mesa. This project off of Bear Street was approved last year and we are starting construction on it now. And the bottom two are also our three story town homes throughout Southern California. The four-story stacked flats is a newer product for Meritage Homes. However, we are very familiar with the Orange County market, and we've studied these four-story products for entry-level market demand. We have homes, projects being constructed in Anaheim, Santa Ana, Tustin, Costa Mesa, West Covina, Huntington Beach, Irvine, and through San Diego County. Lastly I just want to thank you for the ability to provide this presentation. I'm here for questions I would love to follow up on any further concerns regarding the recreation area or parking on-site And yeah, thank you very much for your time Thank you Commissioner Lieberman Commissioner Perez

Can you explain to me the differences in your roof decks and your rooftops? Yes.

I'm going to have our architect come up and talk about the variations in their roof decks and rooftops compared to our third and fourth store.

Hello. My name is Eunice. I'm from KTGY. So can you expound on the question, please?

When they showed us a slide about the recreational spaces, they listed that there was roof decks and rooftops.

Okay. So the rooftops, they are primarily uncovered and the roof decks are part of, or they're decks that are part of the units that are covered. So the ones that have roof decks are two of the plants. And then the roof decks are incorporated throughout all the plans, except for the one bedroom or the P1 through P4.

Do we know from which buildings on the project plans are going to have them and which ones aren't?

Yeah. So the ones that have them are, let's see here. So for sure the P8 plan E has them. And then actually plan eight is the only one that's uncovered, excuse me. And then the plan seven has a covered balcony, that's all.

Okay, perfect, thank you.

Any other questions? Okay, thank you.

And if I may, can I just speak to the parking just a little bit, if I may? So I just want to reemphasize, this is made for attainable entry-level housing. So I know in most communities, there's always a concern about the one-car garage and where excess cars are going to park and through all of our communities that we've built. Although most of our communities do include two-car garages, the four-story stacked flat products, in our CCNRs, it's made very clear and throughout the home purchasing process, our agents make it very clear that the garage is to be used for a car. and we make it clear to the potential buyer that space on site, where the guest parking is, where the available extra parking is, where the street parking is, but usually buyers that come in interested in these homes are aware that it's multi-level, one car garage and or two car garages, and then they purchase accordingly.

Thank you. Okay, it's now time for a public comment. Is there anyone from the public who wishes to speak on this item?

Yes. Elizabeth.

Yes, I just wanna talk in regards to parking. Parking is horrendous in that area. I have multiple pictures in my phone where people are parking in red zones, where people are covering your driveway. We people that live there, sometimes we have to park more than a couple streets down and walking in the dark, being a woman, it's really scary to be parking, walking through the alleys in that time. And people are also parking in the alley because there's no parking where they're not supposed to be parked. Sometimes it's like two or three people, cars parked in the alley. So I think that with this type of project, there would be really like no parking to park for the people that already live in that street.

Yes, good evening. Sorry. I thought she and I had the same name I'm Elizabeth Hansberg with people for housing And I'm just here to speak enthusiastically in support of this project I think that it's an amazing opportunity for first-time homebuyers This whole area is just poised for a change in use moving from I guess underutilized industrial to neighborhood residential, and I am excited to see how all of Anaheim Boulevard, the north side of Anaheim Boulevard, there's going to be so many people there that will be customers for those businesses. So I think it's really an amazing opportunity both for the city and for the next generation of homebuyers. And potentially for the neighborhood that surrounds North Anaheim Boulevard because there's so much new activity potential with the Lennar homes that just went up. These homes will be there. Rumor has it there's potentially an apartment building that was entitled, so we'll see if that comes online. But just overall the need for... Entry level attainable for sale housing is great, we have a huge housing shortage, which makes it really hard for the next generation to get their foot on the rung of the ladder of home ownership and. For your your 20 something or your 30 something new graduate or young family just starting out this is literally precisely the type of housing, that is, that is accessible when you're you know within. five to 10 years out of school, getting your first job, having your first kid. And it's what makes it possible for the young people who grew up in Orange County to stay here. So both in terms of how transformative it will be for the neighborhood and for the community and also for the families and individuals that will call these homes home. It's a great opportunity and we're enthusiastic supporters and would really like to see you move it forward. Thank you.

Thank you. Are there any other speakers? Okay. I will now close the public hearing. Are there any additional questions or comments from the commissioners? Commissioner Perez?

I do have a question in regards to if there would be, I guess, Not assigned parking, what's it called? Permitted parking in the neighborhood. How do we divvy up that location? Just because I guess the neighboring properties, you can't walk through them to get into these other properties. So would it be all the homes along Kemp or would it be designated by different areas? I could repeat it again too. So if we were to do permitted parking for that area, would it be the properties along Kemp or would it include the other adjacent apartments to the west and then the new homes that were built on the old tire factory shopper?

So the way that the permanent parking program works is we look at the block in its entirety and the property frontage. So all of the properties along Kemp Street from La Palma all the way up to the cul-de-sac would have to, we'd be looking for 75% yes votes from those properties. And then each of the units in those properties would have to, would be designated a certain number of permits available to them.

would that also um be for the property that has the um essentially the trailers or the big uh like the the hauling trucks i forgot what it's called that business right going into kemp would they have a vote too in this process the old dominion uh the site so that if if if housing is located there

Yes. Okay. If it's still commercial when we do the permit process, then that portion of the street would not be permit parking. It would just be open parking as it currently is.

Got it.

Okay. But the number of permits that would be issued in that area and that folks would be eligible to be able to purchase would far exceed the number of parking spaces that are available on Kemp Street.

Got it. Okay. Thank you.

Commissioner Kelly? Oh, sorry, I had a follow-up question. So, I probably, did I mishear you, that the number of parking permits that you would, if that went through, if you anticipate far exceeds the number of spaces available?

Correct, correct. There's no parking for anyone there. So each unit would be eligible to get permits based on the number of bedrooms in each unit. So if all of the units that are fronting Kemp Street were to, come in and get permits, and we were to issue, even if we were to issue one permit per household, the number of parking permits that we issue for that street would exceed the number of parking spaces that are available on that street.

I understand. Does that make sense? It's the state controls that.

Okay.

And I had one further question for the developer. How much are the one bedrooms anticipated to be, I know it could change tomorrow, but What do you think the price point's gonna be on those?

Yes, as you said, the market's always changing, correct, and these, well, construction won't start for a couple years on these, so things, but as of today's date, for the plan one, they would range starting in the 600s and then go up from there.

Is there any chance to revise the architecture plan?

Sorry, say that one more time.

Is there any chance to revise the architecture plan?

Revise the architecture plan?

Yes.

To?

Of course, just to accommodate more parking, what I mean.

Well, I guess, I don't know, Heidi, if you wanna answer that, but.

So to meet the required density, the applicant has to sign the project as such with the applicable parking ratios allowed in state density bonus law. And so as far as what their minimum required to provide, they are providing that. As far as requesting further design, I think we're limited as far as the changes that we can request on this project, given the applicability of state density bonus law.

Any further question?

That's it, thank you.

Okay, Commissioner Perez?

Is there a way that we can, I guess, I know through their HOA, ultimately it would be this way, where we limit their parking or their garages just for parking. Is that something that we could do here?

Sorry, what was that?

I believe it's already conditioned.

Okay.

Yeah, it needs to be in the CCNRs. And it also states that they need to allow either city or HOA to inspect the garages for compliance with that requirement.

I want to say in 2018, we started having a standard condition of approval to require the use of the garages for vehicle parking.

Do we have a motion?

I move we approve. I'll second his motion.

Okay, let's vote.

Commissioner Kelly abstain, Commissioner Abdulrahman no, and five yeses. The motion carries.

Now it's time to ask commissioners for any updates. Staff, do you have updates?

Sorry, there are no updates. Just that the September 9th meeting will be canceled. So our next Planning Commission meeting will be held on September 21st.

Thank you. We're adjourned till Monday, September 21st, 2026.