|MEASURE N |
San Benito County Voter Initiative
|Shall an initiative enacting the Strada Verde Specific Plan, and making County General Plan and Zoning Code Amendments for approximately 2,777 acres of agricultural land in northwest San Benito County, allowing various uses (including Research/Development, Automotive Testing/Tracks, Distribution, Offices, Business/Professional Services Commercial, Light Industrial, Hospitality, Retail, and Public/Private Services) and requiring the creation of a 209.5 acre Pajaro River Park and preservation of 561.7 acres exclusively for agriculture be adopted?|
|What your vote means?|
|A “Yes” vote is for the adoption of Measure N.||A “No” vote is against the adoption of Measure N.|
|What will you find in this pamphlet?|
|County Counsel’s Impartial Analysis|
County Auditor’s Impartial Analysis
Argument in Favor
Rebuttal to Argument in Favor
Rebuttal to Argument Against
The following is an impartial analysis of Measure N. If you desire a copy of the full text of the ordinance, please Contact the Department of Elections at:
|https://sbcvote.us/registrar-of voters/ elections-information/|
| 831-636-4017 / 877-777-4017|
|COUNTY COUNSEL’S IMPARTIAL ANALYSIS OF MEASURE N|
Measure N was placed on the ballot by a petition signed by the voters. The measure consists of 139 pages of text and graphics that include amendments to the text and maps in the 2035 San Benito County General Plan, zoning provisions of the County Code and zoning map, and adoption of the 107-page Strada Verde Innovation Park Specific Plan (SVIP-SP).|
Measure N amends the General Plan land use designations, maps, and zoning regulations for a 2,777-acre area of land, and adopts the SVIP-SP. The plan area is located in north San Benito County, southeast of the Pajaro River and southwest of the Union Pacific rail line and Highway 25.
If adopted, development would be governed by the specific plan. The plan area is currently designated in the General Plan for Agriculture, and mostly zoned Agricultural Productive, and some Rangeland.
Measure N creates “Innovation Center” and “Commercial” zoning (about 1,312 and 26 net acres respectively). A wide range of business, commercial, light industrial, and professional services uses are permitted in the Innovation Center zones. Visitor-serving, hospitality, medical, recreational, and personal service uses are also permitted uses in the Commercial zones. The project includes a 562-acre Agricultural zone and a 209-acre Pajaro River Park zone, and a 265-acre “Channel Greenway” zone, with remainder of the plan area for collector and internal streets, stormwater, wastewater treatment and landscaping.
The plan area includes prime farmland (546 acres), unique farmland (52 acres) and farmland of statewide importance (378 acres). The plan would retain as agricultural or open space 229 acres of prime farmland, 52 acres of unique farmland, and 43 acres of farmland of statewide importance, but could result in conversion of the remainder to non-agricultural uses.
In California voters have the right to adopt general plan and zoning ordinance amendments and specific plans through the initiative process without the notice, consultation, and public hearing process before the Planning Commission and Board of Supervisors. General plan amendments adopted by initiative must still be internally consistent with the remainder of the general plan, including the hazard buffer Policy HS-6.9, which may be superseded as to this project by the finding in Paragraph 13 of Section 2 that the SVIP-SP next to the TriCal facility is in the public interest and consistent with the General Plan.
Environmental review under the California Environmental Quality Act (“CEQA”) is not required for land use initiatives. However, subsequent discretionary actions to implement the SVIP-SP, including subdivision tentative maps and development agreements, are subject to CEQA review. That review starts with the existing physical condition of the environment that would be affected by those discretionary approvals at the time the analysis is being conducted, without respect to uses that might be allowed by the voter-approved plan, but which have not yet occurred.
Measure N provides that for 20 years after it takes effect it may only be amended by the voters.
A “Yes” vote is for the adoption of Measure N. A “No” vote is against the adoption of Measure N.
s/ BARBARA THOMPSON, County Counsel
|COUNTY AUDITOR’S FISCAL IMPACT STATEMENT FOR MEASURE N|
Measure N, if adopted, will bring significantly more new revenues than expenditures to San Benito County General Fund, schools, and special districts.|
The revenue and expenditure estimates are based primarily on the California Election Code 9111 study ordered by the County of San Benito Board of Supervisors and performed by Applied Development Economics, Incorporated. This statement assumes that the specific site plan as proposed in this initiative is constructed and completed by the year 2035.
Sales & Use Tax and Impact Fee Revenues: During construction, the County of San Benito is estimated to receive $41,500,000 in impact fees and $9,900,000 in Use tax revenues; Aromas-San Juan Unified School District is estimated to receive $3,129,000 in impact fees for capital construction purposes; San Benito County Roads and Transportation Measure G will receive an estimated $6,600,000 in Use Taxes; and San Benito County Council of Governments is estimated to receive $1,650,000 in Use taxes. Once construction is completed, annual sales tax revenues will increase as follows: $5,190,000 for the County General Fund; $5,190,000 for the Transportation Fund until the Measure sunsets in the year 2049; and $1,300,000 for the San Benito County Council of Governments. Not estimated in the scope of this study but additional sales tax revenue generated include 1991 and 2011 realignment revenues used for social service programs and for public safety, respectively.
Property Tax Revenue: Strada Verde’s estimated total assessed secured property value of $1.065 billion is based on 6.6 million square feet of specified land use; warehouse and office space being among the largest. Accordingly, the project would generate approximately $10,650,000 annually in secured property tax revenue as detailed in the table below:
Based on a conservatively estimated unsecured (personal property) assessed value of $200,000,000 by the County Assessor, Strada Verde would bring in $2,000,000 annually in unsecured tax revenue distributed among various agencies, including the County, cities, schools and special districts.
Other Revenues: The table below provides detail on all revenue sources that the project is estimated to bring to the County of San Benito.
Estimated Expenditures: Strada Verde is expected to create needs for additional County services; projected expenditures include Sheriff ($820,000), General Administration ($776,000), Other Public Protection Unincorporated ($462,000), Public Ways and Facilities ($370,000), and Criminal Justice ($303,000), annually.
The following projections summarize the estimated annual effect on both revenues and expenditures of the Strada Verde Project with the County:
s/ JOE PAUL GONZALEZ, County Clerk, Auditor & Recorder
County of San Benito
|ARGUMENT IN FAVOR OF MEASURE N|
Vote Yes on Measure N to bring more than 20,000 jobs to San Benito County, protect wildlife and water quality in the Pajaro River and provide over $18 million annually for essential services — all at no cost to taxpayers.|
20,000+ Jobs for San Benito County
Our economy is sliding into a recession and thousands of our neighbors have lost their jobs. We need the job center created by Measure N to kickstart our economy and get San Benito County back to work. Measure N will support more than 18,000 good-paying construction related jobs and over 5,500 permanent, high-wage jobs.
Minimizing Traffic on Highway 25
The jobs center will connect directly to 101 at the Betabel interchange, minimizing jobs-center traffic on 25. Furthermore, passing Measure N will directly provide $18 million in private funds for transportation improvements. Providing jobs in the County will also cut down on commute times, allowing local residents to work closer to home.
$18 Million Annually for Fire Protection, Emergency Response, Schools, Road Repair and More With No New Taxes
Measure N will have enormous financial benefits for San Benito County. Experts estimate it will generate $18 million annually for vital local services — like County fire, Sheriff, schools and road repair — at no cost to local taxpayers.
Protecting Wildlife and Improving Water Quality in the Pajaro River
Measure N will create a 209-acre public park along the Pajaro River, providing public access to the riverfront for the first time. This will allow for increased protection of sensitive wildlife in the area and drastically improve water quality in the river. Measure N will also protect 562 acres for dedicated agricultural use.
Most importantly, Measure N’s benefits will be entirely privately-funded — nothing will rely on raising taxes or government subsidy.
That’s why business leaders, traffic experts, environmental advocates and the agricultural community all support Measure N. Let’s get San Benito County back to work.
|s/ CURTIS J. HILL, Retired Sheriff, |
San Benito County
|s/ VINCE GREWOHL, President, |
Hollister Firefighters Association Local 3395
|s/ BOB TIFFANY, President,|
San Benito County Business Council
|s/ VALERIE J. EGLAND, Parks Advocate|
|s/ ROBERT J. RODRIGUEZ, II, President,|
|REBUTTAL TO ARGUMENT IN FAVOR OF MEASURE N|
An out-of-town developer is spending big money to sell Strada Verde to voters. Do you believe their Big Promises? Let’s review the facts:|
VOTE NO ON MEASURE N.
|s/ FRANK BARRAGAN, Chair of |
Concerned Citizens of San Benito County
|s/ NATASHA WIST,|
Las Hermanas Organic Farm
|s/ SAM RAMOS, Hollister Teacher, retired||s/ SHIRLEY TREVINO, Community Activist|
|ARGUMENT AGAINST MEASURE N|
VOTE NO on MEASURE N… Strada Verde is a dangerous and misleading proposal from a rich developer trying to buy your vote… Don’t be fooled. Know the facts:|
Vehicle Test Center is a Myth
|s/ SAM FARR, Congressman, retired||s/ MARY VAZQUEZ EDGE, Mayor of |
San Juan Bautista
|s/ IGNACIO VELAZQUEZ, Mayor of |
|s/ MARGARET MORALES REBECCHI, Hollister Teacher, retired|
|s/ MARY ZANGER, Pharmacist, retired|
|REBUTTAL TO ARGUMENT AGAINST MEASURE N|
Measure N’s opponents seem determined to kill local jobs and hurt San Benito County’s economy with their deceptive rhetoric. |
Why are they trying to keep 20,000 jobs, 209 acres of parkland, and millions in funding for schools, fire, roads, and more out of San Benito County?
Don’t be fooled.
Strada Verde will not be built if the project is deemed unsafe. Period. If voters approve Measure N, the project will undergo a comprehensive environmental review and impact report — with public input and expert analysis — before a single shovel goes into the ground.
San Benito County desperately needs local jobs — Measure N delivers. Another opportunity like this won’t come along. Nothing will ever come close to the 18,000 construction related jobs and 5,500 permanent jobs — with no new housing — created by Measure N.
Strada Verde offers specific wildlife protections only possible through Measure N. The plan includes a 209-acre park along the Pajaro River, giving the public access to the riverfront for the first time. Creating the park will restore damaged habitat and protect wildlife.
Strada Verde will connect directly to 101 and minimize any new traffic on 25. Plus, Measure N provides $18 million for road repair and traffic improvements. Imagine how many long- distance commuters we can take off the road when there will be 20,000 jobs that much closer to home.
Strada Verde will provide $18 million for San Benito County’s schools, firefighters, Sheriff, roads, and more — every year. Don’t our opponents want to improve our schools, roads, and public safety?
If we listen to the naysayers, San Benito County’s economy will never recover. Vote Yes on N.
|s/ MARGIE BARRIOS, Retired Trustee, |
Hollister School District
|s/ IRENE DAVIS, Chief Financial Officer, |
|s/ VINCE GREWOHL, President, |
Hollister Firefighters Association Local 3395
|s/ DONNA HAYNES, CEO, |
Emergency Vehicle Specialist
|s/ ROBERT J. RODRIGUEZ, II, President, |