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Time Set 9.
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| Planning Commission |
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| Information |
| SUBJECT |
| ZF #2018-0089: Public hearing on a proposed request for a Lot Line Adjustment and Rezone between two agriculturally zoned parcels, located approximately 5 miles north of the unincorporated community of Clarksburg (APNs: 044-060-034 and 044-060-041). A Categorical Exemption has been prepared for the project. Applicant/Owner: William and Louisa Correa. (Planner: C. Tschudin) |
| SUMMARY |
| FILE # 2018-0089: Correa Lot Line Adjustment and Rezone |
APPLICANT:
William and Louisa Correa
53757 S. River Road
Clarksburg, CA 95612 |
OWNER:
William and Louisa Correa
53757 S. River Road
Clarksburg, CA 95612 |
LOCATION:
53757 S. River Road,
approximately 5 miles north of Clarksburg
(APNs: 044-060-034 and 044-060-041)
GENERAL PLAN: Agriculture
ZONING: Agricultural Intensive (A-N)/Clarksburg Agricultural District Overlay (CADO)
SUPERVISORIAL DISTRICT: 1 |
SOILS:
Sycamore silt loam (So), Tyndall very fine sandy loam (Tb), Merritt silty clay loam (Mk)
FLOOD ZONE: A, AE
FIRE SEVERITY ZONE: Non-Wildland/Non-Urban |
| ENVIRONMENTAL DETERMINATION: Categorical Exemption Class 5, Minor Alterations in Land Use Limitations |
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| RECOMMENDED ACTION |
That the Planning Commission recommends that the Board of Supervisors:
- Determine that a Categorical Exemption is the appropriate level of environmental documentation in accordance with the California Environmental Quality Act (CEQA) and Guidelines (Attachment B);
- Adopt the proposed ordinance rezoning the 4.383-acre home-site parcel to Agricultural Residential (A-R) (Attachment C); and
- Approve the Resolution for the Lot Line Adjustment subject to Findings and Conditions of Approval (Attachment D).
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| BACKGROUND |
The project is a request for approval to adjust the property lines between two contiguous agricultural parcels, owned by the Correa’s (Applicant), to separate the home-site from the vineyard. Both parcels are located in the Agricultural Intensive (A-N) Zone and overlain by the Clarksburg Agricultural District Overlay (CADO) Zone.
The project site currently consists of one 36.32-acre parcel, identified as APN: 044-060-034, and one 27.06-acre parcel, identified as APN: 044-060-041. Both parcels are farmed as a single agricultural unit and planted in grape vines. The proposed lot line adjustment would result in a 4.383-acre parcel that contains the home-site, and a 58.999-acre vineyard parcel (Attachment A).
As per Section 8-2.401(f), Agricultural Home Site Parcels, of the County Code, a lot line adjustment may be approved to create an agricultural home site parcel in the Clarksburg Agricultural District Overlay Zone on two or more contiguous parcels provided the home-site parcel is rezoned to Agricultural Residential (A-R).
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| PROJECT DESCRIPTION |
As indicated above, the applicants would like to adjust the property lines between the two parcels to separate the home-site from the vineyard. The lot line adjustment proposes to reduce the home-site parcel, which is currently located on the 27.06-acre parcel, to a 4.383-acre home-site parcel (Parcel B) and will expand the vineyard to 58.999 acres (Parcel A). See Attachment A for parcel exhibits. In order to complete the lot line adjustment for approval, Parcel B would need to be rezoned to Agricultural Residential (A-R), per County Code Section 8-2.401(f). Parcel A, the vineyard parcel, would remain zoned Agricultural Intensive (A-N). Both parcels will retain the Clarksburg Agricultural District Overlay (CADO) zoning.
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| ANALYSIS |
The purpose of the Clarksburg Agricultural District Overlay Zone is to provide a set of regulations that overlay the base zoning on the parcels designated as Agriculture within the Clarksburg Area Community Plan, as reflected in the 2030 Countywide General Plan. The overlay is intended to streamline regulations and provide greater flexibility to the agricultural community in the plan area.
As mentioned above, County Code Section 8-2.401(f), Agricultural Home Site Parcels, allows for the creation of home-site parcels in the CADO Zone. No additional parcels will be created through the approval of the proposed lot line adjustment, and no additional development rights will be created. The home-site is required to be rezoned to Agricultural Residential (A-R) for the lot line adjustment to be approved. Parcel A, the proposed 58.999-acre vineyard parcel, could not be subdivided any further.
The A-R zoned home-site parcel would still be subject to the regulations of the CADO, and would receive the streamlined permitting but would likely not be able to develop any further due to environmental constraints, namely, a lack of developable space and its location in the flood zone. Any new development would have to comply with the County’s Flood Protection Ordinance and FEMA requirements, while adhering to setbacks from property lines, the levee, and septic systems.
As per County Code Section 8-2.401(f)(2), a lot line adjustment to create an agricultural home-site parcel shall be at least 2.5-acres in size, with a maximum area of 4.0 acres. The project’s proposed home-site totals 4.383-acres, which slightly exceeds the maximum area for agricultural home-site parcels. However, approximately one acre of the parcel is located on the east ride of South River Road and fronts the Sacramento River. This portion of the parcel could not be developed or used for home-site purposes due to setbacks from the levee and watercourse. Therefore, the approximately three-acre portion containing the residential use falls within the allowable range of acreage for agricultural home-sites.
The project is in compliance with the 2015 Clarksburg Area Community Plan and County's Land Development and Zoning regulations, and has been determined to be categorically exempt from the California Environmental Quality Act (Attachment B). Approval of the project would create the first Agricultural Residential (A-R) parcel in Yolo County, and allow for a provision of the Zoning Code to be exercised for the first time, without any associated development or change to the physical environment in the area. For the reasons listed above, staff recommends approval of the lot line adjustment, and rezone, as it would allow for a single agricultural unit to be located entirely on a single parcel, and for the applicant to remain a part of the Clarksburg community.
A Request for Comments notice was prepared and circulated for the proposed project from November 8, 2018 to December 8, 2018. No significant comments were received. The Clarksburg Citizens Advisory Committee recommended approval of the project at their January 9, 2019 regular meeting. Due to the project’s timing around the holiday season, a subsequent Courtesy Notice was sent on January 24, 2019, to property owners within 1,000’ of the project parcels’ property lines, inviting interested parties to submit questions or comments. No comments have been received to date.
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