1. Hold a public hearing and consider public comments on the proposed Lot Line Adjustment and Zone Boundary Adjustment;
    
2. 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);
    
3. Adopt the proposed ordinance to adjust zoning boundary lines between a 5-acre Agricultural Commercial (A-C) zoned parcel and a 17-acre Agricultural Intensive (A-N)  zoned parcel for an equal exchange of land (Attachment C); and
    
4. Approve the Resolution for the Lot Line Adjustment subject to Findings and Conditions of Approval (Attachment D).

The proposed actions will address and better reflect existing uses on the subject parcels, which are located southwest of the City of Winters at 25635 State Highway 128 and 30660 Hoobyar Lane (APNs: 030-240-020 and 030-240-021), in order to finalize a previous Lot Line Adjustment request from 1991. The proposal involves completing an action that the applicant thought had been finalized upon purchase of the property in 1992. Until recently, the owner of the five-acre Agricultural Commercial (A-C) zoned property and the owner of the 17-acre Agricultural Intensive (A-N) zoned property had been under the assumption that the parcels existed in their currently proposed configurations, as the properties are being assessed as such and permits have been issued accordingly. The proposed parcel configurations will not result in the creation of any new parcels but  will better satisfy the general purpose of their respective A-C and A-N zoning designations.

The Lot Line/Zone Boundary Adjustments involve two parcels: a 17-acre A-N zoned parcel and a five-acre A-C zoned parcel, and will result in an equal exchange of parcel acreage. The properties are located in the southwestern portion of the County, southwest of the City of Winters. Collectively, the parcels contain two rural residences, a shop, orchards, a market, and gas pumps. There is no development proposed with this application; however, it can be assumed that the newly configured A-C zoned parcel may be enhanced with agricultural commercial serving uses and the A-N parcel will continue in agricultural use, including use as a rural home site. See the attached Planning Commission staff report, dated September 8, 2016, detailing parcel chronology (Attachment E).

Currently, the five-acre A-C zoned parcel includes the Pardehsa Market and gas pumps (which are inactive), a shop, and a manufactured home that was installed in 1997 (but permitted and assessed on the 17-acre parcel). The 17-acre A-N zoned parcel includes open land, orchards, and a rural residence located in the southeast corner of the property. The LLA will result in parcel configurations that, up until recently, the owners believed existed at the time of their respective purchases, particularly since the 1997 home was permitted and is assessed as such. Thus, the five-acre parcel will include the Pardehsa Market and gas pumps, and the 17-acre parcel will consist of the rural residence, as well as the ancillary manufactured home, and a shop.

Reconfiguration of the parcels will require a Rezone to adjust the new boundary lines between the A-C Zone and the A-N Zone. The  LLA/Rezone will not result in the creation of any new parcels and there will be an equal exchange of parcel acreage. The properties are not under the Williamson Act. Staff recommends approval of the Lot Line Adjustment and Zone Boundary Adjustment, as this would better align with how the properties have historically been used, how they've been permitted, and how they've been assessed. It would also allow for more efficient use of each property, particularly if the existing market were to reopen, or a future agricultural commercial use was proposed on the newly configured A-C zoned parcel.

A Request for Comments was routed for the proposed project from July 20, 2016, to August 12, 2016. Comments were received by the Environmental Health Division which have been forwarded to the applicant and include a requirement to disconnect the store from the well. Environmental Health records indicate that the water well is shared by the store, which is no longer in operation, and the manufactured home. The proposed Lot Line/Zone Boundary Adjustment will place the well on the A-N property containing the manufactured home, in compliance with an Environmental Health requirement that the water supply source be located on the same parcel as the dwelling served. A condition of approval requires that the well be disconnected from the store and a new well drilled if the store or any other use is proposed.

The Agricultural Commissioner and Yolo Habitat Conservancy had no comments. The City of Winters also provided no comments. LAFCo, the Sheriff's Department, and Winters Fire District had no issues with the proposal. At their meeting on September 8, 2016, the Planning Commission unanimously voted to recommend approval of the project. The County Counsel's Office has reviewed the proposed ordinance as to form.