Agenda Item No.
CITY OF YUCAIPA
AGENDA REPORT
TO: Honorable Mayor and City Council
FROM: Fermin Preciado, Director of Development Services / City Engineer Benjamin J. Matlock, Deputy Director of Community Development / City Planner Madeline Jordan, Associate Planner IYA^ fw C3 r`—
FOR: City Council Meeting of September 25, 2023
SUBJECT: City of Yucaipa (Case No. 23-103/DCA/ORD): Consideration of Ordinance No. 432, authorizing the processing of Lot Merger applications for projects that span multiple contiguous parcels, through an amendment to Development Code Section 83.040701 of Chapter 4 (Division of Land Procedures) of Division 3 (Procedures) of the Yucaipa Development Code, to comply with the City's Housing Element
RECOMMENDATION:
That the City Council conduct a Public Hearing, and consider the Planning Commission's recommendation to:
Approve first reading, by title only, as read by staff, of Ordinance No. 432 amending Division 4 of the Yucaipa Development Code to authorize the processing of Lot Merger applications for projects that span multiple contiguous parcels, to achieve compliance with Program #21 of the City's Housing Element; and
2. Find that the Ordinance is exempt from Environmental Review as an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report that had been prepared for the 6th Cycle Housing Element Update (2021-2029) in accordance with Section 15164 of the CEQA Guidelines, and identified that the conditions outlined in Section 15162 of the Guidelines that call for preparation of a subsequent or supplemental EIR were not met; further the adoption of the Ordinance is consistent with Program #21 identified in the Housing Element, and would not result in impacts not originally analyzed in the Addendum to the 2016 General Plan EIR.
BACKGROUND:
On March 14, 1994, the City Council adopted a comprehensive Development Code that included zoning standards and development review procedures for the City of Yucaipa to use to evaluate a variety of development and land use proposals, including processing requirements for Lot Merger applications. According to Development Code Section 812.12185, a "Lot Merger," is defined as a process by which contiguous lots are merged into one land holding. In order to be merged, such lots must be held by the same owner, and the lots must have a common lot line.
To streamline development proposals across multiple parcels, Program #21, "Lot Consolidation," was identified as a part of the City of Yucaipa's adopted Wh Cycle (2021-2029) Housing Element. This is particularly beneficial to areas such as the Uptown Business District Specific Plan area, where projects may span across older and smaller lots.
SAMPLE A
o�s
1 2 27
3 --- a = One
merged lot
4 01
iae.r
(Flerging three lots into one.)
Example of a proposed Lot Merger.
Planning Commission Hearing:
The proposed Development Code Amendment was reviewed at the regular Planning Commission Meeting of September 6, 2023, and was recommended for approval as it is consistent with the General Plan Housing Element. During the hearing, the Planning Commission noted that Ordinance No. 432 will help streamline future development projects. The meeting minutes are attached for Council's reference.
DISCUSSION:
The 61h Cycle City of Yucaipa General Plan Housing Element was certified by the Department of Housing and Community Development (HCD) on October 21, 2022, and identified Program #21, "Lot Consolidation," to help streamline housing opportunities to meet the City's Regional Housing Needs Allocation (RHNA) identified for the 2021-2029 period. To comply with Program #21, Ordinance No. 432 would amend the Development Code to add an additional condition ("H") to allow for the processing of a Lot Merger within the City. Condition "H" clarifies that a Lot Merger may be pursued if "a lot is associated with a residential, commercial, and/or mixed -use project that proposes a development project that spans at least one (1) other contiguous parcel, and which has either an approved land use entitlement application or approved building permit application for said parcel(s)." Ultimately, through the addition of Condition "H," there is greater opportunity for a project to maximize the permitted density allowed at the site, and flexibility to achieve the required development standards such as setbacks, lot coverage, and building envelopes for the entire site, as opposed to multiple smaller sites each with their own standards.
Environmental Review
Pursuant to CEQA, and the City's local CEQA Guidelines, an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report was prepared for the previously adopted 6th Cycle
Housing Element Update (2021-2029). This Addendum was prepared pursuant to Section 15164 of the CEQA Guidelines. The analysis contained in the addendum demonstrates that the conditions described in Section 15162 of the Guidelines that call for preparation of a subsequent or supplemental EIR have not been met, and that the adoption of Ordinance No. 432 is consistent with Program #21 identified in the Housing Element, and would not result in impacts not originally analyzed in the Addendum to the 2016 General Plan EIR.
FISCAL IMPACT:
There is no direct fiscal impact associated with this City Council action.
CONCLUSION:
The required findings for approval of the Development Code Amendment have been made and are attached.
Attachments:
1. Findings for Development Code Amendment
2. Ordinance No. 432
3. Draft Planning Commission Minutes from September 6, 2023 Approved by: f �`�
ATTACHMENT 1
FINDINGS: DEVELOPMENT CODE AMENDMENT NO.432
1. The proposed Development Code Amendment is consistent with the General Plan (City of Yucaipa's 6`}' Cycle Adopted Housing Element; 2021-2029) and its policies and objectives because its implementation will enhance the public's health, safety, and general welfare, and has been developed to meet the requirements of state law.
ATTACHMENT 2
ORDINANCE NO.432
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
YUCAIPA, CALIFORNIA AMENDING DEVELOPMENT CODE
SECTION 83.040701 OF CHAPTER 4 (DIVISION OF LAND
PROCEDURES) OF DIVISION 3 (PROCEDURES) OF THE
YUCAIPA DEVELOPMENT CODE RELATED TO AUTHORZING
THE PROCESSING OF LOT MERGER APPLICATIONS FOR
PROJECTS THAT SPAN MULTIPLE CONTIGUOUS PARCELS
WHEREAS, on March 14, 1994, the City Council of the City of Yucaipa (the "City Council") adopted a comprehensive Development Code that included zoning standards and development review procedures for the City of Yucaipa (the "City") to use to evaluate a variety of development and land use proposals, and
WHEREAS, on April 11, 2016, the City Council of the City of Yucaipa ("City') adopted Resolution No. 2016-08, adopting the 2016 updated General Plan ("2016 General Plan") and findings related thereto; and
WHEREAS, on May 18, 2022, the Yucaipa Planning Commission conducted a duly noticed public hearing to consider and receive testimony regarding the proposed 6th Cycle Housing Element (2021-2029), and recommended adoption of the General Plan Update to the City Council; and
WHEREAS, on September 12, 2022, the City Council of the City of Yucaipa ("City') adopted Resolution No. 2022-20, adopting the 61 Cycle Housing Element Update (2021-2029) to the General Plan ("2016 General Plan") and findings related thereto; and WHEREAS, an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report in accordance with the requirements of the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended; was also adopted by the City Council on September 12, 2022; and
WHEREAS, on October 21, 2022, the Department of Housing and Community Development (HCD), certified the City of Yucaipa's adopted 61h Cycle (2021-2029) Housing Element in full compliance with State Housing Element Law (Article 10.6 of the Gov. Code); and
WHEREAS, the City of Yucaipa's adopted 6th Cycle (2021-2029) Housing Element Update identifies certain strategies and programs to further housing needs of the City, including but not limited to Program #21, "Lot Consolidation," which would amend the Development Code to authorize the Lot Merger process for residential and mixed use projects that span multiple contiguous parcels; and
WHEREAS, the City is required to monitor and report on the progress and results of Program #21 and other programs identified in the City of Yucaipa's adopted 6th Cycle
(2021-2029) Housing Element through the Annual Progress Report pursuant to Government Code section 65400; and
WHEREAS, the City of Yucaipa's adopted 6`h Cycle (2021-2029) Housing Element Update specifies that Program #21 shall be implemented before the 2024 calendar year; and
WHEREAS, the City Council's approval of the proposed amendment to the Development Code will result in consistency with the 6`h Cycle Housing Element Update (2021-2029) to the General Plan previously adopted by the City and Certified by HCD; and
WHEREAS, the Planning Commission has recommended the approval and adoption of these proposed amendments to the Development Code at a duly noticed public hearing on September 6`h, 2023; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUCAIPA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. Article 7 (Lot Merger) of Chapter 4 (Division of Land Procedures) of Division 3 (Procedures) of Volume II (Development Code) of the Yucaipa Municipal Code is hereby added to read as follows:
"88.0405 Mandatory Merger of Substandard Lots.
(a) A mandatory merger of substandard lots may be initiated by the City. A lot may be merged with a contiguous lot held by the same owner. If any one of the contiguous lots or units held by the same owner does not conform to the standards for minimum lot size or dimension specified by the applicable land use district, the following requirements shall be satisfied.
(1) At least one of the affected lots is not developed with any structure for which a building permit was issued or for which a building permit was not required at the time of construction, or is developed only with an accessory structure or accessory structures, or is developed with a single structure, other than an accessory structure, that is also partially sited on a contiguous lot involved in the proposed merger. (2) At least one of the affected lots must have one or more of the following conditions.
(A) The lot comprises less than 5,000 square feet in area at the time of the determination of merger.
(B) The lot was not created in compliance with applicable laws and ordinances in effect at the time of its creation.
(C) The lot does not meet current standards for sewage disposal and/or domestic water supply.
(D) The lot does not meet slope stability and/or density standards, as specified by this Code, Specific Plan or the General Plan.
(E) The lot has no legal access which is adequate for vehicular and emergency equipment access and maneuverability.
(F) The development of the lot would create health or safety hazards. (G) The lot is inconsistent with the General Plan and any applicable specific plan, other than minimum lot size or density standards. (H) The lot is associated with a residential, commercial, and/or mixed -use project that proposes a development project that spans at least one (1) other contiguous parcel, and which has either an approved land use entitlement application or approved building permit application for said parcel(s)."
Section 2. Pursuant to CEQA, and the City's local CEQA Guidelines, an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report was prepared for the 6th Cycle Housing Element Update (2021-2029). This Addendum was prepared pursuant to Section 15164 of the CEQA Guidelines. The analysis contained in the addendum demonstrates that the conditions described in Section 15162 of the Guidelines that call for preparation of a subsequent or supplemental EIR have not been met, and that the adoption of the Ordinance is consistent with Program #21 identified in the Housing Element and would not result in impacts not originally analyzed in the Addendum to the 2016 General Plan EIR.
Section 3. Severability.
If any section, subsection, subdivision, sentence, clause, or phrase in this ordinance, or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this ordinance or any part thereof. The City Council hereby declares that it would have passed each section irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, or phrases be declared unconstitutional, invalid, or ineffective.
Section 4. Effective Date.
This ordinance shall take effect thirty (30) days after the date of its adoption by the City Council.
Section 5. Publication and Posting.
The City Clerk is hereby directed to cause the following summary of this ordinance to be published by two (2) insertions in the Yucaipa News Mirror, a newspaper of general circulation that is printed, published, and circulated in the City of Yucaipa, and hereby designated for that purpose by said Council of the City of Yucaipa: "Ordinance No. 432, authorizing the processing of lot merger applications for projects that span multiple contiguous parcels, through an amendment to Development Code Section 83.040701 of Chapter 4 (Division Of Land Procedures) of Division 3 (Procedures) of the Yucaipa Development Code, to comply with the City's Housing Element." PASSED, APPROVED and ADOPTED on this _day of September, 2023.
ATTEST:
Justin Beaver, Mayor
APPROVED AS TO FORM
Ana V. Sauseda, CMC Steven Graham, City Attorney
Director of General Services/City Clerk
ATTACHMENT 3
Agenda Item No.
City of Yucaipa
PLANNING COMMISSION MINUTES
Regular Meeting of September 6, 2023
A Regular meeting of the Planning Commission of the City of Yucaipa, California was called to order in the Council Chambers, 34272 Yucaipa Boulevard, Yucaipa, on September 6, 2023, at 6:30 PM.
PRESENT: J.R. Allgower, Chair
Tony Hicks, Vice Chair
Richard Beck, Commissioner
Stacey Chester, Commissioner
David Higginson, Commissioner
Donna Snodgrass, Commissioner
Lyle Vick, Commissioner
ABSENT: Madeline Jordan, Associate Planner
CITY STAFF: Benjamin Matlock, Deputy Director of Community Development/City Planner Katrina Kunkel, Associate Engineer
Czarmaine Maj an, Assistant City Attorney
Christian Farmer, Assistant Planner
Maria Koolhoven, Planning Commission Assistant
CONVENE PLANNING COMMISSION
The meeting was called to order at 6:30 p.m., with the Pledge of Allegiance led by Vice Chair Hicks.
ROLL CALL
PUBLIC COMMENT: No public comments on items not on the agenda.
CONSENT AGENDA
The following Consent Agenda items are expected to be routine and non -controversial. The Planning Commission will act upon them, at one time, without discussion. Any Councilmember or staff member may request removal of an item from the Consent Agenda for discussion.
The title is deemed to be read, and further reading waived on any ordinance listed on the Consent Agenda for second reading and adoption.
Planning Commission Minutes Page 1
9-6-23
1. SUBJECT: Approve Item No. 1, Planning Commission Minutes of August 2, 2023.
ACTION: MOTION BY Commissioner Higginson, SECOND BY Commissioner Beck, CARRIED, 6-0-0-1, TO APPROVE CONSENT AGENDA ITEM NO. 1.
NEW BUSINESS:
2. SUBJECT: Polly's Pies. (Case No. 23-074/ARC): The Architectural Review for the remodel of an existing co -branded, Kentucky Fried Chicken and Long John Silver's drive -through restaurant to include updated exterior elevations, colors, and fixtures located at 33911 Yucaipa Blvd; APN:
0301-122-07.
RECOMMENDATION:
That the Planning Commission review the proposed colors, materials, and architectural design for a co -branded drive -through restaurant and, if acceptable, approve Case No. 23-074/ARC.
DISCUSSION:
Assistant Planner Christian Farmer presented the Agenda Report.
ACTION: MOTION BY Vice Chair Hicks, SECOND BY Commissioner Chester, CARRIED, 7-0-0-0, TO APPROVE CONSENT AGENDA ITEM NO. 2.
PUBLIC HEARINGS:
The order of Business for the Public Hearing Shall Be:
A. Disclosure of Ex Parte Disclosure
B. Staff Presentation
C. Applicant/Representative Presentation
D. Public Comments
E. Applicant Rebuttal (if necessary)
F. Public Hearing Closed
G. Commission Discussion
3. SUBJECT: City of Yucaipa (Case No. 22-165/DCA/ORD): Consideration of Ordinance No. 429, proposing amendments to streamline the review process initially developed as part of Ordinance No. 344, which amended Chapter 4 (Land Use Modifications) of Division 5 (Overlay Districts) of Volume II (Development Code) of the Yucaipa Municipal Code establishing mobilehome park conversion standards, to comply with the City's Housing Element.
RECOMMENDATION:
That the Planning Commission conduct a Public Hearing and recommend that the City Council:
A) Approve first reading, by title only, as read by staff, of Ordinance No. 429 amending Division 4 of the Yucaipa Development Code to streamline the review process initially Planning Commission Minutes Page 2
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developed as part of Ordinance No. 344, to achieve compliance with Program #8 of the City's Housing Element; and
B) Find that the Ordinance is exempt from Environmental Review as an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report was prepared for the 6th Cycle Housing Element Update (2021-2029) in accordance with Section 15164 of the CEQA Guidelines, and identified that the conditions outlined in Section 15162 of the Guidelines that call for preparation of a subsequent or supplemental EIR were not met; further the adoption of the Ordinance is consistent with Program #8 identified in the Housing Element, and would not result in impacts not originally analyzed in the Addendum to the 2016 General Plan EIR.
DISCUSSION:
Deputy Director of Community Development/City Planner Benjamin Matlock presented the Agenda Report. Commissioner Snodgrass asked staff to clarify if there are existing (MHP3) designated mobilehome parks in the area now. Deputy Director of Community Development/City Planner Ben Matlock noted that as part of the General Plan Update there were seven (7) mobilehome parks that were included in the MHP3.
In response to questions amongst the Commissioners, staff confirmed that the proposed ordinance would not have implications on other existing mobilehome conversion standards and requirements established through Ordinance No. 344, including the preparation of a Relocation Impact Report (RIR) and Relocation Plan to mitigate any effects of displacement on existing tenants. Ordinance No. 429 simply clarifies that MHP3 sites that propose a mobilehome park conversion may achieve a residential yield of up to 24 dwelling units per acre (du/acre) and provides a streamlined process per the General Plan.
Public Comments: No comments received.
The Public Hearing was then closed.
ACTION: MOTION BY Vice Chair Hicks, SECOND BY Commissioner Chester, CARRIES,7-0-0-0-0, TO APPROVE AGENDA ITEM 3.
4. SUBJECT: Brenson Homes, Inc. (Case No. 23-043/CUP/TTM20626): A Conditional Use Permit with Architectural Review to develop a 15-unit detached single-family condominium Project with a Variance request to remove internal sidewalks from the Project design, and a Tentative Tract Map (TTM 20626) for the one -lot subdivision for condominium purposes located on the 1.7-acre property located on the east side of 4th street, south of Ave. E and north of Wildwood Canyon Rd.; APN: 0319-381-28.
RECOMMENDATION:
That the Planning Commission conduct a public hearing, and:
Planning Commission Minutes Page 3
9-6-23
A) Approve Conditional Use Permit No. 23-043 and Tentative Tract Map No. 20626, subject to the Conditions of Approval as contained in this Agenda Report; and B) Approve the Variance request to remove the internal sidewalks from the Project design; and C) Adopt the Conditional Use Permit Findings as contained in this Agenda Report; and D) Adopt the Tentative Tract Map Findings as contained in this Agenda Report; and E) Adopt the Variance Findings as contained in this Agenda Report; and F) Adopt a Categorical Exemption pursuant to Section 15332 (Class 32) and Section 15305 (Class 5) of the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended; and,
G) Direct Staff to file a Notice of Exemption.
DISCUSSION:
The Planning Commissioners noted they had no ex parte communications to disclose.
Deputy Director of Community Development/City Planner Benjamin Matlock presented the Agenda Report.
Commissioner Higginson noted that the landscape plans show vinyl fencing but the report noted block walls as far as the separation fencing. Deputy Director of Community Development/City Planner Benjamin Matlock clarified that the fencing between the individual units will be the vinyl fencing and the main entrance into the neighborhood would be the block wall.
The applicant, James Brennan the President of Brenson Homes thanked Ben Matlock for the detailed presentation. Mr. Brennan noted it was a unique project to design.
Commissioner Higginson noted that it is a nice project.
Commissioner Snodgrass asked the applicant if there would be an HOA to maintain the exterior of the units and the landscaping. Mr. Brennan stated that every resident will maintain their own structure, similar to a standard single-family home, but that all the common area streets, sidewalks, and landscaping will be maintained by the HOA.
Commissioner Vick asked if this will be a gated community. Mr. Brennan noted that it would not be a gated community.
Public Comments: One public speaker slip was received.
James Jackson — Creekwood Court - He noted that the surrounding homes are all one-story homes and that he would lose his view with the proposed project. He noted that his home is Planning Commission Minutes Page 4
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surrounded on both sides by two mobilehome parks with 160 residences withing 300 yards from his home. He concluded that lighting, traffic, privacy, and setback concerns are his major issues.
The applicant, James Brennan noted that the setback is within compliance. He stated that he originally purchased this property because it is zoned multi -family for the number of units being proposed.
Commissioner Higginson notes that landscaping would help mitigate the lighting concerns.
Commissioner Hicks suggested that mature evergreen trees and shrubs above the fence line would help with the lighting concerns as well.
The Public Hearing was then closed.
ACTION: MOTION BY Commissioner Snodgrass, SECOND BY Commissioner Chester, CARRIED, 7-0-0-0, TO RE -OPEN THE PUBLIC HEARING.
James Jackson noted that he appreciates the landscaping ideas and agrees with the trees suggested.
He thanked the Commission for their time.
The Public Hearing was then closed.
ACTION: MOTION BY Commissioner Snodgrass, SECOND BY Vice Chair Hicks, WITH
THE CONDITION OF THE TREE SCREEN FOR LIGHTS AND PRIVACY AND TO
WORK WITH STAFF FOR THE ADDITIONAL ARCHITECTURAL ARTICULATION ON THE FRONT ELEVATIONS, CARRIED, 7-0-0-0, TO APPROVE AGENDA ITEM NO.
4. 5. SUBJECT: Metricom Networks. (Case No. 23-056/PUP): A Planning Use Permit to permit the establishment of a 9,000 square foot, multi -tenant, General Commercial facility consisting of four units, each approximately comprised of 2,250 square feet including 156 feet of office space with the balance of each unit to be used as warehouse space and an associated contractor's yard for each unit to be located at 12154 6'11 Street; APN's 0318-311-11, 12, and 13.
RECOMMENDATION:
That the Planning Commission conduct a public hearing, and:
A) Approve the Planning Use Permit, subject to the Conditions of Approval as contained in the Agenda Report, and
B) Adopt the Findings for the Planning USE Permit as contained in the Agenda Report; and Planning Commission Minutes Page 5
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C) Adopt a Categorical Exemption pursuant to Section 15332 (Class 32) & Section 15301(c) (Class 3) of the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended; and,
D) Direct staff to file a Notice of Exemption.
DISCUSSION:
The Planning Commissioners noted they had no ex parte communications to disclose.
Assistant Planner Christian Farmer presented the Agenda Report.
The applicant's representative, Travis Heaps, thanked the Assistant Planner for a great presentation. He noted that an Architectural Review will be proposed at a later time.
Public Comments: No comments received.
The Public Hearing was then closed.
Commissioner Chester noted that this project would provide good economic impact to the city.
Commissioner Higginson stated that this project would improve the area and that he looks forward to reviewing the Architectural Review.
ACTION: MOTION BY Commissioner Chester, SECOND BY Commissioner Vick, CARRIED, 7-0-0-0-0, TO APPROVE AGENDA ITEM NO. 5.
6. SUBJECT: City of Yucaipa (Case No. 23-103/DCA/ORD): Consideration of Ordinance No. 432, authorizing the processing of Lot Merger applications for projects that span multiple contiguous parcels, through an amendment to Development Code Section 83.040701 of Chapter 4 (Division of Land Procedures) of Division 3 (Procedures) of the Yucaipa Development Code, to comply with the City's Housing Element.
That the Planning Commission conduct a public hearing and recommend that the City Council:
A) Approve first reading, by title only, as read by staff, of Ordinance No. 432 amending Division 4 of the Yucaipa Development Code to authorize the processing of Lot Merger applications for projects that span multiple contiguous parcels, to achieve compliance with Program #21 of the City's Housing Element; and
B) Find that the Ordinance is exempt from Environmental Review as an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report was prepared for the 6th Cycle Housing Element Update (2021-2029) in accordance with Section 15164 of the CEQA Guidelines, and identified that the conditions outlined in Section 15162 of the Guidelines that call for Planning Commission Minutes Page 6
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preparation of a subsequent or supplemental EIR were not met; further the adoption of the Ordinance is consistent with Program #21 identified in the Housing Element, and would not result in impacts not originally analyzed in the Addendum to the 2016 General Plan EIR.
DISCUSSION:
Deputy Director of Community Development/City Planner Benjamin Matlock presented the Agenda Report.
Commissioner Snodgrass asked staff for clarification on lot mergers. Deputy Director of Community Development/City Planner Benjamin Matlock addressed her concern.
Commissioner Chester noted that this is a good way to streamline projects.
Public Comments: No comments received.
The Public Hearing was then closed.
ACTION: MOTION BY Commissioner Beck, SECOND BY Commissioner Snodgrass, CARRIED, 7-0-0-0-0, TO APPROVE AGENDA ITEM NO. 6.
ANNOUNCEMENTS: Deputy Director of Community Development/City Planner Benjamin Matlock informed the Commissioners that the next Planning Commission Meeting will be held on October 4, 2023.
ADJOURNMENT:
The meeting adjourned at 7:37 PM.
Benjamin Matlock
Deputy Director/City Planner
JR Allgower
Chair of the Planning Commission
Planning Commission Minutes
9-6-23