Planning Commission - Regular Meeting

the August 11th, 2026 Test and Planning Commission at 6 p.m. All right. We're going to start tonight with the Pledge of Allegiance led by Commissioner Higuchi.

Thank you, Chair Mason. Please stand and join me in the Pledge of Allegiance. Ready? Begin. I pledge allegiance to the flag

Thank you. Thank you. All right. Vera, roll call.

Let the record reflect that all commissioners are present except Chair Pro Tem Kozak, who is absent due to illness. Thank you.

Thank you. All right, we're going to go into public input. If you're here in person, please fill out a request to speak form and hand it to Vera, and we'll invite you up to the podium. If you're watching via Zoom, please raise your hand in the webinar and you will be called to speak. And these are for items not listed on tonight's agenda. So if you would like to comment on that, please step up and fill out a card. Otherwise, we'll go ahead and move on to the consent calendar. So at this time. Any member of the public may address the Planning Commission on matters, OK, which are, excuse me. This is the time where you can speak if we're not on tonight's agenda, but you can fill out a card. So if it's not on the subject matter jurisdiction of the Planning Commission, provided it is. So tonight on the consent calendar, we do have approval of meeting minutes from July 28, 2026. And the recommendation is that the Planning Commission approve the minutes of the July 28, 2026 Planning Commission meeting. as provided. Are there any public comments on the consent calendar, Vera?

Chair, there are none. Thank you.

Thank you. All right. Do we have a motion?

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

All right. Vera, can we have a roll call vote, please?

Commissioner Higuchi?

Aye.

Commissioner Gallo? Aye. Commissioner Douthit?

Aye.

And Chair Mason? Aye. Motion passes 4-0-1. Thank you. Thank you.

All right, the next item on the agenda is a public hearing item. And it is development agreement, or DA 2025-0001, a tentative partial map, TPM 2025-151, subdivision 2025-0003, conditional use permit 2025-0012, design review, 2025-0008, general plan conformity, GPC 2026-0002, and a density bonus request for the development of 172 residential units for active seniors, including 26 affordable units, and an approximately 143,000 square foot assisted living and memory care facility with a neighborhood D south of the Tustin Legacy Specific Plan. So tonight's recommendation is that the Planning Commission adopt resolution number 4553, determining that the location, purpose, and extent of the proposed disposition of the 6.14 acre site within neighborhood D south of the TLSP for the development of the proposed project is in conformance with the city's adopted general plan and the Test and Legacy specific plan. Number two is that the Planning Commission adopt resolution number 4554, recommending that the city council, A, approve DR 2025-0008 for the design and layout of the proposed project. B, approve the density bonus request to increase the allowable density from 124 base units to 172 total units. That's the 38.75% density bonus. And that's by providing 26 lower income units, one incentive related to the bedroom mix of the affordable units, and waivers related to the private open space, building setbacks, patio wall height, and architectural feature encroachment. You see? approve CUP 2025-0012 to establish and operate a 103 unit approximately 143,000 square foot assisted living and memory care facility. D is to approve TPM 2025-151 and sub 2025-0003 to subdivide the 6.14 acre site into two parcels. E, approve DA 2025-0001 to facilitate the development and conveyance of the 6.14-acre city-owned lot. And finally, adopt an addendum to the TLSP 2025 Supplemental Environmental Impact Report, finding that pursuant to California Environmental Quality Act CEQA guidelines, sections 15164, 15162, and 15168. The proposed project is within the scope of the test and legacy specific plan 2025 supplemental environmental impact report, or is the SEIR. And that no subsequent or supplemental environmental impact report is required. And after all of that, we have a presentation from Raymond Berrigan, our principal planner. Raymond.

Thank you. Thank you, Chair Mason, Planning Commissioners. The project before you is Confluent Development's proposal for a senior living community on a vacant six-acre city-owned parcel at Warner and Armstrong in Tustin Legacy. THERE ARE SIX REQUESTS BEFORE YOU TONIGHT ONLY THE GENERAL PLAN CONFORMITY FINDING IS THE COMMISSION'S OWN ACTION TONIGHT THE OTHER FIVE ARE RECOMMENDATIONS FORWARDED TO THE CITY COUNCIL FOR CONCURRENT CONSIDERATION. JUST A LITTLE BIT ABOUT THE PROJECT SUMMARY. THERE ARE TWO KEY COMPONENTS ON THIS ONE PROJECT SITE. THE FIRST IS AN ACTIVE ADULT COMMUNITY WHICH WOULD BE A FIVE STORY 172 APARTMENT RESIDENTIAL APARTMENT COMMUNITY FOR ACTIVE INDEPENDENT SENIORS. 26 of them are income restricted for lower income households. And the second key component of this project is a 142,500 square foot assisted living and memory care building that is two stories in height with 103 units. Note only the apartments count as residential for planning purposes and the assisted living is considered an institutional use. and the institutional use requires a conditional use permit. The project site is shown in red here on this slide. It's bounded by Warner to the north, Armstrong to the west, Veterans Way to the east, and John Johnson Way to the south. The property is vacant, and the future legacy linear park extension is directly south, and the landing neighborhood is beyond the park extension. And here on this slide, you'll see a site plan and general layout of the project. The active adult building would be located on the west half or adjacent to Armstrong Avenue. And the assisted living and memory care building would be located to the east or adjacent to Veterans Way. There's a main entry point from John Johnson Way into a central roundabout that serves passenger loading in both garages. And there's a second driveway on Veterans Way that would serve the care facility and their garage. The parcel map would be split into two parcels for conveyance purposes only. The architecture is modern contemporary, and there would be earth tone limestone veneer, fiber cement siding, and stucco. The project is well under the specific plan's 150 foot maximum height, and amenities include a pool courtyard, rooftop deck with pickleball court, and an 18,000 square foot secure courtyard for the care facility. Here's some elevations from the plan set. The active adult residential community is five stories, as stated earlier, would be 71 feet at its tallest point, with 64 feet on average height. And this would be over a 79,800 square foot footprint with 293,300 square feet of gross floor area. The care facility would be two stories tall at about 35 and a half feet tall. averaging about 30 feet tall, with a 75,900 square foot footprint and approximately 143,000 gross floor area. The specific plan permits up to 150 feet, so both are far below the limit. Each building is divided internally by firewalls into four structures, three habitable, and one parking. And again, here are some samples of the materials and finishes that are proposed for both the buildings. And also, there is a sectional showing the interface between the private property and also the public realm, showing that it is buffered with landscaping, ample landscaping, before you reach the buildings. Pursuant to state density bonus law, reserving affordable units earns the right to build more units on the same piece of land. The applicant reserving 26 apartments, 21% of the 124 base units, earns a 38.75% bonus, which is 48 additional units, or 173 permitted. The applicant proposes 172 and it's important to note that the 26 affordable homes are part of the 172 and not on top of them rents are restricted for at least 55 years and the units are dispersed throughout the building with full access to amenities. WITH DENSITY BONUS, THE APPLICANT MAY ALSO REQUEST INCENTIVES AND WAIVERS. THE APPLICANT IS REQUESTING ONE INCENTIVE, WHICH IS AN AFFORDABLE MIX OF 23 ONE-BEDROOM AND TWO-BEDROOM. AND THE APPLICANT ALSO REQUESTS FOUR WAIVERS, ALL MINOR IN NATURE, AND INCLUDE A FIVE-FOOT CORNER FEATURE AT WARNER AND VETERANS, FOUR SETBACK ENCROACHMENTS OF THREE TO FIVE FEET, A patio wall that would exceed three feet along Warner for noise and privacy. And private open space would be proposed below the 100 square foot standard in Tustin Legacy. on the 127 units where balconies average 117 square feet and seven units have no balconies or private open space due to fire authority ladder access. State law limits denial to narrow findings about health and safety, historic resources or conflicts with law. Staff has identified no basis for such findings. The conditional use permit is required for the assisted living and memory care. Assisted living is for seniors who need help with daily living, bathing, dressing, meals, medication. Memory care is a separate secured wing with specifically trained staff for residents with Alzheimer's or dementia. 103 units are proposed. That includes 134 beds over the 103 units. Licensed by the California Department of Social Services with separate state approval required for the memory care program. A congregate care and assisted living facility is conditionally permitted in planning areas 8, 13, and 14 where this project is located. And because most residents do not drive, it generates comparatively little traffic for its size. Per government code, before the city sells property, the commission reports on whether the sale conforms with the general plan. Staff finds it does. The project delivers senior housing, affordable senior housing, and senior care services consistent with land use and housing element goals. The site is designated testing legacy specific plan where apartments are permitted by right and senior care is conditionally permitted. Also note, the Surplus Land Act requires 15% affordable. This project provides 21%. For Per Sequa, the city certified a program EIR for the reuse of the air base in 2001, supplemented most recently by the 2025 Supplemental Environmental Impact Report adopted in December 2024 for the housing element rezone. An addendum was prepared for this project, hearing from the Supplemental Environmental Impact Report because of the institutional care component. It concludes the project is within the scope already analyzed, no new significant effects, no subsequent or supplemental EIR is required. All applicable mitigation measures are carried into the conditions of approval that are before you tonight. AND WITH THAT, STAFF RECOMMENDS TWO ACTIONS. THE FIRST IS TO ADOPT RESOLUTION 4553, FINDING THE SALE CONFORMS TO THE GENERAL PLAN, AND ADOPT RESOLUTION 4554, RECOMMENDING THE CITY COUNCIL ADOPT THE CEQA ADDENDUM AND APPROVE THE DEVELOPMENT AGREEMENT, PARCEL MAP, USE PERMIT, DESIGN REVIEW, AND DENSITY BONUS WITH ITS INCENTIVES AND WAIVERS. And that concludes staff's short presentation. The applicant is here for any questions you may have of them. And also our CEQA consultant is also here for any questions you have relative to CEQA. Thank you.

I actually have two requests to speak here. And maybe before, if you guys are aligned, we'll have the speaker speak before we ask clarifying questions or make comments. So the first speaker is the applicant. And I'm going to invite you to step up here. I cannot make out your name, H. Got it. All right. All right, H. Thank you.

Good evening, Madam Chair, Commissioners. My name is H. McNeish. I'm with Confluent Development, Chief Operating Officer. And I'm joined here tonight both by Clearwater Commissioners as our operating partner so that we're able to cover all of your questions this evening. But I'm also joined by my colleague, Steve Strom, who is our managing director of our senior living asset class with Confluent and our design team, which consists of HPI architecture, Urban Arena as our landscape architect, David Evans and Associates as our civil engineer, and Springbrook Realty Advisors have advised us on the affordable housing element of the project. They're all Orange County based and are again here with us this evening to the extent we have questions. Let me just start also by thanking staff. Thank you for the thorough presentation this evening. The project is complex, and for that to be a succinct presentation is well done. But importantly, too, I want to thank Ryan Swantek with Real Properties. Their guidance, his guidance in particular, in all the days that, in between this milestone this evening and when we started this project, we've greatly appreciated the strength of your planning department and public works departments have been tremendously helpful to get us to where we are tonight. It's a complex, high quality senior living project that is the result of years of hard work and collaboration with that staff and with our partner Clearwater. We're excited for the opportunity to bring a best in class state-of-the-art senior living to Tustin Legacy and the City of Tustin. We think we've worked hard to earn staff's recommendation, as you've heard and seen tonight. We hope to also gain your support as well. So our team is ready and able, and I'll let Christopher speak about Clearwater.

Good evening. Thank you for having us here this evening. CLEARWATER LIVINGS AT NEWPORT BEACH-BASED OWNER, OPERATOR, DEVELOPER OF SENIOR HOUSING ACROSS THE WESTERN UNITED STATES. THE LARGEST CONCENTRATION OF OUR COMMUNITIES ARE IN SOUTHERN CALIFORNIA, FROM NEWPORT BEACH TO NORTH TUSTON, GLENDORA, the South Bay, Los Angeles, and hopefully in Tustin Legacy. We are excited to be able to bring to the community housing for what may seem like a niche market, but is the fastest growing age cohort in the United States. So to be able to provide quality housing that will serve members of our community through all four stages of kind of the senior life cycle, from active adult through independent light through assisted living and then into memory care. We're just happy to be able to serve a small portion of that job of delivering that quality housing that the community needs. So if there's any other questions, I think H and I are here to answer them.

All right. Thank you, Chris. All right. Any other public comments? Vera, did we check and see if there were any public comments online?

Chair, there are none. Thank you.

All right. To my colleagues, do you have any questions for staff or the applicant? Commissioner Higuchi.

No questions or comments at this time. I will have comments later.

Okay.

Commissioner Douthat. I have two questions for staff. Question one, the recommendation is divide the parcel. If there's shared use, is it kind of aligned with their plan to divide into two parcels? Or what might be the advantage of that?

Thank you. And through the chair, Commissioner Gullo, the subdivision of the property is for conveyance purposes only. The operations of both the residential and the assisted living, the assisted living facility, sorry, I have that reversed. The residents of the senior housing can use the amenities in the assisted living. So there is some crossover with operations, but the subdivision has no bearing on how the property operates.

What's the advantage of the subdivision?

It would mainly be for the applicant for conveyance to be able to sell it. Correct. Okay.

The other question is, for the low-income units, will there be anything different about them in their location, placement in the building, or finishes?

They're required to be the same. The only thing that the applicant asks is how the affordable units are provided. There would be 23 one-bedroom and three two-bedroom, but they would be identical.

OK, one last question. On prior projects we've been through where there's been some seniors maybe impacted or living locally, they brought up the speed limit of the areas. Warner is a fast street. I think John Johnson is new, and Veterans Way will be an extension. Is there any consideration to the speed limits that will be on those streets? Will they be lower?

There was a traffic study that was prepared as part of the study. It showed that this project would generate low peak hour traffic volumes. However, the traffic, the speed of the streets were not analyzed as part of that.

I think less concerned about volume, but just won't be surrounded by minimum speed limits of 50, will it?

If I could ask through the chair, are you referring to Warner or are you referring to?

I think Warner is a major artery, but the two new constructed streets.

John Johnson. John Johnson is not a through street. It goes down to the park and turns back to Warner. So it's not really a cut through street. It really serves just this parcel, the park on the south, and then what we anticipate to be a church east of this project.

Thank you. So to confirm, that means that the residents will have the ability to have lights and turn left and have safe turns to some of the comments we've received previously.

Yeah, we do anticipate that the volume and the speed of traffic on John Johnson will be low and slow. And the city will post the speeds accordingly.

Thank you. Maybe one question for the developer. It's an easy question, I hope. One of the mock-ups showed some beautiful art as part of your proposal. Will there be art adding to the aesthetic that's going to happen?

Yes, I don't know that we've detailed specifically on art, public or otherwise, but I think certainly the aesthetic of the property calls for exterior and external artwork.

OK, so will that be part of your proposal, or maybe, or guaranteed, or unknown?

I don't know that we've studied this specifically. Do we know? We have not committed to that directly. Happy to entertain the notion.

OK. Thank you.

No further questions. All right. I have some questions for staff. And this is general as much as it is relevant to this. So on the low income housing, so those are for 55 years, right? How is that tracked? So say it's sold. There's a new operator. With the conveyance, there's the option. HELP ME UNDERSTAND.

YEAH, IF I COULD. ASSUMING THE PROJECT'S ENTITLED THE LAND IS SOLD, THE CITY WOULD ENTER INTO A HOUSING AGREEMENT, IT WOULD BE RECORDED ON THE PROPERTY AND IT WOULD BE RUNNING WITH THE LAND. SO THE CITY WOULD MONITOR THAT AND ENSURE THAT THEY'RE IN COMPLIANCE.

OKAY. IS THAT SOMETHING LIKE AN ANNUAL AUDIT?

Yeah, I don't know exactly how it works since I'm not on that end of the managing of those programs, but we do have a staff person that keeps up to date on those programs and that agreement.

If I could just add to that real quickly, the city staff does monitor income-restricted units on an annual basis and will confirm that it's being used consistent with city approvals. And that approval itself is imposed through a condition of approval that will record, as Jay noted, a deed restriction on the property. So any future conveyance would retain that deed for any future operator or user of the property.

And then we just get the same block of years?

That's correct. Okay.

I'm gonna move into comments unless.

Through the chair, I came up with one curve ball question for planning. Who was John Johnson? I think it's an important question because these are intentionally named, correct? We at least know he's a veteran.

I will say that the name John Johnson for the street, I think, predates me with the city, so I don't know. I know Ryan's been around for a long time on these projects.

Through the chair, it was a veteran who lost his life in service that was added to this.

He's a veteran who lost his life in the service? There you go.

Right. So I think it's good to point out that we are naming these streets in Tustin Legacy after Tustin Veterans.

All right. If you want to move into comments.

Yeah, I've got a couple comments. I'm supportive of the project. Seniors are probably the most rapidly increasing demographic that are impacted by the housing crisis and homelessness. So my comments are going to be more directed at staff and more global on Tustin Legacy. One, it does seem like a bit of a missed opportunity that the project itself isn't oriented towards that linear park. I'M SURE THAT'S A DEVELOPER PREFERENCE, BUT IT SEEMS LIKE THERE WOULD HAVE BEEN SOME VALUE ADD ON THOSE UNITS, YOU KNOW, SOME CONNECTIVITY FOR THAT EXPENSIVE PARK WE'RE PAYING FOR AND BUILDING. JUST ONE COMMENT THERE. TWO, WITH RESPECT TO CEQA, YOU KNOW, THE APPLICANT'S BEEN AT THIS FOR A WHILE. I WOULD HATE TO SEE FURTHER DELAYS. IN HINDSIGHT, IT'S 2020. THE CEQA STRATEGY FOR PROCESSING THESE THESE SURPLUS LAND PARCELS THAT WE HAVE, MAYBE WE SHOULD TAKE A HARDER LOOK AT THE POTENTIAL EXEMPTIONS THAT ARE OUT THERE TO ENSURE THAT WHAT WE APPROVE TONIGHT GETS BUILT. AND THREE, GLOBALLY SPEAKING, I DON'T KNOW THE TERMS OF THE DDA, BUT WE'VE BEEN GIFTED WITH THIS HUGE OPPORTUNITY of land from the federal government. They don't do this anymore. They don't just give away former military bases. I'm really hoping that the economics of this deal and all these deals that we're putting together are ensuring the financial legacy of the city. So I hope these are good deals for the city. not just from an economic development perspective, but also from a monetary perspective to finance unfunded liabilities or other capital improvements. But again, I don't know the terms of the DDA, but just my own reminder and prodding about the aspect of Tessin Legacy. So that's it.

I'm pretty excited about this project. I, too, share the hope that this gets built pretty quickly. There's such a demand for this type of project, and I'm happy to see it done in Tustin. And I'm looking forward to a fully occupied facility and welcoming all those new Tustin residents or existing Tustin residents that have a new opportunity at a new space along a great park. I'm really excited about this project.

I also voice my support for this project. I think we're very fortunate that we keep getting very high quality proposals in front of us. When I look at this, it makes me excited to someday be a senior.

Yes.

Now, it looks like just a high quality place with great amenities that are going to accommodate the residents of Tustin, and I think also bring in their families in that district to come and shop and dine and live and be closer. So I think we're very fortunate to have something that's not the bare minimum, but again, above and beyond, which is great to us. Looks very well thought out in terms of layout, place, site, Speed, all those good things, really happy about that. I know we received some comments regarding the deviations in CEQA. I think, you know, per the law, none of the deviations seem to impact health or safety. I think staff's recommendation of that seems reasonable. And the CEQA, I think what, you know, I understand there are some comments, but I think the due diligence has been done to meet that obligation. So it seems fantastic. There are also some comments about crosswalks and sight lines and whatnot. I think staff kind of answered the question that it's a lower traffic neighborhood. It is adjacent to the park, granted that maybe a little more orientation could be done, but I think it's a great amenity to have the active living near that park, which is great. I hope the developer kind of goes, as kind of mentioned earlier, I have a little bias towards public art, but maybe fulfills that vision on public art that's in some of the mock-ups that have been socialized, and also add some bike racks, given that it is an active facility near that linear park, which will open the access for the seniors, but overall a fantastic project, and I hope it comes to light pretty fast in Tustin. So thanks for bringing this to us.

Thank you. Commissioner Douthat just had me think of an interesting question. I'm not sure how it works, but I don't know if this is for the operator or for the staff. Do Tustin residents, seniors, have some sort of Advantage to applying to Clearwater because they were former residents. I'm that is sort of a Loaded question, but how does that work?

Yeah, unfortunately this will be this will fall under fair housing guidelines, so it's essentially first come first serve but we are excited about the the affordable component of this I you know given the absolute lack of affordable housing for seniors in this community and Orange County in Southern California at large my guess is that those units specifically will be 100% lease day one and then we'll start moving in the balance of the seniors thereafter so we're looking forward to that and last question on that is affordable housing

is represented with rents. I have a parent who was a former Clearbrook. And so there's a difference between rent and the overhead of what it takes. How does that work? Do you bring a discounted overall for the individual?

the affordable units are in the active adult community, which I will say operates essentially as traditional multifamily but with an age overlay. you have to be over 55 to live in that community. The assisted living community, which is a separate community, isn't subject to the affordability requirements. And I think what you were talking about specifically was the difference between rents and care and medical management fees that are associated with that.

Yeah, I probably blurred the lines a little because she started at Clearwater. So I was just curious how that worked, if that was just an overall affordable...

And the affordable units concentrated on their side are going to be affordable to residents earning approximately 30% of 60% of area median income.

How does that work if you're retired?

Well, your retirement income, there's still a number associated with that. So when we go through and do the certifications, we have to provide annual compliance reports per unit. And that's pretty standardized across the various housing authorities and cities that we've worked in in the past. We are required to essentially gain an asset statement from each of our residents. It's been modified and changed the process since COVID in the state of California, but we essentially verify available income. And as long as that income is less than 60% of the area median income, then the resident will qualify. And there are components to it that I'm not an affordable specialist, but we lean on our consultants to make sure that we're doing it every step of the way properly.

All right. I appreciate it.

No worries.

Sidebar there. But listen, I am so supportive of this program. As I said, I had a parent over at Clearwater and then Clearbrook. And the operational management is exceptional. And the facilities over here are beautiful as well. So to see a larger facility with more opportunities, I did spend nearly six months trying to place my mother. And it's very difficult to keep her close here. The thing that threw me for a loop is I heard that this was for active community. And I think Raymond said there's only one pickleball court. So I think if that is the case, that would be the only thing I would rethink in this. I'm very supportive of this project. And unless there's any other questions or comments, I am willing to take a motion. Oh, sorry. Let me read, because we're splitting this up a little bit. So we're going to vote on each resolution separately. Let's start with resolution 4553. Does anyone need me to remind you of what 4553 is? No. I need to remind myself here. Somebody remind me what 4553. Just read it for me, please.

Sure, through the chair. Resolution 4553, finding the sale conforms to the general plan. This is general plan conformity findings. All right.

So I am willing to take a motion on that.

Almost approved.

Second. OK. Bureau, roll call vote.

Commissioner Higuchi. Aye. Commissioner Galo. Aye. Commissioner Delfit.

Aye.

And Chair Meason. Aye. Motion passes 4-0-1. Thank you.

All right. The next item is Resolution 4554, and that is to pass on the rest of the recommendations to the City Council. Do we have a motion?

I'll motion to approve. Second.

All right, we have a second. Vera, can we have a roll call vote, please?

Commissioner Higuchi?

Aye.

Commissioner Gullo? Aye. Commissioner Douthit?

Aye.

And Chair Mason? Aye. Motion passes 4-0-1. Thank you.

All right, congratulations to the applicant. I know you guys have been pretty patient and focused, and look forward to welcoming you to Test and Legacy, as long as City Council approves.

I'm going to take a minute.

You guys can get out of here before we close up. All right. The last item on the agenda is regular business, which we have none. And Jay, you are our community development assistant director tonight. What do you have to say?

Just a couple of things I'd like to announce. One, I do want to, I'm happy to announce that Jose Yara has been promoted to associate planner. Nice. And that Angela Rodolfi has been promoted to assistant planner. So I want to put a shout out to my team. they've been doing some great work over the last couple years and we're happy to be able to show them the well-earned promotions just to also let you know the ADU ordinance had its second reading at the last council meeting so it will go into effect 30 days thereafter we have submitted it to HCD for their review and we don't know how long it'll take but it looks like it takes anywhere from FIVE WEEKS TO FIVE MONTHS BEFORE THEY RESPOND BASED ON OTHER COMMENT LETTERS THEY POSTED ONLINE. AND THEN ALSO AT THE LAST COUNCIL MEETING STAFF DID PRESENT TO THE CITY COUNCIL A REPORT THAT WAS PREPARED BY A CONSULTANT THAT WE WERE ABLE TO SECURE THROUGH A GRANT That consultant looked at four implementations from the 2024 EPS report, which was the reducing barriers to development in the downtown core and Red Hill Avenue specific plan. If you... recall from being on that or don't know. In 2024, we had hired a consultant, actually 2023, hired a consultant who prepared a report that identified action items, short-term, mid-term, long-term, and those action items were intended to reduce or eliminate barriers to development and hopefully spur development in those two specific lands. We have over the years been implementing those that we can at staff level. We've accomplished the short-term action items. The mid-term are a little more technical. We were able to hire a consultant. They did an analysis and we provided a presentation to the city council. City council has directed us to move forward with those four items and trying to move those back to the planning commission and council for approval. ONE OF THOSE IS TO REVISE OUR DENSITY BONUS ORDINANCE AND TO CLEAN UP THE SPECIFIC PLANS TO REFLECT HOW DENSITY BONUS IS CALCULATED IN THOSE SPECIFIC PLANS BECAUSE IT'S NOT CLEAR TO OUR APPLICANTS. THERE WAS A RECOMMENDATION TO INCREASE THE HEIGHTS IN THE TWO SPECIFIC PLANS BY ONE STORY. WE'LL DO MORE EVALUATION ON THAT AS WE MOVE FORWARD. THERE WAS A RECOMMENDATION TO ALLOW RESIDENTIAL ONLY DEVELOPMENT PROJECTS. RIGHT NOW RESIDENTIAL IS MIXED USE SO IT'S COMMERCIAL ON THE FRONT WITH RESIDENTIAL ABOVE OR BEHIND THE COMMERCIAL. THERE WAS A RECOMMENDATION TO ALLOW RESIDENTIAL ONLY ON THOSE SMALL LOTS BEING THOSE THAT ARE 20,000 SQUARE FEET OR LESS BECAUSE IT'S HARD TO GET BOTH COMMERCIAL AND RESIDENTIAL COMPONENTS ON THOSE PROPERTIES. And the consultant had also provided some recommendations on improving our shared parking ordinance where you have a mixed use project. So allowing for efficiencies between commercial peak hours and residential peak hours. So we'll do some more work on that. There is quite a bit to still be done, but we had to bring it forward to the city council because the grant had a deadline. and we had to present the findings before the end of the grant terms. So we will do some more work, bring it back, and the Planning Commission will see that in the future, and then Council will approve those changes. That's all I have.

Do you have an ETA on that?

We don't have an ETA on it specifically. We are finding a number of new tasks that are being brought forward by HCD that we need to complete. So some of our working programs are being shifted to focus on our housing element implementation programs. And some of this does comply with that, but fundamentally speaking, we have a long list of items that HCD has identified for us to do, so. We are currently shifting priorities.

All right. Thank you. I'm going to bring it back to my fellow commissioners for comments and reports. Commissioner Lula. No comments today.

I am excited to see the Old Town progress coming along.

I'm a little disappointed at the size of the trees. They are much smaller than I was expecting. I was hoping a little bit more mature. Really need to focus on at least protecting them. They're fragile in this infancy. So that's one of my concerns for Old Town is basically the twigs standing up straight between two posts. They're going to look great in 20 years. But until then, a little on the lighter side. But I've been harping on the trees in Old Town for a long time. Other than that? Excited to see everything coming along in the legacy. It seems like we've been rapid-firing some of these projects lately, so keep building. Good job, guys. I know that's a lot of work. No comments, no reports.

All right. No comments, no reports. Thank you, and I'm going to adjourn the meeting, and the next regular meeting of the Planning Commission is scheduled for Tuesday, August 25th.