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  Time Set   # 36.       
  
Meeting Date: 12/07/2021  
Brief Title:    Story Residential Subdivision Development Agreement Extension
From: Taro Echiburu, Director, Department of Community Services
Staff Contact: JD Trebec, Senior Planner, Department of Community Services, x8036

Subject
Hold a public hearing to consider the Planning Commission's recommendation 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 on the southeast corner of the intersection of County Road 20X and County Road 87 in the town of Esparto (APN: 049-250-009) and a Mitigated Negative Declaration for the Story Residential Subdivision was adopted on October 23, 2007 (SCH#2007012125). (No general fund impact) (Echiburu/Trebec)
Recommended Action
  1. Hold a public hearing;
     
  2. 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
     
  3. Approve the extension of the term of the Story Residential Development Agreement and Tentative Subdivision Map No. 4691 to December 31, 2023 (Attachment B).
Strategic Plan Goal(s)
Thriving Residents
Robust Economy
Reason for Recommended Action/Background
Approval of the Development Agreement amendment 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 by the Board of Supervisors in 2007. This would further strategic plan goals for thriving residents and robust economy by providing new housing stock in the unincorporated community of Esparto and reducing barriers to the development of affordable housing.

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 been working 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 compliance with updated agricultural conservation and mitigation strategies and participating in the Yolo Habitat Conservation Plan/Natural Communities Conservation Plan. 

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, including single-family affordable units. The new owner is working with Planning 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. 
 
STAFF ANALYSIS
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. Thus, the Planning Commission considered a recommendation to the Board of Supervisors to amend the Story Residential Subdivision DA during a public hearing at a special meeting held on November 10, 2021. The Commission discussed, among other things, various types of inclusionary housing that would best meet the needs of the Esparto community and that would also address the 'missing middle'. A discussion ensued regarding the Commission's preference to disperse the affordable housing within the project, as opposed to isolating the units on the outskirts of the project site. The Planning Commission's deliberations also touched upon the project's approved mitigation requirements as opposed to meeting current requirements for the loss of agricultural and habitat lands. The Commission expressed a desire to continue the mitigation discussion when the project returns for a final recommendation. Altogether, the Planning Commission was supportive of an amendment to extend the term of the DA and Tentative Map to December 31, 2023, and unanimously recommended approval.

The applicant has committed to engage with the Esparto community through continued participation with the Citizens Advisory Committee to solicit feedback regarding current community interest. Staff supports the Planning Commission's recommendation for 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 (including Board advisory groups and external partner agencies)
A Request for Comments was routed on October 6, 2021, to local and state agencies. Caltrans and the Yocha Dehe Wintun Nation requested more information regarding the subdivision, but did not comment on the proposed DA/Map extension. Yolo County Housing also provided comments on how best to implement the project's Inclusionary Housing requirements, and staff expects to continue collaboration 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 DA amendment to extend the term. County Counsel has approved the proposed DA amendment as to form.

Fiscal Impact
No Fiscal Impact
Fiscal Impact (Expenditure)
Total cost of recommended action:    $   0
Amount budgeted for expenditure:    $   0
Additional expenditure authority needed:    $   0
One-time commitment     Yes
Source of Funds for this Expenditure
$0
Attachments
Att. A. Location Map and Zoning
Att. B. Third Amendment
Att. C. Presentation

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Form Review
Inbox Reviewed By Date
Taro Echiburu Taro Echiburu 11/22/2021 03:56 PM
Taro Echiburu Taro Echiburu 11/23/2021 11:27 AM
County Counsel Hope Welton 11/23/2021 11:29 AM
Madison York Madison York 11/24/2021 09:33 AM
Elisa Sabatini Elisa Sabatini 11/29/2021 02:08 PM
Form Started By: JD Trebec Started On: 11/12/2021 03:14 PM
Final Approval Date: 11/29/2021

    

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