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6. PUBLIC HEARING AND OTHER MATTERS a. PUD -110. Irby Ranch Work Session to review and receive comments on applications for General Plan Amendment, Downtown Specific Plan Amendment, and Planned Unit Development (PUD) rezoning and development plan to construct 95 single - family homes as well as an affordable multi - family residential community for individuals with special needs on an approximately 15.03 -acre combined site located at 3988 First Street, 3878 Stanley Boulevard, and 3780 Stanley Boulevard. The current zoning for the properties is Agriculture (A) and Service Commercial (C -S) Districts. Commissioner Balch recused himself due to a conflict of interest. Assistant City Attorney Seto briefly discussed State law relating to Commissioner recusals. Jennifer Hagen presented the Staff Report and described the scope, layout, and key elements of the application. Chair Ritter: We'll ask staff questions, but before we begin, will you please explain when a project goes to a workshop and when it just goes through the process? Hagen: Currently we don't have any specified definitions within our Code that specify when a project goes to workshop. Typically projects of more complex nature, specifically if it requires a Specific Plan Amendment, Rezoning or General Plan Amendment, are suggested to go to a workshop. Staff would like to hear comments from the public and the Commission early on with these types of projects, so staff may address concerns before presenting to the Commission for a final decision. Chair Ritter: Thank you. Before we have the applicant come up, do you have any questions for staff? Commissioner Brown: I have a couple of questions. In terms of Nevada Street, there was made mention that it would connect through but obviously you've got property and parking lots in between. What is the forecast for when Nevada would connect through? Hagen: We're still working on the exact timing. We did obtain utility easements for the property next door, which is the storage unit development, quite a few years ago. Additionally, there's one other property that we're in discussions with and we'll have utility easements on that. The actual Nevada Street extension has been in our General Plan since 1976, so the Nevada Street extension has always been planned as part of a City extension. They already have CIP project improvement funds for the utility portion of the project, so as we're working through this project on the planning side, engineering is also working through it simultaneously. We're hoping that we could do this at the same time, but it still does take some negotiating with property owners in finalizing different aspects of the project. PLANNING COMMISSION MINUTES, April 27, 2016 Page 3 of 43