RESOURCE MANAGEMENT AGENCY - H. MAVROGENES

Public hearing and study session for the Board of Supervisors to consider the recommendations of the Planning Commission adopted at a special meeting on September 4, 2019, in Resolution No. 2019-18 and Resolution No. 2019-10 adopted on May 15, 2019 with regard to the Regional Commercial (C-3) nodes, and take final action to either adopt the proposed ordinances as appropriate, or otherwise deny the following items.

Environmental Evaluation: The Board will consider finding that the creation of the C-3 zoning district nodes as currently proposed were adequately considered and consistent with the County 2035 General Plan Environmental Impact Report as certified in Resolution No. 2015-58, and that the adoption of an addendum is appropriate as more particularly described in the staff report and proposed CEQA findings.

1.      2035 General Plan Land Use Maps Clerical Corrections: The Board will consider for accuracy five General Plan Land Use maps (Figures 3.2-3.6) corrected to accurately reflect the Board’s adoption of the 2035 General Plan on July 21, 2015. The maps have been corrected to show the removal of the fourth commercial regional node not approved at State Route 156 that the Board approved for relocation to the “Livestock 101” site. This item will correct clerical mapping errors that do not reflect the final action taken by the Board.

2.      PLN180024-ZA (Zoning Code Amendment): Change provisions of County Code including Chapter 25.16 and Sections 25.03, 25.05 and 25.29 to adopt by ordinance the Regional Commercial (C-3) Zoning District and associated minor Code amendments.

3.      Amend the County Zoning Map to establish boundaries for the Regional Commercial (C-3) District: If the Code amendment is approved, amend the County Zoning Map by ordinance to change the zoning district for land area recommended for inclusion in each of four separate Commercial Regional nodes, with specific site and property boundaries, to Regional Commercial (C-3) Zoning District. Each site will have its own unique theme and undergo site-specific review for uses not allowed through a master development permit or conditional use permit process in accordance with General Plan Policy and new Code provisions.

a.      PLN180024-ZC1 “Betabel” (Zone Change): OWNER/APPLICANT: McDowell Charitable Trust and Betabel RV Park, LLC. LOCATION: West side of U.S. 101 at Betabel Road interchange, 9664 and 9644 Betabel Road, San Juan Bautista, CA (APN 013-150-017, -018, -024 & -025). ZONING DESIGNATION: Request to change zoning from Agricultural Rangeland-Floodplain (AR-FP) to Regional Commercial-Floodplain (C-3-FP) on approximately 29-acres. GENERAL PLAN LAND USE DESIGNATION: Rangeland/Commercial Regional.

b.      PLN180024-ZC2 “SR129/Searle Road” (Zone Change): OWNER/APPLICANT: Weiler Family, Johnson Family, Lavagnino Family & Burke Family Trusts, Mohssin & Saleh, and Rubio. LOCATION: Westerly side of U.S. 101 at Highway 129/Searle Road, San Juan Bautista, CA (APN 012-010-006, -007, -021, -024, 012-030-017, -019 & -023). ZONING DESIGNATION: Request to change zoning from Agricultural Rangeland-Floodplain (AR-FP), Rural or Commercial Thoroughfare (C-2) to Regional Commercial (C-3) on approximately 33-acres. GENERAL PLAN DESIGNATION: Rural or Rangeland/Commercial Regional.

c.      PLN180024-ZC3 “Rocks Ranch” (Zone Change): OWNER/APPLICANT: Bingaman Trust. LOCATION: Southerly side of U.S. 101 at San Juan Road interchange, San Juan Bautista, CA (portion of APN 011-310-006). ZONING DESIGNATION: Request to change zoning from Agricultural Rangeland (AR) or Agricultural Productive (AP) to Regional Commercial (C-3) on approximately 77.3-acres. GENERAL PLAN DESIGNATION: Commercial Regional and Rangeland or Agriculture

d.      PLN180024-ZC4 “Livestock 101” (Zone Change): OWNER/APPLICANT: Warren Family Trust. LOCATION: Northerly side of U.S. 101 and easterly side of Cole Road, 4400 Hwy 101, Aromas, CA (APN 011-280-027, -028, -029, -030, -034, -035 & -036). ZONING DESIGNATION: Request to change the zoning from Rural (R) and Neighborhood Commercial (C-2) to Regional Commercial (C-3) on approximately 159.3-acres. GENERAL PLAN DESIGNATION: Rural/Commercial Regional

SBC FILE NUMBER: 790

The proposed Regional Commercial project and draft ordinances were presented to the Planning Commission for review at a public hearing on May 15, 2019. The Planning Commission adopted (by a 5-0 vote) Resolution No, 2019-10 recommending for Board approval and made one recommended change to the proposed ordinances to require a fiscal impact analysis as part of the master planning for each of the nodes.

The Planning Commission held a Special Meeting on September 4, 2019 to review the draft C-3 Zoning Code modifications and district boundary adjustments for the four proposed nodes due to subsequent proposed modifications made after the May 15th Commission meeting. The Commission adopted Resolution No. 2019-18 recommending Board approval of modified code amendments and zoning map changes. They concurred with the County's determination the previously proposed General Plan Land Use Diagram designation change for Livestock 101 node is no longer necessary based on a review of the Board action taken to adopt the 2035 General Plan in 2015. Addenda have been prepared in accordance with CEQA requirements.

Planning Commission and staff recommend the Board:

1. Consider the Addenda to the 2035 General Plan FEIR, and
2. Accept the corrected General Plan Figures 3.2-3.6 as accurate, and
3. Adopt the ordinance to amend Title 25 Zoning Code to add a new Regional Commercial (C-3) Zoning District and minor associated changes, and
4. Adopt separate ordinances to change the Zoning Map for four Commercial Regional nodes located at:

a) "Betabel Road", 29-acres from Agricultural Rangeland/Floodplain (AR/FP) to Regional Commercial (C-3);

b) "Highway 129/Searle Road", 33-acres from Agricultural Rangeland/Floodplain (AR/FP), Commercial Thoroughfare (C-1), and Rural (R) to Regional Commercial (C-3); and

c) "Rocks Ranch", 77.3-acres from Agricultural Productive (AP) and Agricultural Rangeland (AR) to Regional Commercial (C-3), and

d) "Livestock 101", 159.3-acres from Rural (R) and Neighborhood Commercial (C-2) to Regional Commercial (C-3).