Hold public hearing and consider a request to amend Tentative Subdivision Map No. 4691 and Development Agreement for the 'Story' Residential Subdivision located in the town of Esparto (APN: 049-250-009), and adopt an ordinance to rezone the project site to remove the Planned Development No. 61 Overlay Zone. An Addendum to the previously adopted Mitigated Negative Declaration (SCH# 2007012125) has been prepared for the project. (No general fund impact) (Echiburu/Trebec)

On October 23, 2007, the Yolo County Board of Supervisors approved the Story Residential Project consisting of a Tentative Subdivision Map, Planned Development No. 61 (PD-61) Overlay Zone, and Development Agreement. The Project is located on approximately 17.25 acres of land in northern Esparto at the southeast corner of the intersection at County Road 20X and County Road 87. Access is provided via Durst Place to County Road 20X and via Winters Street, which runs from County Road 20X through to Woodland Avenue to the south. The parcel is designated as Residential Low Density (RL) in the 2030 Countywide General Plan and zoned Low Density Residential (R-L) with a Planned Development overlay (R-L/PD-61).

The approved Tentative Subdivision Map (TSM #4691) consists of 78 single-family residential lots, a tot lot, a stormwater detention basin, extension of utilities, and dedication of right-of-way and public land. The Development Agreement set a 10-year term for the Project and specifies developer obligations, including a donation of $125,000 to Yolo Avenue street improvements, "visitability" (i.e. physical access) requirements for homes, and construction of the Alpha Street bridge and extension.The Board of Supervisors approved amendments to the Development Agreement in 2017, 2019, and 2021 to extend the expiration date of the agreement, which is currently set to expire in December 2023.

A Final Map has not been prepared and the Project site (and entitlements) was bought by a new developer in 2021. The developer has agreed to make changes to the approved Project to create an agricultural buffer along the eastern boundary after an adjacent parcel was re-designated from Rural Residential (RR) land use to Agriculture (AG) in the 2019 Esparto Community Plan update. The Agricultural Commissioner has reviewed the amendments to the development and indicated no concerns with the proposed changes to the map.

To account for the loss of five lots to accommodate the buffer, two lots have been created into the block just to the west of the buffer and two lots would replace the tot lot parcel at the southwest corner of the Project. The tot lot/park would be moved to the eastern end of the subdivision. The detention basin is to remain at the same size and location. Several lots have been identified to be developed with fourplexes, which would have two- to three-bedroom for-sale condominiums and some of those units would be designated to meet Inclusionary Housing Ordinance requirements. At least eight of the for-sale condominium units would be deed restricted to be affordable for moderate-income buyers and eight of the units would be deed restricted to be affordable to low-income buyers. The affordability restriction for for-sale dwelling units is to remain in place at least 20 years. 

The Development Agreement is proposed to be amended to extend the term and remove the obligation to extend Alpha Street to State Route 16 based on a recent traffic study and community input that found the extension unnecessary and undesirable.

The final proposed change to the approved Project is the removal of the PD-61 Overlay Zone. The adopted PD-61 overlay for the Story subdivision uses outdated code references as well as permit requirements and minimum residential size requirements that conflict with recently enacted State laws. Removing the PD overlay would better facilitate Planning review and serve to implement State required updates to residential zoning. 

The Planning Commission held a noticed public hearing on March 10, 2022, and voted 6:0 to recommend approval of amendments to the Project with a provision to update condition of approval (COA) #23 which addresses protection of cultural resources. The COA has been updated and can be referenced in Attachment E. The Planning Commission also discussed topics related to community involvement in the review of housing model design, use of drought tolerant landscaping, shade structures for the park, and funding for maintenance of the parks. The previously approved Project includes a specific park fee for Esparto that no longer exists. Instead, the Esparto Community Services District (ECSD), which would be responsible for the maintenance of the parks, trails, and public landscaping, would work with the developer through the Proposition 218 process to collect the required fees that would be carried over to the future owners of the lots in the subdivision.

Staff supports the Planning Commission's recommendation to approve the Project that will amend Tentative Subdivision Map No. 4691, associated Development Agreement, and Conditions of Approval, and remove the PD-61 Overlay Zone for the Story Residential Project. The Project would achieve a number of benefits for the community of Esparto and the County.  Additional housing would help alleviate the high demand for housing, provide affordable housing options, and further County Strategic Plan goals to reduce barriers to affordable housing and support the rural economy. The applicant has agreed to provide community benefits including the donation of funds for the improvement of Yolo Avenue.

Staff works closely with the various agencies affected by the Project. In particular, the Esparto Community Services District (ECSD) has been actively involved in providing feedback to ensure that utility service and public area maintenance needs are met. The Esparto Citizens Advisory Committee reviewed the proposed changes with a recommendation for approval to the Planning Commission. Yolo County Housing provides advice on affordable housing options. County Counsel consulted throughout the process and has approved the amended DA as to form.