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Time Set # 30.
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| Board of Supervisors |
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| Subject |
| Hold a public hearing to consider a request to amend Tentative Subdivision Map No. 4655 and adopt ordinance approving the Development Agreement for the ‘Orciouli’ Residential Subdivision, located in the town of Esparto (APN 049-150-040). (No general fund impact) (Echiburu/Trebec) |
| Recommended Action |
- Hold a public hearing to consider a request to amend Tentative Subdivision Map No. 4655 and associated Development Agreement for the ‘Orciouli’ Residential Subdivision, located in the town of Esparto (APN 049-150-040);
- Approve an Addendum to the previously certified Environmental Impact Report (EIR) as the appropriate level of environmental review in accordance with the California Environmental Quality Act (CEQA) and Guidelines (Attachment D);
- Adopt the proposed Findings (Attachment E);
- Approve an amendment to Tentative Subdivision Map #4655 in accordance with the Conditions of Approval (Attachments B and F);
- Adopt an ordinance approving the amended Development Agreement for the Orciuoli Tentative Subdivision Map (Attachment C); and
- Direct the Clerk of the Board of Supervisors to record amendment.
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| Strategic Plan Goal(s) |
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Robust Economy |
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| Reason for Recommended Action/Background |
REASONS FOR RECOMMENDATION ACTIONS
The proposed Project would achieve a number of benefits for the community of Esparto and the County. Additional housing would help alleviate the high demand for housing, including affordable housing options, and further County Strategic Plan goals to reduce barriers to affordable housing and support the rural economy. The Project would also facilitate improvement of the distribution system for public water at the western end of the community. Furthermore, the applicant has agreed to a number of community benefits in the Development Agreement including the provision of affordable rental housing, community parks, and other services and amenities.
BACKGROUND
On September 25, 2007, the Yolo County Board of Supervisors approved the Orciuoli Residential Project consisting of a Tentative Subdivision Map (TSM No. 4655), General Plan Amendment (GPA), Rezoning, and Development Agreement (DA). The Project is located on approximately 45.6 acres of land in the northwestern corner of Esparto between State Route 16 to the north and Duncan Drive to the south (Attachment A). The Parker Place subdivision is the eastern boundary of the subdivision and the Winters Canal forms the western limit of residential development with a 5-acre portion west of the canal to be dedicated for public services provided by the Esparto Community Services District. The parcel had previously been designated as Agriculture, but the General Plan designation was changed to Low Density Residential and the property was rezoned from Agricultural Preserve (A-P) to Low Density Residential with a Planned Development overlay (R-L/PD-59) in 2007.
The approved Tentative Subdivision Map (TSM #4655) consists of 180 single-family residential lots, parks, multi-use paths, a stormwater detention basin, extension of utilities, increased water supply, and dedication of right-of-way and public land. An extension of Cowell Drive from Duncan Drive to State Route 16 provides access through the subdivision. The Development Agreement set a 10-year term for the Project and included developer obligations such as parks and access paths, a community sign, energy efficiency and visitability requirements, construction of an offsite gas station and retail/office building, land dedications, and agricultural worker housing, and “fair share” contributions to construction of the Alpha Street extension and bridge.
The Board of Supervisors approved amendments to the Development Agreement in 2017 to extend the expiration date and again in 2019 to extend the term and transfer the requirement for construction of a gas station and retail/office building to another approved, but undeveloped, residential project in Esparto (E. Parker Residential Subdivision) owned by the Yocha Dehe Wintun Nation.
The Final Map for the Orciouli Residential Subdivision has not yet been approved and the applicant wishes to make minor changes to the approved Tentative Map to improve traffic circulation and provide an apartment complex with affordable rentals. The proposed changes include reconfiguring the property from 180 single-family lots to 120 single-family residential lots and utilizing a 2.5-acre parcel for multi-family apartments to provide 60 rental units with 18 restricted for low-income and 18 for moderate-income levels. The two small neighborhood parks located on the main roadway are combined and located south of the apartments at the west end of the project. The community park and detention basin are to remain the same, as are the multi-use paths and utility expansions (Attachment B).
The Development Agreement is updated to reflect changes since the original project approval. The following table addresses the current developer obligations and changes proposed for the DA:
| Current DA Obligation |
Proposed Changes |
Reason |
| A. Parks: A three-acre Community Park and two 4,000-sf neighborhood parks with amenities |
The Community park stays the same. The two neighborhood parks are combined and relocated adjacent to the apartments. |
The smaller parks were split by a major road. The new location would be less exposed to car traffic and closer to multi-family housing. |
| B. Park Fees: In-lieu fees waived for above improvements. |
No Change |
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| C. School Access: Multi-use path with amenities leading west to offsite right of way. |
References to school removed. Amenities to be rolled into neighborhood park. |
No current plans for a school west of 85B, but a trail to Capay is planned. |
| D. Monument Sign: Community sign located along eastbound SR 16. |
No Change |
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| E. Energy Efficiency and Solar Energy: Efficiency to exceed state requirements. South facing roofs to be solar ready and photovoltaic system offered at cost. |
Remove |
State building standards now exceed what was previously required. |
| F. Visitability: Various accessibility features required or offered at no additional charge |
No Change |
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| G. Property West of Canal: Five acres to be dedicated to the County for public use. |
No Change |
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| H. Agricultural Worker Affordable Housing: Thirty-six for-sale houses with half for low-income and half for moderate-income. |
Thirty-six apartment rentals to be required under separate Inclusionary Housing Agreement |
Esparto has a great need for affordable rentals. For-sale inclusionary housing requirements not economically feasible; price constraints on future sale of deed restricted homes. |
| I. Site Plan Changes: Removal of cul-de-sacs |
Remove |
Changes incorporated into amended map |
| J. Traffic Mitigation: Contribution to Alpha Street bridge |
Remove |
More recent traffic studies find this bridge unnecessary and undesired. |
| K. Agricultural Mitigation: Agricultural easement of 38.4 acres dedicated |
Remove |
This mitigation requirement, found in the Conditions of Approval, has been satisfied. |
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| Collaborations (including Board advisory groups and external partner agencies) |
Staff has worked, and continues to work, closely with various agencies affected by the Project. In particular, the Esparto Community Services District (ECSD) has been actively involved in providing feedback to ensure that public water and sewer services needs are met. Yolo County Flood Control and Water Conservation District has facilities in the area that require coordination to ensure protection of services. Yolo County Housing provides advice and resources on affordable housing options. County Counsel was consulted throughout the process and has approved the amended DA as to form.
The Esparto Citizens Advisory Committee (ECAC) reviewed the proposed amendments to the Orciouli Residential Subdivision at their regular meeting on April 21, 2020. Concerns included traffic speeds on Cowell Street and protection of oaks along the canal. The ECAC unanimously recommend approval of the proposed changes to the Project, with a request for speed humps on Cowell Street. The Public Works Division is reviewing the traffic calming request.
The Planning Commission reviewed the Project over two meetings on June 11 and July 9, 2020 (Attachment G). Discussion included the type of inclusionary housing provided, landscaping, recreational facilities, and alternative transportation facilities. The Planning Commission voted unanimously 7-0 to recommend approval of the Project to the Board of Supervisors. Staff supports the Planning Commission's recommendation to approve an amendment to Tentative Subdivision Map No. 4655 and associated Development Agreement for the Orciouli Residential Subdivision in Esparto. |
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