The Planning Commission approved the subdivision following a public hearing on January 18, 2018. The proposed Tentative Subdivision Map would re-establish six lots that were originally created when the Country West Unit No. 2 subdivision was approved in 2000. The six lots were voluntarily merged into three parcels at the applicant’s request in 2005.
This requested action would reverse the merger of parcels. The parcels have been owned by Yolo County Housing since the creation of the subdivision. The six new lots would range in size from 3,692 square feet to 4,873 square feet, measuring either 35 or 45 feet in front by 105.5 to 111 feet in length. The parcels are designated Residential Low in the General Plan and zoned Low Density Residential/Planned Development 48 (R-L/PD-48).
The project will receive water and wastewater services from Esparto Community Services District. The proposed subdivision is consistent with the applicable standards set forth in Title 8, Chapter 1, Article 3 of the Yolo County Code (Subdivision Map Requirements) and the State Subdivision Map Act, as discussed in Attachment B (Findings).
PROJECT DESCRIPTION
The application is a request for approval of a Tentative Subdivision Map to divide three separate corner parcels located within an existing subdivision into six lots. The parcels lie within the Town of Esparto and were originally part of the Country West Unit No. 2 subdivision, which was approved in 2000. The property has been owned by Yolo County Housing since the creation of the
subdivision.
The three parcels were originally created as six lots that were designated for affordable housing. In 2005, Yolo Housing submitted an application to merge the six lots into three parcels, anticipating that farmworker duplexes would be constructed on each lot. Now, Yolo Housing wishes to reestablish the six separate small lots so that they may be developed with small affordable single-family homes.
The current configuration is three separate 0.20–acre parcels: Parcel 1 (APN: 049-502-016), located at the corner of Campos Drive and Monroe Street; Parcel 2 (APN: 049-504-015), located at the corner of Grafton Street and Campos Drive; and Parcel 3 (APN: 049-503-018), located at the corner of Craig Street and Wyatt Way.
The six new lots would range in size from 3,692 square feet to 4,873 square feet, measuring either 35 or 45 feet in front by 105.51 to 110.98 feet in length (see Attachment A). The parcels are currently undeveloped and would receive water and sewer services from the Esparto Community Services District. The parcels are designated Low Residential in the General Plan and zoned Low Density Residential/Planned Development (R-L/PD-48).
ANALYSIS
The proposed Tentative Subdivision Map would re-establish six lots that were voluntarily merged into three parcels at the applicant’s request in 2005. An Initial Study conducted for the proposed project found no significant impacts. Although no dwelling units have been constructed on the three parcels as of this date, the sites have been graded, infrastructure including streets and sidewalks have already been installed for the subdivision, and all the other lots have been developed. Water and sewer services are available from the Esparto Community Services District. The parcels lie outside any mapped 100-year floodplain. Due to the lack of significant impacts to the environment or community, the Initial Study resulted in a Negative Declaration (Attachment E).
The proposed project is consistent with the General Plan and Zoning Code. The 2030 Countywide General Plan designation for the parcels is Residential Low (RL) which consists primarily of single family residential densities with densities from 1 to 10 units per acre. The parcels are zoned Low Density Residential which follows the General Plan designation.
The land division is compatible with surrounding land uses which are small single-family residences. The Planned Development-48 (PD-48) overlay zone for the parcels specifies that the original six attached residential lots were allowed a minimum area of 3,500 square feet per unit. This exception was made to allow for smaller more affordable units.
The proposed Tentative Subdivision Map was reviewed by the Esparto Citizens Advisory Committee (ECAC) and made available for public comment during an initial 30-day public review period for the Initial Study/Negative Declaration from December 7, 2017 to January 7, 2018. One comment has been received expressing concern with the small size of the lots. Comments received to date are included in Attachment D.
At their meeting on December 12, 2017, the ECAC discussed the project and did not adopt a recommendation (see draft minutes of the ECAC meeting in Attachment D). Some members of the committee felt that the current concept of three parcels developed with duplexes rather than six separate small single-family residences would be preferable. The ECAC continued discussion of the application at their meeting on January 16, 2018 and approved the project with a divided 4 to 3 vote.
|