The City Council approved a tentative tract map to subdivide a 0.33‑acre parcel at 82489 Valencia Avenue into six small residential lots in the Connected Neighborhoods high (CN‑20) general plan designation.

Brian Halverson, director of community development, presented the planning staff report on Tract Map No. 39130 (case PLAND‑TTM‑25‑003). Halverson said the property sits north of Leroy Way and south of Valencia Avenue, across from Miles Park, and that the subdivision meets the city’s Unified Development Code and the General Plan for the Connected Neighborhoods designation. Planning staff recommended approval and the Planning Commission previously recommended approval 5‑0.

Halverson said the six lots are small — generally in the 1,820‑square‑foot to 3,013‑square‑foot range, with an average lot size of roughly 2,375 square feet — and described conditions the map required: installation of sidewalks, curb and gutter where missing; undergrounding of overhead utilities; common driveways to limit curb cuts on both streets; and standard subdivision bonding and improvement agreements when the final map is recorded.

Applicant Scott Ayers (introduced as a local general contractor and real‑estate broker) described a concept to create two triplex footprints (three units on each side) with garages in front and living spaces behind; Ayers said the designs were by‑right and did not request variances. He said he has built projects in Indio and elsewhere, and that the goal was to provide smaller, lower‑cost housing product options.

Multiple council members voiced concern about parking and potential garage conversions that could remove covered parking and increase on‑street congestion. Staff noted the project will be subject to building‑permit standards for parking (covered parking required by code) and that garage conversions would be regulated at the code‑enforcement level if they occurred after occupancy. Councilmember Leila Ortiz, Councilmember Wayman Furman and Mayor Pro Tem Holmes discussed the trade‑offs between producing smaller, “missing‑middle” lots and managing neighborhood parking impacts.

Councilmember Ortiz moved to approve the tentative tract map and the associated CEQA determination (staff recommended the project is categorically exempt under CEQA Guidelines section 15332 for infill projects); Councilmember Furman seconded. The council voted 5‑0 to approve the map with the conditions described by staff.