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Conduct a noticed public hearing to approve an extension through December 13, 2018 for Tentative Subdivision Map No. S-01-03, Dove Creek Ranch Subdivision, located at the southwest terminus of Dove Creek Trail, subdividing the 80 acre project site in to 32 single family lots, ranging in size from 1.3 - 3.8 acres, with additional common lots, subject to the original adopted conditions of approval
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Published Notice Required? Yes _X__ No ___
Public Hearing Required? Yes _X__ No _ __
DEPARTMENTAL RECOMMENDATION:
Department of Resource Management recommends that the Board conduct a noticed public hearing to approve an extension through December 13, 2018 for Tentative Subdivision Map No. S-01-03, Dove Creek Ranch Subdivision, located at the southwest terminus of Dove Creek Trail, subdividing the 80 acre project site in to 32 single family lots, ranging in size from 1.3 - 3.8 acres, with additional common lots, subject to the original adopted conditions of approval.
SUMMARY:
Due to the real estate downturn, construction of Dove Creek Ranch Subdivision was delayed. The Tentative Map was originally approved for 2 years by the Board of Supervisors in 2005 and recent Senate and Assembly Bills have automatically extended the life of the approved map until December 13, 2016. The applicant applied for a two (2) year extension of the tentative map in 2016, which upon approval would extend the life of the tentative map to December 13, 2018. Construction of Dove Creek Ranch shall meet current code requirements such as Building, Fire and related improvements.
FINANCIAL IMPACT:
The cost of processing the application is borne by the applicant through application fees.
DISCUSSION:
Background:
The Dove Creek Ranch Subdivision, located at the southwest terminus of Dove Creek Trail (APN: 0105-080-460 & 470), involves the subdivision of an 80-acre site, into thirty-two (32) residential lots ranging in size from 1.3 to 3.8 acres, with additional common area parcels. Off-site right-of-way dedications and public street improvements to extend Dove Creek Trail to Peaceful Glen and Cantelow Road, and construction of two bridges to facilitate neighborhood circulation are also a part of the project approval. Other approved applications relating to the project include a rezoning petition (Z-01-03) to rezone the property from A-20 to RR-2.5, and a policy plan overlay (PP-01-03) to allow flexible lot sizes. Background information related to the 2005 review and approval such as the Board report, minutes, adopted rezone, Policy Plan Overlay and conditions of approval is contained in Attachment F.
The Board, on December 13, 2005, granted approval of the applications. The rezoning and Policy Plan Overlay District regulations took effect on January 13, 2006 and remain valid. The Tentative Subdivision Map, which is shown in Attachment D, was approved for a period of two years as per State Law, and amendments to state legislation provided further automatic extensions until December 13, 2016. The Tentative Map was approved subject to conditions included as Attachment B.
Update:
The applicant and current land owner, Dove Creek Trail LLC, applied for a two-year extension of the Tentative Subdivision Map in 2016. Due to a change in ownership and subsequent research into several alternative circulation designs, the scheduling of the extension request was delayed with mutual agreement between staff and the applicant. The extension request is now ready for consideration. The applicant is still investigating possible changes to the project, but desires to keep the current map active.
Under the Subdivision Map Act, discretionary extensions by local agencies and mandatory extensions are allowed. Mandatory extensions are the various Senate and Assembly Bills that the Legislature has enacted due to the economic downturn which extended the life of the Dove Creek Subdivision Map until December 13, 2016. Section 26-98.2 of the Solano County Subdivision Ordinance and Section 66452.6 (e) of the Subdivision Map Act, allows a subdivider to request one or more extensions for periods not exceeding a total of six (6) years. The Department of Resource Management practice is to grant extensions in two (2) year increments. A two year extension was previously approved in 2008; therefore, Dove Creek could potentially request one more extension in the future if the Board approves this request.
The application was filed in a timely manner, on November 3, 2016. No substantial changes have occurred to the project, the site or surrounding environment. No physical changes have occurred since the project was approved in 2005. Although the General Plan was comprehensively updated in 2008, the Tentative Map and conditions approved in 2005 are consistent with the updated General Plan.
The extension request has been reviewed by Public Works and Environmental Health Division without further comment. Staff recommends approval of the request without modifications to the adopted conditions of approval. Construction and development of Dove Creek Ranch shall meet current code requirements relative to Building, Fire and related improvements.
Environmental Review:
A Mitigated Negative Declaration and Mitigation Monitoring Program was previously adopted in 2005. Further environmental analysis is not required for this time extension.
ALTERNATIVES:
According to County Counsel, the Subdivision Map Act does not provide evaluation criteria to approve or deny a time extension. The Board may consider denial or shorter extension. However, staff does not recommend either action since no substantial changes have occurred to the project, site or surrounding environment or General Plan policies since the 2005 approval to warrant denial or shorter time extension. The map is eligible under State Law for an extension through 2018.
OTHER AGENCY INVOLVEMENT:
None.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION