To: BOARD OF SUPERVISORS
From: Planning and Building Services
Meeting Date: February 3, 2026
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Department Contact: |
Julia Krog |
Phone: |
707-234-6650 |
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Department Contact: |
Matthew Kiedrowski |
Phone: |
707-234-6885 |
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Item Type: Regular Agenda |
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Time Allocated for Item: 1 Hour |
Agenda Title:
title
Noticed Public Hearing - Discussion and Possible Action to Modify the Previously-Approved Bella Vista Subdivision Vesting Tentative Map and Development Agreement (“Bella Vista Subdivision Project”) Including (1) Adoption of a Resolution Approving a Second Addendum to the Garden's Gate Final Environmental Impact Report and an Amended Mitigation Monitoring & Reporting Program for the Bella Vista Subdivision Project; (2) Adoption of Resolution Approving the Bella Vista Subdivision Project, an Amended Vesting Tentative Map (S_2020-0001) Subject to Conditions of Approval and an Amended Mitigation Monitoring & Reporting Program, a Density Bonus and Reductions in Development Standards per State Density Bonus Law, Modified Preliminary Landscape Plan & Planting Plan, and an amended Inclusionary Housing Plan; (3) Adoption of an Ordinance Adding Section 21.04.040 to the Mendocino County Code and Approving a Second Restated Development Agreement for the Bella Vista Subdivision Project Located at 3000 South State Street Near Ukiah (DEV_2020-0001)
(Sponsor: Planning and Building Services)
End
Recommended Action/Motion:
recommendation
(1) Adopt Resolution approving a second addendum to the Garden's Gate Final Environmental Impact Report and an amended Mitigation Monitoring & Reporting Program for the Bella Vista Subdivision Project;
(2) adopt Resolution approving the Bella Vista Subdivision Project, an amended Vesting Tentative Map (S_2020-0001) subject to conditions of approval and an amended Mitigation Monitoring & Reporting Program, a Density Bonus and Reductions in Development Standards per State Density Bonus Law, Modified Preliminary Landscape Plan & Planting Plan, and an amended Inclusionary Housing Plan;
(3) adopt an Ordinance adding section 21.04.040 to the Mendocino County Code and approving a second restated development Agreement for the Bella Vista Subdivision Project located at 3000 South State Street near Ukiah (DEV_2020-0001); and authorize Chair to sign same.
End
Previous Board/Board Committee Actions:
• On October 6, 2009, the Garden's Gate Environmental Impact Report was certified by Resolution No. 09-230 including a Statements of Overriding Considerations and a Mitigation Monitoring & Reporting Program.
• On October 6, 2009, the Vesting Tentative Map (S_3-2005) for the 197-unit Garden's Gate Project was approved by the Board.
• Development Agreement for Garden's Gate Project approved by Ordinance No. 4229 in October 2009 and amended by Ordinance 4264 in July 2010. The Development Agreement vests the project entitlements for the Garden's Gate Project for a period of 15 years (i.e., through August 27, 2025).
• A Final Map for four lots (totaling 1.68 acres) for Tract 261 (also known as Gardens Gate Subdivision Unit One) and a subdivision improvement agreement were approved on October 20, 2020 and deemed consistent with #S_3-2005 (Resolution No. 20-149 and Agreement No. 20-144).
• Rezone #R2-2007 approved in December 2007 by Ordinance No. 4195 and Resolution No. 07-257 and related mapping error on APN 184-110-28 corrected by adoption of Ordinance No. 4504 and Resolution No. 22-085 in April 2022.
On April 11, 2023, the Board approved S_2020-0001/DEV_2020-0001/AP_2022-0034, Subdivision Modification consisting of a vesting tentative map to subdivide 48.8± acres into 171 residential parcels. The project proposed 132 single-family parcels and 39 age-restricted senior housing parcels. The request also included a Modification to the Development Agreement previously recorded. Exceptions to the Division of Land Regulations and County Zoning Ordinance were requested for minimum lot size and building setbacks, consistent with State Density Bonus law.
Summary of Request:
In 2009 and 2010, the Board of Supervisors certified the Garden's Gate Subdivision Final Environmental Impact Report ("EIR") including a Statement of Overriding Considerations and Mitigation Monitoring & Reporting Program and approved a 197-lot Vesting Tentative Subdivision Map for the Garden's Gate Subdivision. The Board also approved a Development Agreement that vests the approvals for the Garden's Gate Project through August 27, 2025.
Subsequent to the approval of entitlements for the Garden's Gate Project, the project site was acquired by Rancho Yokayo, LP, and the Development Agreement was assumed by the new owner. Rancho Yokayo, LP and the project Applicant (Guillon Inc.) were granted a subdivision modification to change the layout of the subdivision, to reduce the number of lots and modify the phasing plan, to amend the Development Agreement and the Affordable Housing Plan and to modify the incentives and concessions that were granted under State Density Bonus Laws. The project was renamed the "Bella Vista Subdivision" and is referred to as the "Modified Project" in supporting documents to this agenda item. The Board of Supervisors approved the project on April 11, 2023 with modifications to the conditions of approval.
The current modification request consists of an Amended Vesting Tentative Map that reduces the number of lots to 166 residential parcels, modifies the overall design of the map, and requests deletion of portions of Condition of Approval 55. The proposed modification is referred to as the “Second Modified Project” in this report. Exceptions to the Division of Land Regulations and County Zoning Ordinance were approved under the prior modification and the applicant requests an additional design concession to allow for rear yard setbacks to be reduced from 20 feet to 15 feet. A modified Inclusionary Housing Plan (dated December 3, 2025) is proposed that would update the previously approved Inclusionary Housing Plan for the Modified Project to reflect the proposed Second Modified Project. A Second Restated Development Agreement, including a Restated Inclusionary Housing Agreement, would replace and supersede the Restated Development Agreement approved April 11, 2023 to reflect the proposed Amended Vesting Tentative Map and modified Phasing Plan. Note that no modifications are requested to the Administrative Permit (AP_2022-0034) granted April 11, 2023 as the project does not propose any changes that would require amendments to the Administrative Permit. The following table summarizes the modifications requested for the Second Modified Project:
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Project Approvals (Garden's Gate) |
Modified Project (Bella Vista) |
Requested Modifications (Second Modified Project - Bella Vista) |
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Acreage |
46.1 acres, includes: § 4.48 acres along South State Street is not included in the project § 13.1-acre remainder parcel |
48.8 acres, includes: § 1.68 acres (Lot 4 of Tract 261) is removed from the map. § Area along South State Street is included in the Modified Project, with the exception of 1.59-acre (68,219 SF) "Parcel A" at northeast corner § 12.19-acre remainder parcel |
48.8 acres, includes: § 1.68 acres (Lot 4 of Tract 261) is removed from the map. § Area along South State Street is included in the Modified Project, with the exception of 1.004-acre "Parcel A" at northeast corner § 1.44 acres Undeveloped Parcel “M” § 12.19-acre remainder parcel |
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Number of residential lots |
197 lots § 123 single family lots § 74 townhome lots |
171 lots § 132 single family lots § 39 senior lots |
166 lots § 124 single family lots § 42 senior lots |
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Average Lot Size |
§ Single-family: 3,774 SF § Townhomes: 2,125 SF |
§ Single-family: 6,219 SF § Age-restricted: 4,907 SF |
§ Single-family: 5,410 SF § Age-restricted: 4,709 SF |
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Circulation |
Two access points to South State Street: § Roundabout at main entry § Connection via Gobalet Lane (200' north of proposed Roundabout) |
Two access points to South State Street: § Roundabout at main entry § New south entry street (600' south of roundabout) |
Two access points to South State Street: § Roundabout at main entry § New south entry street (600' south of roundabout) |
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Parks |
Total Park area: 2.31 acres § Park A: 0.9 acres § Park B: 1.4 acres |
Total Park area: 2.81 acres § Neighborhood Park: 1.99 acres § Linear Park: 0.58 acres (930 linear feet of multi-use trail) § Cottage Park: 0.24 acre |
Total Park area: 3.855 acres § Neighborhood Park (Parcel “B”): 1.945 acres § Parcel “C” Park (age-restricted): 0.061 acres § Parcel “G” Park: 0.157 acres § Linear Park (Parcels “E”, “F”, “H”, “I”, “J”, “K”, “N”, and Easements 1 and 2): 1.173 acres (2,400 linear feet of multi-use trail) § Cottage Park (Parcel “D”): 0.519 acre |
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Phasing Plan |
7 phases |
7 phases |
2 phases |
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Housing types |
2,500 SF two-story units- 26 lots 760-1,370 SF one-story units (cottage) - 15 lots 1,400-1,900 SF two-story units (garden court) - 72 lots 944-1,300 SF units (duplex/fourplex) - 74 lots |
1,200-3,000 SF one- and two-story units - 132 lots (Traditional Neighborhood) 900-1,400 SF one-story units (cottage) - 39 lots (Senior Neighborhood) |
1,200-3,000 SF one- and two-story units - 124 lots (Traditional Neighborhood) 900-1,400 SF one-story units (cottage) - 42 lots (Senior Neighborhood) |
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Inclusionary Housing |
36 for-sale units targeted to moderate-income homebuyers |
39 senior units (age-restricted) 10% of units in Traditional Neighborhood (13 units) targeted to moderate-income homebuyers |
42 senior units (age-restricted) 10% of units in Traditional Neighborhood (13 units) targeted to moderate-income homebuyers |
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State Density Bonus Law |
Reduced minimum lot sizes Reduced setbacks Double frontage lots |
Same requested concessions and waivers of development standards, plus: Two private road easements Modification to fence height standards Density bonus for Senior Neighborhood |
Same requested concessions and waivers of development standards for “Gardens Gate”, plus: Three private access easements Modification to fence height standards Density bonus for Senior Neighborhood Reduced rear yard setbacks from 20 to 15 feet. |
A Second EIR Addendum was prepared to analyze potential impacts of the Second Modified Project as compared to the project evaluated in the certified Final EIR and the Modified Project evaluated in the EIR Addendum. The conclusion of the analysis presented in the Second EIR Addendum is that the Second Modified Project would not result in any significant effects not discussed in the Final EIR and that no previously examined significant effects would be substantially more severe than those shown in the Final EIR. The Second EIR Addendum identifies minor revisions to adopted mitigation measures to address changes in the project. The updated mitigation measures are incorporated into an Amended Mitigation Monitoring and Reporting Program.
The application also includes a modified Phasing Plan, Density Bonus for the Senior Neighborhood and Reductions in Development Standards for the Traditional Neighborhood per State Density Bonus Law, Modified Preliminary Landscape Plan and Preliminary Landscape Planting Plan, and an amended Inclusionary Housing Plan.
For the Second Modified Project, it is proposed to simply adopt a Second Restated Development Agreement (the "Second Restated Development Agreement"). The Second Restated Development Agreement includes the Second Modified Project layout changes and phasing plan changes. The Second Restated Development Agreement includes a Revised Inclusionary Housing Agreement (“Restated Inclusionary Housing Agreement”), which includes modifications solely to reflect the revisions proposed in the Second Modified Project including changes to the number of age-restricted units and the modified phasing plan.
The Planning Commission conducted a properly noticed public hearing on the applications for the Second Modified Project on December 18, 2025. The Commission reviewed written and oral staff reports, took testimony, and received into the record all pertinent documents related to S_2020-0001 and DEV_2020-0001. The Commission unanimously approved Resolution No. PC_2025-0013 providing a report and recommendation that the Board of Supervisors adopt a second Addendum to the Garden's Gate Final Environmental Impact Report, approve an Amended Mitigation Monitoring & Reporting Program, approve an Amended Vesting Tentative Map with Conditions, approve Density Bonus and Reductions in Development Standards per State Density Bonus Law, approve Modified Preliminary Landscape Plan & Planting Plan, approve an amended Inclusionary Housing Plan, and approve a Second Restated Development Agreement for the Bella Vista Subdivision, including a Modified Phasing Plan and a Restated Inclusionary Housing Agreement.
Please see attached staff memorandum, Planning Commission staff report and related materials for additional information.
Alternative Action/Motion:
1. Continue action on S_2020-0001 and DEV_2020-0001 and provide direction to staff regarding additional information and analysis or modifications to Resolutions and/or Ordinance. Substantive modifications may require additional review by the Planning Commission.
2. Continue action on S_2020-0001 and DEV_2020-0001 and provide direction to staff to prepare Resolutions for denial of the applications.
Strategic Plan Priority Designation: A Thriving Economy
Supervisorial District: District 5
Vote Requirement: Majority
Supplemental Information Available Online At: https://www.mendocinocounty.gov/departments/planning-building-services/public-noticing
Fiscal Details:
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source of funding: N/A |
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current f/y cost: N/A |
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budget clarification: N/A |
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annual recurring cost: N/A |
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budgeted in current f/y (if no, please describe): N/A |
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revenue agreement: N/A |
AGREEMENT/RESOLUTION/ORDINANCE APPROVED BY COUNTY COUNSEL: Yes
CEO Liaison: Steve Dunnicliff, Deputy CEO
CEO Review: Yes
CEO Comments:
FOR COB USE ONLY
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Executed By: Atlas Pearson, Senior Deputy Clerk |
Final Status: Adopted |
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Date: February 3, 2026 |
Executed Item Type: Ordinance |
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Number: 4556 |
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Executed Item Type: Resolution |
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Number: 26-020 |
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Executed Item Type: Resolution |
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Number: 26-021 |
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