Planners mull land use east of U.S. 101 (complete article from source)
Source: Morgan Hill Times, by Tom Risen
March 27, 2008
The Morgan Hill Planning Commission reviewed a proposal Tuesday evening that could determine the value of farmland and restrict development in the unincorporated southeast quadrant (SEQ), which contains roughly1,250 acres east of U.S. 101.
The land-use proposal, written by David Bischoff, former community development director working part-time with the city, and Kathy Molloy Previsich, community development director, proposes an agricultural preservation program which would be used to determine when mitigation is required for the loss of agricultural land and how that mitigation would be provided.
The proposal also addressed the potential for sports, recreation and leisure uses in the area and the location of the so-called urban limit line, which represents the ultimate boundaries of the city.
The limit has already been drawn around most of the city, except around the approximate 1,250 acres of undeveloped, agriculturual and rural residential land located in unincorporated Santa Clara County, outside city limits.
The pros and cons of agricultural preservation dominated the public forum and the Planning Commission decided to table the discussion until April 8, which Commissioner Joe Mueller called one of the most important debates held in a long time.
"If you look at some of the land we wanted to preserve around El Toro, there are three homes being built there," said Mueller. "That's what could happen to the SEQ if we say nothing (about farmland preservation)."
The city's concern on this issue is a response to criteria on agricultural mitigation for city expansion cases set by the Santa Clara County Local Agency Formation Commission (LAFCO), the state agency that regulates land annexation by a city in different counties.
In April 2007, LAFCO adopted agricultural mitigation policies that strongly recommended cities to preserve one acre of prime farmland for every acre paved over. Developers are given a flexible time period to pay mitigation fees to owners of the farmland.
City planners commissioned Bischoff to determine other options.
"The city's position is that LAFCO does not have the jurisdiction to require agricultural mitigation. The City Council directed staff to prepare an agricultural mitigation program to be used for all city land-use decisions," Bischoff said, adding that he recommended the city accept a revised version of an agricultural mitigation plan used by the City of Gilroy, a method for determining if the loss of agricultural land is significant or not. The method was developed by the state and federal government.
Former Mayor Dennis Kennedy, who was not at the meeting Tuesday, compared the SEQ issue to Coyote Valley because of the debates over preserving a "greenbelt" of farmland.
Michelle Beasley, South Bay field representative for the Greenbelt Alliance, said open space in the SEQ could provide a buffer between Morgan Hill and San Martin.
"The decisions before you today will have repercussions far into the future," said Beasley. "Farming decreases a carbon footprint by making local produce rather than trucking it from miles away. Farming is not dead; area farmers could feed Google, Cisco Systems and Palm up north."
Brian Gardiner, an organic farmer working with Palo Alto-based Bon Appetit Management Company catering service, reiterated Beasley's point.
"My goal is to preserve as much agricultural land as possible," said Gardiner. "The average piece of food on your plate has traveled 1,500 to 2,000 miles. The cost of food will continue to rise as the price of diesel rises and trucking becomes more expensive. The solution is local farms for local markets."
However with many farmers having difficulty making money, they often look to their land as their greatest investment. Andy Mariani operates Andy's Orchard north of Live Oak High School and is concerned about any potential plan that could jeopardize the development value of his land. Mariani's land includes about 50 acres.
"A gentleman farmer has income derived from other sources," explained Mariani. "My family and I are dirt farmers and we derive our income solely from that parcel, which is very difficult ... With all due respect, we have tried these modern strategies to make income on that land, we've tried the grow-fresh-buy-local strategy, but we are still not viable. We've considered selling part of it just so we can stay there for a while longer."
Another local concerned about limiting development potential in the SEQ was Julie Borina Driscoll, who owns land on the northwest corner of Hill Road and Tennant Avenue.
"The SEQ is unique and special, which we should enhance (for tourism) in accordance to the environment," said Driscoll. "We should capture the glory and go for the dollars. Farmland is to be respected but not here in Morgan Hill at this time. Santa Clara County has a deficit and we as a government cannot keep operating in the red. We need to bring in the businesses."
Several commissioners were admittedly intimidated by the weighty issue, including Commissioner Mike Davenport.
"Someone has to ask the stupid question: Why do we need this at all?"
said Davenport. "Why don't we let our farmers work within our general plan?"
The city council previously determined there are sufficient lands for commercial and residential growth within the city limits.
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