I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. I have a question. the United States of America. And you can leave the public for Richard Sands. One Nation under God. And you can visit us. I pledge allegiance to the squad of the United States of America and to the Republic for which it stands In the visible liberty justice for all Thank you very much for at this time. Maybe we have a roll call Commissioner Mello here. Chair. Chair Proto-Mason. Here. Commissioner Kozak. Commissioner Higuichi. And Chair Dalton. Here. Thank you. Thank you. This time, any member of the public may address the planning commission. A matter which are not listed on this evening's agenda provided that the matter is within the subject matter jurisdiction of the planning commission. If you're here, and person please fill out a request to speak for him and hand it to Vera and we'll invite you up to the podium or if you're watching via Zoom please raise your hand in the webinar and you'll be called on to speak if you're at this moment. Are there any public comments for items not listed on the agenda? Chair there are none thank you. Great. Next item on the agenda is the consent calendar item. All matters is listening the consent calendar are considered to be routine and will be enacted in one motion without discussion. The person's wish to speak regarding the consent calendar matters should be filed. A request to speak for them with the Planning Commission Secretary. And tonight the only item on our consent calendar is the approval of the meeting minutes from the April 22nd, 2025 meeting. And the recommendation is to approve the meetings as provided. Chair, just by your request to the statements as I was on attendance on the 22nd meeting. Go ahead. Thank you. Do I have a motion to approve? I'll make a motion. Second. Perfect. We have any public comments? Can we have a roll call vote please? mellow. I go Zach. Who Gucci. Chair pro ten Mason. I and chair delta. Motion passes for zero one. Thank you. The next item on the agenda is public hearing item. And I will summarize the item and then ask if anybody would like to recuse themselves. Item number two is continue from the April 22nd, 2025 meeting of the residential allocation reservation. 2025-001, design review, 2024-0014, development agreement 2024 dash zero zero zero four subdivision map 2024 dash zero zero zero five and tentative track map number one nine three six one for condominium purposes and density bonus concession requests do we have any commissioners that would like to recuse themselves share chair Mason I love to use myself um meritages a client of my firm and source of income. Thank you for that. I will have to use myself. Maritages, they client on my firm and source of income. Thank you for that. I will also be recusing myself. I have a complex of interest due to my residents in proximity to the project. So I will turn it over to Chair Pro-10 Mason. All right. I say here. Okay. Right. So I will continue. I'll start with the recommendation. The recommendation is that the planning commission adopt resolution. 4526. Recommending that the City Council approve the proposed project. Adopt resolution 4527, recommending that the City Council adopt ordinance number 1566 for development agreement 2024-0004 to accept a provision of community public benefits by including four affordable units with a low income households and approximate 3,200 square foot public amenity space, including public art and gateway signage at the corner of Red Hill Avenue and San Juan Street on street public parking and enhanced landscaping along Red Hill Avenue, a new traffic signal on Red Hill Avenue at the project entry and associated off-site improvements. Tonight we have a presentation from Layla Carver, our senior planner consultant. Go ahead Layla. I'm going to go to the committee. go ahead, Layla. Partum Mason and commissioners, the request tonight is to construct a new 73 unit residential condominium development project. The project is located at the Southwest corner of Red Hill Avenue and San Monstery and located within the Red Hill Avenue specific plan. The project site consists of two lots of totaling approximately 3.4 acres and it is currently vacant. The project site is bounded by. I'm, I apologize, let me go back one slide real quick. Can you bounce back one or two slides to the project location slide. That's possible. One more, I think. Oh. It's not letting you. I think. Oh. It's not letting you. I'll get back to this slide right here. Well, just for a moment, this is the project location, but just mention where it's located, project is bounded by family, multi-family and single-family residential units to the north and all around the site, commercial shopping center to the east and commercial to the south as well with the car wash and and U-Haul parking area across a public alley to the south, and Tustin High Sports Field to the west. All right. AI is getting the best of us. Yeah, I think it is on presentation. If you just open the slide, don't hit presentation and we can just look at it from the screen. We should be okay. Here we go. And go up to view. And go ahead and do. I guess you got it on normal. You could just hide the notes. That'll work. That'll work. Thanks, just the one slide. So this is the project location slide and see if I'm actually able to move forward. The proposed project, the applicant proposes to construct a date. One more time. The applicant proposes to construct 73 residential condominium units and nine buildings, including four affordable units. The project would also include and enclosed two car garage and private open space for each unit. 18 guest spaces. Common open space areas landscaping and a public amenity space and off-site improvements. And this is a rendering that was a rendering of the project along Red Hill Avenue, and that's also available in the staff report. And the requests for this project include several entitlement requests, including design review, first site layout and building design, an RAR or a residential allocation reservation, reserving 61 base residential units for the Red Hill Avenue specific plan, a subdivision for tentative track map number 19361 to subdivide the property for condominium purposes, and a development agreement to accept the provision of community public benefits. And the project also includes a request for a density bonus concession request. The project includes 164 on-site parking spaces, and the total number of spaces exceeds the total number of parking spaces required by the code. But is short one guest parking space for a test and city code. However, the applicant requests the use of the state density bonus parking provisions which does not require guest parking. And the project is designed to be a vibrant, high-quality, residential development providing housing opportunity along the Red Hill Avenue, consistent with the city's housing element and the specific plan. The Spanish eclectic architectural design incorporates features such as front elevation porches and landings varied roof lines and deck guard walls and guard rails to eliminate the potential for a monotonous design. Windows with trim surrounds and four color and material schemes throughout the project to enhance the overall design and then add enhancements to the street scape along Red Hill and San Juan. The project would provide approximately 518 square feet per unit of combined private and common open space which exceeds the minimum open space requirement of 300 square feet per unit of combined private and common open space, which exceeds the minimum open space requirement of 300 square feet per unit. The common open space would include passive and active amenity areas, including a central community gathering area, a taught law and overhead structure on the south part of the site and the pathways that meander throughout the development. And private open space would be provided with second floor balconies for each unit and the first floor porches would be provided on 31 of those units. And the project also is providing the common, the public amenity space at the corner of Red Hill and San Juan and the proposed public space. We can also call public plaza is consistent with this specific plan. And the public plaza would be privately owned and maintained, but accessible to the public and would include a public art component, public seating amenities, landscaping, lighting, and informational and gateway signage, and bike racks and would provide pedestrian access to the interior of the project site via a security gate. The tentative map proposes to merge the two adjoining parcels into one combined parcel for condominium purposes. This would allow for individual ownership of the 73 condominiums. Also included in the map are proposed easements for public and men public utilities and public access to the public amenity space. Access for emergency and public service vehicles. And it's shown on the tentative map, the public amenity space would be a lettered lot, though you'll see it on the map as lot A, which ensures that it is not developable in the future. And CCNRs would be required for the project per condition of approval number 5.1. And these mechanisms are necessary to provide for maintenance of common areas of the project site, including the the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of the city of to accept the provision of community public benefits. And it includes the term of the development agreement will commence on the effective date and continue for a term of five years. And the permitted uses on the property, the density and intensity of uses and development standards as described in the design review application. A vested right to carry out and develop the project site and accordance with the development agreement and the designer view and the public benefits that were mentioned but here for affordable housing units for very low income households and approximately 3200 square foot public amenity space including public art and gateway signage, the on-street public parking bays along Red Hill, a new traffic signal at the project entry and associated offsite improvements. The applicant has requested a CFD or the community facilities district to fund the public improvements and some of the fees for this project. And that's also included in the provisions of the development agreement. And this project, the public hearing was noticed as required for the April 22nd hearing, the Planning Commission continued to tonight's public hearing. And the mailing radius was at 500 feet, which is above the required minimum mailing radius. And the public notices were physically posted on the project site no less than 10 days in advance of the schedule hearing. The Tuston City Council certified the final program EIR for the Red Hill Avenue specific plan in 2018. And the EIR considered the potential environmental impacts associated with the development of the Red Hill Avenue specific plan. And the project proposes the development of a site with uses that are consistent with the program EIR for swaying into the requirements of SEQUA, the California Environmental Quality Act, and the city also prepared an addendum to the program EIR, pursuant to the requirements of SEQUA, and the project will be required to comply with applicable mitigation measures per the EIR mitigation monitoring and reporting program. Staff recommends that planning commission approve the resolutions recommending approval to city council before you this evening. A revised set of conditions of approval were provided to the planning commission prior to this prior to this meeting. Once this concludes staff's presentation, staff is available for any questions that you might have. We also have our CE team here. If you have any questions for them, and the applicant and their consultants are also here and have a presentation as well for you tonight. Thank you. If I could through the Chair, Chair, Pro Tem, also on your dias, there are three letters and support that we've received. I know that it was identified on one of the slides, but she didn't mention it. And we did receive one phone call with the from a resident expressing concern related to parking and was other topic. Access. That's right. It has a driveway access. So with that, we're happy to answer any questions. As Layla said, the applicant is here to provide a presentation. If my colleagues are fine with it, why don't we go ahead and have the applicant present before we ask questions of everybody? everybody. Oh, I can hear you. Oh, it gives me control. Okay, I think. How's this better? Okay, great. Good evening, commissioners. My name is Johanna Crooker. I'm with Meredith Holmes, we're the applicant for the project. I'm gonna try not to repeat too much of what Layla said and just really talk about kind of who meritages what we do and then just a real brief summary of kind of the project, the benefits of the project is bringing to the community. So Meredith Holmes is the fifth largest home builder the country were a public home builder. We intend to build this project so we're more more than just the country. We're a public home builder. We intend to build this project, so we're more than just the developer. We're also the builder. In our 38-year history, we have built over 200,000 homes. So we have lots of experience and we currently have, I believe, 46 communities in various stages across Southern California. And that's just our Southern California division. So, you know, high quality builder, and as I mentioned, very experienced. What we're known for is energy efficiency. We are triple certified through the EPA. And what that means is that we meet energy star. We were the first national builder to go all energy star appliances in our homes. We also have solar and high efficiency AC, and then we also spray-fumar addicts, which actually puts us above the minimum requirements for energy efficiency required by the code. That also gives us the added benefit of really quiet homes that helps with mitigating noise inside the home and it also makes them more fire resistant. So a lot of bang for your buck there. We're also water scent certified for water efficiency and then we are also the first home builder to get the certification for indoor air quality by installing the Merf 13 HVAC filtration. And as a result of that, we have been the Energy Star EPA partner of the year for the last 11 years. We've also received a number of awards for our customer service. We, by a third party organization called AVID Awards, and we've received top honors in that for the last three years, I believe. And then we do a lot of humanitarian work both in the housing and food security areas. We give away a home every year to a veteran family and need. We participate in food packing events and local events related to community service related to housing security and food security. So what we do is we are focused on missing middle housing. And if you haven't heard that term before, I think you all have. We all know that in California, we're facing a housing crisis. And as a result, it's very difficult to find a home, but then be a for-to-home. So, we made a very conscious decision as a company that this is where the need was. And we have strategized and built our operations all around a focus on that first time home buyer by simplifying the building process, but then also building in a way that allows us to keep our price points at a much more attainable level. And that's really done by creating a little bit more density, but still being compatible with the neighborhood around us. So that we're able to offer the right, the best price possible to our buyers at that entry level point price point. And we also work very closely with our buyers to help them get to a monthly rate. We offer incentives and other things to help them get to that monthly payment that they can actually afford. So I promised I wouldn't repeat all of Laila's information. So I just wanted to take this opportunity to thank staff because they have been fantastic through this whole process. They've really pushed us, not always, you know, you know, it's been a little bit tough sometimes, but they've really pushed us to raise the bar on this project. And as a result, we're very grateful for that because it has turned into a very beautiful project that we're really proud to bring to the city. I personally drive by this site almost every day, so I'm gonna be really excited to see it when it gets built hopefully. And I just really think that they did a great job in helping us not only make it a better project, but also helping us keep the project on schedule, which for home builders is very critical. So thank you, Steph. I know that the, oh, and one thing I wanted to touch on real quick, I know the parking was one issue that got brought up by one of the residents and I just wanted to point out that we do have those 18 spaces on site, held in a minjenta. And in addition to that, we're adding another 13 spaces on the public street that will be available to everyone, not just residents and guests. So in doing so, we're actually exceeding the minimum parking that were required by code to provide and providing another community benefit for the neighborhood. This is a shot of the entrance and the new traffic signal, which will help with some pedestrian crossing and help support some of the businesses across the street. And then this is a bigger picture of the plaza that's going to be on the corner. Our landscape architect, we've really thought about what we wanted to do here and we decided to celebrate Tustin's agricultural history. So the design is, you know, took some, took road, road trees to emulate what would have been an orchard style planting. And then the pavement treatments in there are also in that similar pattern to help emphasize that that row theme. And then it's a little hard to see in the back there, but we have some interpretive signage plant that will tell the story of the agricultural history of the city of Tustin. And then in addition to that, we have the monument sign for the city which announces entry into the Red Hill District consistent with what the specific plan envisioned. And then last but not least, we have our, this is a shot of our interior private community open space, but we will be also contributing in lieu fees, parking lieu fees. And then obviously as mentioned, we'll be providing those four very low units which is the hardest segment of the arena numbers for the city to achieve typically. So we're happy to help, even though it's only for units still helps, helps the city get to those arena obligations. So with that, I'm going to conclude my presentations, but I have my entire team here. If you have any questions, happy to answer them. And thanks for your consideration. Thank you very much. Before I get some questions going up here, I just want to disclose that I had a 30-minute phone call with the applicant. Prior to this meeting, this week, and then we're also in a unique situation. I just want to point this out before we go where there's three of us. And so I want Michael to validate it is a you just need two of the three to approve for this to pass correct. Yeah, that's that's correct to be a majority of the quorum president's evening. All right, great. So now I would ask if the commission has any questions for staff on the applicant? I don't. I just want to comment. I don't think I've talked to anybody from the group, but I don't know. I look out there and I see people I work with because I'm in the home building industry. So I don't know if I've talked to you on this project specifically, I don't believe. I think there's a few people out there. So I should probably just disclose I know about this project. Okay, good. Right. After the chair. I would also like to disclose the applicant and I were trying to connect, but we were playing a little bit of photo tag. We never actually connected, but just wanted to make that disclosure. All right, thank you. All right, Commissioner Mallow. Any questions for staff or the applicant? Yes. You're always fun. All right. I'll start with the questions I have. Staff, first of all, what is the distance between Sam Wann and the project entry? Roughly because I know there's a signal at SAM 1 and I was just curious on where the requirement came for another signal that close to SAM 1 on Red Hill. If I could respond. So the traffic signal that's being provided for the entry to this development is not a requirement. It was not a warranted traffic signal. The applicant is providing this as a public amenity. It's to help provide for both access into their development project. as well as to provide a signalized access to the Jason property across the street, the Red Hill Plaza, which currently is a row of driveways, if you will. So there is no warrant, there is no requirement for staff from staff from the city to build the signal. They are providing that as a public benefit. Okay, because I don't remember, I think this was a prior project that we had discussed. I don't remember there being a signal there before, so I was curious about that. The applicant wants to take that one of that. Yeah, it was always contemplated, both in the specific plan and the previous project that was approved for this site. And we did some very quick math and we think it's about 400-500. I mean, that was just me. Like to me. 3 to 4. That's our civil engineer. So I'd say 400. And that's, is that to center line? Okay. Center line to center line. Okay. Did the traffic engineer for the city look at that and make sure that was not going to be an issue with the other lights that are. Yes, the traffic engineer has reviewed the proposal and is aware of that occasion. Okay. Through the chair. Just I just a question kind of going off that with the signalling. I know one of the lights there is operated by Cal trans and then the city has a couple of other of them. I know the city's working on a synchronization agreement, but I'm wondering, I know that Red Hill Avenue is filled with lights in short intervals. So I'm worried about the signal. I know that I understand the need for the signal, but I'm just worried about adding more, even more traffic during high traffic times. Through the chair here, in my discussions with the traffic engineer, the city traffic engineer, I understand that the signal synchronization project on Runhill is coming soon. And so this new traffic signal would be incorporated into that synchronization project. Yeah, further questions? Of course, I think. Okay, look down So, one of the other questions was the public park amenity. Is that part of the specific plan as well? I don't remember that on the last one we did. And I know that there's some issues in that area with open space being utilized in the wrong ways across the street. Location of the public amenity space is not identified in a specific plan, but the requirement you're worried that one is. Space would be required for this project. That's what I thought. We worked with the applicant on their proposal location. Okay, I was curious that one. The last question I have was, this is the first time I've heard of a CFD in the city, I think it is. So I'm just curious what's included in the CFD, is it facilities or fees or both way to get the best offsite improvements as well as some fees. Great. Yeah. Excellent. Those are all the questions I have. All right. Please. Go ahead through the the open space and it may entice the other landowners to kind of up their specs specifications. I was wondering, I just wanted to confirm a couple things because I know this, not specifically for you guys, but for different projects that there's no commercial live work component to this, correct? That's correct. The applicant has requested a concession to waive the commercial requirement in the code under density bonus law. The requirement is in the specific plan that the request to waive it a concession is a criteria of that's a debonus law. Okay. And then just the second preliminary confirmation that these are all going to be for sale. Yes, that's correct. Not rentals. And then in any potential CCNRs that are envisioned, will there be rental restrictions? I believe we do have a limit in our CCR, standard CCRs, but that's certainly something we will include. Of course, we have to be compliant with state law, but yes. And then with the public art component in the space, will you be working with the public art commission in working on that piece of art? We hadn't gotten that far in the discussions. That would be something that would be handled as part of our final construction documents and our coordination, but we'll be coordinating with staff on that to have those discussions. OK. And then, all right. And yeah, my main issue was a synchronization part. And maybe we could get that the light box wrapped up in some nice artwork as well down the road. I would love that personally. Thank you for your presentation, staff, and thank you. Yes, you're welcome. Thank you. I just have a couple of clarifying questions, and I think the pictures have the answer. Yes. The additional parking on the street. Are you taking out that sidewalk? We're moving the sidewalk back. So we're not affecting any of the travel lanes. I know that is a huge concern of any people I have discussed. I happen to know a lot of the people who live in that area and they were all concerned about that too, but we will not be affecting any of the travel ends. It'll be actually cut into the curb. And then the sidewalk will occur behind that. We'll be moving, moving the sidewalk back. We move the sidewalk back and there still be little green space here. Yes. Yes. So they're parking base. So in between the parking stalls, they'll be trees. Okay, and then I didn't see it in the presentation. Can you? But so you're the parking stalls, they'll be trees. Okay, and then I didn't see it in the presentation. Can you? But so you're the access of the public green space. I know there's concern. They're the neighborhood itself. I'm not aware. Yes. So I'm wondering, is there walls up here? Is there any sort of security? Yes, so let me just go back. This is the only unsecured access into the project, which is the main entry. We've included fencing, so it's hard to see in the back there, but we've got some tubular steel fencing in the back there that will have a fob key gate for just the residents to be able to access the interior of the project. But we were very concerned about that as well. So we made sure that we were controlling the access at the entry here. So and all of the spaces within also have front doors facing them. So there will be eyes on the street safety. The neighbors can see what's happening in those spaces at all times. Which could make it. I can maybe so that you can kind of see that here. There's front doors facing all of these green spaces with the intent of, you know, the HOA and the residents, having a kind of control what's how you know see what's happening in those spaces and call. You know, someone if there's something happening in there, that's not appropriate. All right. And lighting in that public space, yes. We haven't gone into photometric sense, something that gets handled down the way, but we did talk about lighting and concept, and then we'll definitely be lighting and we'll be required to meet the city code related to that. Okay, and my computer is not letting me slide here. In the community green space with this. Yes. I recall in our conversation, they're being a wall. I did not see it in the... Sure, I don't have like a pointer here, but you can kind of see kind of the entry there. If you go down along the street there, just up a little bit, just go straight up, straight up and then to the left a little right there. You can kind of see there's like a yellow bit, just go straight up, straight up, and then to the left a little right there. You can kind of see there's like a yellowish orangeish box. It's really thin right behind the trees. That's the wall. I was speaking of that. Oh, okay. I thought the brass area is when kids are kicking a ball or whatever. It's less likely to go into the street. Okay. Appreciate that. in high school side. Yes. The elevation of the wall. You know, we don't have an elevate. Do we have an elevation in the package of You know, we don't have an elevate. Do we have an elevation in the package of that? I don't think so. It's going to be a masonry wall. There right now it's just chain link. So we'll be putting in a new masonry wall there. And I believe it's six feet along that edge. Everybody loves a shortcut. Yes. And we know that we do know that the high school kids tend to kind of cut through this, especially down that alley. We're part of the project does involve repaving a portion of that alley and taking there's some overhead utilities in that alley that will get put underground as well. Yeah, and I vaguely recall there being an issue with there's a fire lane. Where that alley is and that is taking care of with the parking spaces. I'm just curious. Do I have that right? Just you know, I don't know if you recall, but when we had the last project, that seemed to be a point of contention. Yes, you're correct. The prior project have access towards the alley and there was a requirement that the fire lane has to be open and accessible at all times. And that is not a requirement now. I mean, there are homes back there. And so you'd have to come in through the front in order to access if you're at least department or the fire department. That is correct. So there's only one access along Red Hill. Okay. Put a project. Okay. And that testing code fire department signed off on this. All right. The proposed project is not touching the alley when it reads back to improvements or modification. Okay. So that will remain as is. Awesome. I think everything else from my perspective has been very thorough. This is beautiful. It is going to make a huge difference for that community. One last question for staff. What's happening across the street? Can we remind everybody? At this point, nothing is happening, but we are in contact with the property owner. We're hoping that something will come soon. I believe you all have been in touch with the property owner as well. Yes, we've spoken to them because we need to coordinate the driveway access with the new signal and make sure that everything was lining up. And you know, I don't know what's gonna happen there, to be honest. Okay, well, you're gonna be the beginning of it. You would love to be part of it. I just I don't know and we don't control the property. So. Okay. All right. Um, those are all the questions I have. Any additional questions from my colleagues? None for me. OK. Thank you. Vera, are there any public comments? Do I have to close this? No. I haven't done this in a while. Amy, I did give Tanner a speaker form. Did he hand it over? Let me see. There we go. And then we do have one hand raised in Zoom. I want to go ahead with him. Okay. Scott Couchman. I'll get some slides. but I'm a concerned resident lives in the neighborhood in the San Juan Regbio communities. While this is a better project than what was proposed and approved back in 2021, which was kind of a monster, this project has two problems parking and traffic. You'll need to have two incomes to afford these condos. Two incomes means two jobs, two jobs means two cars, two cars means 146 cars. In 2025, unfortunately, garages are used to store junk. Our ports and driveways are by parking but that's not how this project was proposed. So excess cars will be parked on the local streets of Tustin. Those are already overloaded. Page 10 of the staff report lists a pedestrian gate at the San Juan Red Hill intersection. That gate is for condo residents only and there's no community benefit to that gate. The only use for that gate is to allow the condor residents to come outside the complex and access and park their cars within the San Juan Green Valley and Ud communities and those again are already overloaded. So that gate, the only benefit is for the Condor residents, there's no community benefit for that gate. The pine tree park provides a much better park experience, better access for the local residents, and it's a better option for the local residents. that small little part there, the corner of Red Hill and San Juan. So the recommendation is eliminate the gate, eliminate the access from the condo to park their cars out on the streets of Tustin and if you don't want to do that then move the park down by the car wash and put the gate down there and not impact their rest of the community. Problem 2 is the proposed traffic signal is not a community benefit as opposed to what the staff report says on page 6. There's already too many traffic lights on Red Hill. There's 4 at the five freeway intersection alone. The recommended distance between traffic lights in an urban area is 1,000 to 1,320 feet. The minimum recommendation is 300 to 600 feet. San Juan to Nissan Street is 1,680 feet with six traffic lights. That's approximately 280 feet per traffic light. Well below the minimum, well below the minimum, minimum required. So my recommendation is no traffic lights. It's like someone on the staff. I'd like someone on the staff to explain how that traffic light adding more traffic lights to are already congested area on Red Hill is somehow public community benefit. Thank you. Thank you, Mr. your country. Vera, we have a hand up in the Zoom. Yes, we have one hand up. Gabriel'm going to go to the next slide. I'm going to go to the next slide. I'm going to go to the next slide. Gabriel on mute. Gabriel, you're on mute. If you can unmute. Can you hear me now? Yes. Sorry. Thank you about that. Hi. Good evening commission. I'm calling in support of this project. I almost daily either drive or walk or run by this property and. I've been waiting anxiously for something to happen on it. Frankly, this looks to me like the ideal type of infield development that we should be seeing all over the place. we should be seeing all over the place. Like there is no more clear an example of an underutilized space and this is bringing it up with utility that we need more than anything right now, which is more housing stock. I mean, I've got two young kids and I would love to see what they're adults that there's, we're not housing constrained so much that they can't afford to stay in a trusted if they so choose. I also think this is a great opportunity location because of its proximity to the Red Hill Plaza across the street, which I'm sure could use some more lively foot traffic and more residents close to it. I definitely also appreciate the focus in their design improving the streetscape by having the sidewalk access for the homes and including street trees and the protection for walkers and bikers by having the newly created street parking areas. And frankly, I think that the corner gateway looks really attractive. I like properties that have that kind of public facing space or facade that's, you know, attractive from the street. I don't know what we're on. We're on, but wrong with the old project, the hill that was going to be there. I was really excited for that one too. It was more residences and it had ground floor commercial, but I know things don't always work out, especially since we're pretty over index on retail in America. But yeah, I'm glad to see this one come in. I'd love to see more like it in the future. Thank you. Thank you. Any other public comments? I do not have any others. Thank you. Well, close the public hearing. I do want to step back and recognize Mr. Couchman's thorough comments and did raise a question for me that I would like to get clarity on. And probably for staff is the public benefit of the light as somebody who comes down red at hell, quite a bit. Is that an option? Is. The public benefit of the light as somebody who comes down Red Hill quite a bit, is that an option? Is that can it be moved? But I'm just, again, I don't know how enough of detail. But the conflicting public benefit versus the long lines on Red Hill. Thank you, Chair. As Jay has mentioned, the traffic signal is really not required based upon the number of units on the site. However, the traffic signal will benefit the project and the center across the street. should the center be developed with something that is more intense as far as the type of commercial retail or potentially residential. In addition to that, the installation of traffic signal would allow entry into and out of the project site a lot easier as a tread hill a's a tree lane traffic on each directions. So that's what we consider as public benefits and not only that that the project is going to be paying with a traffic signal instead of the city through the provision of the CFD. And then one thing I had clarified before and I'm not sure was clear is that there's currently no parking on Red Hill at this point correct? That is correct. Yeah. So there is going to be additional parking right in front of the... With the project there will be 13 additional on street parking that is currently not there. Okay. All right. Any other clarifying questions as I bring this back to the commission? Through Chair, just very briefly. And I believe the presentation, the parking spots that are on right hill they're not going into the street they're already subsumed by the project itself. Correct. Correct the sidewalk will be farther into the project site to accommodate the parking so the current traffic lanes would not be affected. And then, although I know the light is not a requirement, two questions are... the project site to accommodate the parking. So the current traffic lanes would not be affected. And then although I know the light is not a requirement. Two questions regarding that. What would be an alternative? Would there be a lane specifically for turning in and out of? Because I can see if there isn't a stoplight, I can see a huge backup anyways already of cars trying to make a left across both lanes, across the median and also is wondering the timing on this synchronization just of all of you know within so we kind of get us idea of when everything including the light if it was put in that it'll all be synced up. Through the chair, I don't recall the timing on the signal synchronization project. I know it's coming up fairly quickly. And the traffic signal, although it's not warranted by a signal warrant analysis, the public works did provide a condition of approval under a condition of approval number 12.1 that is conditioning the project to design and construct the traffic signal. So the city traffic engineer did support the proposal for the traffic signal and provided the additional requirements to make sure that it's designed and constructed in coordination with public works. And through the chair has CalTrans been contacted regarding this like to, I know we talked about briefly earlier, but just to make sure that it will be included in all of the light synchronization. CalTrans was included in the outside agency review of the tentative map, and a copy of the map was provided to all the agencies, including CalTrans, so they had an opportunity to review that the traffic signal was proposed at this location. We didn't have any discussions on it on that. OK, thank you, appreciate it. Any comment? Missing on that one. No, I expressed my concern earlier with the traffic signal. So I feel like it may cause a little bit of an issue on Red Hill. I don't. I'm surprised the applicant wants it, but I'm not real sure. You know, would the applicant be open to not providing the traffic signal? And would, can we condition it so that we don't have to include the traffic signal in this? Because I think that's the biggest point of attention I hear up here is that folks are having an issue that there's another light to stop at, which I agree I use Red Hill a lot, and another light to stop at, it's a problem. I feel like there's other similar missing middle type of projects that occur around the city that haven't had to utilize a traffic signal to have their customers come in and out of the project. And there hasn't, there doesn't appear to be any traffic issues yet, I don't think. So that's, I mean, I would, I would propose that if it's a, if it's a concession that you think is necessary. Okay. I'm looking at some of the edits on here. at 12.1, I don't think there's anything related to that. I do. I do see the benefit of having a traffic light or of having a crosswalk. Which is different. Even though there's one five in her feet away. Yes. Listen, I read, you meet my kids. Okay. Right. It's like, that's why there's a Starbucks on every corner. It is about convenience and there is the risk. So I am, I, I appreciate that I wonder if there has already been discussion or concessions around there being a blinking, you know, when pedestrians, when I go down to your bus, it says stop when pedestrians are there. It does not stop me. It just has a blinking light when there are pedestrians in the crosswalk. And I would imagine that's what we're solving for. If you want to increase traffic to, though they don't necessarily deserve it yet across the way. I mean, the businesses do. So I just want to kind of understand that better. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. I'm sure you're right. So currently what is being proposed is the traffic signal with crosswalk. Should the commission desire to not have a traffic signal and agreeable by the applicant as well? Another option is to have a lighted crosswalk in the middle of the two current existing intersections. That is an option, but that option has not been discussed with public works, and I'm not sure what that is, could be installed safely without a full signal. Yes, and again, we're not experts on that. And I do see, I mean, it is, it is a very busy area. And I'm not sure even a cross-marked with lights would protect people who are making. And I'm wondering if there is a world because I hopefully the applicant recognizes we're in support of the development. And if the applicant was also saying somebody they drove by there all the time, they know they, I don't even go that way anymore because it's already a pain and it'll, it'll cost me 10, 15 minutes of my life. So I'm wondering if there's a way to move this forward with a contingency of having a conversation with the experts and recognizing, yeah, it's just a zoo over there with all the cars. And I understand why they might see the need for it, but in other areas in testing, like Europe, I see these optional signs, but I don't know traffic patterns or anything. Chair Mason, if it is the consensus of the commission to have staff to check back in with our public works prior to the city council, we can do that, and then we can modify the condition as appropriate before going to the City Council. How does that sound? I think Mr. Grovesick. Through the chair, I think that we're doing another study or traffic report and before goes to the council. Like you were saying, not opposed to the development in any fashion whatsoever. So don't want to get hung up on this possible light, but I know we're all concerned about the traffic flow over there. Yeah, and our responsibility is safety and the community. We want to. But we're not experts. So I like the idea of not actually dictating what should be said, but to have the experts look at that if you're in alignment because it could be no traffic signal if it delays folks and people would have to walk the 500 feet. It could be just a lighted crosswalk or if they feel it's needed, especially if they develop that. So I'm going to open the public hearing again. I'm here for the applicant. Yeah, everyone, my name is Jill Wallace. I work with the applicant here. The discussion of a traffic signal here is very worthy and we can understand in here everything you're saying. I think what we want to draw attention to is the traffic light was not requested by the applicant. It was in response to staff. have been 18 months in a due diligence process with staff and responding to the requests that they've made to us. And so at this junction, when we're at this point where we have a planning commission hearing and we hopefully go to City Council next month, you can appreciate the fact that something is monumental as revisiting the issue of a traffic signal or a lighted traffic light, bringing it at this stage, although we would be open to the discussion, paramount to us would be to keep this entitlement project on track and move forward without it being hindered by a discussion that could invite more time to the process. So the official comment that I would like to make is we weren't the requester of the traffic signal where we responded at the staff recommendation and incorporated that and then brought forward to the city a CFD process, which were very eager to have that process be open to other applicants who want to come forward because it is a good tool for developers to use. We think of it as a win-win and staff was very amenable to work with us in inviting this concept forward and that's what we did in response to the financial costs that a traffic signal would present. So I guess I just want to leave the commission here with the concept that after 18 months we really urge that this process and the projects stay on track for entitlement and be supported by you all and move to the City Council. Any discussion regarding a traffic signal that wants to be had, if it doesn't impact that approval process, the applicant would be open to it. But it's paramount that we not take the time to delay the project at this juncture. Thank you. Thank you. I'm going to bring it back to the commission. One of the things I'm on Google Earth right now. So one of the things I'm noting is that I would imagine a benefit of a light. And probably what came from public works was if somebody wanted to make a right-hand turn into the community. Not only so, I'm not necessarily so if I'm coming this way, would I cross over lanes to enter? Is that correct as well? I think I was thinking it was just for the, you know, so kids could run over to get some Korean barbecue or Del Taco. That is correct. So without the traffic signal, then individuals would need to wait in the median before making a turn into the project. Yes. Yeah, so you would be left right. I know this came up with the Popeyes over here. He's just having a turn in that can be dangerous. So while I appreciate the applicant, significantly like this has been a drawn out process and this was something, I guess I'll ask staff, I'm sure there was rationale why we ask them, it's a very pricey addition to a development as well. It just thoughts from you, Steena or Jay? Yeah, to provide some context as to the requirement, quote, unquote, requirement, why we requested it. In the specific plan, it does identify that a signal would be provided at this location. And in the specific plan, it does identify if warranted. So in the previous project, which was a more denser project, there was a need in terms of traffic circulation and traffic counts for the signal. And so I think that's why the prior project that was entitled included it. And there was a fair share contribution by the city to construct that. One of the considerations that we have, as it relates to to this proposal is that we do not know what will be proposed across the street in the Red Hill Plaza site, which potentially would come for a with redevelopment in the future. It may or may not. We don't control the site. So in consideration of this and managing traffic flow, and as you heard from the applicant, they have been in conversations with the property owner across the street as to coordinating where that location of that signalization would occur. In the context of the city requesting the signal, it has to do with the specific plan identifying this location if warranted. We don't know if it will be warranted in the future with the additional development. And we're also aware that there is an ongoing synchronization project with OCTA for Redhall Avenue that would improve circulation throughout this area. So given those context, we think it makes sense to put it in now, synchronize it with all the other signals as it moves forward. And if the project across the street does get developed, we would have a controlled signal intersection there for that for the public safety. I hope that provides some context as to why does staff came forward with this request. Absolutely, very helpful. I'm sorry, that raises more questions for me. What if it's not, if it is warranted by this project or not, because I heard you just say that it might be warranted in the future. It may be warranted with development across the street. Well, then wouldn't it be the owner's being on them to provide the signal and not this project? Because this project there shouldn't be an excess then. Yes, that again, there, this is not a requirement of this project. The applicant would be providing it as part of a public benefit, which would be an improvement as it relates to access into the site. It would be a controlled signalization for residents entering into the development project. It would also provide for controlled pedestrian crossing. It isn't warranted based on the vehicle accounts of their project. If they were not to provide it today, and a development was to come forward on the Red Hill side, and if it was warranted for that development project based on the counts and the vehicle, excuse me, the vehicle counts there, then they would have to provide it. However, in that case, the city would probably be required to provide for a fair share contribution because the applicant across the street would only be required to provide for their share of that. So in this particular case, the city is receiving a benefit if in the future it's warranted and that we would have to pay for the signal, if that makes sense. Yes, but we're transferring that to the future residents there, and we have a problem with housing costs. So, I don't know, I have a little bit of an issue with that. I just tried to provide you an explanation. No, I understand. The perspective, but I don't know that I agree with it. So, I mean, I don't know, to me, if this, if this project doesn't warrant a signal, then I don't know why we're requiring it to put a signal in. Is it fair to say that this does not warrant a signal? I would think it would, if people are going to be entering the community in either direction, because that could certainly stop traffic in its tracks when people stopped to turn left, unless there's a left can lane, which I don't think there is. And forgive, oh, there is, there is. With the commission be interested in moving forward with this and placing some kind of condition on the approval. Basically, if you want to move the motion forward, I hear people saying here in approval of this. If we're in approval of it, maybe we put a condition on it that city revisits the traffic signal need and we make a recommendation based upon that. Is that a viable path? Yes, so the motion needs to include the direction to staff to look into the traffic signal for further consideration and analysis prior to the the taking the project to the City Council. So, I'm sorry, are we in public? Are we still in? No, we're just us. Right now. Just in conversations. And then I would ask a question that I would imagine the applicant was going to ask is what does that process look like from a time standpoint? Is that something that could be addressed relatively quickly? That is what Michael and I are discussing, depending upon the complexity of the questions. We just don't know what it we can. We have the time to review it prior to the next schedule city council meeting. And I understand. Can it be reviewed as part of the final engineering to the project? The conditions of approval requires that the traffic signal, the proposed traffic signal to be coordinated with the public works. So that's already included in there. If the commission's desire is to remove that from the conditions, we would like to discuss with our public works before taking the project for the city council. And your motion would need to give us that direction. So, sorry. So there's no motion we could make that wouldn't do the project. I'm just trying to get a sense of what that delay looks like. So I'm going to simplify this. This is Duckey's and Goats. We approve it. There is a world because we've flagged it that public works can look at this and determine the definition warranted at this time. And then plan for the signal. But then I'm not sure why the city would have to pay for it if someone was going to develop across the street. And if they were going to benefit from that. I don't think there's a CFD mechanism for projects or commercial projects. There's not only for home builders. I think it's only for residents, right? Well, as Jay had mentioned, this is a public benefit that has been agreeable by the developer in the city and we have included that in the development agreement. My fear is that without absent of the traffic signal, there may be some modifications to the median to allow a left turn lane for traffic going north to enter the project. And I don't know what that means because, you know, we're not the public works. Right. So we do need to discuss in, in, in, in, instead of having a traffic signal, we don't know what needs to happen along the median to allow, you know, increase in egress to and from the project site onto Red Hill Avenue. And that's my fear for the project delay. Through the chair. The, from what we've gone kind of deep discussion on this. It doesn't from what I've gathered the light is not a requirement. It's just as needed if it's warranted upon further review. The proposal is that as a condition and as part of the development agreement, it is a requirement. We do not require it from the standpoint of warrants. The volume of traffic coming in and out of this project doesn't warrant it to just Tena's point. I don't know what would need to be done in terms of the median to ensure safe entry for northbound traffic into this project site because the median has been designed based on the signalization. If there was not, if the commission and the council did not want us to require signal, we would have to go back to the public works department and evaluate the the alignment and depth of mediums and term movements. So I guess another question. What kind of assurances can, you know, the community be provided that, you know, this development goes forward. We have a light because I'm, I'm re, what I'm rethinking is gone through it a lot. I don't think you can get out. I think it would cause more traffic without a light. But as long as it's synchronized and within that synchronization plan, if there's some sort of guarantee in that that it is willed because I know we've had been having problems with the OCTA or CalTrans light, probably not CalTrans, but so I would be comfortable with it as is as long as it's, you know, it's sure that it is synchronized with it. And I think it's kind of the only safe way for people to be crossing the street. And I understand SaaS position, you know, you can't predict the future. And you have no idea what's going to happen with the other side. So let's make it safe and let's make it good right now while we can. So I understand that. And I mean, I, you know, I, we're all residents here. We understand that the traffic flow problem. But hopefully if it can be guaranteed to be within that plan, it would, you know, there would be some, some adjustment, but I don't think it would be necessarily something that won't be overcome. I appreciate that, because I'm starting, you know, I see the benefit of it. So I think the question I have, just to, I trust staffs and public works. But unfortunately, we have an OCTA who has made us promises for nine years since I've been on the commission and so that's difficult. Is there a world where we move forward and then there's a phase two where you build the light? Through chair, as far as the synchronization, if I recall correctly, the public works has brought up that item to the city council to move the project, the synchronization project forward. So it is happening. And like Layla has mentioned that this signal will be included as part of the synchronization system for right hill Avenue. Okay. Okay. Okay. Okay. Okay. If I may, I haven't answered some of your questions. Signal warrant is one of the ways to understand if a signal is required. Today, I know that there's like 12 signal warrant analysis. And goes through number of school children crossing outside of number of trips coming from a project. engineering judgment is also important and that recommendation is coming from the city traffic engineer to install a traffic signal at this location and coordinate with the signal synchronization project to make sure it's synced up with the rest of the signals on Red Hill, including the signal at the calteranthus jurisdiction. And if I may, if we do need to look at the conditions of approval for the traffic signal, we may look at revision to the condition 12.1A. So that the final design is in coordination with public works and a traffic signal or other intersection control is looked at. Something to that. An alternative. Exactly. Okay, so yeah, and I think what we're trying to say is if we build or asking them to build it, we have to be really, really, really, really sure we need it. I don't know if I can put that in a motion. But then that would get it to City Council, right? And then it would be a post, a post vote or when they're breaking ground decision because public works has had the opportunity to truly assess fair enough. So you can put that in a motion. It really, really, really, yeah. No, I think what Layla proposed makes sense. And Layla, I don't know if you could go ahead and read that. I'll give you a minute to, to maybe adjust that. So it is a review. And none of this would be an issue of the synchronization go through. you I'm going to ask you to share a little bit of your thoughts. I'm going to ask you to share a little bit of your thoughts. I'm going to ask you to share a little bit of your thoughts. I'm going to ask you to share a little bit of your thoughts. I'm going to ask you to share a little bit of your thoughts. Chair Mason, our concern is that we did additional language for an alternative. It will impact the development agreement that we have negotiated long and hard. My thought is if it is okay with the commission to move the project forward as is between now and the City Council. We will initiate additional conversation with the public works and the applicant and to come up with a agreeable solution that will work for both, you know, as a public benefit and also for the developer. And then we will ask the City Council to make the determination. Let me ask one. I just want to make sure we're not talking about delaying the time in between now and going to city council to do that. We do not intend to delay, but maybe it's more of a confirmation of the need of the traffic signal, what are the potential alternative that we can look into. We may be able to tweak the conditions a little bit further, but we do need to have a discussion. We don't plan on delaying the project going to the city council at this point. Through the chair. I would like to make a motion if appropriate. I would move that I move that the this agenda item be approved as recommended by staff. Okay. Do I have any other motions? I'll second it. Okay. Vera, can I ask a question before we take a real call vote here? Is there a world where the light is built later, like two years later? We're not even going to see these houses until a year and a half from now, at best. And so I'm just, I am curious about that. about that. So maybe we're creating issues where they're not I just want to be really sure because we just spent 30 minutes. About the stuff like. The signal is part of the project. conditions. Okay, so the signal needs to be calculated. Yes. Okay. Right, the budget completion. All right. Well, we have a motion in front of us. Very want to go ahead and do a roll call vote. Commissioner Mallow. I. Commissioner Kozak. I. Chair Pro Temason. I. Motion passes 302. Thank you. I want to get the uh okay congratulations thank you. That was nice. I loved it. I have a good time. Oh that's really good. What? Yeah. Oh, good. Wow. the I'm going to take a picture. Game of Thick Tecto was good. I'm going to have to go back to the next one. I'm going to have to go back to the next one. I'm going to have to go back to the next one. I'm going to have to go back to the next one. I'm going to have to go back to the next one. I'm going to have to go back to the next one. I'm going to have to go back to the ahead and go ahead and I'll go ahead and go ahead and I'll go ahead and go ahead and I'll go ahead and go ahead and I'll go ahead and go ahead and I'll go ahead and go ahead and I'll go ahead and go ahead and I'll go ahead and go ahead and I'll go ahead and go ahead and I'll go ahead and go ahead and I'll go ahead and go ahead and On behalf of the historic preservation team, we're very excited to be announcing our second annual historic preservation week, which is taking place this week. May 12 through the 19th. This year our focus is specifically on test and military history. And none of this would be possible if it weren't for the hard work and dedication of fellow staff, historic preservation team and collaboration with our historic preservation partners, Donna Peary at the Test and Area Historical Society and Brian Schoberg at the Test and Preservation Conservancy. So just want to take a moment and acknowledge everyone that's been involved in this planning and partnering. We've gone strong again with our marketing of the event and we created promotional flyers and shared them with a number of the community organizations, such as our historic preservation partners, the Chamber of Commerce, Test and Community Foundation, and others. We also emailed out flyers and leveraged city social media and interest list two in addition to the flyers that we have distributed throughout City Hall. And we're outreaching again tonight with the sharing with everyone online and watching or those that are in the audience as well. I hope that everyone watching will share what we have on in store for Historic Preservation Week and invite family, friends and neighbors to make it to one of the events. And if not, you can check out our website. Like last year, the Historic Preservation Team planned both in-person events and fund facts that were posted online. The flyer show in here highlights this week's in-person events. Yesterday, we kick-started Historic Preservation Week with a movie night held at the Community Center where we featured the Lost Battalion, which highlighted Nelson Holderman, a test in resident and World War I decorated hero. Today, earlier this afternoon, in collaboration with the Preservation Conservancy and the Historical Society, we held a guided walking tour of Old Town Homes with an emphasis on military history. And tomorrow, the Historic Preservation Team will be at the Testin Library from 10 to 3 to promote our programs that we have at the City Relative to Historic Preservation and the public will have an opportunity to learn about the City's military history. On Thursday, we invite the community to visit the Plain Department and the Historical Society booth at the Sunset Market, which will be held on Thursday. Public again can have an opportunity to explore some of our treasures and learn more about historic preservation programs. On Friday, May 16, back by popular demand in collaboration with the Historical Society, we'll be hosting the Testines Icon Cemetery tour, which will honor the memory of some of Testines military veterans and residents by visiting their final resting places and gaining insight into their contributions to our city. And on Saturday, the Historic team will attend the Testin area Historical Society's Living Garden History Party, which will be held in Steven Square starting at 5.30 pm with Testin historic preservation swag on hand for those in attendance. For tickets to the event and more information, you can visit www.testinhistory.com. And on Monday, we'll conclude the week with a recap and photo of all of the week's events. I should add that all of these events are free with the exception of the Historical Society Garden Party, and you can scan the QR code on this slide for more information. In addition to the in-person events, then we have fun facts which we're posting online. This year, as I mentioned, we have a military history focus and we'll be sharing information about test and veterans are ongoing recognition of their service and a special tribute to Phil Cox, a man who made significant contributions to test and history in old town. We hope the fun facts will encourage a diverse group of people to become engaged and interested in test and history and more specifically historic preservation. And with that, planning staff's proud to be launching our second annual preservation week and all that has planned. As we continue to elevate historic preservation within the planning division and with the city of Tustin. The team wants to express heartfelt thanks for everyone and their teamwork and dedication and appreciative of the continued support from the planning commission. Thank you. Great. Anybody have any questions or a staff? I have comments because Erica, you have transformed our whole historic preservation and celebrating test in. And again, I don't think we can thank you enough for all of the time and passion you put into it. So thank you. Yeah, I echo that. Another job, well done. I know there's a lot of preparation that goes into this. So excited to see being the middle of historic preservation week. Through the chair real quick some great job as always. The initial picture was a picture of Columbus Tusson's bust in Old Town and I recall and then I want to just continue to plant the seed. Maybe historic week and so it coincides with St. Patrick's Patrick's Day, which is the same day as Columbus Tusson's birthday. So we can all maybe raise a glass that's outside of this swinging door to Columbus Tusson just to make it a little bit more fun. That's just my thought. But I like maybe making them formalizing that event. And in addition to military history and trust and just anecdotal way, I've talked to the historic folks And I forget forget the name of the gentleman but he's tracked every single civil war bet that resided in Tustin so that's also an instrumental tidbit for the folks watching and on planning commission. But again, thank you for your time and dedication to this project. Through the chair. I just want to say thank you for the presentation and planning such a great week's week worth of events both in person and online and thank you. Excellent. Are there any public comments? Sure doubt that there are no public comments. this is a this is Avery Steven Files. Good. This received and filed. Moving on to other business. Our community development director. Thank you, Chair, David and members of Planning Commission. I have good news. We have, we have a promotion for Aaron Vi. He was the planning technician. Now he is the assistant planner. He has brought a lot of joy to our department and he has a lot of good positive attitude. So we want to congratulate him. All right. Other items to report is the Family Sport Project. Project. The Family Sporch Project went through the City Council at their last meeting and that was approved unanimously. Last, something fun. The City Council also has recognized the former mayor, Lou Bonne, and they have renamed the city of Tustin Corporate ER to Lou Bonne Corporate ER. So I thought that was very nice of the city council to do that. And that is all I have to report on tonight. Thank you. Thank you. Mr. Concerts, Mr. Mello, I'm from Newden, mate. Thank you. Aerebro-Tembeason. I know, sir. Mr. Noguchi, Commissioner Kozak. No. My only comments are I am also very excited about the renaming of the Lou Bone Corporate Yard or in shorthand the Bone Yard. And I'm excited for any time that we get to honor some of our historic rates that came before us. So with that, our next meeting is scheduled for next regular meeting of the Planning Commission is scheduled for Tuesday, May 27th, 2025. Now we'll adjourn at 729.