san martin planning, land use, and zoning overview...martin murphy – rancho purchase church on...
TRANSCRIPT
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San Martin Planning, Land Use, and Zoning Overview
SMPAC June 21, 2017
Planning Commission
June 22, 2017
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Purpose of Presentation
Responds to Planning Commission request for overview presentation
Provides opportunity to review history of planning/zoning for San Martin
Preview of proposed zoning changes for Commercial and Industrial Use Permit Areas
And much, much, more!
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Three-Part Presentation
Part 1: Setting and History of Area
Part 2: Land Use History & Policy
Part 3: Combining Zoning District for Commercial/Industrial Use Permit Areas
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Part 1: What is San Martin?
San Martin is a rural unincorporated community located between Morgan Hill and Gilroy in the South County
Not a town, not a city, but a community with its own history, identity, and sense of place
13 sq. miles, about 7,200 population
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San Martin Area
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Brief History
Area settled by immigrants mid-1850sMartin Murphy – rancho purchaseChurch on east side named for Saint
Martin de Tours France, patron saint Railroad in late 1860s parallel to current
Monterey Rd “Flag stop” in San Martin for farmers,
came to be known as San Martin after the church
Settlements grew up around RR stop
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San Martin Ranch Map
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More Recent Historical InfoMonterey Road = main link between San
Jose and Gilroy, parts south, pre-101 El Camino Real – King’s Highway linked
missions Businesses populated Monterey Rd
corridor, densely in some locales Infamous “Blood Alley” due to speeds,
trucking, no barrier, too many uncontrolled intersections and access points, etc.
Led to acknowledgement of UP Areas
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Recent Aerial
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Part 2: Land Use and Policy
Land use policies tied to historyWhat are the fundamental land use
policies and goals for San Martin? How are they implemented?Community aspirations – retain rural
character, improve the community or “village” core, and gain more influence over future
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Fundamental Goals & Policies Maintain as a rural unincorporated community Preserve unique character and sense of place Removed from city SOI areas in recent past Provide additional policy guidance thru special
area policies Make allowance for commercial/industrial uses
in UP Areas, but not change types or increase use intensities generally w/o benefit of long range planning or forethought (“master plan”)
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How Implemented?
GP Land Use Plan designations and policies
Special Area Policies – Land Use ChapterCommercial and Ind’l. Use Permit Areas San Martin Integrated Design Plan San Martin Planning Advisory Committee Zoning Districts, use regulations, and
standards
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GP Land Use Plan
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San Martin Special Area Policies
One of 8 sets of Special Area Policies in Land Use Ch.
The use of such area plans or policies is addressed in Rural Growth & Development Ch. policies for rural land use
San Martin Special Area policies contain the policies defining Use Permit Area boundaries and policies, among other subjects
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Use Permit Areas In GP
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Use Permit Areas (from GIS)
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Use Permit Areas Zoning
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Commercial Use Permit Area
Make allowance for additional permitted uses of commercial nature, over and above those allowed in RR base district
Require Use Permit, allow only in boundary
Should be appropriate in terms of size, scale and intensity of use for SM area (no sewer) and parcel in question, of benefit to community and environs
170 Parcels total
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Industrial Use Permit Area
Make allowance for light industrial uses over and above any allowed in RR base district
Require use permit, allow only in boundary
Based on history of established uses of varying nature
198 Parcels total
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Integrated Design Plan
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Integrated Design Plan
Purpose is to further guide development of various types (aka “San Martin guidelines”)
Non-residential design guidelines Flood control and drainage guidelinesCirculation guidelines RR residential subdivision/clustering
guidelines
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SMPAC
John English, James Poore, Diane Dean, Bob Cerruti, Marc Rauser, Monica Winders, Bill Shoe (Staff)
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SMPAC
Purpose – originally to advise on development of a Special Area plan
Special Area Policies adopted 1982 Since that time, serve in an advisory
capacityWith new bylaws, 7 members, defined
scope and purpose, role in advising such projects as County Circulation & Mobility Element, use permit recommendations, other County projects
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Zoning
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RR Zoning Purpose – promote rural residential
development in limited areas and implement GP designation
Primary uses – SFR, agriculture & open space uses
Conditional uses (e.g. veterinary clinics, B&Bs, mushroom farms, wireless, etc.)
Density policies (5-20s slope density formula)
Use of -5ac. Combining zone (inconsistencies w GP in fringe areas w significant slope)
Development standards - setbacks and height
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Zoning Enforcement
Common problems in San Martin similar to other rural areas
Illegal mobile homes and building conversions
Uses established in UP Areas without obtaining Use Permits
Lapses in maintaining compliance w conditions
Unpermitted additions and alterations
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Part 3: Zoning for UP Areas
Currently using A1 base district Problematic in a variety of waysMore appropriate implementation is a
zoning overlay to correlate w GP overlay Provide precise guidance as to types of
uses allowed Long time in the making, time is now
right
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-sm Combining Zone
Rezone A1 areas to RR base district Retain existing -5ac., -sr or other
combining zones Add –sm combining zone to parcels in UP
Areas E.g.: A1-5ac. becomes RR-5ac.-sm Does not affect existing permitted uses,
clarifies what is allowed under GP Addresses uses allowed in each UP Area
in separate sections
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-sm Combining Zone Outreach
Issue broached w SMPAC some time ago
Mailer to all property owners (~244 lots) before next hearing
Notify SMNA and involve board Introduce zoning & map amendments
July PC with SMPAC meeting prior Std. public hearing notice and notice to
all affected parcel owners for hearings
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Concluding Thoughts
Policy and implementation always evolving
General goal is to make policy and regulations easier to understand, enforce, and achieve fundamental goals and policies for a community
Why not done sooner? Not the last measure that might be
undertaken to achieve goals for San Martin, always more that could be done, w resources and direction from BofS
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Questions?