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Time Set 10.
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| Planning Commission |
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| Information |
| SUBJECT |
| ZF #2018-0096: Planning Commission recommendation to the Board of Supervisors on a request for a proposed Lot Line Adjustment (LLA) and Zone Boundary Adjustment (ZBA) approximately a quarter-mile southwest of the unincorporated community of Esparto, at the intersection of County Road 83A and County Road 23 (APNs: 049-200-001 and 049-200-002). A Categorical Exemption will be prepared for the project. (Applicant/Owner: Chris Lerch/Carol Brehm) (Planner: C. Tschudin) |
| SUMMARY |
| FILE # 2018-0096: Kuppenbender Lot Line Adjustment and Zone Boundary Adjustment |
APPLICANT:
Chris Lerch
608 Court Street
Woodland, CA 95695 |
OWNER:
Carol Brehm
PO Box 1885
West Sacramento, CA 95691 |
LOCATION:
23505 County Road 23,
Esparto, CA 95627
Approximately 0.25 miles southwest of Esparto
(APNs: 049-200-001 and -002)
GENERAL PLAN: Agriculture (AG)
ZONING: Agriculture Extensive (A-X) and Agricultural Intensive (A-N)
SUPERVISORIAL DISTRICT: Chamberlain (District 5) |
SOILS:
Capay silty clay 0 percent slopes (CA),
Hillgate loam 0 to 2% slopes (HcA),
Sehorn-Balcom complex 2 to 15 % slopes (SmD),
Sehorn-Balcom complex 15 to 30% slopes (SmE2),
Sehord Balcom complex 30 to 50% slopes (SmF2),
Tehama loam 0 to 2 slopes, loamy substratum (TaA),
Corning gravelly loam 0 to 12% slopes (CtD2)
FLOOD ZONE: X
FIRE SEVERITY ZONE: Moderate |
| ENVIRONMENTAL DETERMINATION: Categorical Exemption '15305' |
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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 CEQA Guidelines (Attachment B);
- Adopt the proposed ordinance rezoning 4.91-acres of land transferred between the adjusted parcels to Agricultural Intensive (A-N) from Agricultural Extensive (A-X) (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 to adjust the property lines between two contiguous agricultural parcels owned by the Kuppenbender family (applicant), located approximately 0.25-mile southwest of the unincorporated community of Esparto (see Att. A. Vicinity Map). The project parcels have different agricultural zoning classifications, requiring that the Lot Line Adjustment (LLA) be processed with a Zone Boundary Adjustment (ZBA). Approval of the proposed LLA and ZBA would shift 4.91-acres of Agricultural Extensive (A-X) zoned land to the Agricultural Intensive (A-N) Zone.
There is no development on either parcel except for a cell tower and an unoccupied 187 square foot communications building on APN 049-200-002, to serve an underground telecommunication line for AT&T.
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| PROJECT DESCRIPTION |
As indicated above, the applicants would like to adjust the property lines between the agriculturally-zoned parcels, that would result in the transfer 4.91-acres from the Agricultural Extensive (A-X) Zone to the Agricultural Intensive (A-N) Zone. The applicant’s request also includes recognition of three underlying legal parcels on the A-N zoned property (APN: 049-200-002), which has been verified by reviewing the chain of title report. Thus, approval of the proposed LLA/ZBA would result in one 65.0-acre Agricultural Extensive (A-X) zoned parcel, and two 31.680-acre parcels and one 9.385-acre parcel in the Agricultural Intensive (A-N) Zone.
There is no proposed development with the project, and the property is not under Williamson Act contract. The property owners are seeking to adjust the property lines to a more desirable configuration for estate planning purposes.
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| ANALYSIS |
The differences between the Agricultural Intensive (A-N) and Agricultural Extensive (A-X) Zones primarily have to do with soil quality, water availability, and topography. A-N zoning is reserved for parcels of land best suited for intensive agriculture, and they are typically associated with high soil quality, water availability, and flat topography. A-X zoning is applied to parcels less suited for intensive agriculture and are often connected with foothill locations. The A-X zoned parcel (APN 049-200-001) is the more westerly of the two project parcels, located at the base of the Blue Ridge Mountains that separate Napa County from Yolo County. The A-N zoned parcel (APN 049-200-002) marks the transition between A-X and A-N zoning that distinguishes the beginning of the flat topography stretching east across the County. An analysis of the soils in the area showed that the Sehorn-Balcom soils are located on both of the project parcels indicating that the two parcels share a similar soil profile. Neither parcel is actively farmed, so a minor shift in the lot line between the two parcels will not affect the physical environment or change how the property can be developed.
To conclude, the proposed lot line adjustment would shift a minor amount of land between parcels located in different agricultural zones, but containing similar soil profiles and the same General Plan land use designation of Agriculture (AG). Zone Boundary Adjustments are defined as those applications that do not change the land in each zone by more than ten (10) percent, or a maximum of five (5) acres, and do not increase the intensity of land use allowed by the General Plan and zoning by more than ten (10) percent.
Staff recommends adoption of the Categorical Exemption and approval of the LLA/ZBA as it has been found to be in compliance with the 2030 Countywide General Plan, County Zoning Code, and the Subdivision Map Act. Approval of the lot line adjustment would allow for the applicants to achieve estate planning goals. Any future development proposed as a result of the LLA/ZBA will require separate staff review.
A Request for Comments notice was prepared and circulated for the proposed project from January 16, 2019 to February 7, 2019. No significant comments were received. The Esparto Citizens Advisory Committee recommended approval of the project at a special meeting held on February 12, 2019. County Counsel has reviewed the proposed 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.
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