Public Meetings - Huntington Beach, California

The Huntington Beach Planning Commission met on March 8, 2022, at 6:00 PM in Council Chambers. The primary agenda item was a zoning text amendment (ZTA 21-007) to the Beach and Edinger Corridors Specific Plan (BECSP) to allow medical services on the ground floor within the Town Center-Core segment and to eliminate discretionary review for indoor veterinary clinics. The commission also approved minutes from two previous meetings. Consent Calendar - Minutes Approval: The commission unanimously approved the Planning Commission minutes from January 11, 2022 (Item 22-192) and January 25, 2022 (Item 22-193) without discussion. Public Comments & Testimony - Luis Gomez (Go Urban Development), representing the property owner Retail Opportunities Investment Corp and the proposed veterinary clinic, spoke in favor of the amendment. He assured the commission that medical uses would not take over the Five Points shopping center, citing anchor tenant leases that restrict certain uses. He noted that the center currently has about 30,000 square feet of vacancy and that the change would provide a tool to address retail downturn and e-commerce competition. He also stated that a pet relief area already exists on site. Discussion Items - Staff Presentation: Joanna Cortez presented the request. Currently, medical services in the Town Center-Core are only permitted above the ground floor and along Ellis Avenue and Delaware Street. Indoor veterinary clinics require a conditional use permit (CUP) from the Planning Commission, a process that takes four to six months and costs over $13,000. The amendment would eliminate special conditions C2 (upper floors only) and L4 (location restrictions) for medical services, and remove the CUP requirement for indoor veterinary clinics (classifying them as office uses, similar to areas outside the specific plan). Staff cited declining traditional retail due to e-commerce, with vacancy rates up to 40–60% in similar coastal jurisdictions even pre-pandemic, and stated that medical services contribute to pedestrian activity. - Commissioner Questions & Concerns: - Commissioner Mandic asked about maintaining a vibrant commercial center and whether medical uses could dominate. Staff noted medical services operate similar hours to retail and serve similar customers. The property owner's representative later confirmed no takeover would occur. - Commissioner Scandura clarified that the amendment applies to all medical services (dental, acupuncture, etc.) and not just veterinary clinics, and asked about pet relief areas. - Commissioner Rodriguez asked about CUP costs ($13,000+) and whether the change was a standalone request or part of a broader trend. Staff said it was in response to demand for medical services in vacant spaces. - Vice Chair Acosta-Galvan questioned why medical services were originally limited and why the amendment was broad rather than veterinary-only. Staff explained the original intent was to encourage retail but market changes justify the expansion. - Chair Perkins asked for vacancy rate data; staff provided anecdotal evidence from other coastal cities (e.g., Third Street Promenade in Santa Monica had up to 60% vacancy) and noted the city is gathering its own data. - Deliberation: Commissioners expressed initial hesitancy but largely supported the amendment. Commissioner Scandura acknowledged the need to reduce vacancies. Commissioner Ray noted shifts in retail landscape. Commissioner Mandic felt a veterinary clinic would be a good fit for the area. Commissioner Rodriguez supported efficiency and tax revenue. Vice Chair Acosta-Galvan supported streamlining but had concerns about medical uses predominating, though the property owner's testimony allayed those. Chair Perkins emphasized adapting to trends and reducing fees. Key Outcomes - Vote on Zoning Text Amendment 21-007: Commissioner Scandura made a motion to approve, seconded by Commissioner Ray. The motion carried unanimously (all seven commissioners voted yes). The item will be forwarded to the City Council for final consideration. - Consent Calendar Items: Both sets of minutes (January 11 and January 25) were approved unanimously. - Staff Report on Recent City Council Actions: Staff reported that at the February 2022 meeting, the City Council approved a zoning text amendment for EV charging station signage, and at the March 1 meeting, approved an SB9 urgency ordinance regarding lot splits and duplexes in single-family residential zones. - Upcoming Meeting: The next Planning Commission meeting is March 22, 2022, with a conditional use permit for adult day care on the agenda. - Commissioner Comments: Commissioner Adam attended a Southeast Area Committee meeting. Commissioner Ray noted recent tragedies: the loss of a Huntington Beach police officer (Officer Bella) and a fatal accident on Yorktown involving two young brothers. He also attended a sustainability master plan meeting and praised the response from the Anaheim Police Department during a Central Park incident.

The Huntington Beach Planning Commission held a regular meeting on January 25, 2022, at 6:00 PM in Council Chambers. The meeting was conducted under COVID-19 teleconferencing rules, with some members participating electronically. The agenda included no public hearings, consent calendar items, or non-public hearing items. The commission addressed two planning items: 2022 advisory board and committee assignments, and the annual code of ethics review. The meeting was noted as the shortest ever held, beating the previous 15-minute record, and adjourned after approximately 10 minutes. Consent Calendar - None. Public Comments & Testimony - No public comments were submitted or made for non-agenda items. Discussion Items 2022 Planning Commission Advisory Boards and Committee Assignments - Chair Perkins presented assignments following individual discussions. The assignments are: - Design Review Board: Primary – Vice Chair Kayla Acosta-Galvan; Alternate – Commissioner Oscar Rodriguez. - Environmental and Sustainability Board: Primary – Commissioner Rodriguez; Alternate – Chair Brendon Perkins. - Southeast Area Committee: Primary – Commissioner Ian Adam; Alternate – Chair Perkins. - Economic Development Committee: Primary – Commissioner Connie Mandic; Alternate – Commissioner Alan Ray. - Sunset Beach Area Committee: Primary – Commissioner Ray; Alternate – Commissioner Mandic. - Historic Resources Board: Primary – Commissioner John Scandura; Alternate – Commissioner Adam. - The commission clarified that primaries are expected to attend; alternates attend only if the primary is unavailable. Commissioners may attend any committee regardless of assignment. No formal vote was required. Code of Ethics (Annual Review and Acknowledgement) - Staff requested each commissioner to review the city’s code of ethics and sign the acknowledgment form, which can be submitted via email or other means. No questions were raised; commissioners agreed to email signed forms. Commissioner Comments & Upcoming Items - Commissioner Scandura reported on the January 19 Historic Resources Board meeting, noting that the Harbor Commission requested a historical summary of Huntington Harbour for its website. - Parking and beach passes for commissioners have expired; staff noted arrangements can be made to pick up new year passes at City Hall by appointment. - Staff announced upcoming items: No planning items for the February 1 City Council meeting; the zoning text amendment for EV charging stations (reviewed previously) is scheduled for the February 15 City Council meeting. There are no items currently for the February 8 Planning Commission meeting, so it may be canceled. Key Outcomes - Approved (by consensus) the 2022 advisory board and committee assignments as presented. - Each commissioner is to complete the annual code of ethics acknowledgment form. - Next regular Planning Commission meeting is scheduled for February 8, 2022, but may be canceled if no items are identified.

On January 11, 2022, the Huntington Beach Planning Commission convened at 6:00 PM via teleconference due to the COVID-19 state of emergency. The meeting included the election of new officers, a public hearing on a zoning text amendment for electric vehicle charging station signs, and the approval of previous minutes. Consent Calendar - Approval of September 28, 2021 Minutes: Approved 6-0 with Commissioner Adam abstaining (as he was not present at that meeting). - Approval of October 12, 2021 Minutes: Approved 6-0 with Commissioner Adam abstaining. Public Comments & Testimony - No public comments were made for items not on the agenda. - No speakers or written comments were received for the zoning text amendment public hearing. Administrative Items - Election of 2022 Chair and Vice Chair: Commissioner Brendon Perkins was elected Chair (7-0), and Commissioner Kayla Acosta-Galvan was elected Vice Chair (7-0). - Recognition of Outgoing Chair Ray: Staff presented a resolution and plaque to outgoing Chair Alan Ray, recognizing his 16 months of service. Commissioners expressed appreciation for his leadership and conduct during meetings. Public Hearing: Zoning Text Amendment No. 21-006 (Electric Vehicle Charging Station Signs) - Proposal: To amend Chapter 233 (Signs) of the Huntington Beach Zoning and Subdivision Ordinance to regulate signs on electric vehicle charging stations, including off-site advertising. - Staff Recommendation: Approve the amendment with findings and forward to City Council. - Key Provisions Discussed: - Signs limited to maximum 9 square feet and 5 feet in height. - Prohibition of signs within a 10-foot by 10-foot visibility triangle at each parking stall for safety. - Requirement that Level 1 and Level 2 chargers be provided free of charge to the public, while Level 3 fast chargers may charge a fee. - A maximum of two off-site advertising signs per 100 parking spaces (as requested by Volta, the primary company involved). - Existing non-complying sign at Seacliff shopping center would be grandfathered. - Commissioner Discussion: - Chair Perkins supported the amendment as a responsible implementation of EV charging stations and important for encouraging private investment. - Commissioner Ray initially expressed concern about the city requiring free charging, but concluded it represents a voluntary business decision by providers. - Commissioner Scandura endorsed the staff's tightened regulations to prevent nuisance. - Commissioner Mandic voiced hesitant support, noting concerns about taking up convenience parking spaces for potentially higher-income drivers. - Motion and Vote: Motion by Commissioner Rodriguez, seconded by Commissioner Scandura, to find the amendment categorically exempt under CEQA and recommend approval via Draft Ordinance No. 4234 to City Council. Passed 7-0. Key Outcomes - Officers Elected: Chair Perkins and Vice Chair Acosta-Galvan for 2022. - Zoning Text Amendment Approved: Will be forwarded to City Council for consideration. - Minutes Approved: September 28 and October 12, 2021 minutes approved with abstentions from Commissioner Adam. - Next Steps: Next Planning Commission meeting scheduled for January 25, 2022, via Zoom, with board and committee assignments to be made.

The Planning Commission met on October 12, 2021, at 6:00 PM in Council Chambers. The main agenda item was a public hearing on the Cameron Lane Townhomes project, an 18-unit townhome development with a density bonus request. The Commission also approved the consent calendar and took a minute action regarding sidewalk improvements. Consent Calendar - Approved the September 14, 2021, Planning Commission minutes (5-0, Vice Chair Perkins abstained as he was not present for that meeting). Public Comments & Testimony - One resident, Cheryl Gatch, spoke during the public hearing for the Cameron Lane project. She expressed concerns about wind flow and building design, suggesting cross-ventilation to reduce energy use. She also asked about activity rooms, community gardens, and composting. No other public comments were made. Discussion Items - Cameron Lane Townhomes (TTM No. 19154 / CUP No. 21-006): Project at 17532 Cameron Lane proposes an 18-unit two-story townhome development on a 39,640 sq. ft. lot. The project includes four buildings with 8 two-bedroom units (1,272 sq. ft.) and 10 three-bedroom units (1,432 sq. ft.), each with attached two-car garages. The applicant requested a density bonus to reduce parking from 50 to 36 spaces, but proposed 46 spaces (36 garages + 10 guest). The project is exempt from CEQA under Section 15195 (residential infill). Staff recommended approval. - Commissioners discussed several issues: condition of existing walls (chain link to be replaced with block, existing block walls to remain unless structurally unsound), undergrounding of power lines (required on the frontage, but not on adjacent properties), and the discontinuous sidewalk on Cameron Lane. A police department letter had raised concerns about a conflict between children and dogs in the designated open space; the applicant indicated the open space is a common area not specifically designated as a dog park. The Commission discussed modifying conditions to require the applicant to work with staff to find a separate dog area if feasible, and to strengthen garage use restrictions to ensure parking of two vehicles. - A minute action was proposed to request City Council to explore the feasibility of completing the sidewalk on the east side of Cameron Lane. Key Outcomes - Approval of Cameron Lane Townhomes: The Commission voted unanimously (6-0) to approve the Tentative Tract Map and Conditional Use Permit with modified conditions: (1) The applicant shall work with staff to identify a separate dog area from the common open space if feasible; (2) Conditions to restrict garage conversion to uses that preclude parking of two vehicles. The decision is appealable within 10 calendar days. - Minute Action: The Commission voted unanimously (6-0) to send a minute action to the City Council directing staff to explore the feasibility of completing the sidewalk on the east side of Cameron Lane. This is not an appealable action. - Next Meeting: The next regular meeting is scheduled for October 26, 2021.

The Planning Commission held a regular meeting on September 28, 2021, at 6:00 PM in Council Chambers. The primary agenda item was a public hearing on the Geisler Residential project, a proposed 85-unit single-family home development on the former Geisler Middle School site at 21141 Strathmoor Lane. After extensive public testimony and deliberation, the commission voted 5-1 to approve the project, subject to conditions including a $250,000 contribution for soccer field lighting and a two-year timeline for its use. Public Comments & Testimony - Applicant representatives (Derek Spalding and Marlo of Brookfield Residential) presented the project, emphasizing community outreach, compatibility with existing neighborhood, and community benefits including Geisler Park improvements and $250,000 for lighting a soccer field. They noted over 70 supporters identified through outreach. - Jenny Delgado (Assistant Superintendent, Huntington Beach City School District) spoke in support, stating the sale proceeds are critical for modernizing Sowers Middle School. - Ann McCarthy (Regional Commissioner, AYSO Region 56) opposed the project due to loss of the only full-size lit soccer field serving 1,400-2,000 kids, requesting assurance of replacement fields and lights. - Alan Gandalf (Area Director, AYSO) urged preservation of open space and requested that the developer pay for lights to avoid cost to children. - Pano Frusiakis (City Council candidate) opposed the project, arguing it would eliminate green space and increase traffic, calling the $250,000 a "bribe." - Connor Medina (Orange County Business Council) supported the project, citing the need for housing and economic benefits. - Paul Slavik (neighbor) opposed, citing traffic concerns and inadequate ingress/egress. - Pam Birch (neighbor) supported, noting the site's blight and Brookfield's transparency. - Judy Reiner (neighbor) supported, preferring single-family homes over higher density. - Paul Birch (neighbor) supported, praising the developer's responsiveness. - Brian Clegg (youth sports coach and real estate professional) urged the commission to condition the developer to replace the sports fields, not just write a check. Discussion Items - Staff Presentation: Principal Planner Ricky Ramos presented the project details: 85 single-family homes on 13.9 gross acres, with reduced lot sizes (average 4,952 sq ft) in exchange for community benefits (Geisler Park improvements, $250,000 for field lighting). The project is consistent with the General Plan and zoning, with a Mitigated Negative Declaration. - Commissioner Questions: Commissioners asked about retaining walls, affordable housing in-lieu fees, street naming, park in-lieu fees, and the process for the school district's offer to the city. Staff clarified that the city declined to purchase the property. - Deliberation: - Chair Ray and Vice Chair Perkins initially favored a continuance until a resolution on soccer field replacement was found. - Commissioner Scandura argued against a continuance, noting the city cannot force a landowner to maintain recreational uses, and the $250,000 condition with a two-year deadline provides pressure. - Commissioner Mandic viewed it as a property rights issue and supported approval. - Commissioner Rodriguez supported approval, citing the school district's decision to sell and the need for housing. - Commissioner Acosta-Galvan supported approval, emphasizing housing supply and compatibility. - Conditions Modifications: The commission discussed and straw-voted on several condition modifications: - Two-year timeframe for the $250,000 lighting contribution (supported by majority). - Street naming "Geisler" if feasible (supported). - If the $250,000 is not used within two years, it reverts to the city for a park and recreation benefit, prioritized in the southeast area (supported). Key Outcomes - Motion: Commissioner Scandura moved to approve the Mitigated Negative Declaration No. 20-002, General Plan Amendment No. 20-002, Zoning Map Amendment No. 20-002, Tentative Tract Map No. 19136, and Conditional Use Permit No. 20-024 with the modified conditions (including the two-year timeframe, park/recreation use, and street naming). Commissioner Mandic seconded. - Vote: 5-1 in favor (Chair Ray dissenting). The General Plan Amendment, Zoning Map Amendment, and Mitigated Negative Declaration will be forwarded to the City Council for legislative review. The Conditional Use Permit and Tentative Tract Map are appealable to the City Council within 10 calendar days. - Next Steps: The next Planning Commission meeting is scheduled for October 12, 2021, with no study session planned.

The meeting, held on September 16, 2021, centered on a proposed program to provide energy efficiency retrofit resources for small businesses, with a possible focus on underrepresented businesses. A speaker detailed how the program would fill a gap in available energy reduction assistance. Discussion Items - A speaker introduced a program aimed at serving small businesses, potentially including additional services for underrepresented businesses. - The speaker noted that three cities—Huntington Beach, Irvine, and Fullerton—have or had sustainable business certification programs aligned with the California Green Business Network (CAGBN). These programs helped businesses reduce operational costs through water conservation, energy efficiency, waste reduction, and pollution prevention. - The speaker mentioned discussions with the executive director of CAGBN, who indicated that energy reduction resources are scarce compared to water conservation or waste reduction resources. - Each participating city receives funding from the California Air Resources Board (CARB) through CAGBN to support these programs and provide mini grants to businesses, such as for equipment replacement. - The speaker expressed strong support for the program, describing it as a favorite and highlighting its potential to help small businesses like corner markets reduce energy use. Key Outcomes - No formal votes or decisions were captured in the available transcript. The discussion appears to be an informational presentation on the proposed program.

[Introductory paragraph summarizing the overall meeting.] Discussion Items - A presentation on energy programs for businesses was given, followed by a Q&A. A questioner noted that consumption is highest for larger businesses and questioned why the program targets small and medium-sized businesses. The presenter clarified that there is a separate program for large businesses and industry, and the current program is part of a menu of offerings. - A second question from Kathleen inquired about peak demand contributions by business sector. Julie (or Laurel) responded that further analysis could be done to target specific sectors driving peak demand, and they would take the suggestion back. Key Outcomes - No formal decisions or votes were recorded. The suggestion for additional analysis on peak demand targeting was noted for future consideration.

The Huntington Beach Planning Commission held a study session (4:30 PM) and regular meeting (6:00 PM) on September 14, 2021, in Council Chambers. The study session introduced the proposed Gisler Residential project (13.9 acres, 85 single-family homes) at the former Gisler School site. The regular meeting included a public hearing on the Killarney's Rooftop Dining project (Entitlement Plan Amendment No. 2021-001), continued from August 10, 2021, as well as approval of meeting minutes and staff updates. Consent Calendar - Minutes of August 10, 2021: Approved unanimously (5-0). - Minutes of August 24, 2021: Approved 4-0-1, with Commissioner Mandic abstaining due to absence. Public Comments & Testimony - Study Session: Anne McCarthy (AYSO Region 56 Commissioner) expressed concern about the loss of the Gisler fields, noting that the site provides the only full-sized, lighted soccer field for youth aged 12–18 in Southeast Huntington Beach. She stated that 84% of needed youth soccer fields in the city are on school sites, and the Parks and Recreation Master Plan (2016) identifies a shortage of such facilities. Sean Thompson and Brian Clegg echoed these concerns, emphasizing the need for lighted fields to support programs like AYSO, which serves 1,400–2,000 children annually. Nikki DeProsperous, a former AYSO player and current parent, asked to either save the field or provide an alternative lighted field. - Regular Meeting: Pano Frusiakis, a City Council candidate, spoke in opposition to the Gisler rezoning, arguing that the site should be preserved as recreational space for special needs athletes and youth sports. He stated that voting to rezone would be "a vote against our special needs families." Study Session Item: Gisler Residential Project (21-620) The project proposes a General Plan Amendment, Zoning Map Amendment, Tentative Tract Map, Conditional Use Permit, and Mitigated Negative Declaration to convert the former Gisler School site (21141 Strathmoor Lane) into 85 single-family residential lots as a planned unit development (PDU). Key features: - Density: 6.23 dwelling units per acre (complies with RL zone’s 7 du/acre max). - Lots: Reduced size (average 4,952 sq. ft., minimum 4,600 sq. ft.) in exchange for community benefits. - Community Benefits: $250,000 contribution toward lighting a sports field on a Huntington Beach City School District property, plus improvements to Gisler Park (play equipment, walking paths, landscaping). - Access: One entrance on Strathmoor Lane; emergency access on Bluefield Drive. - Retaining walls up to 4.4 ft. topped with 6-ft. walls at northwest corner. - Design Review Board conditions approved. Commissioner questions focused on: - Traffic signals (none required). - Possibility of a second entrance (staff noted current plan is sufficient). - Location and feasibility of lighted field (no specific school site identified yet; condition being drafted to return funds to city if not used within a time period). - Retaining wall impacts on adjacent homes. - Preservation of the name "Gisler" (suggested). The item was for study only; a formal public hearing is scheduled for September 28, 2021. Public Hearing Item: Killarney's Rooftop Dining (21-574) The request: Amend Conditional Use Permit No. 99-021 to convert an existing rooftop to a 1,936 sq. ft. outdoor dining area with alcohol sales (Type 47 license). The proposal includes: - Participation in the Downtown Parking In-Lieu Fee Program for 16 required spaces (fee: $229,368). - Deviation from Resolution No. 2017-42 to maintain existing interior hours (8 AM–2 AM) and establish rooftop dining hours (9 AM–12 AM). Staff recommendation: Approve with conditions, including 12 AM rooftop close. Police Department data (2017–2021) for nearby second-floor establishments showed DUIs, noise complaints, and entertainment permit violations. Killarney's had three DUIs (2017), two (2018), one with three warnings and a 15-day suspension (2019), and none since 2020. Debate: - Commissioner Mandic opposed due to insufficient parking, arguing downtown is already overburdened and in-lieu fees have not addressed the problem. - Commissioner Scandura expressed concern about noise from rooftop dining after 10 PM, noting that after 10 PM the downtown crowd becomes rowdier. He supported a 10 PM close for the rooftop. - Commissioner Rodriguez supported the project with a 10 PM condition, suggesting it could be revisited if no issues arise. - Commissioner Acosta-Galvan and Chair Ray (initially) did not state opposition to the project but later voted on the motion. Motion: Commissioner Rodriguez moved to approve the project with a condition that rooftop dining cease operations at 10 PM (instead of midnight). Seconded by Commissioner Acosta-Galvan. The motion passed 3-2, with Chair Ray and Commissioner Mandic voting no. The decision is appealable to City Council within 10 calendar days. Key Outcomes 1. Killarney's Rooftop Dining: Approved with amended condition to end rooftop dining at 10 PM. (Vote: 3-2) 2. Consent Calendar: Minutes of August 10 and August 24 approved. 3. Upcoming Items (from staff report): - Noise code updates passed by City Council on September 7. - Cannabis study session postponed. - Inclusionary housing zoning text amendment to go to City Council. - Next Planning Commission meeting: September 28, 2021 (study session: none; public hearing: Gisler Residential project). 4. Staff Recognition: Ricky Ramos promoted to Principal Planner, congratulated by commissioners.

The Huntington Beach Planning Commission held a regular meeting on August 24, 2021, at 6:00 PM in Council Chambers. The primary agenda item was a public hearing on Zoning Text Amendment No. 19-004, which updates the city's Affordable Housing Ordinance (Section 230.26). The commission also approved consent calendar items and received a staff report on upcoming planning items. The meeting was broadcast live on HBTV-3 and archived online. Consent Calendar - Approved the Planning Commission minutes from July 13, 2021, as submitted (motion by Vice Chair Perkins, second by Commissioner Acosta‑Galvan; all in favor). - Approved the Planning Commission minutes from July 27, 2021, as submitted (motion by Commissioner Acosta‑Galvan, second by Commissioner Rodriguez; all in favor). Public Comments & Testimony - Pano Fruciakis (Huntington Beach resident) spoke in opposition to the proposed amendment. He expressed concerns that the ordinance would import extreme poverty individuals, exacerbate traffic, and reduce recreational spaces (citing the loss of Wardlow Park and Lamb Elementary School fields). He referenced his campaign for city council (Pono4HB.com). - Nicole Dutton was listed as a speaker but left before addressing the commission; no comment was made. - Staff noted that prior to the meeting, approximately 198 email comments were received regarding the item. (Note: During deliberation, Commissioner Scandura referenced “about 300 emails,” creating a discrepancy with the staff count of 198.) Discussion Items Zoning Text Amendment No. 19-004 (Affordable Housing Ordinance Update) - Staff Presentation: Deputy Director Jennifer Villasenor and Planning Manager Jane James presented the update. They emphasized that the amendment does not rezone any properties, does not mandate high‑density development, and is not a state requirement. The existing ordinance has been in place since 2005 (with city policy since the 1990s). The update is intended to “clean up” the ordinance and better address low‑income housing needs, particularly for rental units. Key changes include: - Clarifying that affordable rental units must serve lower‑income households (very low, low, and extremely low) and ownership units must serve moderate‑income households. - Expanding options for developers: on‑site provision, off‑site production (with a 15% requirement), off‑site acquisition/rehab (including motel conversions), land dedication (20% requirement, new option), and a revised in‑lieu fee (INLU) payment option (ownership projects of any size, rental projects up to 100 units). - Adding definitions, deletion of an outdated section, and minor clarifications (e.g., ADUs do not satisfy the requirement). - Consultant Kathy Head (Kaiser Marston Associates) provided additional context, explaining that moderate‑income for‑sale units are more financially viable, and that the program balances housing production with developer feasibility. - Commissioner Questions and Discussion: - Commissioner Scandura asked about state mandates; staff clarified the ordinance is a local tool, not state‑required. - Vice Chair Perkins sought assurance that the amendment does not promote high density; staff confirmed it applies to all new housing with three or more units, regardless of density. - Commissioner Acosta‑Galvan confirmed no rezoning or mandatory building. - Chair Ray proposed a wording change in Section A1 from “low” to “lower” for consistency with state definitions; staff accepted the friendly amendment. - Vice Chair Perkins inquired about a geographic limit for off‑site affordable housing; staff explained that a specific distance was not included to retain flexibility, but the code includes language to prevent over‑concentration. - Commissioner Scandura questioned the expanded INLU fee thresholds, expressing concern that it would encourage fee payments over on‑site construction. - Public Hearing: Opened and closed with one speaker (Pano Fruciakis) opposing, and one speaker absent. - Commission Deliberation: - Vice Chair Perkins and Commissioners Rodriguez and Acosta‑Galvan expressed support, noting the update is a necessary clean‑up and does not change zoning or density. Rodriguez highlighted that deed‑restricted housing benefits families, veterans, and seniors. - Chair Ray voted against the motion, objecting specifically to the expanded INLU fee option (unlimited for ownership, up to 100 for rental), arguing it weakens incentives for on‑site affordable housing. - Commissioner Scandura supported the ordinance, noting the public’s concerns were based on misinformation and that affordable housing supports the local workforce and economy. Key Outcomes - Vote: Motion to recommend approval of Zoning Text Amendment No. 19‑004 (with the friendly amendment) passed 4–1. - Ayes: Commissioners Scandura, Perkins, Rodriguez, Acosta‑Galvan. - Nay: Chair Ray. - The amendment will be forwarded to the City Council for final consideration (automatic under Section 247.12 of the Zoning Ordinance). - The commission also approved the consent calendar (two sets of minutes) unanimously. - Staff announced upcoming items: a study session on cannabis (September 7 City Council) and the Geisler residential school site study session and Killarney’s roof deck public hearing (September 14 Planning Commission). - The meeting adjourned at approximately 7:30 PM; the next regular meeting is September 14, 2021.