Adopt Resolution of Acceptance of Parcel Map No. 5246 to create two parcels from one 73.11-acre parcel in the unincorporated area of Yolo County. (No general fund impact) (Lindbo/Tschudin)

On June 13, 2024, the Yolo County Planning Commission approved the Pylman Tentative Parcel Map and Variance request to divide an existing 73.11-acre parcel into two parcels of 58.183-acres (‘Parcel 1’) and 14.926-acres (‘Parcel 2’), located in the agricultural area approximately 0.5-mile southwest of the town of Clarksburg. The Planning Commission determined the project exempt from the California Environmental Quality Act pursuant to Section 15601(b)(3) of the CEQA Guidelines. The existing 73.11-acre parcel was previously bisected by the construction of Netherlands Ave in the early 1900s and is currently identified by two Assessor’s Parcel Numbers (APNs 043-220-013 and -015). Approval of Parcel Map 5246 will have the effect of recognizing the two Assessor's Parcels as the legal boundaries of the resultant parcels.

The Project site is designated as Agriculture (AG) in the 2030 Countywide General Plan and zoned Agricultural Intensive (A-N)/Clarksburg Agricultural District (CAD) Overlay. The minimum parcel size for newly created A-N zoned parcels is 40 acres if planted in permanent crops such as grapes. Because the resultant ‘Parcel 2’ does not satisfy the minimum acreage requirements for newly created A-N parcels, the applicant requested a Variance to create a substandard-sized A-N zoned parcel. The proposed ‘Parcel 1’ is planted in 52 acres of chenin blanc and the proposed ‘Parcel 2’ contains a 7-acre vineyard of merlot.

The applicant’s family has lived in Clarksburg and owned the property since the early 1900s. The proposed ‘Parcel 1’ contains five residences, other agricultural structures, and serves as the original family homestead. ‘Parcel 1’ is located on the north side of Netherlands Ave and ‘Parcel 2’ is located on the south side. In 2008, under the belief that the two Assessor's Parcels were separate legal lots, the applicant applied for and was issued a building permit to construct a new residence on the proposed ‘Parcel 2’. Construction of the home was completed in 2010. The property is in Flood Zone A, as per the revised 2010 FEMA mapping, and pursuant to flood insurance provisions, the applicant must ensure all structures within the legal boundaries of the 73.11-acre parcel receive coverage. As such, the applicant is required to insure the five residences on ‘Parcel 1’, the agricultural structures, and the newer home on ‘Parcel 2’. By dividing the 73.11-acre parcel into two legal lots that correspond with the existing Assessor’s Parcel boundaries, the applicant will be able to separately insure the single residence built on the proposed 'Parcel 2' and drastically reduce the financial burden associated with flood insurance.  The five homes on 'Parcel 1' do not have mortgages.

The project request was reviewed for consistency with the spirit and intent or the 2030 Countywide General Plan, the Clarksburg Area Community Plan, and the County Zoning Code. The June 13, 2024, Planning Commission Staff report is included as Attachment D and provides further details on the unique circumstances resulting in the request for a Tentative Parcel Map and Variance. The Planning Commission took into consideration the physical division of the property by the construction of Netherlands Ave in the early 1900s, as well as the established residential home site development on both Assessor's Parcels, prior to making findings for approval of the Tentative Map and Variance requests. The project was also reviewed by the Clarksburg Citizens Advisory Committee who voted unanimously to approve the request.

Acceptance of Parcel Map 5246 to create a substandard-sized A-N parcel will alleviate the financial burden associated with insuring the 2010 home, previously approved by the County.  Currently, the insurance costs result in approximately $25,000 annually ($750,000 over the course of a 30-year mortgage) that would be drastically reduced if 'Parcel 2' is legalized as a separate lot. Acceptance of Parcel Map 5246 will not result in any new home sites, but will allow the applicant to remain in the area, while continuing to farm wine grapes and contributing to the Clarksburg wine industry.

Parcel Map 5246 was deemed technically correct by the County Surveyor on February 21, 2025. Staff supports the approval of the project request. In this particular instance, legalizing a substandard-sized agricultural parcel will support County planning policies aimed at maintaining agriculture as the core of the County’s identity and supporting its residents that live and work within the Delta. Policy AG-6.2 of the Countywide General Plan speaks directly to the project request: Advance the economic and cultural vitality of heritage or legacy communities in the Delta, such as Clarksburg. Other policies in the Land Use and Community Character Element recognize the unique land use constraints and interests of the Delta area and seek to promote the economic and social sustainability of the town of Clarksburg, and the viability of the rural Clarksburg Agricultural District.

Pursuant to Section 15268 of the California Environmental Quality Act (CEQA) Guidelines, the approval of a parcel map is exempt from the requirements of CEQA as a ministerial project.

Clarksburg Citizens Advisory Committee

Yolo County Planning Commission

Office of the County Counsel