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on a case-by-case basis and to understand that "big box" stores can help to revitalize some areas of town. The Commission also discussed the need for new regulation at this time given that there were limited sites for new "big box" development and no current applications. G. DISCUSSION OF HENINGER PARK ARCHITECTURAL GUIDELINES Assistant Planner Pedro Guillen provided a presentation on the new Heninger Park Architectural Design Guidelines and the updates to Specific Development 40. He stated that he would be returning to the Commission at the next scheduled meeting for formal consideration of these changes during a regularly scheduled public hearing. CHAIRMAN LEO CALLED FOR A BRIEF BREAK AT 6:49 P.M.; MEETING RESUMED 6:55 P.M. H. DISCUSSION OF METRO EAST MIXED-USE ZONE Karen Haluza provided a presentation on the proposed Mixed-Use Overlay Zone and two proposed projects in the Metro East area, bounded by the 5 Freeway on the west and encompassing the properties along East Fourth and First Streets continuing to Tustin Avenue on the east. Ms. Haluza reviewed existing land uses and issues in the study area, provided background on the previously completed land use study prepared by EIP Associates and recapped the components of the Metro East Mixed-Use Overlay Zone, which would include a change to the general plan land use designation, the creation of new mixed-use zoning standards, certification of an EIR, adoption of a public realm improvement plan and a standardized development agreement, and potential approval of conditional use permits for specific developments. Ms. Haluza introduced Jeff Larsen, architect with McLarand Vasquez & Partners, who provided a presentation on the proposed Santa Ana Residential Village bein~ developed by Shea Homes. Mr. Larsen described the project site located on 4" Street adjacent to the 5 Freeway, and described the proposed site plan and architecture for this approximately 8-acre mixed-use residential project. The Commission provided comments regarding the need to appropriately design the proposed 24-story tower component of the project, discussed the need to provide for adequate vehicular access to the site and to consider access off of 4tn Street, commented on the need to provide a high level of amenities, such as cafes and markets, discussed the need to address traffic impacts at 1St and Cabrillo Park, commented on the need for excellent pedestrian circulation, emphasized the importance of activating the open spaces to ensure that they don't become "dead" spaces, discussed the need to include high quality building materials, commented on the need to avoid monotony in the project architecture, emphasized need to provide for internal project amenities and asked that landscaping features, such as water fountains and specialty light poles be included. Commission also commented on level of amenity concerns raised by the City of Tustin and annexation. i. UPDATE ON SANTA ANA RENAISSANCE SPECIFIC PLAN Assistant Planner Lucy Linnaus provided presentation on the status of the project and discussed the outreach program comprised of an interview phase (for City staff and members of the public) and Discovery Workshops, City Council Study Session and Charrette. She announced that Moule Polyzoides was the consultant for the project. Ms. Linnaus indicated the project was undertaking aggressive schedules to engage community support at all levels. 1. Public Comments (for items not on the agenda) Planning Commission Minutes 3 March 13, 2006