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Adopt a resolution approving the Large Lot Final Map for the Middle Green Valley Subdivision (S-21-01), authorizing the Clerk to reject irrevocable offers of dedication for real property and easements for public use while reserving the right to accept said dedications at a later time in accordance with Government Code section 66477.2, and authorizing the Director of Resource Management to execute a Deferred Improvement Agreement
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Published Notice Required? Yes ___ No _X _
Public Hearing Required? Yes ___ No X__
DEPARTMENTAL RECOMMENDATION:
The Department of Resource Management recommends that the Board of Supervisors adopt a resolution (Attachment F) approving the Large Lot Final Map for the Middle Green Valley Subdivision (S-21-01) included as Attachments D1 and D2- MGV Large Lot Map Part 1 & Part 2, authorizing the Clerk to reject irrevocable offers of dedication for real property and easements for public use while reserving the right to accept said dedications at a later time in accordance with Government Code section 66477.2, and authorizing the Director of Resource Management to execute a Deferred Improvement Agreement.
SUMMARY:
The Middle Green Valley Large Lot Final Map (Subdivision), submitted to the Department for review, subdivides 473 acres of land consisting of 10 existing lots into 25 lots to facilitate the next step toward fulfillment of the Middle Green Valley Specific Plan (MGVSP). This subdivision serves to create legal parcels consistent with the MGVSP, allow the transfer of Lots within portions of the Subdivision to a future subdivider, and to identify Resultant Parcels consistent with the MGVSP. As designed, the Subdivision ensures that every parcel created will have legal access and serves as a foundation toward subsequent development in accordance with a future Small Lot Map(s) that has yet to be filed and approved.
While the Subdivision package includes irrevocable offers of dedication for public right of way, no infrastructure or utility development is proposed at this time. For this reason, staff recommend that such offers be rejected now, with acceptance being deferred until later when development is likely to occur as allowed pursuant to Government Code section 66477.2. At that time, staff will bring a separate resolution to the Board to rescind their rejection and to accept the irrevocable offers of dedication. If the Board so approves, the Director of Resource Management will execute a Deferred Improvement Agreement that further memorializes responsibilities for acquisitions, payments, and provision of utilities and infrastructure, among other items, associated with future development in accordance with a Small Lot Map, thereby deferring that activity from this Subdivision.
State law requires submittal of a final map for a major subdivision for review and approval and the Board of Supervisors has authority to approve or disapprove final maps for filing with the County Recorder pursuant to Solano County Code section 26.104. The Department has reviewed the Subdivision package and has found it to be in compliance with the Large Lot Tentative Map and conditions of approval as approved by the Board on October 4, 2022 and subsequently ratified by the Board on December 6, 2022.
FINANCIAL IMPACT:
The cost of processing, review, and inspection of the subdivision is covered through fees paid by the subdivider. There is no impact to the Road Fund or General Fund. The costs associated with preparing the agenda item are nominal and absorbed by the Department’s FY2023/24 Working Budget.
DISCUSSION:
Specific plan background:
The MGVSP, adopted on August 8, 2017 and amended on September 28, 2021, encompasses approximately 1,900 acres north of the City of Fairfield city limits near Green Valley and Mason Roads (Attachments A). 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 feel of the area. In accordance with the 2008 Solano County General Plan and Measure T, the MGVSP accomplishes this by clustering development and utilizing transfers of development rights to limit the effects of residential development on the rural character of the valley, including protection of the existing viewsheds, wildlife habitat, and agricultural activities. This results in approximately 473 acres of the MGVSP area being designated for development of up to 390 homes in a "neighborhood framework" within one of four proposed neighborhood areas having an informal pattern of rural roads, residential building types, neighborhood commercial uses, and community buildings. The MGVSP also provides unique detailed design guidelines and development standards to accomplish its goal of maintaining its rural feel and aesthetic. The remaining approximately 1,427 acres of the MGVSP area is designated as permanent open land, of which approximately 440 acres would be preserved as working agriculture in perpetuity through agricultural conservation easements.
Prior board action:
On October 4, 2022, the Board approved major subdivision application S-21-01, which included the adoption of separate maps and conditions for a Large Lot Tentative Map (Resolution No. 2022-208, Attachments B and C) and a Small Lot Tentative Map (Resolution No. 2022-209) in the Green Valley area. The tentative maps’ conditions of approval are in alignment with the MGVSP and must be met before the review and approval of each final map. These maps, especially the Small Lot Tentative Map, also create specific neighborhoods with various home styles and densities while preserving agricultural land and open space in accordance with the MGVSP. In their action, the Board also determined that the project was consistent with the Middle Green Valley Specific Plan EIR. The Board subsequently ratified their action on December 6, 2022.
Analysis:
The Large Lot Final Map now submitted for approval includes various public rights of way, private easements, and utility easements which were required as part of the Large Lot Tentative Map conditions of approval. The Large Lot Final Map includes the 25-lot subdivision alternative which retains the existing pooling and ponding easement for drainage purposes. No infrastructure or utility improvements are required with the Large Lot Final Map, as the future Small Lot Final Map process will address the infrastructure improvements including roadways and utilities. Once the Large Lot Final Map is approved, it is anticipated that the owners or new developer(s) will begin work to submit a Small Lot Final Map(s) for review and approval by the County sometime in the future.
The County Surveyor, who is a signatory to the Final Map if approved, is satisfied that the Final Map is technically correct and is in substantial compliance with the approved Tentative Map. The Deferred Improvement Agreement, to be executed by the Director of Resource Management with the Board’s approval, will assist future development reviews and approvals between the Department and developers/owners by establishing terms for acquisitions, fees, and acceptance, including the following:
1) Requires future developers of the Small Lot Map to provide the necessary rights of way to meet the Middle Green Valley Specific Plan;
2) Documents that the first ½-installment of the Green Valley Major Thoroughfare Area of Benefit No. 1 fees have been paid for six of the lots at the time of recording; and,
3) Documents that after final designs are complete, unused public right of way along Mason Road will be relinquished back to the underlying owner(s).
With the Board’s approval, the Large Lot Final Map and the Deferred Improvement Agreement will be signed and recorded.
ALTERNATIVES:
The Board may choose to not approve the Large Lot Final Map, however, this is not recommended as the conditions set in Board Resolution No. 2022-208 have been met with the Large Lot Final Map package.
OTHER AGENCY INVOLVEMENT
Various agencies were involved in reviewing and providing conditions for this Subdivision. These include the Fairfield-Suisun Sewer District, City of Vallejo, Solano Irrigation District, City of Fairfield, Bay Area Air Quality Management District, San Francisco Bay Water Quality Control Board, and various Solano County Departments.
County Counsel has reviewed this item and concurs with the recommendations.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION