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The I-W zone permits industrial development with septic tanks; however, public water services and public storm drainage would continue to be required. The applicant is proposing a lot line adjustment and merger that will result in two parcels. Only one parcel can be involved or the applicant will need to meet the public services requirement relative to water and storm drainage. If the applicant will have services provided by a non-county agency, a will- serve letter will be required prior to scheduling this item for the Banning Commission meeting pursuant to Development Title Section 9-1100.3(d). If the applicant is proposing a packaged treatment plant, the Department of Public Works must review the proposal prior to the Planning Commission meeting. The applicant has submitted a Water Study to the Department of Public Works and it was deemed to be adequate. Bases for Zone Reclassification In order to approve an application for a Zone Reclassification, the Planning Commission and Board of Supervisors shall determine that the following Bases for Zone Reclassification can be made in the affirmative: a) The proposed zone district is consistent with the General Plan, any applicable Master Plan, and any applicable Specific Plan. If only one parcel is involved, the applicant complies with the Bases for Zone Reclassification. If two or more parcels are involved, upon obtaining public water and stormwater drainage services, the applicant will be able to meet the Bases for Zone Reclassification. b) The proposed zone district is reasonable and beneficial at the time. If the General Plan Amendment, Zone Reclassification, and Development Title Text Amendment applications are approved, then the proposed underlying project of a heavy equipment sales and repair facility would be consistent with this finding. The General Plan Map Amendment and Zone Reclassification applications have been tentatively scheduled for the Planning Commission hearing on May 17, 2007. The Community Development Department has reviewed applications PA- 0600651 and PA-0700116 and recommends resolving the public water and stormwater issue prior to scheduling this item for the Planning Commission meeting. MH:vb PA-[)600651{CPMA&PA-07001 16(ZR)N1H000.12507 Attachments C: David and Barbara Silva, c/o Steven Malcoun, Esq.