title
Conduct a noticed public hearing to consider a request to extend the timeline to file the Small Lot Final Map for Major Subdivision Application No. S-21-01 (Wagner) for an additional 10 years, which proposes to divide 27 existing parcels into 322 separate residential parcels and multiple additional parcels for right-of-way, parks and open space, Village Green, Community Service uses, and stormwater detention areas, near the intersection of Green Valley Road and Mason Road north of the City of Fairfield within the Middle Green Valley Specific Plan area in unincorporated Solano County; Consider adopting a resolution approving the requested time extension; The original project approval was found to be exempt from additional environmental review as provided in CEQA Guidelines §15168 (c) with no additional CEQA compliance required
body
Published Notice Required? Yes _X__ No _ _
Public Hearing Required? Yes _X__ No _ _
DEPARTMENTAL RECOMMENDATION:
The Department of Resource Management recommends that the Board of Supervisors:
1) Conduct a noticed public hearing to consider a request to extend the timeline to file the Small Lot Final Map for Major Subdivision Application No. S-21-01 (Wagner) for an additional 10 years, which proposes to divide 27 existing parcels into 322 separate residential parcels and multiple additional parcels for right-of-way, parks and open space, Village Green, Community Service uses, and stormwater detention areas, near the intersection of Green Valley Road and Mason Road north of the City of Fairfield within the Middle Green Valley Specific Plan (MGVSP) area in unincorporated Solano County; and
2) Consider adopting a resolution approving the requested time extension.
SUMMARY:
The MGVSP (adopted in 2010 and amended in August 2017 and August 2021) encompasses approximately 1,900 acres north of the City of Fairfield city limits, near Green Valley and Mason Roads. The goal of the MGVSP is to provide a comprehensively planned, high quality, residential development of varying densities that honors and protects the ongoing agricultural activities and rural atmosphere of the area.
On October 4, 2022, the Board of Supervisors approved Major Subdivision Application S-21-01. S-21-01 included two specific entitlements to implement the MGVSP: 1) a Large Lot Tentative Subdivision Map (Large Lot Map); and 2) a Small Lot Tentative Subdivision Map (Small Lot Map). The Large Lot Final Map was recorded on December 19, 2023. The Small Lot Final Map has not been filed and will require more time to complete.
Pursuant to the Subdivision Map Act and the Solano County Subdivision Ordinance, the Small Lot Tentative Map included a standard condition of approval setting a twenty-four (24) month timeframe for filing the Final Map, with an expiration date of October 4, 2024. Consistent with Section 26-98.2 of the County Subdivision Ordinance and §66452.6 of the Subdivision Map Act, the applicant submitted a request for a 10-year time extension to file the Small Lot Final Map. The request was timely submitted on June 26, 2024, within the 24-month timeframe. This time extension request does not propose any changes to the project other than to extend the timeline by which the applicant must file the Small Lot Final map.
FINANCIAL IMPACT:
There is no direct fiscal impact associated with action on the time extension request. The costs associated with preparing the agenda item and processing the application are covered by the fees paid to the County by the applicant at the time the request was filed and through reimbursement for services rendered.
DISCUSSION:
On October 4, 2022, the Board approved the Large Lot Map, which proposed 27 large lots for the purposes of sale or transfer to developers for future subdivision. The Large Lot Map was not intended to include improvement plans or development but serves to provide the path forward for future develop through the Small Lot Map.
At the same time, the Board approved the Small Lot Map which proposed to further subdivide the land into small lots, once the Large Lot Map was recorded. The small lots would consist of 322 residential parcels located within two primary neighborhoods: Elkhorn (200 homes) and Nightingale (112 homes). Ten additional homesites are to be located in the Three Creeks area and the Green Valley corridor.
The Large Lot Final Map was recorded on December 19, 2023. However, the Small Lot Final Map has not been filed and will require considerably more time to complete. The infrastructure and improvement planning that is necessary cannot be accomplished within the originally allotted 24-month timeline. Other factors necessitating more time include ongoing litigation relating to water treatment, economic factors, and timelines associated with securing necessary federal and State agency resource permits.
Implementation of the MGVSP is subject to the terms and conditions of a Master Development Agreement (MDA). Section 66452.6 of the Subdivision Map Act provides that a tentative map on property subject to an MDA may be extended up to the term of the MDA. Here, the MDA expires in 2040. After consulting with staff, the applicant is requesting a time extension of 10 years, ending on October 4, 2034. If, after the 10-year term the applicant requires additional time, they may request this up to the year 2040.
Environmental Analysis
The original project approval of S-21-01 was found to be exempt from additional environmental review as provided in CEQA Guidelines §15168 (c). The proposal did not result in new significant impacts and no additional environmental review was required, though the applicant will be required to comply with each of the mitigation measures outlined in the Mitigation Monitoring and Reporting Program (MMRP). This includes sensitive species pre-construction surveys, tree mitigation, and securing any necessary regulatory permits (Army Corps 404 Permit for wetlands, Streambed Alteration Agreement from the California Department of Fish and Wildlife for impacts to creek crossings, etc.).
Again, this time extension request does not propose any changes to the project other than to extend the timeline by which the applicant must file the Small Lot Final map. As such, no additional CEQA compliance is necessary for this action.
Public Notice
Notice of a public hearing was both mailed to property owners within 300’ of the project site and published in the Fairfield Daily Republic at least 10 days before the scheduled hearing.
ALTERNATIVES:
The Board may choose not to approve the time extension request. However, this is not recommended as the Board has already approved both the Specific Plan and the originally submitted S-21-01 application, and there are no changes in circumstances that warrant a reconsideration of the project.
OTHER AGENCY INVOLVEMENT:
County Counsel has reviewed this item and concurs with the recommendations.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION