Planning Commission - Regular Meeting

Okay. All right. I want to call to order the September 8th, 2026 Test and Planning Commission at 6 p.m. If you already want to go ahead. Oh, first of all, I'm going to lead the Pledge of Allegiance. So if you join me, stand if you're able, face the flag, and begin. I pledge allegiance to the flag. Vera, roll call, please.

Chair, let the record reflect. All commissioners are present. Thank you.

OK. For public input, at this time, any member of the public may address the Planning Commission on matters which are not listed on this evening's agenda, provided the matter is within the subject matter jurisdiction of the Planning Commission. So if you're here in person, you can fill out a request to speak form and hand it to Vera. Or if you are watching on Zoom, please raise your hand in the webinar and you will be called on to speak. Vera, is there anyone out there with public comments?

Chair, there are none. Thank you. All right, great.

The next item on the agenda is a consent calendar item. And all matters listed under the consent calendar are considered to be routine and will be enacted with one motion without discussion. Persons wishing to speak regarding consent calendars should file a request to speak. form with the Planning Commission Secretary, and it doesn't look like we have anyone. So I will take, we'll start with the approval of meeting minutes from August 25th. The recommendation is that the Planning Commission approve the minutes of August 25th, 2026 as provided. So are there any comments on that, Bureau?

Chair, there are none. Thank you.

All right. So do we have a motion?

I'll make the motion to approve.

Great. And a second?

Second.

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

Commissioner Higuchi?

Aye.

Commissioner Gallo?

Aye.

Commissioner Douthit?

Aye.

Chair Pro Tem Kozak?

I'm going to abstain as I wasn't present at the last meeting.

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

All right. Next item on the agenda is a public hearing item. It is for Subdivision 2025-0009 and Tenant Parcel Map, or TPM 2025-168. The recommendation is that the Planning Commission adopt resolution number 4558, approving subdivision 2025-0009 and TPM 2025-168 to authorize the subdivision of an existing 13.56 acre parcel lot into two separate lots. Tonight, we have a presentation from Jonathan Kwan, senior planning consultant. Jonathan.

Good evening, Chair Mason, fellow members of the Planning Commission. My name is Jonathan Kwan with CSU Consultants, and I'll be presenting the application for subdivisions 2025-9 and tentative parcel map 2025-168. The project site is 1100 Valencia Avenue and 1101 Bell Avenue. The request is to approve the subdivision and tentative parcel map. I don't have control of the slideshow. I'll just say next slide. The request is to approve a subdivision and tendered parcel map to subdivide an existing 13.56 acre site into two lots. There is no construction or demolition proposed with this project. Next slide. THE SITE IS ZONED INDUSTRIAL AND ALSO HAS A GENERAL PLAN LAND USE DESIGNATION OF INDUSTRIAL. THE EXISTING SITE CONSISTS OF TWO EXISTING INDUSTRIAL WAREHOUSE BUILDINGS, APPROXIMATELY 305,000 SQUARE FEET OF INDUSTRIAL WAREHOUSE, INCLUDING ITS ASSOCIATED PARKING AND OTHER IMPROVEMENTS ALL OF WHICH WERE IMPROVED BACK IN 2022. The site is bound by or accessed by Bell Avenue and Valencia Avenue and abuts the 55 freeway. Next slide. Surrounding uses are generally industrial uses. To the southwest and southeast, we have industrial uses. And then to the northeast, we have a vacant site. And then to the northwest, we have the 55 freeway. Next slide. THE PROPOSED TENTATIVE PARCEL MAP WOULD DIVIDE THE EXISTING PROPERTY INTO TWO. IN RED WE HAVE PARCEL ONE IN APPROXIMATELY 6.38 ACRE SITE OR PROPERTY AND IN GREEN WE HAVE PARCEL TWO AND APPROXIMATELY 7.16 ACRE PARCEL. BOTH PARCELS WOULD MAINTAIN ACCESS TO PUBLIC ROADWAY WITH PARCEL ONE BEING ACCESSED FROM BELL AVENUE AND PARCEL TWO BEING ACCESSED FROM VALENCIA AVENUE AND THAT IS SHOWN IN ORANGE ON THE SLIDE HERE. IN PURPLE WE HAVE EXISTING GATES THAT RESTRICT BOTH VEHICULAR AND PEDESTRIAN ACCESS AND THIS RESTRICTS ACCESS TO THE TRUCK YARDS ASSOCIATED WITH THE EXISTING INDUSTRIAL BUILDINGS. proposed subdivision would separate the existing buildings onto two separate parcels. It includes a variety of easements, including utility easements, road, drainage, railroad, and public agency easements. And they are also proposing easements for drainage and emergency access. The code requires CC&Rs for parcels with shared access and infrastructure. So as conditioned, the CC&Rs will include but is not limited to provisions for access, ongoing maintenance, drainage facilities, and parking. In terms of code compliance, the proposed center parcel map complies with code and the subdivision map act with the exception of parking. Next slide. The proposed subdivision will result in a deficit of five parking spaces on parcel two. To address the parking deficiency, there are options written into the conditions of approval. The first option, the applicant can install five new parking spaces on parcel two and show on the site layout that it can still accommodate safe truck movements. And option two, they can apply for a joint use parking or shared parking agreement to share parking across property lines. This agreement would need to be recorded to, excuse me, to ensure that there's sufficient parking in the future. Next slide. In terms of CEQA, the proposed project is categorically exempt under CEQA guidelines section 15315. This is class 15 for minor land divisions. The proposed project divides a single parcel into two parcels, two conforming lots with no construction, demolition, or physical alteration of the site. Next slide. With that said, staff is recommending that the Planning Commission adopt resolution number 4558 for subdivision 2025-9 and tentative parcel map 2025-168, subject to the findings and conditions contained therein. Next slide. That concludes staff's presentation. I also want to note that Mike Sylvie from the applicant team is here in the audience in case there are additional questions.

So before I open the public hearing, does anybody have any questions for staff?

To the chair. What's the current status of those buildings? Are they occupied or are they still vacant? Is there a tenant?

I do not have background information on that, but the applicant is here to answer if there is information to provide. I am just curious.

Are there any other questions before I open the public hearing? We can invite the applicant up.

I have a couple questions. Okay. What's causing this to be subdivided at this time?

I believe that they are just, when it was originally approved, it was meant to be subdivided at that time, and they are basically moving forward with that process now.

I think with that, I think that's a newer building. We have to solve for the parking. I get that it has to be the code, but how has that not been done as part of this before coming to this point?

Before subdividing it, the parking would have complied. It's just when it was divided in two, the parking did not separate exactly in half based on the square footages of the building.

It just seems like we knew we had to solve for it. Maybe it could have been built that way, but I don't think the five spaces will be a deal breaker to this. Thank you.

Right.

No questions. All right. I'll go ahead and open the public comment. And would the applicant like to come up and speak or answer some questions?

Thank you, Chairperson. Yeah, we're just looking forward to getting this moving. Into the final parcel map question. I think that commissioner who googie had asked was whether or not the Buildings are currently occupied they aren't but they're working on on tenants there and some of the reasons for the split is either to allow for leases to different buildings or potential sales as the opportunities arise for the owner Any other questions

Anyone else? Clarifying questions? All right. Do we have any?

Thank you.

Oh, thank you, sir. Are there any requests to speak on this item?

Chair, there are none. Thank you.

All right. So I'm going to close public comments and bring it back to the commission for deliberation. Any additional thoughts?

I'll make a motion to approve as drafted per staff's recommendation.

We have a second?

Second.

All right. So we have a motion and a second. Vera, you want to go ahead and do a roll call?

Commissioner Higuchi?

Aye.

Commissioner Golo? Aye.

Commissioner Douthit?

Aye.

Chair Pro Tem Kozak?

Aye.

And Chair Mason? Aye.

Motion passes 5-0. Thank you.

All right, great. Thank you. Congratulations. Thank you for coming in. All right, the next item on the agenda is a regular business item. And it's going to be the 2026 Mid-Year In Review from the Community Development Department. And the recommendation is that we receive and file this report. And we have a presentation from Assistant Planner Angela Rodolphe.

Angela.

All right, good evening, Planning Commission, and thank you for the introduction, Chair Mason. Tonight, I am presenting the 2026 Mid-Year Review. The format of our Mid-Year Review is in a story map. All right, starting in the northern portion of the city, our first stop is the Enderly Center redevelopment, known as Campo on 17th. The project is split into two major components, 100 condominium units to the south and commercial to the north. The commercial component will include restaurants, retail uses, two new drive-through restaurants, and a new car wash. Entitlements were approved by the Planning Commission in July 2026. Staff is currently awaiting plan check submittal. A related street vacation for Enderly Center Drive is scheduled to go before the City Council on September 15th. Just down the street from Campo on 17th is a smaller residential project along Yorba Street. The project proposes three detached single-family residences, detached garages, and the preservation of an existing historic single-family home. Approved by the Planning Commission in May 2023, the project is currently under construction. Oops. One of our larger projects on the list is the residential Cypress Grove development. The project consists of the demolition of five existing office buildings and the development of 145 market rate condominium units. Upon recommendation by the Planning Commission, the project was approved by City Council in December of 2025. The project's demolition permit is currently under review. Next up is Popeye's Louisiana Kitchen. The project consists of a 1,400 square foot drive-through restaurant with an outdoor dining area, along with other site improvements. Approved by the Planning Commission in 2024, the project is currently in plan check review. Across the street from Popeye's, an applicant is proposing a preschool on a city-owned parcel. The applicant is currently under contract to purchase the property from the city. The project is currently under entitlement review. One of the newer projects on our list, the Olson Residential Development, proposes to redevelop an existing two-story office site. The project consists of seven single-family detached residences and four duplex buildings for a total of 15 residential units. The project is currently under entitlement review. Moving to the corner of McFadden and Tustin Village Way is our next project. The proposal consists of a 4,200 square foot 7-Eleven convenience store and a Six Island 12-pump gas station. Approved by the Planning Commission in December of 2020, the project is currently under construction. Next, we have a dental office at the corner of Irvine Boulevard and Newport Avenue. The project includes the interior and exterior renovation of the existing commercial building. This was administratively approved in August of 2018. While the project has experienced delays, it is currently under construction. Adjacent to Chalk Restaurant on the corner of Second Street and El Camino Royale is a proposed beer garden. The proposal includes an enclosed outdoor patio, customer restrooms, and a food truck service to the rear of the property. No public hearing has been scheduled at this time. The project is currently under review. In addition to the beer garden, staff is currently assisting Old Town businesses in planning for outdoor dining in the newly constructed Old Town parklets. Temporary use permits are being issued for the temporary use, while design reviews have begun for the more long-term use of the parklets, which includes installation of patio covers and other features. The long-term parklet designs are currently in entitlement review. The newest proposal in our downtown area is In-N-Out Burger at Larwin Square. In-N-Out is proposing the demolition of the existing 6,800 square foot FedEx building on First Street for the construction of a 3,800 square foot drive-thru restaurant. No public hearing has been scheduled yet. The Planning Commission will consider this item once the application has been deemed complete. The project is currently under entitlement review. We have another dental office under construction along Newport Avenue. The project includes interior and exterior renovation of a 245 square foot addition to an existing commercial building, resulting in a two tenant space for dental and medical uses. The project was approved in June 2024 and is currently under construction. NEAR CITY HALL IS THE BONITA TOWNHOME PROJECT. THE PROJECT INCLUDES THE DEMOLITION OF AN EXISTING SINGLE FAMILY RESIDENCE FOR THE CONSTRUCTION OF FOUR THREE STORY CONDOMINIUM UNITS. APPROVED BY THE PLANNING COMMISSION IN SEPTEMBER OF 2025, THE PROJECT IS CURRENTLY IN PLAN CHECK REVIEW. A significant project in our downtown area is the KB Home Stafford Glen development. The development consists of 35 residential condominium units, including two affordable units. Upon recommendation by the Planning Commission, the project was approved by City Council in November 2023, and it is nearly complete. Moving to the corner of Newport and Mitchell Avenue is Taqueria Hoy, a new restaurant to the city of Tustin seeking to repurpose the former Taco Bell building. The project includes an upgraded parking lot, landscaping, and other site improvements. The Planning Commission previously approved a conditional use permit and design review in February 2021 for a different proposal to demolish the existing building. The applicant is no longer proceeding with those plans and is instead proposing reuse of the existing building. The project is currently in plan check review. Next, we make our way to San Juan Street and Red Hill Avenue to the Compass at Red Hill site. The project proposals include 73 three-story townhomes, including four affordable units, among other site improvements. Upon recommendation by the Planning Commission, the project was approved by City Council in June 2025, and the project is currently under construction. Continuing south on San Juan Street, we arrive at Tustin Heritage by Families Forward. The project includes an eight-unit affordable housing development with construction costs funded in part by a $2 million grant from the city's Inclusionary Housing Fee Fund. Upon recommendation by the Planning Commission, the project was approved by City Council in May 2025. The project is currently in plan check review. The previous at-home site is being redeveloped for the new Dick's Sporting Goods House of Sport. The proposal consists of the demolition of the existing garden center and the addition of a rock climbing wall within the interior of the building, which will be visible from the parking lot. The project is administratively reviewed, and the project is currently in plan check review. Next, we make our way over to the Tustin Ranch Road Costco. The project includes an expansion and remodel, including demolition of the adjacent building, which will result in additional parking spaces to serve the busy center. This project was administratively reviewed and the project is currently under construction. Tucked between the 5 Freeway and Michelle Drive is our next project, the 2441 Michelle Industrial Building Proposal. The project includes the demolition of an existing 117,000 square foot industrial building and the construction of two new industrial buildings totaling 180,000 square feet. Approved by the Planning Commission in August 2026, staff is now awaiting plan check submittal. The Red Hill Village Shopping Center, located on the same site as the new McDonald's, is proposing a remodel of the exterior. The applicant is proposing a new design for the shopping center facade in addition to a new outdoor dining area. The project is currently under entitlement review. Adjacent to the Metrolink train tracks is our next project, Kwikwak Car Wash. The project includes a new commercial automated self-serve car wash facility, including a car wash tunnel, 19 vacuum stalls, and other site improvements. Approved by the Planning Commission in November 2024, the project is currently under construction. At the corner of Red Hill Avenue and Industrial Drive is the Western State College of Law at Westcliff University. The campus is now open and serving students. The use was approved by the Planning Commission in 2024, and the project is now complete. Warner Commons is an 11-building office and warehouse center. The proposal includes the demolition of four office buildings for the construction of four office warehouse flex buildings. The project is currently under entitlement review. Another achievement for the city is Advantech's North America campus. The development consists of a six-story office building and a two-story warehouse. The project was administratively approved, and the project is now complete. On the corner of Armstrong Avenue and Warner Avenue is Clearwater Senior Living, proposed on a vacant city-owned parcel. The project consists of 168 age-restricted units, 74 assisted living units, and 28 memory care units. Upon recommendation by the Planning Commission, the project was approved by City Council in September 2026. The project is currently awaiting plan checks submittal. Our next project is Mariners Church at Tustin Legacy. The project consists of a 33,000 square foot church on a site owned by the city, which will be sold to the church after approval of a development agreement. Approved by the Planning Commission in August 2026, the related development agreement is pending City Council approval at the September 15th meeting. Our final stop and one of our largest projects on the list is Irvine Company at Tustin Legacy. The project includes 1,300 apartment units over six multi-story buildings with integrated parking garages, open space amenities, and other site improvements. The project also includes 334 affordable units. Upon recommendation by the Planning Commission, the project was approved by City Council in February 2025, and the project is currently under construction. Thank you, commissioners. That concludes my presentation, and I'm available for any questions.

Wow. That was a great presentation. Any comments from my fellow commissioners? Because I have a dozen.

I have some questions. Not comments. Maybe for me who's newer, can you explain what plan check review and entitlement review are, please?

Sure, yeah. So when something is in the entitlement review, that's when it's coming into the planning division and reviewed by the planners first. And it is brought before you guys, before the planning commission, or before city council. When something is going through plan check, that's when they're submitting for their building permits. And so it's already most likely been reviewed by planning commission or city council. And they're in the building permit process. I don't know if the staff has anything to add.

If I may, I would just add that not everything needs to be reviewed by the Planning Commission or the City Council. Certain things are entitled by right, but the entitlement process ensures that they meet the standards of that regardless. So even if they're administratively approved, there's typically still some sort of a process there before they move over to building and start submitting for their building permits.

Thank you. A couple other questions. One you showed on Newport that was approved in 2018, the dentist. Do we know why it was delayed?

I don't know exact reasons. There's been various, I think, issues over time.

Yes, there's been, clearly there's been various delays. It was back in 2018, there was, because of the pandemic, the size of the lot or the way the lot is configured. The plans didn't necessarily meet what was being built out on the site. There was also, I believe, some changes in owners during that time. So there were some delays there. Delays with also with utilities, getting utilities set up as well. So there's been a slew of delays.

But the city has been working side by side with the owner and the current owner Just working with them to see what we can do to to reduce any roadblocks to finishing that project One more question in the parklets that are on That are going to open an old town, so we're going to issue temporary use permits before they become permanent I've asked this before what I'm going to keep asking it Do we have any requirement that people who have strollers and dogs and whatnot on the city home parklets can bring their dogs into that space I?

currently in the draft license agreement it's not mentioned either way thank you all my questions I have no questions at this time I'm excited to see some of the future projects coming for the Commission but man you guys are busy I mean one thing I appreciated about this presentation and about the developments going on in the city is that it is going through every corner of the city. There really wasn't one area that has been left out as far as our revitalization and the investment in our city. So I think that's a testimony of our code, that it's not just one area that is attracting the investment. It's all areas. And then I think it's a testament to you guys and your hard work. So good job.

COMMISSIONER HIGUCHI?

YEAH, IT'S AMAZING. A LOT OF PROJECTS OUT THERE. THE IN AND OUT, THAT MAKES OUR THIRD IN AND OUT. THAT'S AWESOME. KEEP THOSE RETAIL DOLLARS FLOWING IN. I AM WORRIED ABOUT THE QUEUING THERE, SO JUST A HEADS UP, PLEASE DO US A FAVOR AND MAKE SURE WE EXPLAIN THAT TO THE CITIZENS OF TUSTON PRETTY WELL, BUT THAT'S AWESOME. And then also that's, you know, we've got two Costcos in Tustin, so that's kind of the envy of the county, I think, and it's great to see that they're reinvesting or doubling down in Tustin. But yeah, great job. It's pretty amazing, actually.

Tim Kozak.

To the chair, yeah. Great presentation, and I liked how the map tracked kind of like going through there. That was cool to track that. Yeah, I agree. I mean, there are just projects going everywhere. And that was the first thing I thought, too, when I saw the In-N-Out. I was thinking of the queue and potential traffic. But it's exciting to see all the development and just, yeah, there's a lot of stuff going on. So good job.

This is my 10th year on the planning commission, so I'm having flashbacks to the dental office. I've been tracking that one like nobody's business because I have to drive through there. There's been a lot of drama around that, so very happy to see that that is shaking loose. Taqueria Oy. I also have a little flashback about that. That was when we were not here in chambers and we were having our meetings from home. I may be thinking of a Red Hill taqueria, but isn't there a drive-through? And then at what point can you just decide not to knock down and use? I mean, it really is someone who worked for Taco Bell for a very long time. I appreciate the old Taco Bells, but they also look like old Taco Bells. So I'm just curious as to what that process is, that you go from having a brand new building to another one.

an existing one yeah chair mason yes um the your memory is correct this was uh i previously approved for a brand new building the applicant was going to demolish the taco bell building and create another drive-through building to suit his business due to financial reasons he needed to pivot and decided to use the existing building It's a pre-existing legal building, so he is able to use the site. He's not making any changes, so he is able to use the building. He's making some minor changes that are allowed by code, but he's going to be using the existing site as it's proposed. Um, and just do a lot of, uh, rehabilitation to the building and use the building, uh, use the building for a tech railway. So it'll be, hopefully we're, we're hoping to see that under construction, hopefully in the, by sometime next year.

So that's just going, that's, um, there's no additional, I'm just, and again, God bless every small business owner. Um, But it's kind of in shambles, to be honest. So when you say it's rehab, I'm sure that it's gone through the appropriate plan check and that even the parking lot is. Anyway, you know what I'm saying. It's messy. It's not at all what we had spent. By the way, it was probably one of the longest planning commission meetings we had had, because we had lots of discussion about the drive-through. So anyway, that is just my question as much as it is a comment. And I've been wondering where that Popeyes was going to pop up, because it's nothing over there on the corner. And then tell us what the, we're an in and out family. My son is a manager there. What is the, what's the plan for an in and out? Because, I mean, you can say I want to be there, but you have lots, very exciting, but lots of questions on queuing. And that is an already very, very jammed up parking lot.

Right. So we just received that application, I would say, about a month ago. It just started. The first review is going to be concluding in the next week or two. So there are comments. The applicant has been working. We did a lot of pre-work, working closely with our traffic division and the planning department to see what requirements were necessary to incorporate into the plans. So we're reviewing that. We're looking at queuing. We're looking at how the traffic runs or how the traffic flows as well. So our eyes are on it. But they have some comments. So we'll be looking forward to their second review hopefully in the next couple months.

Okay. So what's there right now?

Right now it's a FedEx building.

Very exciting. And then last comment. I know that we have it still to do the public comments, but it's so nice to see all this development on the side of the city. Really, again, it's been a decade, and I've seen a lot. This is the first time I've really seen the focus on Red Hill over. And you guys are very busy, so. Thanks for all your hard work. So I will, unless there are any other questions.

Through the chair? Yes. I forgot to ask regarding that dentist's office that was approved back that we were talking about. Is there a proposed finish date, completion date on that now?

I can tell you it's close. As Raymond alluded to, there have been some struggles with the electrification of the site. And so we have been working very closely with our Public Works Department and Southern California Edison in order to facilitate that. That really is the last step to get them electrified. Then they can test their elevators and just close out all of their permits. So they are very close. We just need to get them across the finish line with Southern California Edison. had a moving um date for that and it hasn't been firmed up yet we are still very hopeful that it will be this month thank you all right i'll go ahead and open it to a public comment uh vera are there any comments for this chair there are none thank you

And if no one else would like to speak, I will close this. We will not be taking a motion. This is just a receive and file item. But great job on the presentation and great job to staff. We can move on to other business. Alexa, our community development director.

Thank you very much, Chair. I apologize. I don't know why I have so many problems getting this button to turn green. At the last council meeting, the council considered a couple of items. The first was moving forward on the process for the Clearwater at Tustin Legacy Project, which is the senior project that this board reviewed a couple meetings ago. So that is... moving forward and on its way through the development and disposition process. It's got a couple more steps to go, but this was a nudge forward. Then also proceeded to direct staff to move forward with a second round of the competitive process for 44 acres at Tustin Legacy, basically just south of where the flight development is, so that swath of land that forms a large L under there. So that will move forward with the real property division. And looking forward to seeing where that goes, as I'm sure you are. We'll be bringing things forward to you here at the Legacy in the next couple of years. Pretty rapid fire, I imagine. That's my report. Thank you.

All right. Commissioner Higuchi. No comments. Chair Pro Tem Kozak.

No comments from you tonight. Thank you.

Commissioner Gullo.

One comment. First, thanks to the staff for that presentation about what's going on at Tustin. It's awesome. I think if you just put that on social media with Angela's narration, if these people ask what's going on, it could be a cool part of our outreach. Very cool. I know we just had some talk about another chain burger restaurant in Old Town. For anyone watching this, you can always check out American Grub and Peter's Gourmet. Shout out to our local businesses. Yeah.

Thanks.

No comment.

I'm going to rewind because I realized I didn't ask the question of the beer garden. May I put that in my comments? Do we have an operator, or are we just building it?

We do have an operator. It is a submitted proposal. Yeah, so the city is working with them to try to facilitate this, because it is a little bit different than what we've tried before. But yes, there is an operator.

My other comment was actually going to be, I was really thinking after our last meeting about everything going on over... and legacy, and development, and traffic, and roads. And I was driving. And now I'm thinking, oh my god, it's all over here now. So I am curious if there has been any further discussion or movement on parking here in the Old Town area.

Broadly speaking, we talk about it all the time. Has there been a specific movement to change anything that we're doing at this point? No. But potentially in the future.

And that's a parking garage, correct? Is that on the table?

Correct. The city is a partial owner of the parking structure that exists, and where that goes in the future is, I think, still a big conversation. It's really interesting, especially as we look to do these infill parcels and add in to the vibrancy of Old Town what that means. So we're certainly working through the projects very closely with our traffic engineer and trying to understand how we can make all of this work. All right. Roundabouts.

Okay, so I'll go ahead. If no one else has any more comments, I'm going to go ahead and adjourn tonight's meeting. And the next regular meeting of the Planning Commission is scheduled for Tuesday, September 22nd. Thanks, everyone. Thank you.