City of San Juan Bautista

Special Meeting of the

Planning Commission

Minutes

April 11, 2007

 

  1. Call to Order at 7:10 p.m. by Chairman Reuben Garza

A.     Pledge of Allegiance

B.     Roll Call

C.     Members Present:  Reuben Garza, Erika Spencer, Michael Ostrowski,

      Jolene Cosio and Jeff Bagley

      Staff Present:  Jan McClintock, City Manager, Matthew Sundt, City Planner,

      and Trish Paetz, Deputy City Clerk.

 

  1. Public Comment on Items Not on the Agenda

No comments were received.

 

  1. Consent Items

A.     Affidavit of Posting April 11, 2007 Agenda

A motion was made by Commissioner Spencer and seconded by Commissioner Ostrowski to approve the affidavit of posting of the agenda.  The motion passed unanimously.

 

  1. Public Hearing Items

A.     Ted Stephens Annexation

Planning Commissioner Cosio recused herself because she lives within 300 feet of the Ted Stephens property, and seated herself in the audience.

 

City Manager McClintock informed the Commission that, regarding Commissioner Ostrowski and Rebecca McGovern letter of appeal to the City dated March 9, 2007 opposing the annexation, Commissioner Ostrowski needs to stay open-minded to the issue at hand or recuse himself.  Whereupon, Chairman Garza asks Commissioner Ostrowski to recuse himself, Commissioner Spencer agreed; Commissioner Ostrowski recuses himself and joins the audience.

 

City Planner Sundt presented a staff report stating the applicant, Ted Stephens, initiated an annexation procedure in October 2006 by submitting the required application forms prescribed by the City and on November 17, 2006 City Planner Sundt determined the application for annexation was complete.

 

The applicant, representing the other property owners of parcels within the project site, proposes to annex five parcels totaling 49.65 acres into the City of San Juan Bautista.  The five parcels range from 10 to 22.85 acres.  The four smaller parcels are currently provided water service by the City and are immediately adjacent and to the south of the city limits and the Lang Street neighborhood.

 

The subject parcels are located on the south side of the City, south of Highway 156 and south of Lang Street.  The parcels are accessed via Stephens Drive, a private street, which connects to Lang Street, a City street.  Stephens Drive is paved and approximately 12 feet wide and approximately one-quarter mile long as measured from Lang Street to the top of the hill.

 

There are four residences on the four smaller parcels.  The 22.85 acre parcel is vacant and is currently used for grazing.  Grazing also occurs on portions of the smaller lots.  Stephens Drive connects all the project parcels to Lang Street.  The City supports this annexation as it currently provides water service.

 

The surrounding land uses include large acre residential and rangeland to the west, south and east, and the City of San Juan Bautista to the north where the Lang Street neighborhood exists.  The subject parcels combined include the ridgeline to the south of the City. There are four existing residences on the ridge top where the subject parcel is located.

 

The annexation will require a transfer of property tax from the County to the City which must be approved by the SJB City Council and San Benito County Board of Supervisors prior LAFC hearing the application for annexation.  It is anticipated that a LAFCO hearing on this proposed annexation could occur in June 2007.

 

During public comment many neighbors to the property voiced their concerns with the annexation.

 

Jim Sleznick stated he was opposed to ridgetop development, and noted that the slope is slipping.

 

Jolene Cosio stated that the City infrastructure could not support annexation, that it would strain the existing water system.  City Manager McClintock rebutted that the system can support four homes, the road will remain private, and annexation would not pose a substantial burden, if any at all.

 

Cara Vonk stated annexation would expand the City’s urban boundary, and set a precedence; currently SJB is a compact town surrounded by agriculture and open space; and the City would realize only 1% in tax revenues.  City Manager McClintock rebutted that the City would get 20% in tax dollars.

 

Chairman Garza asked City Planner Sundt how much infill property the City has and the City Planner pointed out the areas on the map.  The result was that there is not much property available for annexation.

 

Rebecca McGovern stated that, in the past, Mr. Stephens’ applications have always been denied; the Notice of Intent was not distributed appropriately and there are significant impacts not listed on the Notice of Intent which an EIR would be effective in studying.

City Manager McClintock rebutted that the existing, significant impacts would move from the county to the City through annexation.

 

Jack Topper stated he opposed the annexation as he felt the intent is for additional development and the City’s water and sewer systems are already over taxed; the GMO stipulation that development adding more than a specific number needs to go to a vote of the people should be addressed; noted the water and sewer easement runs though his property, and a French drain exists.

 

There was discussion regarding the capacity of the City’s treatment plant.

 

Bob Cosio was also concerned with over taxing the City’s sewer and water system and suggested looking at annexation in the future, after the new water and sewer system is in place.

 

City Planner Sundt stated the number of projects he is dealing with currently is in line with the City’s General Plan, a plan which community members supported.  The easement through Mr. Topper’s property existed when he purchased the property so he was aware of it at the time he purchased the property.  City Planner Sundt wanted to learn more about the French drain as this was the first time he had heard that one existed.

 

Gayle Sleznick stated she was opposed to building on the hillside.

 

City Manager McClintock clarified that the proposal before the Planning Commission today is for annexation of the Stephens property into the City, and not a proposal for development.  If Mr. Stephens, or any future owner, were to decide to develop the property, the City would not have any control over said development.  But the Planning Commission and the City Council would have control if the property was annexed into the City.

 

Chairman Garza asked the applicant, Mr. Stephens for his comments.

 

Ted Stephens reported that he purchased the land in 1966, and submitted an application many years later to the County, but was declined.  He wants to annex to the City because he has no use for the property, currently only runs horses there for weed maintenance.  Whether or not he annexes to the City, his intent is to sell the property.

 

Chairman Garza stated he walked the property and it appears the only buildable areas are to the south facing San Juan Grade Road.

 

In reviewing the City Council resolution before the Planning Commission tonight, Chairman Garza suggested adding conditions; that a new primary access be installed on Salinas Grade Road conditioned on future development, and specifying no ridgeline development. 

 

A motion was made by Commissioner Bagley and seconded by Commissioner Spencer to recommend Resolution 2007-XX to the City Council for approval, setting forth findings, making an environmental determination pursuant to CEQA, and requesting San Benito County LAFCO proceed to annex to the City approximately 49.65 acres of unincorporated territory within the City’s sphere of influence with the following conditions set forth; that a new primary access be installed on Salinas Grade Road conditioned on future development, and no ridgeline development be allowed.

 

5.      Adjournment

A motion to adjourn the meeting at 8:43 p.m. passed unanimously.