AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 419 of 447
B. The Project and its design and improvements are consistent with the General Plan land use designation of Desert Estates Neighborhood (DEN). The new parcels have a density of 0.58 dwelling units per acre which is below the maximum allowed up to 1 du/ac permitted by the General Plan 2040.
C. The Project is required to conform to the land uses and development standards of the EE Zoning District. Pursuant to Indio Municipal Code (IMC) Section 159.100 (H through I), the general development standards state that the minimum lot widths shall be 80 feet and minimum lot depths shall be 200 feet. The project site meets these standards as the lowest most minimum lot width is 80 feet and the minimum lot depth is 378 feet and the minimum lot width is 111.81 feet, which meets and exceeds the minimum requirem ents of the EE Zoning District. The pr oposed project subdivides a 6.46- acre vacant property into four (4) new single- family residential parcels and a utility/access easement off of Dune Palms Road (Lot B).The lots can accommodate the building pads, private and public streets, drainage, utilities, and adequate access from Avenue 38. A specific plan has not been adopted for the subject area. The future construction of homes will need to comply with the development standards of the applicable zoning district .
Accordingly, the Project, including the design and improvements, is consistent with the applicable general plan.
D. The site is physically suitable for the type of development of single- family residential lots. The subdivision does not involve any request s for increases in density from the EE density allow ance. The Project site is a 6.46- acre site; the parcel is adequate to accommodate the four (4) single- family residential parcels, access, utilities, and drainage facilities. The parcel size of the subdivi sion design provides for adequate roadways and infrastructure that allows for the site to be physically suitable for residential development. Furthermore, the site has a minimal slope, all public services are available and there are no physical constraints .
Therefore, the subdivision is physically suitable for the site.
E. The site of the subdivision contemplated under the Project is physically suitable for the density of the development. The resulting four (4) single family residential parcels comply with t he applicable development standards of the zoning designation. The Project has a density of 0.58 per acre, which is under the 1.0 units per acre minimum density allowed by the General Plan Desert Estates Neighborhood land use designation. The density of the Project is physically suitable for the development of four (4) single family residential parcels. The Project does not include any requests for increases in density. The site is adequate in shape and size to accommodate the development. Since the Project is within the allowed density of the DEN land use designation and for the reasons mentioned herein, it is physically suitable for the density of the development.
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 420 of 447 F. The project site is surrounded by urban uses and there is no presence of fish or wildlife or their habitat on this property. The Project is not likely to cause substantial environmental damage, and provides no fish or significant wildlife habitat.
G. The design or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. Public utilities for electricity, water, sewer, telecommunications, and gas service have all been assessed for availability. The access points to the proposed project have been review ed and approved by the Fire Department and Public Works as part of the overall approval of the proposed project. Tentative Parcel Map No. 38238 includes easements for roadways, drainage facilities, and utilities that will be incorporated into the project. There are no known public easements traversing the subject site that would be adversely affected by the proposed project. The applicant has dedicated Lot B for the purpose of public utility easements for ingress and egress. Therefore, the design of the s ubdivision will not conflict with easements acquired or required by the public at large, for access through or use of the property.
H. The design or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. Public utilities for electricity, water, sewer, telecommunications, and gas service have all been assessed for availability. The access points to the proposed project have been reviewed and approved by the Fire Department and Public Works as part of the overall approval of the proposed project. Tentative Parcel Map No. 38238 includes easements for roadways, drainage facilities, and utilities that will be recorded in the final map. There are no known public easements traversing the subject site that would be adversely affected by the proposed project. The applicant has dedicated Lots A and B for the purpose of public utility easements for ingress and egress. Therefore, the design of the subdivision will not conflict with easements acquired or required by the public at large, for access through or use of the property.
SECTION 4. Based on the foregoing, the City Council of the City of Indio approves Tentative Parcel Map No. 38 238 (TPM 21 -08-411) with the following conditions of approval:
A. General Conditions of Approval:
The Applicant shall demonstrate full compliance with the following conditions of approval at all times of the valid tentative parcel map approval:
1. Tentative Parcel Map No. 38238 (TPM 21-08-411) approval granted by this Resolution shall expire two years after its approval, or as otherwise prescribed by the Subdivision Map Act and City of Indio Municipal Code. An application for time extension shall be filed at least 45 days before the tentative map is due to expire. The Director of Community Development may grant a one- year administrative extension of time provided that the
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 421 of 447 property is properly maintained and free of weeds and debris. The City Council may approve additional ex tensions provided that the total extensions do not exceed the maximum time frames prescribed by the Subdivision Map Act.
2. In the event of any court action or proceeding challenging the approval of this resolution or otherwise challenging the approval of Tentative Parcel Map No. 38 238 (TPM 21 -08-411), or the environmental determination conducted in conjunction with this tentative map approval, the Applicant shall defend, at its own expense, the action or proceeding. In addition, the Applicant shall reimburse the City for the City's cost of defending any such court action or proceeding. The Applicant shall also pay any award of costs, expenses and fees that the court having jurisdiction over such challenge makes in favor of any challenger and against the City. The Applicant shall cooperate with the City in any such defense as the City may reasonably request and may not resolve such challenge without the agreement of the City. In the event the Applicant fails or refuses to reimburse the City for its cost to defend any challenge, the City shall have the right, among other remedies, to revoke this approval. In order to ensure compliance with this condition, within twenty (20) days after notification by the City of the filing of any claim, action or proceeding to a ttack, set aside, void or annul the approval of this design review, the Applicant shall deposit with the City cash or other security in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) days after notice from the City. Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) days of notice from the City Attorney. The City shall promptly notify the Applicant of any claim, action or proceeding within the scope of this condition.
3. The Applicant shall deliver to the Community Development Department a cashier’s check, money order or other acceptable form of payment made payable to the City of Indio in the amount of $50.00 to cover the County administrative fee to enable the City of In dio to file the CEQA Notice of Exemption pursuant to California Code of Regulations Section 15062.
Payment shall be submitted within five (5) days after approval of Tentative Parcel Map No. 38238 (TPM 21-08-411) by the City Council.
4. The Applicant shall e nsure that development shall occur substantially as shown on the Tentative Parcel Map No. 38238 (TPM 21-08-411).
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 422 of 447
5. The Applicant shall cause to be recorded against the property these and all related conditions of approval with the Riverside County Recorder, within thirty (30) calendar days of this approval.
6. The Applicant shall, within thirty (30) calendar days after the City Council adopts the Resolution approving Tentative Parcel Map No. 38238 (TPM 21- 08-411), submit to the Community Development Director written consent to all of the conditions of approval contained in the Resolution. Tentative Parcel Map No. 38238 (TPM 21-08-411) shall be void and of no force or effect unless such written consent is submitted to the City within the 30 calendar day period.
7. The final map shall be prepared by a licensed land surveyor or registered civil engineer subject to all requirements of the State of California Subdivision Map Act and the Indio Municipal Code.
B. Prior to Final Map Approval
Prior to final map approval, the Applicant shall demonstrate full compliance with the following conditions of approval:
1. The Applicant shall submit a copy of the Final Map to Coachella Valley Water District (CVWD) for their review and shall obtain a clearance letter from CVWD prior to recordation of the Final Map.
2. Tentative tract map shall be submitted along with the following items: Title Report
3. Applicant shall submit for City approval the following items:
a. Final Tract Map
b. Title Report (updated within at least 60 days)
c. Final Map Closure Calculations
d. Auto CAD & GIS Shape File for Final Tract Map
e. All back -up information for map references (easement documents, maps, etc.)
4. Final tract map shall include:
a. Street Names
b. Subdivision Improvement Agreement
c. Improvement Bonds
5. The Applicant shall provide a 10-foot public utility easement along both sides of the proposed streets in addition to over the entire street width.
6. The Applicant shall annex the subdivision into the existing Community
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 423 of 447 Facilities District 2004 -1 for public facilities and/or public services. The Applicant shall cause a covenant to be recoded on all residential lots with the Tentative Parcel Map 38238 advising of the owner’s obligation to participate in the Community Facilities District for said public facilities and/or public services.
C. Prior to the issuance of a Grading Permit
Prior to issuance of a grading or similar permit, the Applicant shall demonstrate full compliance with the following conditions of approval:
1. The Applicant shall comply with National Pollution Discharge Elimination System (NPDES) requirements per state regulations, contact information is as follows: California Regional Water Quality Control Board (RWQCB), Colorado River Basin Region,
73-720 Fred Waring Drive #100
Palm Desert, CA 92260
(760) 346-7491
www.waterboards.ca.gov/coloradoriver
*Please note: Prior to the issuance of any grading permit, a copy of the NOI (Notice of Intent) and the WDID# (Waste Discharge Identification No.), shall be filed with the City of Indio’s Engineering Division.
2. The Applicant shall submit PM10 (Dust Control) implementation plans for City approval. Also to South Coast Air Quality Management District (SCAQMD) for grading plans greater than 10 acres in size. For further information contact the:
South Coast Air Quality Management District
(SCAQMD)
21865 Copley Drive
Diamond Bar, CA 91765
(800) CUT-SMOG (288-7664)
3. The Applicant shall submit a Water Quality Management Plan for City approval prior to the issuance of any grading permit.
4. The Applicant shall submit for City approval the following items:
a. Precise Grading Plans – shall include the street address for each lot and building footprint
b. Rough Grading Plans
c. Soils Report
d. Hydrology Report
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 424 of 447
5. Retaining walls shall be required at elevational differences greater than 12 inches between lots throughout the project and in relation to adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.
6. The Applicant shall use Riverside County Flood Control District standards and submit local on- site and regional hydrology, hydraulic storm calculations for City review and approval.
7. The Applicant shall provide on- site storm water r etention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vert ical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin(s). The retention basin(s) or system(s) shall be sized to retain al l post-development storm water runoff within the limits of the project based on a 100- year storm event of 24- hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on- site. The retention basin(s) shall be designed, per Standard Plan No. 130, with a maximum depth of 5 feet (with a one foot minimum freeboard) and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water.
8. The design of the project lot pads, street improvements and the storm drainage improvements shall be design coordinated with all adjacent projects or properties to the satisfaction of the City Engineer.
9. All grading and pad elevations will be subject to approval by the Director of Community Development Services and the City Engineer based on grading plans and additional information to be submitted during plan check.
D. Prior to the issuance of a Building Permit
Prior to issuance of a building permit for any building or structure governed by Tentative Parcel Map No. 38238 (TPM 21- 08-411), the Applicant shall demonstrate full compliance with the following conditions of approval:
1. Water Plans: If fire hydrants are required to be installed, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval.
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 425 of 447
2. Fire Department Access: Dead end fire access roads more than 150 feet in length shall be provided with approved provisions for turnaround capabilities of fire apparatus. Access roads shall have an unobstructed width of not less than 24 feet. The construction of the access roads shall be all weather and capable of sustaining 60,000 lbs over two axles.
3. Flag Lot development is not allowed due to complications with emergency access
4. Gate Access: Gates across fire access roads shall be provided with a Knox padlock (manual gates) or a Knox switch and automatic sensors (electronic gates).
5. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal.
6. These conditions are preliminary and additional requirements may be required based upon the adopted codes at the time of submittal. For questions or comments related to this project or these conditions please contact Fire Marshal at (760) 347-0756 or [email protected].
E. Prior to the Issuance of a Certificate of Occupancy
Prior to issuance of a Certificate of Occupancy, the Applicant shall demonstrate full compliance with the following conditions of approval.
1. The Applicant shall:
a. Dispose of all concrete and asphalt removals from the proposed project to an approved recyclable site.
b. The Applicant shall provide City of Indio Public Works Department with a copy of receipt showing tonnage for the disposal of recyclable concrete and asphalt.
c. Dispose of all material removals from the proposed project to an approved disposal site.
2. The Applicant shall submit for City approval the following items:
a. Street improvement plans
b. Streetlight plans
c. Landscape and Irrigation plans
3. The Applica nt shall construct full off -site street improvements on the following street:
a. Dune Palms Road one-half street improvements (West Side)
AGENDA ITEM #10.3
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4. The improvements shall include construction of asphalt concrete pavement, curb/gutter, sidewalk, street lights, storm drain system (catch basins, storm drain pipe, etc.) and fully landscaped and irrigated parkway on Dune Palms Road along the property frontage.
5. Dune Palms Road shall be constructed as a Collector, 32 feet wide half street with 22 feet from centerline to curb face.
6. All off -site street improvements including e nergizing of street lights and installation of irrigation and landscaping along Dune Pal ms Road shall be constructed and accepted by the City prior to issuance of a temporary or permanent certificate of occupancy.
7. Dedicate the required right-of-way along Dune Palms Road.
8. The Applicant shall obtain an encroachment permi t prior to starting any street improvements within the public right-of-way.
9. The proposed project shall comply with American with Disabilities Act (ADA) requirements.
10. Street addresses shall be shown on Precise Grading Plans.
11. All improvements shall com ply with City standards, requirements and policies. The A pplicant is required to construct all transition and missing links between existing and proposed improvements.
12. All overhead utilities less than 92kv, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded.
SECTION 5. The City Clerk shall certify the adoption of this Resolution.
PASSED, APPROVED, and ADOPTED this 4th day of May 2022 by the following vote, to wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
_________________________
WAYMOND FERMON
MAYOR
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 427 of 447
ATTEST:
________________________________
SABDI SANCHEZ, CMC
CITY CLERK ADMINISTRATOR
APPROVED AS TO FORM:
________________________________
ROXANNE DIAZ, CITY ATTORNEY
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 428 of 447
AGENDA ITEM #10.3
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AGENDA ITEM #10.3
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AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo...Page 431 of 447 RESOLUTION NO. 2005
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF INDIO, CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL APPROVE THE TENTATIVE PARCEL MAP NO. 38238
(TPM 21-08-411) TO SUBDIVIDE A 6.94-ACRE PARCEL OF LAND INTO FOUR (4) SINGLE FAMILY RESIDENTIAL PARCELS, A
PRIVATE STREET, AND A REMAINDER LOT ACQUIRED BY THE
COACHELLA VALLEY WATER DISTRICT (CVWD) FOR THE
DEVELOPMENT OF INFRASTRUCTURE OF THE NORTH INDIO
FLOOD CONTROL CHANNEL, LOCATED AT 37600 GOODMAN
ROAD, INDIO, CA 92203 ON THE NORTH SIDE OF AVENUE 38
BETWEEN DUNE PALMS ROAD AND GOODMAN ROAD, EAST
OF ADAMS STREET (APN: 750-310-009)
WHEREAS, on August18, 2021, Armando Magana (Enoc Cota), (the “Applicant”) applied for Tentative Parcel Map No. 38238 (TPM 21- 08-411) to subdivide a 6.94- acre parcel into four (4) single family residential parcels, a private street, and a remainder lot acquired by the Coachella Valley Water District (CVWD) for regional flood control (Exhibit A). (“Project”); and,
WHEREAS, the Project site is located at 34600 Goodman Road, more generally located on the north side of Avenue 38 between Dune Palms Road and Goodman Road, east of Adams Street (Assessor’s Parcel Number: 750-310-009); and,
WHEREAS, the Project is within the Desert Estates Neighborhood (DEN) land use designation per the General Plan 2040 and the Equestrian Estates (EE) Zoning district ; and,
WHEREAS, notice of a public hearing was conducted in accordance with Section 159.905 of the Indio Municipal Code, inclusive of the publication on October 24, 2021 of a legal public hearing notice in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a certified list of property owners within 300 feet of the subject properties on October 23, 2021; and,
WHEREAS, on December 8, 2021, the Planning Commission held a duly noticed public hearing to consider the application for the Project during which evidence, both written and oral, including the staff report and supporting documents, was presented at said hearing. At the conclusion of the hearing, the Planning Commission adopted this Resolution to recommend that the City Council approve the Project, subject to the conditions listed herein.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF INDIO, CALIFORNIA, HEREBY FINDS, DETERMINES AND RESOLVES AS FOLLOWS:
DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 432 of 447 SECTION 1. The Planning Commission hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct and are incorporated into this Resolution by reference and constitute a material part of this Resolution.
SECTION 2. Pursuant to the requirements of the California Environmental Quality Act (CEQA) the Project, was reviewed and found exempt under CEQA Guidelines Sections 15315 (Minor Land Division) for the following reasons: The Tentative Parcel Map would divide property into four residential parcels in the City of Indio, an urbanized area, at a site zoned for residential uses (Desert Estates Neighborhood General Plan land use designation and Equestrian Estates zoning district). The division is in accordance with the General Plan and zoning, no variances or exceptions are required, and all services and access to the proposed parcels are available. Furthermore, the parcel was not involved in a division of a larger parcel within the previous two years, nor does the parcel have an average slope greater than 20 percent. Thus, the Planning Commission finds that this Project is exempt from CEQA pursuant to Guidelines Section 15315, because:
i. The proposed division is with the City of Indio. Indio is an urbanized area.
ii. The project has a residential zoning designation of Equestrian Estates (EE), as well as a residential General Plan designation of Desert Estates Neighborhood (DEN).
iii. The subdivision of proper ty is to create four (4) single family residential parcels resulting in a division of four or fewer residential parcels.
iv. As detailed below the project conforms to the General Plan and applicable zoning, no variances or exceptions are required.
v. Access to all services and access to the proposed parcels to local standards are available. City Departments and public utility agencies have reviewed the site to confirm the proposed project is supported by service infrastructure, including water and sewer provided by CVWD and power provided by IID. Access to the project site is provided with ingress and egress on private street lot B (Goodman Road) connecting to 38th Avenue.
vi. The parcel was not involved in a division of a larger parcel within the previous two (2) years, and the parcel does not have an average slope greater than 20 percent.
The Planning Commission therefore recommends that the City Council, based on its own independent judgement and review of the record in full, find that the project is exempt under CEQA pursuant to CEQA Guidelines Section 15315
SECTION 3. Based upon the evidence presented at the hearing, including the staff report, the Planning Commission hereby finds:
DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 433 of 447 A. The proposed map is consistent with General Plan 2014. The General Plan 2040 designates a Desert Estates Neighborhood (DEN) land use designation for the subject property. The DEN land use designation is intended to conserve natural features while providing the lowest intensity and amount of residential neighborhood development.
Per the DEN designation allowable primary uses are single-family residential, agriculture, parks and recreation with allowed development intensities of up to 1.0 dwelling units per acre (du/ac). Pursuant to the Chapter 3 (Land Use and Urban Design) of the Indio General Plan 2040, the DEN promotes the conservancy of natural features while providing the lowest intensity and amount of residential neighborhood development. The Project provides for the subdivision of 6.94 acres into four (4) single family residential parcels with a density of 0.58 du/ac. The subdivision is consistent with General Plan Land Use Policy LU -1.5 (LU -1.5) which states: “Implement the strategies identified for each distinct subarea in Indio in this General Plan.” The Project is within the Northwest Indio Subarea Strategies as identified in the City of Indio’s General Plan 2040. The Northwest Indio subarea currently includes a mixture of older rural neighborhood development, newer suburban neighborhood development, agricultural uses, and undeveloped open space. The strategies for implementation of the Northwest Indio subarea allows for large parcels for rural developments such as the subdivision. The subdivision includes parcels that are between 1.38 and 3 acres which provides for large parcels and open space to maintain conformance to the rural environment of its surroundings. The Project is consistent with the housing priorities of the City of Indio 2014- 2021 Housing Element. Goal 3 of the Housing Element states “to provide adequate, suitable sites for residential use, development and maintenance of a range of housing that varies sufficiently in terms of cost, design, site, location and tenure to meet the housing needs of all economic segments of the community at a level which can be supported by the infrastructure.” In addition, the remainder parcel of 3.12 acres acquired by CVWD for the purposes of regional flood control improvements meets the General Plan Policy IE -2.8. The proposed subdivision will provide for single family dwellings at more than the one (1) acre minimum lot sizes, which are suitable lot sizes for a residential development in the rural area of the City which is supported by the existing infrastructure including utilities available to the property. Furthermore, City Departments and public utility agencies have reviewed the site to confirm the proposed project is supported by the infrastructure.
B. The Project and its design and improvements are consistent with the General Plan land use designation of Desert Estates Neighborhood (DEN). The new parcels have a density of 0.48 dwelling units per acre which is below the maximum allowed up to 1 du/ac permitted by the General Plan 2040.
C. The Project is required to conform to the land uses and development standards of the EE Zoning District. Pursuant to Indio Municipal Code (IMC) Section 159.100 (H through I), the general development standards state that the minimum lot widths shall be 80 feet and minimum lot depths shall be 200 feet. The project site meets these standards as the lowest most minimum lot width is 80 feet and the minimum lot depth is 378 feet and the minimum lot width is 111.81 feet, which meets and exceeds the minimum requirements of the EE Zoning District. The Project subdivides 6.94 acres DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 434 of 447 of vacant property into four (4) new single family residential lots, a private street, and a remainder lot acquired by CVWD. The lots can accommodate the building pads, private and public streets, drainage, utilities, and adequate access from Avenue 38. A specific plan has not been adopted for the subject area. The future construction of homes will need to comply with the development standards of the applicable zoning district as well as obtain design review approval from the Planning Commission.
Accordingly, the Project, including the design and improvements, is consistent with the applicable general plan.
D. The site is physically suitable for the type of development of single- family residential lots. The subdivision does not involve any requests for increases in density from the EE density allowance. The Project site is a 6.94- acre site; the parcel is adequate to accommodate the four (4) single-family residential parcels, access, utilities, and drainage facilities. The parcel size of the subdivisi on design provides for adequate roadways and infrastructure that allows for the site to be physically suitable for residential development. Furthermore, the site has a minimal slope, all public services are available and there are no physical constraints. Therefore, the subdivision is physically suitable for the site.
E. The site of the subdivision contemplated under the Project is physically suitable for the density of the development. The resulting four (4) single family residential parcels comply with the applicable development standards of the zoning designation. The Project has a density of 0.58 per acre, which is under the 1.0 units per acre minimum density allowed by the General Plan Desert Estates Neighborhood land use designation. The density of the Project is physically suitable for the development of four (4) single family residential parcels. The Project does not include any requests for increases in density. The site is adequate in shape and size to accommodate the development. Since the Project i s within the allowed density of the DEN land use designation and for the reasons mentioned herein, it is physically suitable for the density of the development.
F. Pursuant to the CEQA Guidelines, the Project qualifies for a categorical exemption from the re quirements of the California Environmental Quality Act (CEQA) (Public Resource Code 21000 et seq) and the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.) pursuant to CEQA Guidelines Sections 15315 (Minor Land Division). The site is served by streets adequate in width and pavement type to carry the quantity and type of traffic expected to be generated by the development. The project site is surrounded by urban uses and there is no presence of fish or wildlife or their habitat on this property. The Project is therefore not likely to cause substantial environmental damage and within the City and provides no fish or significant wildlife habitat.
G. The design of the subdivision or type of improvements contemplated by the Project are not likely to cause serious public health problems. The Project will be conditioned to ensure all common area structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the Project must be continually maintained in good DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 435 of 447 condition and repair, all dead or dying landscape material must be replaced with new landscape material, and a security construction plan must be submitted. Compliance with these conditions will prevent the subdivision and its improvements from causing any public health problems for those that enter the development. Storm drainage, sanitary sewer, water, streets and all utilities are available to the site and have capacity to accommodate the project. The subdivision has been designed so the parcels have the necessary infrastructure to adequately serve the development and all proposed uses as allowed by the zoning ordinances that regulate the Project. Accordingly, compliance with the applicable standards for the existing structures and the conditions of approval will prevent the proposed project from being detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity.
H. The design or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the subdivision. Public utilities for electricity, water, sewer, telecommunications, and gas service have all been assessed for availability. The access points to the Project have been reviewed and approved by the Fire Department and Public Works as part of the overall approval of the Project. The Project includes easements for roadways, drainage facilities, and utilities that will be recorded in the final map. There are no known public easements traversing the subject site that would be adversely affected by the Project. Therefore, the design of the subdivision will not conflict with easements acquired or required by the public at large, for access through or use of the property.
SECTION 4. Based on the foregoing, the Planning Commission hereby recommends that the City Council approve Tentative Parcel Map No. 38238 (TPM 21-08- 411) with the following conditions of approval:
A. General Conditions of Approval:
The Applicant shall demonstrate full compliance with the following conditions of approval at all times of the valid tentative parcel map approval:
1. Tentative Parcel Map No. 38238 (TPM 21-08-411) approval granted by this Resolution shall expire two years after its approval, or as otherwise prescribed by the Subdivision Map Act and City of Indio Municipal Code. An application for time extension shall be filed at least 45 days before the tentative map is due to expire. The Director of Community Development may grant a one- year administrative extension of time provided that the property is properly maintained and free of weeds and debris. The City Council may approve additional extensions provided that the total extensions do not exceed the maximum time frames prescribed by the Subdivision Map Act.
2. In the event of any court action or proceeding challenging the approval of this resolution or otherwise challenging the approval of Tentative Parcel Map No. 38238 (TPM 21-08-411), or the environmental determination conducted in conjunction with this tentative map approval, the Applicant shall defend, at its own expense, the action or proceeding. In addition, the Applicant shall reimburse the City for the City's cost of DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 436 of 447 defending any such court action or proceeding. The Applicant shall also pay any award of costs, expenses and fees that the court having jurisdiction over such challenge makes in favor of any challenger and against the City. The Applicant shall cooperate with the Ci ty in any such defense as the City may reasonably request and may not resolve such challenge without the agreement of the City. In the event the Applicant fails or refuses to reimburse the City for its cost to defend any challenge, the City shall have the right, among other remedies, to revoke this approval. In order to ensure compliance with this condition, within twenty (20) days after notification by the City of the filing of any claim, action or proceeding to attack, set aside, void or annul the approval of this design review, the Applicant shall deposit with the City cash or other security in the amount of ten thousand dollars ($10,000), satisfactory in form to the City Attorney, guaranteeing indemnification or reimbursement to the City of all costs related to any action triggering the obligations of this condition. If the City is required to draw on that cash or security to indemnify or reimburse itself for such costs, the Applicant shall restore the deposit to its original amount within thirty (30) days after notice from the City. Additionally, if at any time the City Attorney determines that an additional deposit is necessary to secure the obligations of this section, the Applicant shall provide such additional security within thirty (30) days of notice from the City Attorney. The City shall promptly notify the Applicant of any claim, action or proceeding within the scope of this condition.
3. The Applicant shall deliver to the Community Development Department a cashier’s check, money order or other acceptable form of payment made payable to the City of Indio in the amount of $50.00 to cover the County administrative fee to enable the City of Indio to file the CEQA Notice of Exemption pursuant to California Code of Regulations Section 15062. Payment shall be submitted within five (5) days after approval of Tentative Parcel Map No. 38238 (TPM 21-08-411) by the City Council.
4. The Applicant shall ensure that development shall occur substantially as shown on the Tentative Parcel Map No. 38238 (TPM 21-08-411).
5. The Applicant shall cause to be recorded against the property these and all related conditions of approval with the Riverside County Recorder, within thirty (30) calendar days of this approval.
6. The Applicant shall, within thirty (30) calendar days after the City Council adopts the Resolution approving Tentative Parcel Map No. 38238 (TPM 21- 08-411), submit to the Community Development Director written consent to all of the conditions of approval contained in the Resolution. Tentative Parcel Map No. 38238 (TPM 21- 08- 411) shall be void and of no force or effect unless such written consent is submitted to the City within the 30 calendar day period.
7. The final map shall be prepared by a licensed land surveyor or registered civil engineer subject to all requirements of the State of California Subdivision Map Act and the Indio Municipal Code.
DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 437 of 447 B. Prior to Recordation of a Final Map
Prior to recordation of a final map, the Applicant shall demonstrate full compliance with the following conditions of approval:
8. The Applicant shall submit a copy of the Final Map to Coachella Valley Water District (CVWD) for their review and shall obtain a clearance letter from CVWD prior to recordation of the Final Map.
9. Tentative tract map shall be submitted along with the following items:
a. Soils Report
b. Title Report
c. Preliminary Grading Plan (topo/contour on map)
d. Hydrology Report
10. Applicant shall submit for City approval the following items:
a. Final Tract Map
b. Title Report (updated within at least 60 days)
c. Final Map Closure Calculations
d. Auto CAD & GIS Shape File for Final Tract Map
e. All back-up information for map references (easement documents, maps, etc.)
11. Final tract map shall include:
a. Street Names
b. Subdivision Improvement Agreement
c. Improvement Bonds
12. The Applicant shall provide a 10- foot public utility easement along both sides of the proposed streets in addition to over the entire street width.
13. The Applicant shall form a property owners association for the maintenance of:
a. All interior and exterior common areas including landscaping. b. Graffiti abatement for the interior and exterior or the preceding areas. c. Maintenance of all frontage landscaping along Avenue 42 and Monroe Street.
14. A copy of the Covenant, Conditions, and Restrictions (CC&Rs) shall be submitted to the Public Works Engineering Division and Planning Department for review and approval with maintenance provisions flagged.
15. The Covenants, Conditions and Restrictions shall be recorded prior to recordation of final map.
DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 438 of 447
16. The Applicant shall form a landscaping lighting and maintenance district for the maintenance of Avenue 42 and Monroe Street.
17. Prior to recordation of the final map, the Applicant shall pay the total Quimby Act fees applicable to the project as calculated by the City and in accordance with all applicable City policies and practices.
18. The Applicant shall annex the subdivision into the existing Community Facilities District 2004-1 for public facilities and/or public services. The Applicant shall cause a covenant to be recoded on all residential lots with the Tentative Parcel Map 38238 advising of the owner’s obligation to participate in the Community Facilities District for said public facilities and/or public services.
C. Prior to the issuance of a Grading Permit
Prior to issuance of a grading or similar permit, the Applicant shall demonstrate full compliance with the following conditions of approval:
19. The Applicant shall comply with National Pollution Discharge Elimination System (NPDES) requirements per state regulations, contact information is as follows:
California Regional Water Quality Control Board (RWQCB), Colorado River Basin Region,
73-720 Fred Waring Drive #100
Palm Desert, CA 92260
(760) 346-7491
www.waterboards.ca.gov/coloradoriver
*Please note: Prior to the issuance of any grading permit, a copy of the NOI (Notice of Intent) and the WDID# (Waste Discharge Identification No.), shall be filed with the City of Indio’s Engineering Division.
20. The Applicant shall submit PM10 (Dust Control) implementation plans for City approval. Also to South Coast Air Quality Management District (SCAQMD) for grading plans greater than 10 acres in size. For further information contact the:
South Coast Air Quality Management District (SCAQMD)
21865 Copley Drive
Diamond Bar, CA 91765
(800) CUT-SMOG (288-7664)
21. The Applicant shall submit a Water Quality Management Plan for City approval prior to the issuance of any grading permit.
22. The Applicant shall submit for City approval the following items:
a. Precise Grading Plans – shall include the street address for each lot and building footprint
DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 439 of 447 b. Rough Grading Plans
c. Soils Report
d. Hydrology Report
23. Retaining walls shall be required at elevational differences greater than 12 inches between lots throughout the project and in relation to adjacent boundary properties (if applicable) unless otherwise approved by the City Engineer.
24. The Applicant shall use Riverside County Flood Control District standards and submit local on-site and regional hydrology, hydraulic storm calculations for City review and approval.
25. The Applicant shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells, Maxwell Plus or equivalent, designed to eliminate standing water in the basin(s). The retention basin(s) or system(s) shall be s ized to retain all post -development storm water runoff within the limits of the project based on a 100- year storm event of 24- hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on-site. The retention basin(s) shall be designed, per Standard Plan No. 130, with a maximum depth of 5 feet (with a one foot minimum freeboard) and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water.
26. The design of the project lot pads, street improvements and the storm drainage improvements shall be design coordinated with all adjacent projects or properties to the satisfaction of the City Engineer.
27. All grading and pad elevations will be subject to approval by the Director of Community Development Services and the City Engineer based on grading plans and additional information to be submitted during plan check.
D. Prior to the issuance of a Building Permit
Prior to issuance of a building permit for any building or structure governed by Tentative Parcel Map No. 38238 (TPM 21- 08-411), the Applicant shall demonstrate full compliance with the following conditions of approval:
28. Water Plans: If fire hydrants are required to be installed, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer and shall confirm hydrant type, location, spacing, and minimum fire flow.
Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval.
DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 440 of 447
29. Fire Department Access: Dead end fire access roads more than 150 feet in length shall be provided with approved provisions for turnaround capabilities of fire apparatus. Access roads shall have an unobstructed width of not less than 24 feet.
The construction of the access roads shall be all weather and capable of sustaining 60,000 lbs over two axles.
30. Flag Lot development is not allowed due to complications with emergency access
31. Gate Access: Gates across fire access roads shall be provided with a Knox padlock (manual gates) or a Knox switch and automatic sensors (electronic gates).
32. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal.
33. These conditions are preliminary and additional requirements may be required based upon the adopted codes at the time of submittal. For questions or comments related to this project or these conditions please contact Fire Marshal at (760) 347- 0756 or [email protected].
E. Prior to the Issuance of a Certificate of Occupancy
Prior to issuance of a Certificate of Occupancy, the Applicant shall demonstrate full compliance with the following conditions of approval.
34. The Applicant shall:
a. Dispose of all concrete and asphalt removals from the proposed project to an approved recyclable site.
b. The Applicant shall provide City of Indio Public Works Department with a copy of receipt showing tonnage for the disposal of recyclable concrete and asphalt. c. Dispose of all material removals from the proposed project to an approved disposal site.
35. The Applicant shall submit for City approval the following items:
a. Street improvement plans
b. Streetlight plans
c. Landscape and Irrigation plans
36. The Applicant shall construct full off-site street improvements on the following street:
a. Dune Palms Road one-half street improvements (West Side)
37. The improvements shall include construction of asphalt concrete pavement, curb/gutter, sidewalk, street lights, storm drain system (catch basins, storm drain pipe, etc.) and fully landscaped and irrigated parkway on Dune Palms Road along the property frontage.
DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 441 of 447
38. Avenue 42 shall be constructed as a Collector, 22 feet wide half street with 32 feet from centerline to curb face.
39. All off-site street improvements including energizing of street lights and installation of irrigation and landscaping along Dune Palms Road shall be constructed and accepted by the City prior to issuance of a temporary or permanent certificate of occupancy.
40. Dedicate the required right-of-way along Dune Palms Road.
41. The Applicant shall obtain an encroachment permit prior to starting any street improvements within the public right-of-way.
42. Existing pavement along the west side of Dune Palms Road shall be removed and replaced.
43. The proposed project shall comply with American with Disabilities Act (ADA) requirements.
44. Street addresses shall be shown on Precise Grading Plans.
45. All improvements shall comply with City standards, requirements and policies. The Applicant is required to construct all transition and missing links between existing and proposed improvements.
46. All overhead utilities less than 92kv, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded.
SECTION 5. The Planning Commission Secretary shall certify to the passage, approval, and adoption of this Resolution and provide this recommendation to the City Council for their consideration.
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DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 442 of 447
PASSED, APPROVED, and ADOPTED this 8th day of December, 2021 by the following vote, to wit:
AYES: Ysiano, Ceja, Franz, Valdez and Lopez
NOES: None
NICCO A. YSIANO
PLANNING COMMISSION CHAIR
ATTEST:
VANESSA CASTILLO
PLANNING COMMISSION SECRETARY
DocuSign Envelope ID: 40BD9DAB-16A3-4AFE-953D-1DB3DDD8CB1B
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 443 of 447
October 28, 2021
VIA EMAIL AT LEILA NAMVAR: [email protected]
Leila Namvar
City of Indio
Planning Commission
100 Civic Center Mall
Indio, CA 92201
Dear Ms. Namvar:
Subject: City of Indio, Request for Comments, PM 38238, Subdivide 6.94 Acres into Four Single-Family Residential Parcels, APN 750-310-009
This project lies within the area of the North Indio Regional Flood Control Project, which will provide regional flood protection to a portion of the North Indio area. Coachella Valley Water District (CVWD) has completed Phase 1 of the North Indio Flood Control Project (Project).
CVWD has recently received bids and awarded a construction contract for Phase 2. The start of construction is pending the execution of contract.
CVWD will apply for and obtain a letter of map revision (LOMR) from the Federal Emergency Management Agency (FEMA) for the area of North Indio that includes this Property following the completion of the construction of Phase 2 project. However, CVWD cannot provide any timetable for obtaining the LOMR in the event this becomes a requirement for PM 38238 CVWD anticipates that the construction of improvements for the Phase 2 Project will be completed within two to three years once the construction has started. The portions of the proposed North Indio Flood Control Project that benefits and/or is adjacent to PM 38238 is the Main Channel along Goodman Road north of Avenue 38.
Approval of the proposed subdivision of PM 38238 into four single-family residential parcels does not constitute any approval to construct, locate or substantially improve structures. It does not constitute approval to perform grading
This area is designated Zone X on Federal Flood Insurance rate maps, which are in effect at this time by the Federal Emergency Management Agency (FEMA).
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 444 of 447
Leila Namvar
City of Indio
October 28, 2021
Flood protection measures for local drainage and regional flood shall comply with California Drainage Law and provide that stormwater flows are received onto and discharged from this property in a manner that is reasonably compatible with predevelopment conditions.
Prior to approval of a Permanent Encroachment Permit for outlets discharging into CVWD facilities, the developer/applicant shall provide a letter from the land use authority for the project certifying that the project has been reviewed and determined to meet the requirements of the National Pollutant Discharge Elimination System permit and Waste Discharge Requirements for the discharge of stormwater in the Whitewater River Watershed, which is known as the MS4 Permit. This certification applies to requirements included in the Drainage Area Management Plan, Stormwater Management Plan, Stormwater Pollution Prevention Plan and Water Quality Management Plan described in the MS4 Permit and applicable to the project at the time of the application.
CVWD requires the developer/applicant to implement control measures to the maximum extent practicable to prevent the discharge of non-stormwater generated runoff into the North Indio Flood Control Channel. The developer/applicant shall repair and maintain the outlet structure and the channel to mitigate any condition of nuisance and/or damage to the outlet structure and the channel caused by the developer/applicant’s discharge of non-stormwater as determined by CVWD. This maintenance and repair shall include, but not be limited to, outlet concrete repairs, channel bottom scour repair, slope protection repair, vegetation clearing, ponded/nuisance water removal, etc. Failure to comply with these conditions of approval may result in CVWD revoking the Permanent Encroachment Permit associated with the outlet and removal or sealing of the outlet.
The City shall require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures shall require 100 percent on-site retention of the incremental increase of runoff from the 100-year storm.
The project is located within the service area of CVWD for the provision of domestic water and sanitation service. The initiation of said service to this area will be subject to the satisfaction of terms and conditions established by CVWD and imposed from time to time, including but not limited to fees and charges, water conservation measures, etc.
CVWD may need additional facilities to provide for the orderly expansion of its domestic water and sanitation systems. These facilities may include pipelines, wells, reservoirs, booster pumping stations, lift stations, treatment plants and other facilities. The developer may be required to construct/install these facilities and then convey said facilities to CVWD along with the land and/or easements on which these facilities will be located. The terms and conditions for the planning, design, construction/installation, and conveyance of property interests shall be determined by CVWD pursuant to its rules and regulations as said requirements may be revised from time to time. These sites shall be shown on the parcel map as lots and/or easements to be deeded to CVWD for “CVWD public services” purposes.
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 445 of 447 Leila Namvar
City of Indio
October 28, 2021
T
his notice of domestic water and sanitation service availability only applies to the specific property for which it was issued and shall expire three (3) years from date of issuance. Unless or until all requirements for the initiation of service are met, the developer shall not be deemed to have any vested right or other commitment to receive water and/or sanitation service. In the event all of the terms, conditions, fees and charges are not satisfied on or before the expiration date, this notice shall expire. Upon expiration, the developer will be required to submit a new application and otherwise comply with any and all new or amended requirements for the provision of service as may be determined by CVWD pursuant to its rules and regulations.
Domestic water and sanitation service remains at all times subject to changes in regulations adopted by CVWD’s Board of Directors including reductions in, or suspensions of, service.
The project lies within the West Whitewater River Subbasin Area of Benefit. Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code.
Any
entity producing more than 25 acre-feet of water during any year from one or more wells must equip the well(s) with a water-measuring device. A CVWD Water Production Metering Agreement is required to provide CVWD staff with the authority to regularly read and maintain this water-measuring device.
The Sustainable Groundwater Management Act (SGMA) is a law requiring that groundwater basins are managed to achieve sustainability. In accordance with the SGMA, CVWD submitted the Coachella Valley Water Management Plan as an alternative to a Groundwater Sustainability Plan (Alternative Plan) for the Indio Subbasin. On July 17, 2019, the Department of Water Resources (DWR) sent a notification approving the Alternative Plan. The goal of the Alternative Plan is to reliably meet current and future water demands in a cost-effective and sustainable manner. This development lies within the Indio Subbasin and will contribute to the total water demand in the subbasin. The elements and actions described in the Alternative Plan shall be incorporated into the design, construction, and operation of this development to reduce its negative impact on the Indio Subbasin.
If you have any questions, please call Tommy Fowlkes, Development Services Supervisor, extension 3535.
Sincerely,
C
arrie Oliphant
Director of Engineering
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 446 of 447
Leila Namvar
City of Indio
October 28, 2021
cc: Mark Abbott
Supervising Environmental Health Specialist
Riverside County Department of Environmental Health
Environmental Protection and Oversight Division
47-950 Arabia Street, Suite A
Indio, CA 92201
Armando Magana
17380 June Road
Desert Hot Springs, CA 92203
TH: ms\Eng\Dev Srvs\2021\Oct\DRL PZ 2021-12738 Single Family.doc File: 0163.1, 0421.1, 0721.1
Geo. 040732-3
PZ 21-12738
AGENDA ITEM #10.3
Tentative Parcel Map No. 38238 (TPM 21-08-411) (Kevin H. Snyder, Directo... Page 447 of 447