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Time Set 13.
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| Planning Commission |
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| Information |
| SUBJECT |
9:45 a.m. WORKSHOP
ZF #2012-0032: Public workshop on the update of one section of the Yolo County zoning and related regulations (Title 8 of the Yolo County Code) that has been slightly revised since the Planning Commission took action to approve it with a “straw vote.” The section is Article 9: Specific Plan, Planned Development, and the Overlay Zones. The proposed revision would enact the Planned Development (PD) zone as an overlay zone, not a primary zone. Owner/Applicant: Yolo County (E. Parfrey)
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| SUMMARY |
FILE # ZF 2012-0032 Update of one section of the Yolo County zoning and related regulations
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APPLICANT: Yolo County
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OWNER: numerous |
LOCATION: applies to all properties in the unincorporated area
GENERAL PLAN: all land use designations
ZONING: all zones
SUPERVISORIAL DISTRICT: all |
SOILS: all
FLOOD ZONE: all
FIRE SEVERITY ZONE: all |
| ENVIRONMENTAL DETERMINATION: TBD |
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| RECOMMENDED ACTION |
That the Planning Commission:
1. Hold a workshop and consider public comments on the slightly revised update of Article 9: Specific Plan, Planned Development, and the Overlay Zones, of Title 8 in the County Code (Attachment A);
2. Give direction to staff on any further revision to the Article;
3. Take an informal “straw vote” to recommend approval of the revision to Article 9 if the Commission believes it to be substantially complete;
4. Direct staff to refer the revised Article 9 to the citizens advisory committees and other interested parties for their further review and comment; and
5. Direct staff to return to the Planning Commission at a future date after a CEQA document has been prepared for a formal recommendation on all of the updated zoning regulations to the Board of Supervisors.
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| REASONS FOR RECOMMENDED ACTIONS |
Staff recommends that existing and future Planned Development zones be applied as an overlay zone, not as a primary zone as previously written in the draft Zoning Code Update.
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| BACKGROUND |
The Planning Commission previously reviewed portions of the Zoning Code Update including Article 9: Specific Plan, Planned Development, and Overlay Zones, and voted by "straw vote" to accept the document as adequate and refer it to advisory committees and interested parties for review. Since then, staff has re-evaluated the role of existing and new proposed Planned Development ordinances and has concluded that the PD zone should be applied as an overlay zone, not a base, primary zone. Staff is requesting that the Commission reconsider the Article 9 draft and agree to this change.
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| PROJECT DESCRIPTION |
Use of a PD zone process requires the rezoning of a parcel or parcels from the existing base zone to the base zone overlain with a uniquely defined PD zone with its own number identification (such as PD-45). A PD zone must be generally consistent with its associated base, e.g., residential or commercial. PD zoning is not intended for agricultural zones or uses.
Many of the Planned Development projects in Yolo County were approved decades ago and have since been developed. These completed projects have been rezoned to their appropriate base zones, based on developed densities and uses, and the PD regulations have been rescinded, unless they are still relevant.
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| ANALYSIS |
Staff recommends that the previous Article 9 draft be revised to include the Planned Development zone as an overlay zone (Attachment A). As noted above, certain subdivisions in Yolo County that were approved decades ago and have since been developed are proposed to keep their unique PD overlay zoning, because the PD zoning retains unique design or other criteria that should be applied for future building permits. These mostly built out subdivisions include PD-25 (Binning Farms); PD-47 (North Davis Meadows); PD-45 (Wild Wings), and some subdivisions in Esparto. These subdivisions would be rezoned to the new Low Density Residential zone (R-L) coupled with their unique PD overlay zone. Other PD zones to be retained include subdivisions that have not yet been constructed in Esparto and elsewhere. All the remaining constructed subdivisions with a PD zone are proposed to be zoned with the R-L zone only.
"B" Overlay Zone: One of the Last Issues
One of the remaining issues still to be resolved through the Zoning Code Update is how to revise the existing "B" overlay zone that is found in the current zoning regulations. The "B" overlay is a Special Building Site Combining zone that is applied to land areas "where existing and proposed development, topography, soil conditions, and/or availability of public facilities, utilities, and services indicates a need for building sites of greater areas than otherwise permitted in the zone." The primary restriction in Yolo County is a minimum parcel size for parcels that do not have access to public water and public wastewater treatment services. There are numerous areas within the unincorporated area where homes and businesses must rely private wells and private septic/leachfield systems. In these areas, such as Capay Valley, the Hardwoods in Dunnigan, and Willowbank in south Davis, the existing zoning regulations apply a "B" overlay zone that sets a minimum parcel size of usually one acre for purposes of issuing a building permit for homes.
The County Environmental Health Division is responsible for setting these minimum parcel size restrictions in compliance with State laws that set standards for on-site sewage disposal and private water wells. Planning and Public Works and Environmental Health must coordinate efforts to revise the Special Building regulations for the "B" overlay zone in the coming months. In the meantime, a placeholder has been inserted into Article 9 Specific Plan, Planned Development and Overlay Zones with some of the existing "B" zone text from our current zoning code. A footnote has also been added to the Development Requirements tables in Article 5 (Residential Zones), Article 6 (Commercial Zones), Article 7 (Industrial Zones), Article 8 (Public and Open Space Zones), and Article 9 (Specific Plan and Overlay Zones), to alert applicants and readers that minimum parcel size building regulations apply to areas that do not have access to public water and/or sewer services.
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