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  Time Set   10.       
Meeting Date: 11/10/2021  

Information
SUBJECT
 ZF #2021-0014: Public hearing to consider a request to amend the Story Development Agreement and Tentative Subdivision Map No. 4691 to extend the expiration date from December 31, 2021, to December 31, 2023. The project site is located at the southwest corner of the intersection at County Road 20X and County Road 87 in the town of Esparto (APN: 049-250-009). A Mitigated Negative Declaration for the Story Residential Subdivision was adopted on October 23, 2007 (SCH#2007012125). Applicant: Raul Melendez/Owner: Esparto Story, LLC (Planner: JD Trebec)
SUMMARY
FILE # 2021-0014: Consider a proposed amendment to the Development Agreement for the Story residential subdivision (Tentative Map No. 4691). The proposed amendment would extend the expiration date of the Development Agreement for two years from December 31, 2021 to December 31, 2023.
APPLICANT:
Raul Melendez
619 ½ Main Street
Woodland, CA 95695
 
OWNER:
Esparto Story, LLC
619 ½ Main Street
Woodland, CA 95695
 
LOCATION: Southwest corner the intersection of County Roads 20X and 87
(APN: 049-250-009)

GENERAL PLAN: Residential Low (RL)

ZONING: Low Density Residential/ Planned Development (R-L/PD-61)

SUPERVISORIAL DISTRICT: 5
(Supervisor Barajas)
SOILS: Ca, TaA (Farmland of Local Importance)

FLOOD ZONE: A, X

FIRE SEVERITY ZONE: Urban Unzoned
ENVIRONMENTAL DETERMINATION: A Mitigated Negative Declaration for the Story Development Agreement and Tentative Map No. 4691 was adopted on October 23, 2007 (SCH#2007012125).
RECOMMENDED ACTION
That the Planning Commission recommend the Board of Supervisors:
 
1.   Determine that the previously adopted Mitigated Negative Declaration is the appropriate level of environmental documentation pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines; and

2.   Approve a two-year extension to the Story Development Agreement (Attachment B).
 
REASONS FOR RECOMMENDED ACTIONS/BACKGROUND

Approval of the Development Agreement extension would provide the new owner and County staff additional time to complete desired revisions to the Development Agreement and Tentative Subdivision Map for the Story Residential Subdivision in Esparto, a project previously approved in 2007.
 
BACKGROUND

The Board of Supervisors approved the Emerald Homes Development Agreement (DA) for the Story residential subdivision (Tentative Map No. 4691, "Map") on October 23, 2007. The DA had an original term of ten years. On September 20, 2017, and November 19, 2019, the Board took actions to extend the DA until the current termination date of December 31, 2021. Earlier this year, the previous owner, Emerald Homes, sold the parcel with the Tentative Subdivision Map and Development Agreement entitlements to the new owner, Esparto Story, LLC. The new owner has worked diligently with County staff to make minor revisions to the DA and Tentative Map and it is expected that the amended project will be brought back in early 2022 for the Planning Commission's/Board of Supervisors' consideration. The extension is requested in order to finalize changes to the project. If the Development Agreement is not extended, the DA and Tentative Map would expire at the end of the year, and new approvals would have to be sought under current requirements, including much higher agricultural and biological mitigation fees which could render the project economically infeasible. 
 
STAFF ANALYSIS

The project site is located at the northeast corner of the town of Esparto at the intersection of County Road (CR) 20X and CR 87. Please refer to Attachment A for the project location and zoning maps. As currently approved, the Story subdivision, occupying approximately 16 acres, consists of 78 single-family residential units on varying lot sizes between approximately 3,600 and 7,500 square feet, with homes ranging in size from approximately 1,360 to 1,980 square feet, and includes single-family affordable units. The new owner is working with staff to provide an agricultural buffer along the eastern boundary of the development while minimizing the loss of lots. The need for the agricultural buffer is a result of the reduction of Esparto's community growth boundary in 2019, which eliminated the rural residential designation to the east of the site, placing the project adjacent to agricultural land. 

The framework and requirements for a DA are set forth in provisions of state law, and the approval and any subsequent amendment to a DA require a public hearing before the Planning Commission and Board of Supervisors. The applicant has also expressed a desire to engage with the Esparto community through participation with the Citizens Advisory Committee to solicit feedback regarding current community interest. Staff supports a two-year term extension and will continue to meet with the applicant and the community of Esparto in order to move the project forward. Please refer to Attachment B for the DA Amendment.
COLLABORATIONS
A Request for Comments was routed on October 6, 2021. Caltrans and the Yoche Dehe Wintun Nation requested more  information regarding the subdivision, but did not comment on the proposed DA/TSM extension. Yolo County Housing also provided comments on how best to implement the project's Inclusionary Housing requirements, and staff expects to continue collaborating with the agency on that effort. The Esparto Citizens Advisory Committee discussed the requested extension at the regular meeting on October 19, 2021, and unanimously recommended approval of the amendment to extend the term to December 31, 2023. County Counsel has approved the proposed DA amendment as to form.
APPEALS
Any person who is dissatisfied with the decisions of this Planning Commission may appeal to the Board of Supervisors by filing with the Clerk of the Board of Supervisors within fifteen (15) days from the date of the action. A written notice of appeal specifying the grounds for appeal and an appeal fee immediately payable to the Clerk of the Board must be submitted at the time of filing. The Board of Supervisors may sustain, modify, or overrule this decision.
Attachments
Att A. Location and Zoning Maps
Att B. Amendment to the Development Agreement

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Form Review
Inbox Reviewed By Date
Eric May Eric May 11/03/2021 11:55 AM
Leslie Lindbo Leslie Lindbo 11/03/2021 03:41 PM
Taro Echiburu Evelyn Tamayo-Arias 11/03/2021 04:08 PM
Taro Echiburu Taro Echiburu 11/03/2021 04:47 PM
Form Started By: JD Trebec Started On: 10/25/2021 10:59 AM
Final Approval Date: 11/03/2021

    

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