Planning Commission - Regular Meeting

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[Music] attending our October 22nd planning commission meeting. I'll call this meeting to order at 6 o'clock p.m. Um, Madame Clerk. Good evening. Could you please call roll?

Commissioner Nighton here. Commissioner Ramirez here. Commissioner Thomas here. Vice Chair Holler here. And Chair Madrid

here. Okay. Um, Brian, would you lead us in the pledge of allegiance, please? To the flag of the United States of America and to the republic for it stands, one nation under God, indivisible, with liberty and justice for all. Thank you. So, I see there are um no presentations tonight. Are there any um modifications to the agenda?

We have none. Okay. Um can I ask the planning commission for an all in favor to approve the agenda? I I I hearing none. The agenda is approved as modifi modified. Okay. Madame Clerk, are there any requests to speak on the agenda tonight? Non-aggenda items tonight? We do not.

Thank you. Okay. Um, there is one set of minutes for the planning commission's approval. Does the planning commission have any modifications? Hear none. Okay. Could I ask the planning commission for an all in favor to approve the October 8, 2025 minutes, please? I I

I hearing none. The minutes are approved. Okay. There are no consent calendar items. Okay. That So, we'll move on public hearing items. Before we begin the public hearing, I'd like to briefly explain the procedures. Following the staff presentation and any questions from the commission, I will open the public hearing. The applicant will then have an opportunity to speak followed by members of the audience who wish to address the commission. Each speaker will be given up to three uninterrupted minutes to provide their comments. Please note that the commission will not be able to respond to comments or questions posed during the public comment portion, but may raise questions or issues with staff or the applicant after the public hearing is closed. So that takes us to item 9.1, tenative tract map 39115, metaphy 27. Uh this is item 9.1. Could the community development director please introduce the item? Uh thank you chair. Um we've uh been working very closely with the applicant for almost a year now and we're happy to bring this item forward and planner Russell Brown will be doing the presentation. Thank you.

Thank you Orlando. Good evening, Chair Madrid and commissioners.

Uh, it thank you. So, as mentioned, the item before you tonight is the men 27 residential project that consists of plot plan uh, I'm sorry, that consists of tenative trackm 39115, planning application number PLN24-0230 and major plot plan PLN24-0254. The project is located north of Highway 74, south of Watson Road, east of Analopee Road along the and west of Palomar Road along the east west side of Palomar Road. Um it's about 300 ft north of Highway 74. The project site is located within planning areas 7A and 7B of the Meny North specific plan SP number 260. The project site is surrounded by residentially zoned sites to the north, east, and west and commercially zoned sites to the south. The proposed project is compatible with the surrounding land uses. A little background on the the project site in the area. In 1993, the Meny North specific plan was approved by the county. The the plan at that time consisted of over 2400 uh residential units and 1,600 acres um divided amongst the various communities of Meny at the time, Romo land, um home some areas and homeland. Um since the SP was approved in 1993, there have been five major amendments to the specific plan. The most significant amendment um as it relates to the project occurred in 2008 and that created both the planning areas uh

planning area 7A and 7B and it also revised the land use from business park zoning to residential zoning. Um, in conjunction with that amendment, there was a tenative track map that was approved. That's tenative track map 31 34118. However, that map has since expired. And then in November of 2024, the applicant submitted a SB 330 application uh in an effort to to vest some rights and fees associated with the project. So the entitlements for the project include, as I mentioned, a tenative track map for the 192 residential lot subdivision and a plot plan for the site plan and architectural review. As mentioned, the project includes the 192 dwelling units over the 27.14 acres, which equates to a density of 7.07 dwelling units per acre. The project consists of two product types. A 4,000 square foot minimum lot size in the northern half of the development and a 22 2625 square ft lot size in the southern half of the development. Um and take note that uh there is an unusual planning area boundary as you can see on the slide there. So the the planning area the product types are not necessarily um you know planning area 7A is not all the 4000s and planning area 7B is not necessarily all the the smaller lots as you can see by the the unusual boundary shape there. There is some overlap. So both planning areas do have both of the product types although um the majority

of the larger lots are in 7A and the majority of the smaller lots are in 7B. Each unit has a minimum 400 square foot twocar garage that satisfies the city's minimum parking requirement. 135 surface parking spaces are provided throughout the project site for a total of 519 parking spaces. So this pro this project does include uh state density bonus law. Um although u density bonus laws is relatively new to the city of Meny as being one of the first projects we've taken forward. The the idea has been around since 1979. Um although it's constantly evolving and changing. Um but essentially density bonus law allows for developers to exceed density that's established in a general plan in exchange for them providing affordable units. the particular project um there's the particular project is applying five for the very low income level and by doing so 5% of the base density um needs to be set aside as the low income and by them doing so they qualify for a 20% bonus or an increase um in units or lots of 20% % and then by them again providing the affordable units the project qualifies for unlimited number of waiverss and concessions of the development standards. So as it relates to the project a little example there. So the base density established in the uh specific plan is the 172 base dwelling units times 5% is 8.6 or round up to nine units. they're providing that um

the project. Then if they do the 172 units by the 20% density bonus, they could potentially go up to 206 units. They're proposing the 192 total units or a 12% density bonus. So because the project is providing the nine affordable units, they qualify for an unlimited number of waiverss and concessions per the density bonus law. The table on the right identifies the development standards in which a waiver is being requested. A few of the more substantial requests are the minimum lot size. The specific plan identifies or requires planning area 7A to have a minimum lot size of the 4,000 square feet. The proposed project is the project proposes 2,625 square feet. Um the setbacks front yard setback the SP requires 10 feet. The project proposes a three-foot front yard setback and the interior sideyard is 5T. The project proposes four feet. Now, um, as I previously mentioned on that prior slide that showed the planning area boundaries, the majority of the lots within 7A do meet the those minimum requirements. U, it's just kind of again that that funky boundary line that was created when that prior map was approved kind of established that boundary. Um and again because they are they're proposed in the density bonus um you know they're they're eligible for these these waivers.

Yep. And then just continuing on with planning area 7B. Um similar to 7A minimum lot size is the 2625 front yard setbacks going from 10 feet to three feet and the sideyards going from 5T to four feet. So a big uh so in addition to the waivers to the development standards, there's also a couple waivers, two waivers that are being proposed um as it relates to the landscaping. So the first is for a front yard uh tree requirement within planning area 7B. So that'd be for the smaller lots. Obviously with a three-foot front yard setback, there's not it's not feasible to put a a tree there. So that is what one waiver is for and then the other waiver is for parkway or rideway landscaping.

Just a quick question on this. Sure. On the 7Bs with the smaller lots, is the rear setback still 15t? Is it the same as the large lots or what is the rear setback? It is 10 feet. It's 10 feet, right? 10 feet. Yep. So all all and that's the minimum. So, I think there's several instances where the smaller lots actually have a 15 foot rear yard setback, but at no case in either of the lots, uh, one, they're not requesting the waiver. They meet what's established in the specific plan. Yes. That 10-ft setback, is that from the face of the wall or the roof eaves?

So, it's generally to the the face of the wall of the building. So, it's structure to the property line. Generally, you know, homes might have an eve overhang of 12 inches, 18 inches, but generally it's wall walled the property line. And as I kind of touched on on um the prior slide, I apologize, doesn't look like the slide got updated, but the um the slide, this slide compares the typical street section of the proposed project on the right to our standard street section on the left. I'm sorry, the city standard is on the right. The project typical street sections are on the left. And so as you can see, um I guess this doesn't accurately show it, but um the minimum pavement width uh when you look at the box there on the lower right for the city standard has a minimum pavement width of 24 feet. So on the right side, that's 12 feet of pavement in each travel lane. So the proposed project still meets that minimum requirement. They also still meet have the sidewalk that's shown on the city standard. What they're missing is the the five- foot parkway is where they're is what the waiver request is for. So again, they they they meet the minimum um you know roadway width. The waiver request is for parkway landscaping. So there's not we there's no concern over you know public health and safety related to that as they meet the minimum roadway requirement.

So Russell, even though there these are private streets, they're still designed to the city standard plan which is these standard sections here. As far as the road as far as the roadway width and the pavement width, sidewalk, yes, it's the parkway, the landscape parkway that is not consistent with the city standard.

Thank you. And so this slide uh shows the HOA landscaping throughout the project site. The HOA landscaping area is approximately 152,000 square feet. Um in addition to the HOA landscaped area, the private property owners or privately privately maintained landscaped area is approximately 248,000 square feet. When you divide that by the total number of residential lots of 192, it comes out to approximately 1300 square feet of open space per residential lot. The applicant is proposing the following amenities. As you can see, I more centrally located on the screen is a PO that runs um in the the northern portion, the northern block, if you will, of planning area 7A. And it it serves as a increases I guess walkability through the site for the the property the properties to the north can cut through the po to access the the pool area in the center of the site. The pool area is approximately 17,600 square ft and again is centrally located. The tot lot is approximately 11,000 square feet and that's located right off of the primary entrance to the site. So as you pull into the site, you get a nice visual of the tot lot as opposed to, you know, a wall or something else less appealing. So that was strategically done by the by the applicant in the city. So the architecture for the site, so the larger lots within planning area 7A reflect Spanish, prairie, and farmhouse architectural styles. The Spanish style features stucco exteriors with tile

roofs. arched entryways and decorative shutter and decorative shutters characterized by warm and earthy color schemes. The prairie style includes horizontal lines, low pitched roofs and lap sighting. The farmhouse style is characterized by simple forms, gabled roofs and board and batten sighting with neutral color schemes. The smaller lots within seven within planning area 7B reflect ranch traditional and cottage architectural styles. The ranch style emphasizes broad facades and simple detailing. The traditional style features symmetrical facades, gabled roofs and modest detailing. The cottage style presents cozy storybook inspired designs with prominent front porches combined with natural stone elements for the added texture.

Nice. The pool building features a Spanish elevation with soft neutral colors that complement the architecture throughout the project. The project includes a 6ft perimeter block wall and six 5 and a half to six foot internal vinyl fencing. The detention basins will be enclosed with tubular steel fencing. And the project proposes a couple nice um monument entry wall signs there um with stone veneer and landscaped at the base. All right. So, the environmental determination for the project. So, the city's general plan and the Meny North specific plan analyzed and anticipated the project site to be developed as a residential project and therefore no additional environmental analysis is required. The project is consistent with what was analyzed and envisioned for the area. the project qualifies for a 15182 projects specific projects pursuant to a specific plan exemption as well as the 15183 projects consistent with the community or general plan. Um, in addition to that, our SQA consultant EPD solutions is is here to answer any questions you may have. But again, a detailed environmental checklist, SQA environmental checklist was prepared for the project. Additional technical studies were done. It's not just a a simple exemption. There was quite a bit of detail and thought that goes into these and and an official environmental checklist document is prepared and that was a part of an attachment to this packet. And then we did receive um one public comment from the group safer that was yesterday afternoon. So it was a simple

objection letter to the project. they did not provide um you know any further evidence on why they object other than they don't feel it qualifies for those exemptions. So we did um provide a written our environmental consultant EPD did provide a written response and those response the response and the comment letter is located within your blue folders. And in addition to that, there's one other thing. There was a another minor change to um some language in one of the whereas conditions in the reszo as well as a sentence or two in the staff report were updated to more accurately reflect um the SB 330 application process and and outlining how just I guess more detailed on the specifics that the I The purpose of SB330 for the de developer standpoint is to lock in those fees and so it was just providing a little more insight for the record and that was included in the blue folder. So this comes to staff's recommendation. So staff uh recommends that the planning commission um determine that the tenative track map and major plot plan do not require the additional environmental analysis and are exempt per sequ2 and 15183 SQA exemptions and direct staff to file the notice of exemption. And additionally, staff recommends that the planning commission adopt the resolution approving tenative track map 39115 and plot plan number PLN24-0254. And again, that completes staff's presentation. If you have additional comments or questions, we're available as is the applicant, Brian Taylor. And

then our the SQL folks with EPD Solutions is here as well. Thank you, senior planner Russell Brown. uh planning commission. Who wants to go first? Chris, I have a simple question on the uh t fees and things like that. Were they um did the tum fee include the increased units from the bonus or did they get a waiver of that or any kind of reduction for any of those fees? So it does include um it the they have to pay t on the additional units. That is correct. and all the other type of

all the other yeah they have to pay all impact fees. The purpose of the SB330 application is it locks in uh user fees you know your building permit application fees your plot plan application fees uh to the date that the application was submitted which was November 25th of last year. uh and it locks in the t fees at that time as well as um the diff fees. And is that two and a half year wording in the agreement starting from last November?

November 25th, 2024. So So that's the I'm sorry. So that's the day the fees are applicable. But actually the two and a half year date is from the date I guess it would be tonight's date. Should the planning commission approve the project, it would be two and a half years from today's date they have to commence con commence construction according to the bill. Okay, Commissioner Nighton. Commissioner,

thank you. Um, I have a question with regard to the affordable housing units. Um, how what is the how long will those stay affordable? Um, good question.

So, as uh I can have the applicant Brian Taylor elaborate on that, but um you know, as as the project is conditioned to uh the applicant is conditioned to enter an affordable housing agreement with the city. So, some of those details will be worked out, you know, um kind of in post entitlement, if you will. But um Brian has more experience in in this field so I can let him elaborate on that. Commissioner, it's it's generally uh 55 years in in in if I recall correctly that's that's the time that it has to stay as that income level.

So So what happens in the meantime? So what's the 50 to to to stay affordable for 55 years? That would be the requirement of those homes. Yeah. So they can't sell for market rate. Correct. You're saying okay. Correct. Thank you Tammy for that question. Um Commissioner Holler.

Thank you Mr. Chair. I do have a couple of questions. Excuse me. Um, given it's a density bonus project, my my questions are limited to public safety, specifically fire. So, if you um Russell could be so kind as to go back to a site plan. Yeah. There we go. So, I I saw the um widths of the Well, first of all, I noted in the agenda item um that the street design and and you did address this street design does not meet city standard for residential uh streets and the applicant has addressed a waiver as they can do through this process. So, so when I read that, uh, I didn't know what the waiver was for, and obviously I was concerned when I read that the, uh, street design didn't meet city standards. My question then, and I'm very glad I appreciate the fire marshall being here to answer this question, is um so roads A, B, and C, which are 40 feet curb to curb, um at the west end of the project, they transition into the narrower road, which is 28 feet curb to curb. Um, I did read in the conditions that fire has restricted parking along that area, but my question really involves um, and I didn't see it as a part of the package is a turning template for fire apparatus. Um, can you get a ladder truck for example around those uh, corners and the T intersection um, uh, on what is that? B Street there.

Um, so that's that's really uh my question is just to make sure that um you can put fire apparatus where you need to to put it. So I was not able to determine that just with looking at the exhibit in the in the agenda report. So madame fire marshall I'm going to ask you.

All right. Thank you. Um good evening chair Madrid and commissioners. Um yes. So that's a good question. um for the fire department um apparatus access roads. Um part of the submittal package is we did require them to show an exhibit showing uh the maneuvering of the radiuses. Um as you can see on the circulation radius here we have um a 24 uh foot inside radius with the outside radius of 45 ft. Um those radiuses um have been determined um based on the largest piece of equipment that uh Calire Riverside County Fire does have. um not meaning that that's part of the ladder truck because that is a very large piece of equipment, but it's very easy to maneuver, right? Um so it would be based on the largest piece of equipment um one of the engines that we would have um and these dimensions um on the radiuses that we have provided here and they've provided to us in the review um do meet our fire department radiuses and our standards. Um it's exhibited um in this exhibit it does show um the T intersection and um the more northern section of the radiuses still utilizing the 24 foot axis roadway um that did not decrease.

So So the the answer is yes. You can get a bladder truck or a tiller or whatever you um determine meets those outside and inside um radi on the curve. You can get it around the corner. That's correct. And then I have one, thank you. And I have one follow-up question. Um, and this would be about any parking restriction on streets A, B or C, which are wider, but if you need to line that that apparatus up to be able to navigate that corner, um, is there any kind of parking restriction on the inside radius? I didn't see that in the COAs.

Right. So, some of them here um are addressed. Um the the lines that you see here in the red that are um the solid lines would be um the parking would be prohibited. Um you might be referring to more of when you're coming out of the street and you're going to hang a right on that tea. um some of that red curbing which I um it isn't addressed um on this exhibit but if I understand correctly and maybe Alberto you could chime in on this that it could be something that could be painted red um in a future um development.

Yes, this could be addressed in engineering when the final engineering is going to be done. Um normally you can see we don't have parking next to the intersections. Um by law they cannot park within 20 feet of any cross-section any cross uh crossing. Um but if there is a request from you that we can paint red we can extend the paint red. This is private privacy development.

Thank you. So Alberto the the dashed red line on the inside um curb line there where adjacent to the 24 foot radius is parking allowed with a dashed red line on streets A, B, and C? Uh if you take a note uh on item 63, that's where the uh on lot 63, there's a little square. That's where the last car can be parked at that location. You can look over there, too. Yeah. And you see the little square on the street? That's where the last parking permit is going to happen. But that's that's because of the driveway configurations. Yeah. All the driveways are too close to each other. Okay. But

not quite the same as a parking restriction, but it does the same thing. Yeah. Right. As you know, they don't park even though they have a driveway. Sure. So, and and in terms of the uh uh the fairly recent uh daylight law, I would seriously doubt that Meny PD is going to enforce that on a private street in inside a residential sub. But I could be wrong. Um, however, I think you've adequately my concern. I just want to state my concern. Um, it's it's just that we can get fire apparatus around the corners that you know, parallel park cars don't interfere with that. And as long as the answer to that is we can, then I'm good. Yes, sir. We can. Thank you.

Thank you. Thank you. That concludes my questions and planning. Russell, you guys put 20 pounds of potatoes in the five pound bag here. Look, look at this table. I wasn't going to go there, but I'm still mesmerized by it. So, you've got 7B lot size go from 7,200 square feet to 2625. Wow. We would That's right. But, um, just bear in mind though, the the prior project that was approved um it did meet the 7200s, but it was a condo map. So it was more of a fourack. Makes sense. Yeah.

So they're more like 10,000 square foot lots, but they had four pack of condos within there. Um you know and and in a sense this is single family, you know, single family product. Um in a sense it does serve more as you know a condominium type town home type community. Yeah, that makes sense. Like the village and town center or Tricon development over there. similar feel with a three-foot setback driveway or no driveway actually.

Yeah. So, um Michael, go ahead. Sequa, are you guys Sequa? Okay, you're gonna earn your money right now. I got one question for you. Um, with the the objection from Safer, you guys reviewed that? Yes. And no issues at all? No. Okay, that's all I needed from you. Thank you. Thanks. Um, did you earn them money?

Yeah, they earned a lot of money for that for that question. Um, and this probably goes to Alberto. Um, including the parcel on the east side, um, what's the ultimate width for Palomar Road? Uh, Commissioner Michael Knight, um, the ultimate is 78 ft from both sides of the road. Ultimate is 78. 78. And how many directions of travel is that? is two. One in each way. One each way. Yeah. Plus bike lanes, parking. Yeah. Sidewalks or sidewalks are additional than the

And this is classified as a industrial collector. So, it's one each way. Okay. And there'll be a center turn. Painted median. Yeah. They have a painted median that's part of our our And no center divider. No, it's just a no raised center divider. No, it's just a painted median. And uh final question to either uh Mr. Brown or whoever. Um this being an SB330 project, um the city's hands are kind of tied on the density bonus and everything that SB330 does kind of

kind of in a way. I don't want to say hands are tied. Yes, they are. But there's things you need to follow. Um, but we at this point this evening are making the ultimate decision. Um, SB 330 does not put it in our laps that we must approve this project. Correct. Uh, that is correct. It is up to the planning commission's discretion. All right. Thank you. Yep. chair could I just wanted to quickly elaborate on that.

That's what I was going to ask. I want to know what um Mr. Brown is definitely correct. This uh the planning commission definitely still has discretion to approve. However, in the event that the commission is um believes that there are reasons to deny the project, uh my recommendation would be to continue the item so that we can make certain written findings as required under SP 330. Um the planning commission would have to make these findings with a prepoundonderance of the evidence as to why you would be denying the project. And there are certain enumerated uh reasonings under SB330 that can be used to deny a project under SB330. As to the state density bonus law, um you can deny a concession or incentive or waiver based on separate findings that need to be made under the state density bonus laws.

Thank you. Thank you, city attorney. Okay, so let's move on to um I'll open the uh does is everyone already no more questions, guys? Tammy, you have one more question. Okay. Um, in terms of the conditions of approval, if I I was reading that if the um if the affordable units don't get sold within 180 days, they have to find someone to sell those units. Can you explain that process and who who would that be?

Yes. So, we can um again have the applicant, Mr. Taylor explain on that a little further. But um the way the condition is written is that after 180 days, the developer can then bring in someone like a Habitat for Humanity or a Wounded Warriors and they can again either exchange, sell, transfer the properties from the developer to uh a group like that. And then um the Habitat for Humanity type of group, they've got their own um kind of rules and regulations and standards to follow to make sure that they meet that very low income level, which is 50% of the AMI, adjusted median income for the area. So in short, it's a habitat for humanity. Commissioner Mars if I can add and one of the benefits of doing that is that these organizations uh are used to doing these type of transactions. They have the experience to get the uh individuals to uh that meet that income qualification. So that would be a default in case the uh developers not successful.

Is that affordability a deed a deed restriction? It is a deed restriction. Yep. All right. Commissioners, we done. Okay. Michael, u if I just want to clarify one thing. The section of pavement is not the 78 ft is the right way. 78 ft, but the section of pavement is 56 more like it. That would be for polymer. On polymer. Yeah, that would be for polymer. Yeah. 78 is the right of way. Yeah. because the eastern property is not to max because because the the remaining distance uh it's sidewalks and parkways. So it's Yeah.

Gotcha. Thank you. Okay. Just to clarify. Okay, we're good. Um, I'll open the public hearing at 6:38 p.m. Madame Clerk, can you confirm that the item was legally noticed and if any correspondence has been received? It was, and correspondence is in your blue folders.

Thank you. So, at this time, I would like to invite the applicant to the podium to speak. Good evening, planning commission. Brian Taylor, uh, project manager for this, uh, MENF27 project. First, just want to thank staff for working with me over the last year. Um, lots of work have been has been done on this and close collaboration, so we appreciate that. Um, to address a few of the the great questions that were brought up tonight. Um, as far as TU and development impact fees, we uh will be paying on for every single project, including the affordable projects as well. So, all 192. Um, and then yeah, we we do have to actually start construction, demo or grading within 2.5 years from the final approval date. Um, in order to have those uh rights stay vested. Um, for the affordable side, uh, you have uh 45 typical uh 45 years is typical for for sale, 55 for for rent. Uh these will be for sale, which is a really uh unique and great aspect about this project because you'll have nine very low-income affordable units that will be dispersed throughout the site and look and feel just like every single other um market rate house, but uh they'll be affordable and and give people that normally wouldn't be able to live in a a house like this the opportunity to do so. And uh you know what we've done in in the past and um it's really worked out and we worked with Russell on this condition is to set up where we could have a not for profofit like Habitat of for Humanity come in and help facilitate finding qualified buyers because um it is actually a challenge um you know surprisingly to find uh somebody that can qualify for a low-inccome housing and that's where Habitat for Humanity and other organizations like that can come in and really help out and ensure that uh it's a successful um low you

know lower income unit throughout its lifespan. Um for life safety certainly when using state density bonus law and SP330 we uh we follow that closely and um as you saw we put together uh you know as clear as possible exhibit for the fire department to review and we worked closely with them to make sure we're meeting all the standards and that uh they were satisfied with our with our project. Um, and we also did pay attention to those parking stalls to make sure that they would have the the turning radi they need and not get in the way of anything. Um, additionally, uh, when we talked about parking enforcement, there will be an HOA here. So, uh, the HOA will form a parking committee, I'm sure, and they'll be regulating parking because that's just, you know, parking continues to be a challenge no matter how much parking you have in every new community. um for the waiverss um on this going from 7200 down to 2600 uh the minimum for the larger lots is about 400 square feet. Um and as Russell pointed out a couple times uh just due to the configuration of the zoning and those awkward lines we have some of the smaller product on the southern part that are actually in the larger zone and so that's why we had to request those waiverss. Um, and you know, still the majority or all the larger lots have much larger lots than 2600 square feet. Um, and uh, if you guys have any questions, I'm here to answer and uh, we really appreciate everyone's time tonight.

Thank you, Brian. Before I forget, so do you agree to the uh, conditions of approval? Yes. Don't go yet. Commissioners, do you have any questions for Mr. Taylor? Mr. Holler? Thank you, Mr. Chair. Could you Russell, could you put the um slide just like this, but for 7B?

So, um I know that the project meets the parking. In fact, you have additional parking over over and above what the requirement is. Um and that you're counting uh inappropriately so the two spaces in an enclosed garage. But I do note here that the driveways are not long enough in this area to park a car in the driveway and folks do have a tendency to put things besides vehicles in their garage. Um will the and I'm not sure whether this is going to be a staff or a you but I'll ask it this way. Um is this something that you would restrict in the HOA that requires folks to be able to park both cars in their garage?

Correct. Yeah. So, the HOA will actually they could they could implement garage inspections to go as far as making sure that people aren't just storing items in the garage and they're actually parking. Um, and this will all be disclosed in when the homes are sold and uh, you know, make sure that everyone's aware that these garages are meant for parking. You guys do not have driveways if you're purchasing one of these units and there is an HOA to regulate that.

Thank you, Commissioner Holler. Um the the applicant's required to submit CCNRs for us to review and we will make sure that that language is is incorporated in the in the document. I I appreciate that. I realize that we don't enforce CCNRs, but I do appreciate the opportunity to review the CCNRs or I could drive your city attorney crazy and talk more about CCNRs. So, can I ask uh Ivan kind of piggyback on that? Say somebody does what most people do is fill their garage or maybe at least one of the spaces They have three cars. So, they're going to put one in the garage. They can park one on the street, right? Isn't that what the assumption is in this one? There's space for one street parking.

Yeah. Assuming the HOA could implement um that the guest stalls are only for guests and not for residents, but they don't have to go that far. So, so I guess what I'm saying is if the the reality that most people are going to fill all or most of their garage in reality, where are the rest? And it's going to be a two or three car. Let's assume two per household. Where are they going to go? Well, there is plenty of guest parking, parallel stalls, and head installs throughout the site as well. So, how many how many guest stalls are there? See, Russell might have that up the top if I don't.

Yep, I got it here. Um, additionally, uh, it's 135 135 surface parking spaces and that that does not include, uh, the larger lots. Um, so there's 75 of the larger lots. Those have driveways as well. They could potentially park in those driveways as well. So, I guess it's about, you know, half the project or so. um does not have the garage or I'm sorry does not have driveway I should say turn it around half of the project does have driveway parking okay

okay that's yeah 103 of the units have driveways better yeah not going to work yeah I think the critical component is going to be staff review of the CCNRs not enforcement

Michael do you have a question yes good evening Mr. Um, looking at the site plan, this does not look like a gated community, correct? From the entrances. Um, I have a concern about the tot lot. Um, ideally, I'd like it four blocks to the west, but I heard through the staff report that it's kind of a visual thing as you pull in the southern driveway. Um, will it be fenced?

So, currently not fenced, but it is surrounded by trees. As I have I'll just give you a little quick background. My wife's a school teacher. Um, she deals with kids that you turn your back for one second, some of them take off.

Sounds like my kids. Um, with that tot lot being so close to Palomar and every mom in there staring at one of these and the main entrance to Palomar. Um, I have cons concerns about child safety and that includes throwing balls, chasing butterflies, whatever. Um, would you I I doubt you'd move the tot lot and trade it for four blocks away, those four units. Would you be willing to install a fence surrounding the top lot or the park?

Yeah, I think, you know, a three-foot tall tubular steel fence with gates would be perfect. Um, that's the type of park that I take my two kids to um where I live. And, you know, we have this the spot right around the the rubberized surface that we have along the tall lot. It' be perfect and something we could add to the conditions. And Madam Clerk, can you add that to the minutes? And Madam Attorney, can you include that in the uh conditions? Thank you,

Commissioner. Michael, thank you for raising that concern because I had the same concern. So, I appreciate you raising it. Take a life.

Yes, we do. Um, I wanted to ask you, um, what were the the um proposed Oh, I'm not sure if you would know now, but what are the proposed uh market rate for this these types of developments, including the affordable units? And will the um affordable units also be paying into the HOA? Um, so as far as revenue goes, I'm I'm not unfortunately on that side of the business, so I do not know. Um, but luckily in the city of Meny, there are other comps like um the village project over on the other side of the freeway or Lenar's project to the south. So it's it's going to be similar to those uh price points um based off of a similar product. And then on the affordable side, yes, they will be paying into the HOA, but um that goes into their monthly payment calculation um including property tax. uh you know is it even more of a complicated formula um than just the market rate stuff but uh they do take that into account.

Yeah. Um Russell, could you pull up the site plan exhibit? So I look at that Brian, I don't get a sense of community. It's just a bunch of parallel perpendicular lines and houses. It'll look better with the landscaping, but so I was thinking is there could you dress up the could you put like a 12oot median in the main entrance and put some nice landscaping on that? Have you thought I mean did you think about address that before

as far as the the two entryways on Palomar coming off Palomar? Yeah. The main entry uh we would have to look to see if we can fit them and meet fire department standards as well as the roadwood standards. That's something we could consider. Yeah. Well, it I'm just saying yeah, you'd have you'd lose a lot probably. So that's got

you it would fit not the way it's not with that number of lots. But it just looks this thing you know the things we approve you know we have to look at for the rest of our lives. So what's it going to look like in 20 years? What's and this is you're kind of opening up this area. You're kind of the gateway to there. So I'm just looking I'm being planning commission type just thinking I know you I know you've gone through every crossed every tea and do every eye but I just I don't see anything here that would make me want to live here. I don't want anybody to hear that but I mean I mean just make me want that's all I'm saying. That's I'm trying to propose that question.

Understood. Yeah, we've we've added in as uh you know with the pool, the central amenity area, the tot lot. We've given everybody private yards. Um really tried to make this community a community and a place that where people want to live and we believe we've done that. Well, your house your elevations are nice and your colors are nice and all but but that that's what I see when I'm asking that. So, this is just offthe-wall out of the box thinking here.

You've got your basin. What's the cost of doing a underground covered basin, you know, like they'll do commercial units and things and then opening up space, you could have some bigger lots. I don't know what the cost is on something like that. We do not normally accept underground basing for uh residential project. We require them to be open basing. There's problems with later on with HOA maintenance. There's quite a bit of stuff that we don't normally recommend that to be done.

Well, yeah. You know, this this statement here kind of Well, I'll wait till after. So, anybody else have any questions for the applicant? Good. Okay. Thank you, Mr. Taylor. Appreciate it. Um, Madame Clerk, are there any requests to speak or would anyone in the audience like to make a comment? We do. Carrie Horvart.

Good evening, uh, planning commission. My name is Ki Horvath and I am the director of family services and education programs at Habitat for Humanity in Lyn Valley. So, I it seems like there might be some questions for me. I'm excited about that. Uh, but maybe I should start by saying that I oversee the home ownership program. Um, I've been with Habitat now for five years. Prior to that, I was on their board. Um, and really my specialty is in down payment assistance, home ownership, uh, programs. Uh, I came from the county. Um, so you'd be excited to know that, uh, Meny is one of our most, uh, popular cities in our service area. Um, just as an example, we have a Habitat home uh that is we're exercising our right of first refusal because the family is moving out of town. They're going um for a job and so we have three workshops coming up next week and all of them are sold out. There's uh three I'm sorry 60 or plus um registrations for each class and this is for one home ownership opportunity. So, I'm super excited to be here uh because I know this would be a great opportunity for our Habitat families. Um so, our home ownership pro or I should start with Habitat, if you're not familiar with Habitat, Habitat is a nonprofit affordable housing developer, but we are also um uh direct lenders uh for special programs. So, we do do our own financing for some of our projects uh you know for for the mortgage financing. Um we have a yearround application pro process for our program. Um so we don't wait for um homes to become available, home ownership opportunities to become available. We work for with families year round, individuals and families to become home buyer ready. So we have pre-purchase and post-purchase education. Our pre-purchase includes financial wellness classes. It's a

series of five classes. Um and then our post-purchase will include things like um basic maintenance um um home repairs. Uh we also talk about warranty versus home insurance. Um so we try to support the families not just in becoming a homeowner but also to be able to stay in their homes, you know, and thrive in their homes. Um, we've recently partnered with workforce development um because there's only so much assistance we can provide and then the gap is going to have to come uh in the with income and so we're really excited with this partnership. Um we think that we have kind of closed the gap to be able to really help families um thrive. Um you know home ownership is the American dream and we're here to help um families um achieve that. I just wanted to ask you.

Sure. So that means you have an agreement, a written agreement with Malia Holmes. No, actually currently we're still in discussion. So uh we are hoping to to come to an agreement. You probably will.

Thank you. I I did want to address the 50. Someone had a question about how long the affordability period is. And so that's something that we're familiar with because a lot of our funding comes from city, county, sometimes state, and those require affordability periods as well. Um so there's different ways to manage that. But I think for in this situation because it has to remain affordable. Our uh right of first refusal um you know that's an opportunity for us to exercise that so that we can help with the next family coming in so that they also meet the very low income uh limits. And and just so you know, we we do sell our homes also at market value. How we make it affordable is that we layer it with different funding sources. It's complicated but works great.

Very good. Sure. Sure. Just generally for Habitat Humanity, what is the typical lifespan of the purchaser of a home? Do they stay there for five years, 10 years? Do they typically move for whether it's job or family or something? What's the what's the turnover rate on this? I want to say this is actually our only our second home that we are exercising our right of first refusal. So, our families have stayed in the homes. We have probably two or three that have finished paying off their loan. So, they own their home. Stick around. Yes, they do. They do. That's good service you provide. Thank you.

Thank you. else. Okay. Thank you very much. All right. Thank you so much.

Any other speakers, Madame Clerk? We have none. Okay. So, I will close the public hearing at 6:57 p.m. Okay, guys. Does the planning commission have any other comments or discussion? Holler. Um, just more of a general comment that I'm a fan of local control and when the legislature and their infinite wisdom enacted bonus laws, they create challenges for us. So, that's just an editorial aside. Good one. I got a comment, Commissioner Thomas.

So, everyone knows I'm not a lover of density in any way, shape, or form. However, I will say this because because of the state and law lack of local control, there is a little more crowding here. However, um there's a similar product to this that a couple of my friends live in down on in Mya on um Whitewood, not quite down to Clinton Keith. And while I won't call the parking spacious and the houses spacious, there's a lot of young families or families that are income limited and they eventually graduate out of there. So, I've seen it work. Um, and there's a time and a place for these. I would not want to see Meny highly populated with this. That's not our community, but there is a place for some of these here. So, I'll just playing both sides there. Okay, Michael.

I'd have to agree with you, uh, Commissioner Thomas. Um, not a fan, per se. I wouldn't live in one of these homes. I'm looking at retire retiring soon. I wouldn't do this, but we have a young market. Kids are still living at home up to 30 years old. Um, they should be out maybe buying homes by then. Um, this is a for them or them and their new wife, new girlfriend, whatever. Hey, it's not $800,000, so they can get in in them. And not even the lowinccome ones, but um we do need some of these here and there, not the entire city, but it is a it is a product we should be looking at. Okay, I'm gonna I'm gonna pick up where Commissioner Holler left off. So, talking about the state and their infinite wisdom, this is not going to work because of them. It's going to work because of planning and our applicants um innovative work. I would say that's pretty innovative and I it is needed. It's just not something we I want to re make sure everyone hears. It's not a project we would normally approve. So, so um and I wanted to read this here in our in our package says absent of these requested waiverss, those are the waiverss that are on the list of development standards, project would not be able to achieve the 192 single family residential homes, including nine that are low income affordable. So, so good jobs, guys. I I I would like to see make look more like a community, whatever that means, but that's really none of my business. So, thank you,

Randy. Kind of piggy back of what you just said. The waiverss of the the front yards I was not thrilled with. When this is built and done, it's going to kind of look like going down an apartment building because you got the three foots, you don't have trees. That's not wonderful. Well, that's part of the SB 330 that I I think is disgusting because it it's it's going to be a little crowded. So, I just want to state it for the record as well. If other developers are thinking, oh, look what we can get now in Meny, if it is not zoned for this type of thing and don't come in with a GPA and ask to do it because it will get denied at least by me. So,

agreed. Agreed. Thank you, Commissioner Thomas. Any other questions from planning commission?

Um, I would echo your sentiments with the rest of the commissioners. Um, I do believe that this is a a product that will serve um, families who are looking to achieve the American dream and they're so close to it and this might give them that pathway to it. Um, I do have concerns about the setbacks and, you know, the the limited amount of front space. I'm so happy that um, Commissioner Nighton brought up the fence. So, that was a huge concern of mine. So, but I think I agree with you, Commissioner Thomas, about what you said previously. Thank you. Good. Okay. Who's good? Okay. There's one resolution for the commissioner's consideration. There is two. How come I have one here? Well, okay. There are resolutions for the commissioner's comm consideration. Um, can I get a motion and a second to adopt a resolution as amended? Is it one? Is it going to be one motion? Right.

It's one resolution. Okay. So, there's only one resolution. There's two items in one resolution. Yes. There's SQA and then there's the site

and the tenative map. Two actions. So there's one resolution and two actions for the commissioner's consideration with a amended conditions of approval conditions of approval to include the uh fence around the top lot.

Okay. Yes. Okay. So, can I get a me a motion and a second to adopt the resolution as amended and presented by staff? So, wait a minute. We didn't talk tell planning commission about the amended. No, no, the the red line one. The one that you gave me in the blue folder. So, everyone saw that. Okay. Okay. Okay. Okay. So, can I get a resolution by staff as a as recommended by as amended by staff? Sorry.

Yes. Motion. Okay, that come up there. It goes. Okay, passes. Congratulations on your project. We'll be watching you. Have you done one of these before?

Is that SP330? Yeah. Okay, good. You know what you're doing. Thank you both. Okay. Um, so there are no discussion items. Uh, so community development director Orlando, do you have any updates or comments? No items to report today. Thank you, chair. Does the U planning commission have anything to report on committee activities? Michael, start it. Thank you. Start it for us.

Um on the 14th, I attended the finance committee meeting um which was actually part three of the LAR DA agreement. Um on the 15th, I attended the Myrietta State of the City event. ran into uh fellow commissioner holler there. Um on the 17th, no, we won't talk about that one.

Uh on the 18th, um I attended the Meny Shredfest as a citizen of Meny and cleaned out my office and got a bunch of stuff shredded. So, um came over here. It was good to see uh the city clerks earning a little bit of overtime. They deserve it. They work hard. Um and that's all I got. Okay. Anyone else? So, I also went to the shredfest and had some documents shredded in a very festive atmosphere. Okay. I um I attended the uh 50th anniversary for EMWD last week.

75th.

I missed 25 years. Wow. Wow. So, u along with uh Orlando and uh Nick and uh Councilman Garwin and Brian and Rebecca. So, we we well your city was well represented and it it was a very celebrative event. That's it. Okay. Okay. Hey, would planning commission like to request any future agenda items? I don't have a future agenda item, but I'd like to give uh I see Nick there in the aquarium. Um want to give a shout out to his team. I reported some graffiti at an entrance to my house on Monday morning and this morning I got an email saying it was completed. So, thanks to your crew, Nick. Okay. Um, could we let me think how am I gonna put No, I'll skip this. It has to do with the lawsuit that we have with Paris. So, I'll just won't mention anything till we get that global traffic study that we're going to get. Okay. So, that's it. Journ this meeting at 7:08. Thank you everyone. Thanks for staying to the very end. All right.