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Home My WebLink About11-ATTACHMENT DACTION MINUTES COUNCIL CHAMBER & VIDEO CONFERENCE TUSTIN PLANNING COMMISSION SPECIAL MEETING NOVEMBER 17, 2025 CALL TO ORDER: 6:01 p.m. PLEDGE OF ALLEGIANCE: Commissioner Mason ROLL CALL: Hurtado Present: Chair Douthit, Chair Pro Tern Mason, Commissioners Gullo and Higuchi. Commissioner Kozakjoined the meeting after Agenda Item No. 1. PUBLIC INPUT: Hurtado confirmed no public input was received. CONSENT CALENDAR: 1. APPROVAL OF MEETING MINUTES — OCTOBER 28, 2025 RECOMMENDATION: That the Planning Commission approve the Minutes of the October 28, 2025 Planning Commission meeting, as provided. Motion: It was moved by Higuchi, seconded by Mason, to approve the Consent Calendar, as provided. Roll Call Vote: Hurtado Motion carried: 4-0-1 PUBLIC HEARING: 2. ZONE CHANGE 2025-0001, VESTING TENTATIVE TRACT MAP 19390/SUBDVISION 2025-0001, DESIGN REVIEW 2025-0004, AND CONSIDERATION OF A FINAL ENVIRONMENTAL IMPACT REPORT FOR THE DEVELOPMENT OF 145 RESIDENTIAL UNITS AT 17772, 17862, 17822, 17782, & 17852 17TH STREET Action Minutes — Planning Commission Special Meeting — November 17, 2025 — Page 1 APPLICANT: KB TUSTIN PLAZA, LLC (KINGSBARN REALTY CAPITAL) JOHN STACK 2500 SAND HILL ROAD, SUITE 320 MENLO PARK, CA 94025 I9:Z6]9dNO OWNER: KB TUSTIN PLAZA, LLC (KINGSBARN REALTY CAPITAL) PHILIP MADER 2500 SAND HILL ROAD, SUITE 320 MENLO PARK, CA 94025 LOCATION: 17772, 17862, 17822, 17782, & 17852 17TH STREET (APNs: 401-401-12, -13, -14, -15, -16, AND -17) REQUESTS: 1. ZONE CHANGE (ZC) 2025-0001: To rezone the site from Planned Community Business Park (PC BUS PARK) to Planned Community Residential (PC RES) and adopt a new planned community development plan to establish residential uses and development standards for the construction of 145 residential condominiums on an 8.5-acre site. 2. VESTING TENTATIVE TRACT MAP (VTTM) 19390/SUBDIVISION (SUB) 2025-0001 to subdivide the property for condominium purposes to construct a total of 145 residential condominiums. 3. DESIGN REVIEW (DR) 2025-0004 for the design and site layout of 145 residential condominiums on approximately 8.5 acres. 4. CONSIDERATION OF FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR ZC 2025-0001, VTTM 19390/SUB 2025-0001, AND DR 2025-0004. RECOMMENDATION: That the Planning Commission: 1. Adopt PC Resolution No. 4535, recommending that the City Council adopt Resolution No. 25-65, certifying the Final Environmental Impact Report (FEIR) and adopting the Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring and Report Program (MMRP) for ZC 2025-0001, VTTM 19390/SUB 2025-0001, and DR 2025-0004. Action Minutes — Planning Commission Special Meeting — November 17, 2025 — Page 2 2. Adopt PC Resolution No. 4536, recommending that the City Council adopt Ordinance No. 1573 to approve ZC 2025-0001 to rezone the site from Planned Community Business Park (PC BUS PARK) to Planned Community Residential (PC RES) and adopt a new development plan to establish permitted residential uses and development standards for the construction of 145 residential condominiums on approximately 8.5 acres. 3. That the Planning Commission adopt PC Resolution No. 4537, recommending that the City Council adopt Resolution No. 25-66 to approve: a. VTTM 19390/SUB 2025-0001 to subdivide the property for condominium purposes to construct 145 residential condominiums on approximately 8.5 acres. b. DR 2025-0004 for the design and site layout of 145 residential condominiums on approximately 8.5 acres. Presented by: Raymond Barragan, Principal Planner The applicant, Phil Mader, President of KingsBarn, introduced the team and provided additional background information regarding the proposed project. The Commission collectively asked staff for clarification on several items, including the difference between existing and proposed parking stall counts; whether the traffic study indicated an increase or decrease in traffic relative to current conditions; whether designated truck routes would be established for material hauling; whether construction updates would be posted on the City's website; and whether additional green space could be incorporated into the project. Public Input Opened: 6:29pm Members of the public expressed concerns or opposition to the project for the following reasons, in summary. Traffic and Parking: traffic and parking will overflow into adjacent neighborhood; cut through traffic through the neighborhood will increase; one ingress/egress on Prospect Avenue will result in traffic back-ups and accidents; no existing permit parking in adjacent County areas. Action Minutes — Planning Commission Special Meeting — November 17, 2025 — Page 3 Density: high density would not improve the neighborhood; the proposed project is too dense for the area; buildings are too tall; EIR states density is medium, but it is high; EIR analysis on number of people per household is not consistent with census. Miscellaneous: concerns related to privacy of adjacent homes; concerns about removal of asbestos; concerns related to construction noise, staging, and parking; concerns related to impacts on property values; concerns related to strain on services and utilities; support for existing buildings was expressed. Other members of the public expressed support of the project, principally stating thatthere is a shortage of housing in Tustin, and new housing will help nearby retail businesses. Public Input Closed: 7:21pm The Commission's questions/concerns generally included: Mason requested clarity regarding the traffic study and trip generation, comments on green space, and a desire for additional measures related to emergency access. She expressed general support for the project while noting concerns about its practical impacts. Higuchi supported the project and commended the applicant for working with adjacent residents, noting the project's positive economic impact and the need to document the historic aspects of the Tustin Financial building prior to demolition. He also clarified that recent pro -housing State laws would allow a more dense affordable project with less parking. Douthit expressed appreciation for the applicant's outreach to neighboring residents and commented on proposed privacy hedges and challenges facing office uses. Kozak expressed support for the project and highlighted its overall benefits. Gullo acknowledged residents' concerns regarding traffic, discussed ingress and egress, and the timing of the traffic study, which was conducted in summer 2025 when school was not in session. She listed a number of other considerations, including thoughts on architecture and site design. Meghan Macias, representing EPD Solutions, stated that EPD Solutions prepared both the traffic study and the Environmental Impact Report for the project. She outlined her role and addressed the Commissioners' questions, as well as some concerns related to traffic and accident occurrence brought up during public comment. Motion: It was moved by Douthit, seconded by Mason, to approve the Public Hearing item, as provided. Roll Call Vote: Hurtado Motion carried: 5-0 Action Minutes — Planning Commission Special Meeting — November 17, 2025 — Page 4 Chair Douthit asked when the approved Public Hearing item would be taken to the City Council. Eastman stated the item is forecasted for the City Council December 2, 2025. REGULAR BUSINESS: None. 19 5 1 W =I L0.1%`y1►1 Alexa Smittle, Community Development Director, verbally provided Community Development updates. PLANNING COMMISSION COMMENTS AND REPORTS: Higuchi thanked staff for their time and effort on the Cypress Grove project, particularly the formatting of the Conditions of Approval. Mason thanked the residents for their participation in the public hearing and inquired on the status of a 17' Street specific plan. Eastman noted that creating a specific plan for 17th Street would require a budget allocation and community outreach, and that the upcoming Comprehensive General Plan Update would address many of the same issues as a specific plan. Kozak and Gullo also expressed appreciation for the residents' engagement. Gullo reported attending the City of Tustin's Veterans Day event on November 9, 2025 and the Orange County Book Fair on November 16, 2025. Douthit thanked staff, the applicant, and the residents for their contributions to the evening's Public Hearing item. ADJOURNMENT: 8:16 pm. The next regular meeting of the Planning Commission is scheduled for Tuesday, November 25, 2025. Action Minutes — Planning Commission Special Meeting — November 17, 2025 — Page 5