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Regular-Community Services # 23.
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| Board of Supervisors |
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| Subject |
Hold public hearing on a proposed request for a Lot Line Adjustment and Zone Boundary Adjustment between an Agricultural Extensive (A-X) zoned parcel and an Agricultural Intensive (A-N) zoned parcel, located approximately a quarter-mile southwest of the unincorporated community of Esparto (APNs: 049-200-001 and 049-200-002). A Categorical Exemption has been prepared for the project. (No general fund impact) (Echiburu/Tschudin)
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| Recommended Action |
- Hold a public hearing;
- 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 4.91-acres of land transferred from the Agricultural Extensive (A-X) Zone to the Agricultural Intensive (A-N) Zone (Attachment C); and
- Adopt the resolution for the Lot Line Adjustment subject to Findings and Conditions of Approval (Attachment D).
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| Strategic Plan Goal(s) |
Thriving Residents
Flourishing Agriculture |
| Reason for Recommended Action/Background |
Project Description
The project is a request to adjust property lines between two contiguous parcels owned by the Kuppenbender family (applicant). The project parcels have different agricultural zoning classifications, requiring that the Lot Line Adjustment (LLA) be processed with a Zone Boundary Adjustment (ZBA). The proposed adjustment would shift 4.91-acres of Agricultural Extensive (A-X) zoned land to the Agricultural Intensive (A-N) Zone. The applicant’s request also includes recognition of three underlying legal parcels on the A-N zoned parcel, which has been verified by reviewing a certified chain of title for the property. Approval of the LLA/ZBA would result in one 65-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 (Attachment A).
There is no proposed development and no additional parcels will be created. The parcels are under Williamson Act and will remain under contract. The property owners are seeking to adjust the property lines to a more desirable configuration for estate planning purposes.
Background
Zone Boundary Adjustments (ZBA) are defined as those zoning adjustments that do not change the acreage of land in each zone by more than ten percent, or a maximum of five acres, and do not increase the intensity of land use allowed by the General Plan and zoning by more than ten percent.
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 are typically associated with high soil quality, water availability, and flat topography. A-X zoning is applied to those parcels less suited for intensive agriculture and are often connected to 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 from Yolo County. The A-N zoned parcels (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 review of the soils in the area showed that both parcels share a similar soil profile. Neither of the parcels is actively farmed, so the shift would not affect the physical environment or change how the property could be developed.
Staff recommendation
The project is a minor shift of 4.91-acres between the A-X and A-N zoning classifications. Staff recommends adoption of the Categorical Exemption and approval of the LLA/ZBA as it would allow the applicants to achieve their estate planning goals and has been found to be in compliance with the the 2030 Countywide General Plan, County Zoning Code, and the Subdivision Map Act. No development is proposed, and any future development will require a separate staff review. |
| Collaborations (including Board advisory groups and external partner agencies) |
| 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. The Planning Commission recommended approval at the March 14, 2019, public hearing (Attachment E). County Counsel has reviewed the rezoning ordinance as to form. |
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| Fiscal Impact |
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| Source of Funds for this Expenditure |
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Explanation (Expenditure and/or Revenue) |
| Further explanation as needed: |
| No fiscal impact. |
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