Community Development Department – Planning Division
1600 First Street + P.O. Box 660
Napa, CA 94559-0660
(707) 257-9530
_________________________________________________________________________________________________
PLANNING COMMISSION STAFF REPORT
OCTOBER 19, 2023
AGENDA ITEM 6.B File No. PL23-0074 – MODRALL TENTATIVE MAP EXTENSION
I. GENERAL INFORMATION
PROJECT
SUMMARY:
Request for a two-year extension of the previously approved Modrall Tentative Subdivision Map and Design Review Permit.
LOCATION OF
PROPERTY:
45 Los Robles Drive
APN: 046-180-009
GENERAL PLAN:
Low Density Residential
ZONING:
Single Family Residential, (RS -20 - 20,000 lot Min.), Hillside Overlay (HS)
APPLICANT/
OWNER:
REPRESENTATIVE:
Ron & Susan Modrall
45 Los Robles Drive
Napa, CA 94559
Thomas Hodge
P.O. 5191
Napa, CA 94581
Phone: (707) 815-2872
Phone: (707) 353-5323
ATTACHMENTS: ATCH 1 – Draft Resolution
ATCH 2 – Applicant Extension Letter
ATCH 3 – PC Staff Report (3-18-2021)
ATCH 4 – City Council Resolution No. R2008-14
ATCH 5 – City Council Resolution No. R2021-032
ATCH 6 – Approved Tentative Subdivision Map
II. RECOMMENDATION
Staff recommends that the Planning Commission recommend the City Council adopt a resolution approving a two-year extension of a previously approved Tentative Subdivision Map and Design Review Permit for the Modrall Subdivision (File No. PL18 -0079; City Council Resolution R2021-32) located at 45 Los Robles Drive and determining that the project was adequately analyzed by a previous CEQA action (City Council Resolution R2008-14).
ATTACHMENT 3
PL23-0074 – Modrall Tentative Subdivision Map Extension 2 III. EXECUTIVE SUMMARY
The Applicants, Ron and Susan Modrall, request a two -year extension of the previously approved Modrall Tentative Subdivision Map and Design Review Permit (File No. PL18 - 0079) (Project).
The Project was originally approved by the City Council on January 8, 2008 and then again on May 4, 2021, for the subdivision of a 5.53 acre parcel into six single family residential lots and construction of five new homes with the existing home to remain on one of the parcels at property located 45 Los Robles Drive as shown below in Figure 1, Location Map. See (Section IV. Site Context and History) for a detailed timeline of the project’s entitlement process.
FIGURE 1
Location Map
As described in Attachment 2, Applicant Extension Letter, the Applicant explains that they have submitted improvement plans to the Public Works De partment and are currently working through the improvement plan review which must be completed prior to receiving Final Map approval. They are requesting the 2-year extension to give them more time to finalize the improvement plan approval process.
ATTACHMENT 3
PL23-0074 – Modrall Tentative Subdivision Map Extension 3
IV. SITE CONTEXT AND HISTORY
The project site is a relatively flat parcel developed with a single-family dwelling located in the center of the property. Vehicle access to the site is via a paved driveway leading to the attached garage. The site is on the southwest side of Linda Vista Avenue 225 feet northwest of the intersection of Ravenwood Lane and Linda Vista Avenue. The parcel is surrounded by single-family residential development similar to the proposed lots.
This subdivision was originally approved on January 8, 2008 with an initial expiration date of January 8, 2010. The project was given four extensions through State mandate, including Government Code Section 66452.21 to January 8, 2011, Government Code Section 66452.22 to January 8, 2013, Government Code Section 66452.23 to January 8, 2015 and Government Code Section 66452.24 to January 8, 2017. A local two-year extension was approved in June of 2017 extending the life of the Tentative Map to January 8, 2019.
In May 2018 , a second Tentative Map Extension was submitted along with a Minor Modification application proposal to realign the road and driveway configurations. It was anticipated that approval of the Final Map would have been completed before another extension was necessary. Therefore, the extension application was essentially left open with the understanding that work on the improvement plans was underway, and a Final Map would have been submitted. However, the improvement plans have been delayed by the Developer who has been focusing on the recently finalized Los Robles Subdivision Map (PL04-0259) because they are coordinating the construction of both subdivisions.
The Tentative Map subsequently expired, and the Applicant was required to submit a new application pursuant to Government Code Section 66452.6. Staff re-processes the Modrall Tentative Map application which, except for an improved road/driveway connection to the private driveway from Los Robles Drive, was the same as the previously approved project.
The development of this project, along with the adjacent Los Robles Subdivision, has been gradually moving ahead and pending approval of a two-year extension of the Modrall Subdivision, submission of the Final Map is anticipated to occur later this year.
V. PROJECT DESCRIPTION
The Applicant is requesting the first, two-year extension of the 2021 Project approval and does not propose any changes to the Tentative Parcel Map and Design Review Permit as approved except for several minor modifications that were approved with an Administrative Minor Amendment by Staff in July of this year . The minor amendments were comprised of engineering attributes relating to road configuration, utility easements, stormwater detention and minor parcel reconfigurations.
If approved, the requested extension would extend the expiration of the subdivision of the approximately 5.53-acre parcel into six parcels, from its current expiration of May 4, 2023 to May 4, 2025. Although the expiration date has passed, the extension application was received on April 24, 2023, in advance of the expiration date. Pursuant to Sections 66463.5, 66452.23, or 66452.24 of the Subdivision Map Act and City ordinance, extension applications filed before their expi ration are automatically extended until the final disposition of the time extension request by the City Council. Approval of the requested extension will extend the Tentative Map and its associated entitlements until May 4, 2025.
ATTACHMENT 3
PL23-0074 – Modrall Tentative Subdivision Map Extension 4
Further details for the project are described in Attachment 3, PC Staff Report ( 3-18- 2021).
VI. ANALYSIS
A. General Plan
Between the time of the original approval (November 7, 2019) and now, the City adopted the Napa 2040 General Plan. The property previously had the Single-Family Residential land use designation which provided a density range of 2 to 5 units per acre . With the adoption of the Napa 2040 General Plan, the Single-Family Infill designation was changed to Low Density Residential with a density range of 3 to 8 units per acre that is similar to the previous range, albeit allowing for the potential of up to 3 units per acre more .
However, the site is within the Hillside District (HS) which contains its own density limits that supersede the General Plan density (see Hillside discussion in Attachment 3, PC Staff Report (3-18-2021). As the project site contains areas of significant slopes, a slope analysis was required and is included with the Tentative Map. The analysis determined the actual density range for the project site to be 4 to 9 units. The proposal for 6 units is appropriate given this analysis. Therefore, the 6 units achieved by the 6-lot subdivision map remain within the allowable range of the new land use designation and consistent with the goals and policies of the Napa 2040 General Plan.
B. Tentative Parcel Map and Design Review Extension
Pursuant to Napa Municipal Code (NMC) Section 16.2 0.090 and Section 66452.6 of the Subdivision Map Act, approved Tentative Subdivision Maps shall expire 24 months after they are approved. Tentative Subdivision Maps must be filed and recorded as a Final Map prior to this deadline before grading and building permits can be issued for project construction. NMC Section 16.20.100 (Extensions) states that “[u]pon application of the subdivider filed with the Community Development Director prior to the expiration of the Tentative Map, such map may be extended by the Council as provided for in section 66452.6 of the Subdivision Map Act.” Section 664 52.6(e) of the Subdivision Map Act provides for an extension of a tentative parcel map for a period not to exceed six years.
This would be the first local two-year extension request for the project. As previously mentioned, approval of the requested extension will extend the Tentative Map and its associated entitlements until May 4, 2025.
The original approval (File No. PL18-0079; City Council Resolution R2021-032) required review and approval by the City Council pursuant to NMC Section 16.20.060 for a Tentative Subdivision Map and NMC Section 17.62.060 for a Design Review Permit. To approve the extension, the Planning Commission is required to make the findings prescribed for the issuance of the original Tentative Subdivision Map pursuant to NMC Section 16.20.070 and Design Review Permit pursuant to NMC Section 17.62.080. Those findings are referred to below under the “Findings” section and provided in City Council Resolution R2021-032, Attachment 4.
VII. ENVIRONMENTAL REVIEW
Staff recommends the Planning Commission recommend that the City Council find that the potential environmental effects of the Project were adequately analyzed by the Mitigated Negative Declaration that was adopted on January 8, 2008 in conjunction with the approval ATTACHMENT 3
PL23-0074 – Modrall Tentative Subdivision Map Extension 5
of the Modrall Tentative Subdivision Map by Resolution R2008 14, pursuant to CEQA Guidelines Section 15162.
VIII. REQUIRED FINDINGS
The Planning Commission’s recommendation of approval to the City Council of this extension is subject to the findings required for the issuance of the original permit pursuant to NMC Section 16.20.070 and NMC 17.62.060. Since the circumstances upon which the original approvals were based have not substantially changed, the project remains in compliance with the required findings relating to Tentative Subdivision Maps and Design Review Permits. These findings are provided in Resolution No. R2021-032, included as Attachment 5 of this Report.
IX. PUBLIC NOTICE
Notice that this application was received was provided by the City on September 15, 2023 and notice of the scheduled public heari ng was provided on October 5, 2023, by US Postal Service to all property owners within a 500-foot radius of the subject property.
Notice of the public hearing was also published in the N apa Valley Register on October 6, 2023 and provided to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication. The Applicant was also provided a copy of this Report and the associated attachments in advance of the public hearing on the project.
X. PUBLIC COMMENT
As of this writing, no public comments have been received.
ATTACHMENT 3
C
ommunity Development Department – Planning Division
1600 First Street + P.O. Box 660
Napa, CA 94559-0660
(707) 257-9530
_________________________________________________________________________________________________
PLANNING COMMISSION STAFF REPORT
MARCH 18, 2021
AGENDA ITEM 7.B. File No. 18-0079 – MODRALL SUBDIVISION II
I. GENERAL INFORMATION
PROJECT
SUMMARY:
R
equest for a Use Permit, Design Review Permit and Tentative Subdivision Map to subdivide a 5.53-acre project site into 6 residential lots
L
OCATION OF
PROPERTY:
4 5 Los Robles Drive, North of Molina Street
APN: 046-180-009
GENERAL PLAN:
S
FR-183, Single-Family Residential (2-5 units/acre)
ZONING:
R
S-20:HS, Single-Family Residential: Hillside Overlay
A
PPLICANT/
PROPERTY
OWNER:
Ronald and Susan Modrall
45 Los Robles Drive
Napa, CA 94559
P
hone: (707) 815-2872
STAFF
P
LANNER:
M
ichael Allen, Senior Planner Phone: (707) 257-9530
LOCATION MAP
N
ATTACHMENT 3
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L18-0079 – Modrall Subdivision II 2
I
I. PROJECT DESCRIPTION
The Applicant, Ron and Susan Modrall, request approval of a Use Permit, Design Review Permit and Tentative Subdivision Map for the subdivision of a 5.53 acre parcel into six single family residential lots and construction of five new homes with the existing home to remain on one of the parcels. All of the new homes will be two stories (split level) and include three bedrooms. Two of the homes will have three full baths with the remaining three homes having 3½ baths. Home sizes range from 3,042 square feet to 3,464 square feet. The new subdivision proposes to access the subdivision from Molina Street and add a cul-de-sac to serve the five new homes. The existing home will maintain its access from the driveway that extends from Cayetano Drive (which becomes Los Robles Drive).
Required project approvals include:
1) Use Permit for increased density under the Hillside Overlay (HS) district regulations; and
2) Design Review Permit for the design of the subdivision and homes; and
3) Tentative Subdivision Map to divide the 5.5 acre property into 6 residential lots.
FIGURE 1 – MODRALL SUBDIVISION
I
II. PROJECT BACKGROUND AND CONTEXT
This subdivision was originally approved on January 8, 2008 with an initial expiration date of January 8, 2010. The project was given four extensions through State mandate, including ATTACHMENT 3
P
L18-0079 – Modrall Subdivision II 3
G
overnment Code Section 66452.21 to January 8, 2011, , Government Code Section 66452.22 to January 8, 2013, Government Code Section 66452.23 to January 8, 2015 and Government Code Section 66452.24 to January 8, 2017. A local two-year extension was approved in June of 2017 extending the life of the Tentative Map to January 8, 2019.
In May 2018, a second Tentative Map Extension was submitted along with a Minor Modification application proposal to realign the road and driveway configurations. It was anticipated that approval of the Final Map would have been completed more than a year ago rendering another extension unnecessary. Therefore, the extension application was essentially left open with the understanding that work on the improvement plans was underway and a Final Map would have been submitted. However, the improvement plans have been delayed by the Developer who has been focusing on the recently finalized Los Robles Subdivision Map (PL04-0259) because they are coordinating the construction of both subdivisions.
The Tentative Map subsequently expired and the Applicant was required to submit a new application pursuant to Government Code Section 66452.6. Therefore, Staff is re- processing the Modrall Tentative Map application which, with the exception of an improved road/driveway connection to the private driveway from Los Robles Drive, is the same as the previously approved project. The development of this project, along with the adjacent Los Robles Subdivision, has been gradually moving ahead and pending re-approval of the Modrall Subdivision, submission of the Final Map is anticipated to occur later this year.
IV. ANALYSIS
A. GENERAL PLAN
The property is located within POD SFR-183, Single Family Residential, which provides for detached single family homes at a density of 2 to 5 units per acre. Typically, this would provide for a density range of 11 to 27 units for the 5.5 acre property. However, the site is within the Hillside District (HS) which contains its own density limits that supersede the General Plan density (see Hillside discussion below). As the project site contains areas of significant slopes, a slope analysis was required and is included with the Tentative Map. The analysis determined the actual density range for the project site to be 4 to 9 units. The proposal for 6 units is appropriate given this analysis. The Housing Element has policies that encourage the efficient use of land and making efforts to approve well designed projects in the mid to high range of general plan densities. This project appears consistent with this policy. Additional policies in the Land Use Element encourage projects to be compatible with the surrounding neighborhood. Staff believes the proposed single- family use, lot sizes, and density are unique from that of the existing residential neighborhoods to the south. However, the topography of the project site is drastically different from the neighboring subdivisions. The design is respectful of the natural environment and terrain and is consistent with the Hillside District development policy.
B. ZONING
The project site is within the RS-20: HS, Single Family Residential: Hillside Overlay District which allows for detached single-family residential development (See Exhibit “B”). The ATTACHMENT 3
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L18-0079 – Modrall Subdivision II 4
p
roposed lots all exceed the 20,000 square foot minimum of the RS-20 District. The RS-20 zoning district requires front and rear setbacks of 30 feet and side setbacks of 10 feet, (15 feet for second story elements). The proposed dwellings comply with the required setback and yard requirements of the RS-20 District.
The following table summarizes consistency with the development standards:
TABLE 1 – PROJECT’S DEVELOPMENT STANDARDS
L
ot # L
ot Size
(
20,000
s
q. ft.
m
in.)
C
overage
(
excludin
g
street)
2 5% max
H
eight
2 4’
m
ax
(
Hillsid
e
D
istrict
)
F
ront
S
etback
3 0’
m
in**
R
ear
Y
ard
3 0’ min
S
ide
Y
ards
1 0’ min
b
oth
s
ides (15’
s
econd
s
ty.)
1 2
0,000 1
5% 2
4 4
0 8
0 1
5/15
2 2
0,000 1
5% 2
4 3
0 8
7 1
5/48
3 2
0,550 1
4% 2
4 4
0 8
0 1
5/28
4 2
0,350 1
3% 2
4 5
6 8
0 1
5/20
5 2
0,180 1
3% 2
4 1
12 8
0 1
5/20
6 1
38,640 1
.5% 1
5 1
60 1
55 5
6/95
T
he project also complies with the Agricultural Buffer Standards which require an 80-foot dwelling setback at the interface of Lots 1-5 with the unincorporated lands zoned for agricultural use to the north and east.
C. HILLSIDE OVERLAY DISTRICT
The Hillside Overlay District sets forth special regulations for development on hillside lots, including additional limitations on density based upon slope, alternative development standards, and Hillside Development Guidelines.
Use Permit for Increased Density: The Hillside Overlay allows one dwelling per existing p
arcel and provides for additional density through Use Permit approval. The Applicant has requested a Use Permit to increase the density pursuant to NMC Section
17.40.030.C. The factors for evaluating the request for a Use Permit for increased density include most of the criteria in the Hillside Development Guidelines, which are addressed below. Additionally, density is restricted based upon the slope of the property. Property having a slope of less than 15% is assigned the General Plan density (2 - 5 units per acre), property having a slope of 15 to 30% is assigned a density of one unit per acre, and property having a slope greater than 30% unsuitable for development. Based upon these requirements, the property would be allowed 4 to 9 units total with a Use Permit, which conformed to the slope analysis discussed earlier.
Alternative Development Standards: In order to minimize the impacts of hillside d
evelopment, the :HS regulations have Alternative Development Standards which allow reduced setbacks and yards, and which establish a 24-foot maximum building height from existing natural grade. The homes have been designed to conform to the natural grade ATTACHMENT 3
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L18-0079 – Modrall Subdivision II 5
t
o minimize grading. No alternative development standards are required as the project was carefully designed to minimize impacts to the site’s natural environment.
Hillside Development Guidelines: Staff has analyzed the project for compliance with the H
illside Design Guidelines. The following analysis pertains to those sections which Staff believes are most applicable to the project:
Guidelines: Minimize grading.
P
roject: The project effectively minimizes grading by locating the access road and house d
evelopment in areas with the lowest slopes and avoiding the steeper slopes to the extent feasible. All dwellings use a down-slope design that follows the contours of the site, thereby reducing the need for more extensive grading. The cul-de-sac has been modified from earlier designs and has been extended in order to minimize grading across the wide part of the road.
Guidelines: Minimize disturbance of significant natural vegetation.
P
roject: A Tree Preservation Report dated October 19, 2007 was prepared by Arborist E
d Brennan. The Report noted 75 trees on the property including Coast Live Oak, Valley Oak, California Buckeye, Aleppo Pine and Almond. Thirty-seven of the 75 trees meet the criteria contained in the Protected Native Tree Ordinance. The project will require the removal of 23 trees where they conflict with construction. Of these 23 anticipated trees to be removed, 8 meet the City’s definition of protected native trees and are subject to the mitigation requirements set forth in the City Code. Compliance with the Tree Preservation Guidelines set forth in the Tree Preservation Report for the 52 trees that will be preserved, along with implementation of replacement requirements for protected native trees set forth in the City Code, would reduce impacts to a level of insignificance. A Tree Protection Plan for the existing trees to be retained is included in the arborist report. Compliance with the measures in the Tree Protection Plan during development activities are required in the conditions of approval of the draft resolution and will reduce potential impacts to the remaining trees. A condition is also recommended that for each six inches or fraction thereof of (a protected native tree’s trunk diameter) that is removed, two 15-gallon size (or larger) trees of the same species as the protected native tree (or any other species with approval) shall be planted on the project site.
Guidelines: Buildings should use a foundation type which will minimize cut and fill and w
hich harmonizes with the natural form of the site.
Project: The proposed foundation system and retaining walls as shown on the a
rchitectural plans reduce visible cut and fill slopes to great extent.
Guidelines: Roof lines which approximate the slope of the hillside are encouraged.
P
roject: As can be seen from the architectural drawings, most roof lines very closely a
pproximate the slope of the hillside and upslope gable end roofs do not exist.
Guidelines: The form of the buildings should blend well with the established n
eighborhood character if evident.
ATTACHMENT 3
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L18-0079 – Modrall Subdivision II 6
P
roject: There are a limited number of existing custom homes in the immediate area. The t
errain of the established neighborhoods to the south is significantly different than that of the project site. The five proposed dwellings have been custom designed to respond to the terrain of the site and use materials that respect and blend in with the site’s natural environment. These homes will have a negligible visual impact to the existing neighborhood as they will be on the opposite slope of the ridge from the neighborhood.
D. DWELLING DESIGN REVIEW
Each of the five new dwellings is unique in design, for the lot on which they are proposed.
All have a one-story façade facing the street and include a down-slope second story facing the rear yard and visible only from the adjacent unincorporated agricultural lands.
The architect describes the homes as traditional rural ranch style with craftsman bungalow detail. Horizontal wood siding, along with stone accents and other craftsman style accents are included in the design of the homes. As discussed under the Hillside Guidelines above, many of the houses are designed to step down the slope.
Staff has reviewed the homes for consistency with the City’s Residential Design Guidelines, which often cannot be applied as readily to hillside properties as they can to other properties. Staff believes the homes are generally consistent with the applicable provisions of the Residential Design Guidelines, including the following:
The design principles for single family homes require:
1) Site Planning: Orientation of homes toward streets and minimizing the appearance of garages.
The proposed homes are predominately oriented towards the new public street. The homes are designed to conform to the terrain. The front façades are at grade with the ridge which slopes downhill towards the rear of the houses. The terrain does not lend itself to garage placement at the rear of the homes. However, the appearance of garages has been minimized by including a side loaded garage or a detached garage. The enhanced ornamental detail integrated into the garage doors helps to blend with the style of the home to soften their appearance.
2) Massing, Transitions and Architectural Design: Variation among the homes in a project, articulation of large wall planes, consistency and quality on all elevations of a house, inclusion of one-story elements, and subordinate second stories are encouraged.
The floor area ratio (FAR) in excess of 0.35 is “a flag for more careful scrutiny of any proposed two-story home size and design in comparison with adjacent and nearby homes within 100 feet.”
As previously indicated, each home is uniquely designed for its site. The architectural drawings show that the wall planes are well articulated and each house has visually varied roof elements. Each house contains significant single-story elements, and although the houses are quite large, they fall well below a 35 percent floor area ratio (FAR) given the very large lot sizes.
ATTACHMENT 3
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L18-0079 – Modrall Subdivision II 7
M
aterials and Color: Enduring image of quality and durability in materials and color.
Staff believes the design and materials of the homes present an enduring quality.
FIGURE 2 – LOT 1 HOUSE PLAN
F
IGURE 3 – LOT 2 HOUSE PLAN
ATTACHMENT 3
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L18-0079 – Modrall Subdivision II 8
F
IGURE 4 – LOT 3 HOUSE PLAN
F
IGURE 5 – LOT 4 & 5 HOUSE PLANS
E
. SUBDIVISION DESIGN REVIEW
The Modrall Subdivision consists of 6 detached single family residential lots, the largest of which will contain the existing home. All new homes are oriented to a new private modified cul-de-sac that will complete the terminus of Molina Street which currently is unfinished (dead end). The new private cul-de-sac, along with the improved private driveway ATTACHMENT 3
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L18-0079 – Modrall Subdivision II 9
i
mprovements which will connect with Cayetano Drive/Los Robles Drive are designed consistent with City standards. Staff believes that the general design of the subdivision is the most appropriate for the size and shape of the property, its relation to the site topography, and the preservation of the majority of the existing trees.
FIGURE 6 – PROPOSED SUBDIVISION
V
. REQUIRED FINDINGS
The Planning Commission’s decision regarding this project is subject to the required findings established in NMC Section 17.60.070, Use Permits; NMC Section 17.40.030.H, Hillside Overlay; NMC Section 17.62.080, Design Review; and NMC Section 16.20.070, Tentative Map. These findings relate to consistency of the project with the General Plan, Zoning Ordinances, and guidelines. Staff believes that the proposed project complies with these findings and the attached Resolution (see Attachment 1) contains the basis for this recommendation.
VI. ENVIRONMENTAL REVIEW
Staff recommends the Planning Commission find that the potential environmental effects of the Project were adequately analyzed by the Mitigated Negative Declaration that was adopted on January 8, 2008 in conjunction with the approval of the Modrall Tentative Subdivision Map by Resolution R2008 14, pursuant to CEQA Guidelines Section 15162.
VII. PUBLIC NOTICE
Notice of this scheduled public hearing was provided on March 5, 2021, by US Postal Service to all property owners within a 500-foot radius of the subject property. Notice of ATTACHMENT 3
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L18-0079 – Modrall Subdivision II 10
t
he public hearing was also published in the Napa Valley Register on March 6, 2021 and provided to people previously requesting notice. The Applicant was also provided a copy of this report and the associated attachments in advance of the public hearing on the project.
VIII. STAFF RECOMMENDATION
Staff recommends that the Planning Commission forward a recommendation to the City Council for approval of a Use Permit, Design Review Permit, and a Tentative Map based on a determination that the application is consistent with the City’s General Plan, Subdivision Ordinance, and Zoning Ordinance.
IX. ALTERNATIVES TO RECOMMENDATION
1. Continue the application with direction for modifications and allow the Applicant an opportunity to prepare a revised design.
2. Recommend that the application be denied by the City Council.
X. REQUIRED ACTIONS
Actions by the Planning Commission:
1. Forward a recommendation to the City Council to adopt a resolution approving a Use Permit, Design Review Permit, and a Tentative Map to subdivide a 5.53-acre project site into 6 residential lots.
XI. DOCUMENTS ATTACHED
1. Draft City Council Resolution Approving a Use Permit, Design Review Permit, and Tentative Map for the Modrall Subdivision.
2. Modrall Tentative Map CEQA Resolution R2008-14
3. Tentative Map and Architectural Plans.
ATTACHMENT 3