The San Juan Bautista Planning Commission on Tuesday held off on a proposed recommendation to the city council to rescind – or change – the current franchise ban.
The commission also held off on making final planning decisions related to building a new Arco gas station off of Highway 25 – so the city can review the environmental impact.
In December 2002, the historic city implemented a franchise ban against formula businesses and since then has renewed the ordinance three times, even as chains such as Subway have expressed interest in opening a shop in the Mission City.
“The anti-business or negative tone has affected potential business,” said City Manager Roger Grimsley. “Commercial development is very sensitive to government.”
He said some residents’ concerns about large chains coming to town are unfounded.
“We’re not likely to draw large, big-box chains,” he said. “San Juan has 1,862 people.”
He said the proposed ordinance would apply only to the commercial entrances of the city, including the Windmill Market entrance off of Highway 156.
“The historical downtown will exempt general businesses,” he said.
Chairman Ernest Franco said passing ordinances is the power of the city and it is within the planning commission’s right to recommend changes to ordinances.
“I think we’re on the right track,” he said.
One San Juan Bautista resident denounced the recommended changes. It would have a related impact on planning rules, she said.
“You would be substantially changing the land-use ordinance,” Cara Vonk said.
Another resident, Mirjana Tomas, said she especially took exception to the idea that allowing formula businesses on the outskirts of the city would limit them, saying the exception would “open the door” for similar businesses downtown.
“If the personality of this community does not agree with the general plan, we need to know,” she said.
Vonk especially took exception at the thought of fast food and other similar restaurants taking hold in the city.
“It’s not going to be an ordered, well-thought-out process,” she said. “Do you want a Subway sandwich, or Tutti Fruitti Yogurt, in our historic downtown?”
Franco said staff members would have to keep evaluating and making changes to the language of the proposed ordinance.
“If it ain’t good quality, it ain’t San Juan Bautista,” he said.
The commission is expected to continue the discussion at their next meeting on Feb. 4.
Environmental delays
The commission also punted on another issue related to development in the city – the placement of an Arco gas station off of Highway 156 and The Alameda.
“We feel this development here could be very beneficial to San Juan Bautista,” Grimsley said.
The new gas station would be 6,600 square feet and feature 12 pumps. It would be divided into a convenience store and gas station as well as a restaurant.
“My initial reaction is it’s too big. It’s Costco-sized. We’re not a Costco-sized town,” said Commissioner Wanda Guibert.
Grimsley said staff members working with the developer could address any size or environmental issues. The commission reviewed the potential environmental impact on the site.
“A determination was made early on the project would have an effect on the environment,” Grimsley said.
However, city staff members and the commission worked to try to mitigate some of the environmental effects, including working with the developer, Harvey Dadwal.
“Whatever the staff asked me to change, I did that,” Dadwal said.
A big concern of the commission and residents involved the danger a new gas station might cause for students trying to cross the highway to get to the gas station.
“I consider this a hazard,” said Commissioner Georgana Gularte.
But she added, “The concept of having a gas station is important for San Juan to have.”
The commission decided to call a special meeting to discuss the gas station issues more in-depth. It is set for 9 a.m. Jan. 23 at 311 Second St., and it is open to the public.
