Joint Board of Supervisors &Planning Commission Meeting
March 6, 2008
San Benito County
Introduction
Community Visioning Stakeholders Report
Workshop Report
Mail Survey Report Work Program Report Next Steps/Action Items
Meeting Agenda
General Plan Overview
Outlines vision for long-range physical development for San Benito County
Provides specific implementing actions that will allow the vision to be accomplished
Establishes basis for determining if development proposals are in harmony with vision
Allows agencies and developers to design projects that enhance and preserve community resources
Required General Plan Elements
1. Land Use2. Circulation3. Conservation4. Open Space5. Noise 6. Safety7. Housing
Two-Phase Process
Phase 1 (this phase): Community visioning and work plan for update
Phase 2: General Plan Update and EIR
Stakeholders Report
Stakeholders Report
Meetings with a cross-section of San Benito County stakeholders; January-March 2007
Conducted in small groups of 4-10 people
Interview ParticipantsThere were 57 participants in total representing a
broad spectrum of stakeholders:
Residents Local businesses (employers) Institutions Agricultural interests Housing advocates Parks and trails interests Developers Historic and environmental concerns Public works providers Representatives from the County and cities of
Hollister and San Juan Bautista Members of the unincorporated communities of
Aromas, Tres Pinos, Ridgemark, Panoche, and Paicines
Major Themes
Sustainable growth and development strategy
Stakeholders generally agreed that: Future growth should be compact to preserve
agricultural land and prevent sprawl
Ideas for how to direct growth included:
Within and around cities Along transportation corridors Clustered in nodes (existing communities, airports,
etc.)
Agricultural Preservation and Agro-Industry Development
Stakeholders mostly agreed that: Protecting the unique farmland that exists
in the county should be a priority
Preservation strategies most mentioned:
Transfer of Development credits Adjusting zoning (current five-acre parcel
size is too small for agricultural uses)
Community Identity
Agriculture/rural character defines the identity. Tension between this and new commuter residents
Key is how to maintain rural character while promoting economic development (no big box retail, e.g.)
Access and Circulation
Main concerns:
Lack of cross-county roads and transportation corridors
Two-lane highways are reaching their capacity limits
Routing issues with trucking pose a hazard to other motorists
Unrealized potential for commercial development along transportation corridors
Transit, along with bike lanes, should be expanded and improved
Water, Sewer, and Drainage
Water imbalance between the north and the rest of the county
Availability of water for agricultural uses due to encroachment of homes around farmland
Water quality Wastewater management (Hollister, the
County, and the Water District are currently working on a master plan)
Flooding/drainage issues
Economic Development and TourismStakeholders would like to see:
A county-level strategy (currently, economic development only happens at the city level)
Job creation (some thought owner-operated small to medium-sized firms, others preferred larger manufacturers for the higher wages they provide)
Capturing sales tax A jobs-housing balance Better promotion of tourism (Pinnacles,
Hollister Hills State Vehicular Recreation Area, wineries, etc.)
Housing
Need for sustainable housing development (single-family lots should be smaller)
Need for affordable housing (growth restrictions and high demand have pushed up housing prices)
Environmental Resource ProtectionIssues of concern:
Riparian and mineral resources (need to stabilize sediment levels in the rivers)
Clear Creek (was a harvesting and mining area, now Bureau of Land Management is trying to reclaim as a recreation area)
Pollution/waste management Wetlands protection
Workshops Report
Workshops Report
Three community workshops:
October 6, 2007 (Hollister)
October 8, 2007 (San Juan Bautista)
October 10, 2007 (Tres Pinos)
Workshop Agenda
General Plan Overview
Activity #1: Mock Magazine Cover Activity #2: Issues Dialogue (break
into two smaller groups) Large Group Report Back
Wrap-Up and Adjournment
Activity #1: Mock Magazine Cover
Provided workshop participants with blank covers of California Today—Special Edition: San Benito County, October 15, 2030
Participants wrote about their hopes for the county’s future
Results: Activity #1
Participants expressed the desire for: Continued agricultural vitality Compact development The need for balance Open space protection Economic development
Activity #2: Issues Dialogue
Agricultural Preservation/VitalityParticipants spoke of: Compact, clustered development,
infill opportunities, and Transfer of Development Credits (TDC) to help preserve agricultural lands
Agricultural land owner rights
Land Use/Environmental OpportunitiesDesires: A balance of land uses Dense, mixed-use development along
current and future roadways A diversity of lot sizes
Economic Development
More employment opportunities, possibly through Agritourism/Ecotourism Small business development/assistance
Using Tax Increment Financing (TIF) and enterprise zones to promote commercial development
Transportation/Infrastructure
Some key issues that participants introduced included:
Connectivity to freeways (ex. Interstate 5)
More public transit More bike lanes
Education and Community Opportunities Locally-based opportunities Programs for youth Vocational education
Community Mail Survey Report
Community Mail Survey: Method
Distributed to all residential addresses in San Benito County and city databases (13,699)
Prepaid, self-addressed envelopes
Responses:English (647) and Spanish (23)
Responses were coded into a database
Community Mail Survey: Findings What do you like the most about
living in San Benito County? The beautiful weather The small-town country atmosphere Far enough away from the big cities and at
the same time accessible to attractions such as the coast, cities, camping, and more
Scenic natural landscape and agricultural open space
Community Mail Survey: Findings (cont’d) Looking ahead, what is the most
important thing that should be done to improve San Benito County? Keep the county rural, agrarian, and
uncrowded, while accommodating limited growth
Improve infrastructure Preserve vital downtowns Prevent rising crime and gang activity More jobs, housing, transit, and
conveniences
Community Mail Survey: Findings (cont’d) Planning for the Future: the next 20
years Respondents could strongly agree, somewhat
agree, somewhat disagree, strongly disagree, or state no opinion to a list of 14 possible initiatives. Favorites: Protecting water quality (87% support) Protecting environmental resources (70%) Protecting agricultural resources (69%) Encouraging employment growth and
economic development (65%)
Community Mail Survey: Findings (cont’d) Over the past 20
years, do you think unincorporated San Benito County has experienced too much, too little, or the right amount of growth?
Community Mail Survey: Findings (cont’d)
Where do you think new growth should be located? 86% chose within
cities as an important component
46% chose “clustered” development
Community Mail Survey: Findings (cont’d) Should the County
encourage farmland conservation through a transfer of development credits program? Divided opinion (42% in
favor, 45% against) No apparent differences
by City v County residency, ethnicity, or income.
Community Mail Survey: Findings (cont’d) Where should the County locate
commercial services that provide sales tax revenue and convenience?
Community Mail Survey: Findings (cont’d) For which
types of programs and projects would you support increases in taxes and fees?
Community Mail Survey: Findings (cont’d) Where
do you shop most often for:
Community Mail Survey: Conclusions Preserve agricultural landscape and
heritage Preserve water and natural resources Create economic opportunity Increase accessibility to conveniences Improve infrastructure to support
growth Growth should be planned and
controlled
General Plan Update Work Program
Work Program: Minimum Updates
Land Use Element (1992, amendments through 2005)
Open Space and Conservation Element (1995)
Transportation Element (1990, amendment in 1992)
Noise Element (1980, with amendment in 1984.)
Safety, Seimsic Safety, and Scenic Roads and Highways elements (1980)
Update needed?Status/Last Updated
Work Program: Next Phases
Phase 1: Background Studies/Opportunities & Challenges
Phase 2: Choices Phase 3: Draft Plan and EIR Phase 4: Final Plan and EIR
Summarize existing conditions: Land use and population distribution, employment centers, community character, transportation, parks and open space, historic resources, conservation of natural resources, and safety.
Land use/transportation alternatives will be defined and tested (transportation, economic and environmental impacts).
Preferred Plan will be selected and refined in collaboration with the community and decision-makers. Focus will revolve around the major issues identified such as agricultural land preservation, protection of environmental resources, creating economic and job opportunities, and improving infrastructure.
Land Use and Growth Management
Economic Development
Circulation
Open Space and Conservation Urban/Community Design and Preservation
Health and Safety
Noise
The Draft EIR is published and a 45-day public review period is used to collect comments on the EIR. The responses to these comments are included in the Final EIR, which is certified through formal public hearing.
The County prepares statements of findings and overriding considerations regarding any outstanding significant impacts of the proposed General Plan, and a final revised Plan is adopted through formal public hearing.
Work Program: Public Participation Options/Components Boards, Councils, and Commissions General Plan Advisory Committee Newsletters Press and Media Releases Community and Neighborhood
Workshops Key Group Outreach/Neighborhood
Briefings Community Educational Forums
Joint Board of Supervisors &Planning Commission Meeting
March 6, 2008
San Benito County
Next Steps/Action Items
NEXT STEPS-ACTION ITEMS Direct Staff to send out an RFQ for a Planning
consultant firm to assist with the next phase of the General Plan Update and develop a consultant contract
Direct Staff to send out the formal RFQ for an Economics consultant to develop market demand forecasts for the County for the next twenty years Later in the process the firm would also review the
fiscal feasibility of any alternative plans developed prior to arriving at a final preferred plan
Direct Staff to engage an Environmental consultant to work with the selected GP consultant and the County to conduct a constraints analysis
Provide direction to Staff as to the Public Outreach process for the next phase including any desired GP Update Advisory Committee