San Juan Planning Commission hears about new county projects

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San Benito County Principal Planner Arielle Goodspeed gave members of the San Juan Bautista Planning Commission a briefing on Aug. 5 about upcoming county building projects within or near the city’s planning area, including a new housing proposal for the Betabel Road site. 

It was a precursor of the “San Juan Presentation,” a briefing that is now required of developers planning projects on county property near the city’s limits as a result of the memorandum of understanding between the county and the city adopted on May 20.  

The terms of the agreement give the city input into county projects adjoining the city limits as they are proposed and before they are approved. The developers would be required to do a presentation to the city, and the county has agreed to weigh the city’s assessment of the project in their final decision. 

However, Goodspeed’s presentation was informational only, as she was discussing four projects already in various stages of planning, with two outside of the planning area. They included:

• SCQ Ranch 35 project, a proposed 271-acre aggregate mining and processing facility near the intersection of Highways 156 and 101, two miles northwest of downtown San Juan Bautista. Goodspeed said mining would continue in phases for 75 years, then be reclaimed as grazing land. A public draft of the environmental impact report is projected for early 2026.
• Travelers Station project, near the intersection of Highways 129 and 101. This project includes a proposed convenience store, a fast food restaurant, auto and truck fueling services, propane sales, electric vehicle charging stations, and a county information kiosk. Goodspeed said work on the project has been ongoing for five years and was “getting really close” to finishing its administrative draft.
• San Benito Ag Center project, near the same intersection as the Travelers Station. This project includes a convenience store and food hall, truck service building and cold storage facility intended to streamline the movement of local produce. Although technically still an active project in the county, Goodspeed said it’s not expected to move forward at this time.
• Betabel Road Builders Remedy, replacing previous plans for a market, diner, gas station, tourist center and fruit stand, this project calls for 280 multi-family units and one community building, and include 45 units of very low income housing and 12 units of low income housing. Under the so-called builders remedy, Goodspeed said, applications are not required to adhere to current zoning regulations.

Also at the meeting, San Juan Associate Planner Ilse Lopez-Narvaez gave a presentation on the proposed adoption of SolarAPP+, an online permitting tool developed by the U.S. Department of Energy, which automates code compliance checks and issues instant permits for residential rooftop solar systems.

Lopez-Narvaez said that approximately 40% of all building permits issued by the city over the past three years have been for residential solar systems. 

Initially, use of the system would be limited to the Rancho Vista and Copperleaf developments, as they are the only housing areas not currently subject to the town’s Historic Preservation Ordinance that covers homes built before the last 40 years. 

The commission passed the measure in a 4-0 vote. Commissioner Chris Martorana was not present, with an excused absence.

The city currently relies on outside consultants such as 4Leaf for building permit intake, plan review, and approval services, including residential solar permits

According to a report Lopez-Narvaez prepared for the commission, this reliance “results in increased costs, extended review timelines, and inconsistent customer service. As the city moves toward bringing building department services in-house, there is an opportunity to leverage technology to improve efficiency, reduce costs, and enhance service delivery.”

Earlier, during public comment, Mission Market co-owner Francisco Mendoza complained to the commissioners about what he called an “after-the-fact” letter he received from the fire marshals requiring him to install a fire hydrant, sprinklers and other upgrades that were not required at the time he received his permit in 2023 to renovate the location. 

“The only governing party that can address this and put a stop to it is the Planning Commission or the city manager,” he said. “But this has to stop. If you continue harassing businesses like this, you’re going to end up with nothing.”

Though commissioners are not allowed to respond directly to questions brought up during public comment, DeVries noted that Mendoza, a planning commissioner for Monterey County, was unlikely to have erred in getting the proper permits. He suggested the matter be discussed at the next meeting. 

Prior to the Planning Commission meeting, the Historic Resources Board convened with a short agenda, including a presentation on a proposed paint scheme for the storefront of Inaka Fusion, the restaurant opening soon in the Taix Building at 313 Third Street. 

The change is considered minor, filling in the gray and white boxes at the lower part of the building under the windows to match the already approved black color. No action was needed on this item, and DeVries recused himself from the discussion due to his familial relationship with the business owners.

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