[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6623024,"mediaKeyId","2777614-c34c93fc1b5e952f622119233279523c","parentId",2777614,"title","Planning commission approves Morgan Enterprises parcel map, debate centers on sewer and annexation","audioSeconds",2119,"startMs",2366000,"endMs",4485000,"viewUrl","/Search/View?dp=1&key=2777614-c34c93fc1b5e952f622119233279523c&start=2366&end=4485","thumbnailUrl","https://assets.pipeline.soar.com/2777614-c34c93fc1b5e952f622119233279523c/thumbnail_2366000.jpg","articleUrl","/articles/6623024/Tulare-County/California/Planning-commission-approves-Morgan-Enterprises-parcel-map-debate-centers-on-sewer-and-annexation","mediaUrl","https://secure.pipeline.soar.com/6623024-043448b68c9ed8ff0e787c2bc448ef5b/orig.mp4?Expires=1775223508&Signature=TeDDkvbJTr-vx8B-ZGrV8iABlY8Gpcca5PPMeHShYbkzixpvtLoQctp5CrJplg2RxQLxt~Kw7m7yG-CF3XEDJ44DzDT1hr0PPOlZ5lESJAkmOPChBAo7OMyOg5pRNPa9BzsfLbWyR72lXbpQhVsDB3YxtkTkut5~EYWujQLLXBqj5BLSD~~dr7UzFqfk5qVBoR~LRb3z169DEF5k7EwQFEPw37iFAl2jqa03hSYrfF5usHDITuf6JlEZZpWXAdXcWUDXZdQE1bXSHqlMjWlmU00coeMsNOI1TJis4hP3lTdYqbdzAT5OJ920iCn3jnpkHLehYhRzAqEqOMo1DuJG0w__&Key-Pair-Id=KUT5TJCACFTXG","author","Tulare County","date","2025-03-26T17:20:09.35Z","article","Tulare County Planning Commission conditionally approved tentative parcel map PPM24-051 for Morgan Enterprises, a proposal to divide an 11.86-acre site into 12 commercial parcels that would accommodate a convenience store with fuel pumps, mini storage and other commercial pads.

Commissioner Gil Aguilar moved and Commissioner Matthew Stowell seconded approval under a CEQA addendum to a mitigated negative declaration (SCH 2022100148), with the motion passing on a recorded vote of 5 yes, 1 no, 1 abstain and 1 absent.

Staff and project engineers described site infrastructure plans during an extended public hearing. Planning Director Aaron Bach told the commission the site lies just outside Visalia city limits within the county’s urban development boundary and that the county provided exhibits showing proposed water and sewer facilities. Danielle Loughinger, an engineer with 4 Creeks Engineering, described an interim on-site wastewater approach: each parcel would have an individual septic tank, with effluent collected into a shared sewer main and discharged to multiple dry wells sized and spaced to meet county LAMP standards. Loughinger said current designs show 27 dry wells, though depth and groundwater conditions could alter that number. She also said the design would allow future connection to a sewer main running in Caldwell Avenue if annexation and city approval were later secured.

City of Visalia planning director Paul Bridal told the commission the city “would not entertain any connection to city sewer at this time” for a county project, reiterating a March 7 letter in the commission packet. Bridal said the city’s position is that sewer connections would only be considered once a parcel is annexed and any septic system were to fail; he also said city staff have not reviewed detailed plans that would demonstrate compliance with city sewer standards.

County staff and the applicant’s representatives discussed interim water supply and fire protection: Aaron Bach and the applicant’s engineer said the plan includes on-site water tanks — shown in the exhibit as six 10,000-gallon tanks — and an on-site well proposed to serve domestic and fire needs until Cal Water or city service is available. The engineer said designs are being coordinated with Cal Water and with county public works and that the main sewer improvements along Caldwell Avenue are being designed to city standards to allow future connections.

Applicant Bill Morgan told the commission his team already has at least one tenant interest for retail and fueling uses and that the project team would pursue water service from Cal Water after the county approvals. Commissioners and panelists discussed the jurisdictional and policy tensions between county approvals and city land-use and service policies; Visalia staff and county staff described existing memoranda of understanding and past collaborations but emphasized the city’s current limits on sewer connections for county projects.

The commission’s conditional approval includes standard county conditions and the requirement that on-site improvements meet county and public works standards; the motion references an addendum to the mitigated negative declaration and requested final map processing. The vote record in the transcript shows 5 yes, 1 no, 1 abstain and 1 absence. A commissioner who voted no said privately that the decision was not due to opposition to growth but because they preferred the city make land-use decisions in its sphere of influence.

The project record includes parcel-size details provided in staff presentations and will proceed to final map processing and subsequent permitting steps subject to conditions and future utility approvals.","mediaType","Video","parentTitle","Planning Commission Meeting - 03/26/2025","oneSentenceSummary","Tulare County Planning Commission conditionally approved tentative parcel map PPM24-051 for Morgan Enterprises, dividing an 11.86-acre site into 12 commercial parcels including a convenience store with fuel and mini storage.","taxTitle","Tulare County, California","taxId",7749,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6623029,"Tulare County planning panel approves three-unit site plan on Markham Road amid neighbor objections",1365,965000,2330000,"/Search/View?dp=1&key=2777614-c34c93fc1b5e952f622119233279523c&start=965&end=2330","https://assets.pipeline.soar.com/2777614-c34c93fc1b5e952f622119233279523c/thumbnail_965000.jpg","/articles/6623029/Tulare-County/California/Tulare-County-planning-panel-approves-three-unit-site-plan-on-Markham-Road-amid-neighbor-objections","https://secure.pipeline.soar.com/6623029-c9b456b75525870fbed3aab0ecd96dba/orig.mp4?Expires=1775223508&Signature=X~~6PaV03l-v50Btk3hmFN337snTroipybmQa4fT3gmgmoA19DDsGm3ZufVXIt8dQwP5NrzrCA5wJf~NdgNLeYp3keiD5X3gkTq6l8qQyGL1I~JMhLzgFS8~Ielx1N-GeQHzWO7OwI8SWoveVFULzknziSE1HTJBdm8pBeqs42IWDqkY3NU1wpCnZEUdo1b-032tZVqCbY38jDmSIhxIM1Ya3ftaren385gEyfxx9tTbiswPTWEuQEyohynAa4R2xDxgx8wl6ihbb2-IecpkqF-IrcpvS8l6rsBdXPUKJRAJPznlIRhg27f7tkJ9V21GPV~psq4xM2inlnbSA6w-1w__&Key-Pair-Id=KUT5TJCACFTXG","Tulare County Planning Commission voted to approve final site plan PSR24-001 on a 7-0 roll call, allowing a duplex that will bring the total number of dwelling units on the parcel at 30767 Markham Road to three.

The project planner described the site as an approximately 0.8-acre parcel in the R-12.5 (rural residential, 12,500-square-foot minimum) zone and said the existing single-family home plus the proposed duplex would total three units, with parking provided and water service supplied by the California Water Company.

The approval was conditional and carried as a categorical exemption under the California Environmental Quality Act (CEQA). Commissioners moved to “approve a categorical exemption consistent with CEQA and state CEQA guidelines pursuant to Title 14, California Code of Regulations section 15303, Class 3 pertaining to structures, and conditionally approve final site plan PSR24-001.” The motion was made by Commissioner Wayne Millies and seconded by Commissioner Brown; the clerk recorded 7 yes, 0 no, 0 abstentions and 1 absence.

Neighbors used the public hearing to oppose the project and raised multiple concerns. Josephine Dela Torre, who gave her address as 30741 Markham Road and identified herself as the adjacent property owner, said previous tenants on the applicant’s property had kept goats, horses and chickens and had encroached onto her land. “I want to live in peace,” Dela Torre said, adding she is retired and worried about increased traffic, trespass and damage to fencing and garden areas.

Another neighbor, Irene Rees of 30793 Markham Road, said the area is already crowded and described prior break-ins and what she called persistent parking and noise problems. Rees said the neighborhood had been quieter when she moved there and that she now feels compelled to install cameras and get a dog for security.

Applicant Jose Delgado, who said he owns the property, told commissioners he had evicted a previous renter who kept animals and that “I cleaned all that out.” Delgado said he has restricted future tenants by lease from keeping farm animals and that parking for the new duplex will be located in front of the units on an all-weather surface; staff noted on-site parking and driveways will be required to be surfaced for all-weather conditions per Public Works conditions. The property will rely on an existing septic system and Cal Water for water service; there is no public sewer on Markham Road.

During deliberations staff and commissioners clarified that the rural residential zoning allows animals on larger parcels but that lease conditions could prohibit animals in this tenancy. Commissioners did not add additional conditions beyond those recommended by staff and Public Works.

The commission’s conditional approval means the applicant may proceed subject to the permit conditions and any subsequent ministerial permits required for construction and site improvements. The item was returned to the consent of the commission for final map and permit processing.

A record of comments and the file for PSR24-001 are available in the Tulare County Planning Department public record for those seeking further details about the conditions and subsequent steps.","The Planning Commission conditionally approved final site plan PSR24-001 to allow a duplex that will result in three dwelling units at 30767 Markham Road. Neighbors spoke during public comment about past encroachments, animals and parking; staff said water is provided by California Water Company and the project will use on-site septic.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6623020,"Planning director outlines county updates: municipal service reviews, standards, and SB2 funds used to modernize codes",466,4689000,5155000,"/Search/View?dp=1&key=2777614-c34c93fc1b5e952f622119233279523c&start=4689&end=5155","https://assets.pipeline.soar.com/2777614-c34c93fc1b5e952f622119233279523c/thumbnail_4689000.jpg","/articles/6623020/Tulare-County/California/Planning-director-outlines-county-updates-municipal-service-reviews-standards-and-SB2-funds-used-to-modernize-codes","https://secure.pipeline.soar.com/6623020-5f4f8c7ead65a71453d580a40a39f3cf/orig.mp4?Expires=1775223508&Signature=C8YBa3WwUHTcwdBDxkuuDp3sOh0Z5OVnSqTaHIsemWTbhgh5DCk-5ISaNAHEMXBguy5atEU05lCRR~s8QMmXzW00tSLotrWVCZpDmG2E158N5vPvE8cWxc4Zf~XYS9fyuiYgBemAA~SdsG95o0Rh2nPz1lVh-3D~2-g9FAJy9DyHOChiQdbLBcjvcetN82Ru-a3Du7rcIUhzzhN-FlTLMFs4CNdLrCZ-hDMhx~-Nvn0TDL60ZaOjLVwYnjnjTl85FaIJLbmRN9h9aC0PebNQZ~o82BYlbZhYsPwZg5ugTXhqDLNvM87pLpSYK44Urp6fVXTgUwgijgLVICoeS0G~Kg__&Key-Pair-Id=KUT5TJCACFTXG","Tulare County Planning Director Aaron Bach presented the Planning Commission with a director’s report outlining several county planning projects completed or in progress that use a mix of recording fees, SB2 (Local Early Action Planning) funds and other sources.

Bach said the county received approximately $500,000 in SB2/LEAP pass-through funds and used those and other monies to update municipal service reviews for special districts, modernize county improvement standards (including producing CAD-based standards), update zoning and subdivision standards for select communities, and support housing-element and hazard-mitigation updates. Bach said the municipal service reviews (which identify infrastructure capability and deficiencies) were last updated in 2011 for many communities and that the new reviews are being submitted to LAFCO for approval.

The director told commissioners the county also used funds to support partner cities such as Lindsay via pass-through arrangements, and that a compilation of updated county development standards, engineering improvement standards and online resources will make development review more efficient for applicants and staff. He said the county expects to be recognized by planning organizations for the work.

Commissioners voiced general support and described the updates as modernizing a system that in prior decades operated by informal practices. Bach said updated standards and municipal service reviews will help quantify infrastructure costs and clarify expectations for future subdivisions and commercial projects in unincorporated areas.

No action was required; the report was provided for information and planning commission awareness and follow-up on implementation steps.","Tulare County planning director Aaron Bach reported on county efforts using state SB2/LEAP funds and other sources to update municipal service reviews, digitize improvement standards, and update housing and hazard plans; staff said changes aim to clarify infrastructure needs for unincorporated community development.","actionData","errors"]

Article not found

Planning commission approves Morgan Enterprises parcel map, debate centers on sewer and annexation

Tulare County planning panel approves three-unit site plan on Markham Road amid neighbor objections

Planning director outlines county updates: municipal service reviews, standards, and SB2 funds used to modernize codes