City of San Juan Bautista
The “City of History”
www.san-juan-bautista.ca.us
JOINT CITY COUNCIL / PLANNING COMMISSION
SPECIAL MEETING / WORKSHOP
TUESDAY, MAY 13, 2025, 5:30 P.M.
HYBRID MEETING
City Hall, Council Chambers
311 Second Street, San Juan Bautista, California
AGENDA
ZOOM WEBINAR PARTICIPATION
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JOIN ZOOM WEBINAR TO PARTICIPATE LIVE
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To participate telephonically:
call 1 (669) 900-6833
Webinar ID: 883 7332 0235
PUBLIC COMMENT - ADVISEMENT
Public comments are limited to items on this special meeting agenda pursuant to California Government Code section § 54954.3(b). Public comments are generally limited to three (3) minutes per speaker; the Mayor may further limit the time for public comments depending on the agenda schedule.
1. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
Page | 2 City Council May 13, 2025
2. WORKSHOP
A. Historic Resources Preservation Ordinance
Recommendation: No Action. Receive report and provide the Historic Resources Board, Planning Commission, and City Council with the history and policy context of the current Historic Resources Preservation Ordinance, as well as considerations for potential future changes and/or improvements.
i. Preservation Basics
ii. Historic Preservation Ordinance Purpose
iii. Regulatory and Non-regulatory Techniques
iv. Results of Historic Resources Preservation Ordinance Review and Recommendations v. Next Steps
3. ADJOURNMENT – 7:30 P.M.
_________________________
Elizabeth Soto, City Clerk
AGENDA MATERIAL / ADDENDUM
Any addendums will be posted not later than 72 hours before regular meetings or 24 hours of special meetings unless otherwise allowed under the Brown Act. City Council reports may be viewed at the City of San Juan Bautista City Hall at 311 Second Street San Juan Bautista and are posted on the City website www.san-juan-bautista.ca.us subject to Staff’s ability to post the documents before the meeting, or City Clerk Elizabeth Soto at [email protected] or calling (831) 623-4661 during normal business hours.
In compliance with the Americans with Disabilities Act, and Govt. Code 54953(a), the city will make reasonable arrangements to ensure accessibility to this meeting. If you need special assistance to participate in this meeting, please contact the City Clerk, a minimum of 48 hours prior to the meeting at (831) 623-4661.
If you challenge any planning or land use decision made at this meeting in court, you may be limited to raising only those issues you or someone else raised at the public hearing held at this meeting, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Please take notice that the time within which to seek judicial review of any final administrative determination reached at this meeting is governed by Section 1094.6 of the California Code of Civil Procedure.
A Closed Session may be called during this meeting pursuant to Government Code §54956.9 (d)(2) if a point has been reached where, in the opinion of the legislative body of the City on the advice of its legal counsel, based on existing facts and circumstances, there is a significant exposure to litigation against the City.
PUBLIC COMMENT PROCEDURES
If you wish to make a public comment and are attending in person, please fill out a speaker card. If you are attending via Zoom, join the Zoom Webinar, and use the "Raise Hand" or if joining by telephone, press *9 on your telephone keypad icon.
SUBMISSION OF PUBLIC COMMENTS
Written comments may be submitted via mail to the City Clerk at City Hall (P.O. Box 1420, San Juan Bautista, CA 95045), or emailed to [email protected] no later than 3:00 p.m. on the day before the meeting. Written comments will be read into the record provided that the reading does not exceed three (3) minutes.
PUBLIC NOTIFICATION
This agenda was posted on Monday, May 5, 2025, on the bulletin board at City Hall, 311 Second Street, the bulletin board at the City Library, 801 Second Street, the bulletin board at the entrance to the United States Post Office, 301 The Alameda, and the City’s website. Meetings are streamed live at https://www.facebook.com/cityofsanjuanbautista/.
Item No. #2
Joint City Council/Planning Commission Meeting
May 13, 2025
Page | 1
CITY OF SAN JUAN BAUTISTA
CITY COUNCIL STAFF REPORT
DATE: MAY 13, 2025
DEPARTMENT: COMMUNITY DEVELOPMENT
FROM: ILSE LOPEZ-NARVAEZ, ASSOCIATE PLANNER
BY: JULIEANN MURPHY, SENIOR ARCHITECTURAL HISTORIAN
MARGO NAYYAR, CULTURAL REZURCES PRINCIPAL
(RINCON CONSULTANTS)
TITLE: HISTORIC PRESERVATION ORDINANCE WORKSHOP
RECOMMENDED MOTION:
Receive report from Rincon Consultants regarding Updating the existing Historic Preservation Ordinance; and Consider revising the Historic Resources Board (HRB).
RECOMMENDATION:
Following review of the City’s Historic Preservation Ordinance, Rincon recommends the following:
Update the existing Historic Preservation Ordinance with comprehensible, clearer language while also accomplishing legislation that maintains existing authority, and simplifying use for Council Members, Commissioners, City staff, applicants, and the community.
Consider revising the Historic Resources Board (HRB) to either:
o Require separate membership from the Planning Commission and revise the advisory authority to either split or final authority.
o Make the Historic Resources Board (HRB) / Planning Commission a combined body instead of a duplicative commission with different duties.
EXECUTIVE SUMMARY:
The City’s Historic Preservation Ordinance includes the essential elements for a successful historic preservation program. It could, however, benefit from revisions to simplify, clarify, increase ease of use, and improve efficiency in the administration and implementation of this historic preservation tool.
Item No. #2
Joint City Council/Planning Commission Meeting
May 13, 2025
Page | 2
BACKGROUND:
In 1977, the City began exploring pathways for protecting its built environment and first established a Historic Preservation Ordinance in 1979. After the establishment of the ordinance, historic preservation efforts continued which resulted in a historic resources survey - the City’s first effort to identify, record, and evaluate historic properties, completed in May 1981.
The ordinance was subsequently updated in 1982, 1987, 1989, and 2004, with largely minor revisions to clarify language. In 2006, the City undertook a second historic resources survey and inventory effort through a grant awarded to the City by the Certified Local Governments (CLG) program As a result, the survey report recommended updating the Historic Preservation Ordinance. The current ordinance is the result of a February 2008 update to incorporate results and recommendations from the 2006 survey.
Since then, the Historic Resources Board (“HRB”) and Planning Commission have approached potential updates to the Historic Preservation Ordinance on several occasions, recognizing aspects (presented in more detail below) that are challenging for the community to achieve a successful historic preservation program.
A robust and effective Historic Preservation Ordinance is essential for a successful historic preservation program. A successful historic preservation program provides an element of certainty and consistency into the regulatory process for local development for City staff, project applicants, and stakeholders. Historic preservation programs foster compatible economic development, while providing avenues for identifying, preserving, and celebrating the community’s historic and cultural values. Additionally, comprehensive historic preservation programs enhance local preservation values, provide guidance for future impacts to historic resources, and inform the planning and design of future developments. An ineffective Historic Preservation Ordinance can limit the success of a historic preservation program by creating uncertainty and hurdles in efficient administration, such as burdensome requirements that require additional staff or commissioner/council time, as well as delays for the applicant.
Results of Historic Preservation Ordinance Review
Robust historic preservation ordinances are comprised of several key elements, including the following: state the purpose, identify the enabling authority, establish a preservation commission, provide procedures for designation of resources and actions for review, acknowledge economic effects of designation, describe appeals and enforcement provisions, and include a concise set of definitions. Common preservation ordinance pitfalls include:
Overly detailed that they are ineffective
So ambitious that they cannot be supported by staff
So rigid that change is difficult
The City’s Historic Preservation Ordinance meets most of the key elements for a robust historic preservation ordinance and appears to provide the elements necessary for an effective preservation program. However, the existing Historic Preservation Ordinance also, includes several additional Item No. #2
Joint City Council/Planning Commission Meeting
May 13, 2025
Page | 3
elements and details that may be making the administration and implementation of the ordinance challenging, and includes several of the common pitfalls, outlined in Table 1.
Table 1 Historic Preservation Comparison Matrix
Pitfall Ordinance Section Issue
Detailed Section 11-06-020 – Definitions Includes several definitions that are unused.
Includes definitions that are inconsistent with
guidance in other sections of the code.
Section 11-06-040 – Powers and
Duties
Includes a level of detail not necessary for
successful completion of the duties.
Section 11-06-50 – City of San
Juan Bautista Register of Historical
Resources
Contains redundant language.
Section 11-06-060 – City of San
Juan Bautista Designated Historic
District
Consists of a level of detail not essential to be
included in the ordinance.
Section 11-06-090 – Procedures
for listing a historic resource in the
City of San Juan Bautista Register
of Historic Resources
Contains a level of information that is not
essential for decision-making/evaluation.
Section 11-06-120 – Site plan and
design review permit procedure for
historic resources
Covers process details that are not necessary
to include in the legislation for successful
implantation.
Section 11-06-160 – Dangerous
and imminently dangerous
buildings, structures, or resources
The section is very long, detailed, and includes
information that is not necessary to provide in
a local ordinance.
Ambitious Section 11-06-030 – Historic
Resources Board
The members requirement may be too
stringent for a small community.
Section 11-06-040 – Powers and
Duties
It has provisions that are difficult for a small
community to address through a citizenvolunteer commission.
Section 11-06-070 – Systematic
Inventory and Identification of
Historic Resources
Consists of stated goals that are lofty.
Rigid Section 11-06-020 – Definitions Some definitions provided inform the level of review required by an applicant, removing a
level of discretion from staff decisions.
Section 11-06-040 – Powers and
Duties
Includes very prescriptive instructions that do
not allow for flexibility.
Section 11-06-50 – City of San
Juan Bautista Register of Historical
Resources
Classifies resources not generally recognized
as historical resources per CEQA guidelines as
CEQA resources, creating more rigid
standards than state requirements.
Section 11-06-070 – Systematic
Inventory and Identification of
Historic Resources
Include timelines/details that are difficult to
achieve with the level of staff/size of
community.
Section 11-06-120 – Site plan and
design review permit procedure for
historic resources
Includes details/information that is tied to
results of the surveys, making flexibility on a
project-by-project basis more difficult.
Source: Title 11 Zoning; Chapter 11-06 Historic Resources Preservation Item No. #2
Joint City Council/Planning Commission Meeting
May 13, 2025
Page | 4
In addition to the specific code sections, the City is faced with administering the Historic Preservation Ordinance and program with very limited staff time and resources. Additionally, the HRB and Planning Commission review process has proven to be inefficient for all parties. Today, the HRB is comprised of the same membership as the Planning Commission, but has a distinct set of duties, authorities, and meetings. Further, the HRB is advisory to the Planning Commission, and as a result, the members of the HRB make recommendations to themselves. This process results in a loss of efficiency for City staff time, City resources, and the applicants.
FISCAL IMPACT:
No fiscal impact to the general fund.
ATTACHMENTS:
Presentation
5/1/2025
1 Joint Study Session
Historic
Preservation
Ordinance
Purpose of Study Session
• To provide basic information on City’s
Historic Preservation Ordinance
• To provide key issues about the current City
of San Juan Bautista’s Historic Resources
Preservation Ordinance (Chapter 11-06)
• Provide context for the Historic Resources
Board, Planning Commission, and City
Council to consider for future planning.
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 2 San Juan Bautista, Cowboys in Town, 1942.
Source: Library of Congress
5/1/2025
2 Background
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 3 Citizen
Advisory
Committee 1977 Adopted
HP
Ordinance 1979 Grant
Awarded
for Survey 1980 Survey
Completed 1981 Ordinance updated
1982-
2004
Updated
Surve/HCS
Completed 2006 Ordinance
Updated* 2008 PC Vote to
Split
HRB/PC 2019
Background
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 4 Citizen
Advisory
Committee 1977 Adopted
HP
Ordinance 1979 Grant
Awarded
for Survey 1980 Survey
Completed 1981 Ordinance updated
1982-
2004
Updated
Surve/HCS
Completed 2006 Ordinance
Updated* 2008 PC Vote to
Split
HRB/PC 2019
5/1/2025
3 Background
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 5 Citizen
Advisory
Committee 1977 Adopted
HP
Ordinance 1979 Grant
Awarded
for Survey 1980 Survey
Completed 1981 Ordinance updated
1982-
2004
Updated
Surve/HCS
Completed 2006 Ordinance
Updated* 2008 PC Vote to
Split
HRB/PC 2019
Background
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 6 Citizen
Advisory
Committee 1977 Adopted
HP
Ordinance 1979 Grant
Awarded
for Survey 1980 Survey
Completed 1981 Ordinance updated
1982-
2004
Updated
Surve/HCS
Completed 2006 Ordinance
Updated* 2008 PC Vote to
Split
HRB/PC 2019
5/1/2025
4 Background
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 7 Citizen
Advisory
Committee 1977 Adopted
HP
Ordinance 1979 Grant
Awarded
for Survey 1980 Survey
Completed 1981 Ordinance updated
1982-
2004
Updated
Surve/HCS
Completed 2006 Ordinance
Updated* 2008 PC Vote to
Split
HRB/PC 2019
Background
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 8 Citizen
Advisory
Committee 1977 Adopted
HP
Ordinance 1979 Grant
Awarded
for Survey 1980 Survey
Completed 1981 Ordinance updated
1982-
2004
Updated
Surve/HCS
Completed 2006 Ordinance
Updated* 2008 PC Vote to
Split
HRB/PC 2019
5/1/2025
5 Background
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 9 Citizen
Advisory
Committee 1977 Adopted
HP
Ordinance 1979 Grant
Awarded
for Survey 1980 Survey
Completed 1981 Ordinance updated
1982-
2004
Updated
Surve/HCS
Completed 2006 Ordinance
Updated* 2008 PC Vote to
Split
HRB/PC 2019
Background
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 10 Citizen
Advisory
Committee 1977 Adopted
HP
Ordinance 1979 Grant
Awarded
for Survey 1980 Survey
Completed 1981 Ordinance updated
1982-
2004
Updated
Surve/HCS
Completed 2006 Ordinance
Updated* 2008 PC Vote to
Split
HRB/PC 2019
5/1/2025
6 Today
• October 3, 2023 - HRB meeting
• Discussed the ordinance and continued discussion to next meeting
• November 7, 2023 - HRB meeting
• Continued to discuss ordinance
• Expressed interest in a consultant-led workshop
• February 6, 2024 - HRB meeting
• Meg Clovis introduced some recommendations for
improvements to the ordinance.
• HRB moved to form a subcommittee to begin reviewing and updating the ordinance.
• It does not appear the subcommittee met.
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 11 Zanetta House, after 1933
Source: Library of Congress
Historic Preservation Basics
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 12 • Local Review
• Local preservation ordinances allow for the designation and oversight of treatment of historic resources.
• Local designation
• Permit review
• California Environmental Quality Act (CEQA)
• City has a responsibility to fulfill the requirement of CEQA, a state-mandated review process
1. Is there a historical resource?
2. Would the project cause a substantial adverse change in the significance of the resource?
3. Can the impact be avoided or mitigated?
5/1/2025
7 Certified Local Government
• City of San Juan Bautista is a Certified Local Government (CLG) • CLG is a program where local, state, and federal governments work together to help communities preserve historic resources.
• Jointly administered between the National Park Service and the State Historic Preservation Officer (SHPO)
• Participation in the program provides access to benefits of the program including funding through the availability of grants and technical assistance through the SHPO with assistance with preservation programs.
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 13 Certified Local Government
• Duties include:
• Enforce appropriate state and local laws and regulations for the designation and protection of historic properties;
• Establish an historic preservation review commission by local ordinance; • Maintain a system for the survey and inventory of historic properties; • Provide for public participation in the local preservation program; and • Satisfactorily perform responsibilities delegated to it by the state.
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 14 5/1/2025
8 Historic Preservation Ordinance
A Historic Preservation Ordinance is part of a multi-faceted program aimed at protecting the City’s historic resources.
There are certain components found in most effective preservation ordinances throughout California, which include:
Purpose
Enabling Authority
Establishment of a Preservation Commission
Procedures and Criteria for Designation of Historical Resources Procedures and Criteria for Actions Subject to Review Consideration of Economic Effect of Designation or Review of Action Appeals
Enforcement
Definitions
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 15 Regulatory and Non-Regulatory Techniques
A Historic Preservation Ordinance is just one component of regulating and administering the City’s treatment of historic resources.
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 16 Other program tools include:
City’s General Plan
Historic Context Statement
Design Guidelines
Focused Planning Documents
Historic San Juan Bautista Plan
Supplemental Planning Materials and
Guidance Documents
Permit Application Checklists Salinas Grade Crossing
Source: San Juan Bautista Historical Society
5/1/2025
9 Purpose
Enabling Authority
Establishment of a Preservation
Commission
Procedures and Criteria for Designation of
Historical Resources
Procedures and Criteria for Actions Subject
to Review
Consideration of Economic Effect of
Designation or Review of Action
Appeals
Enforcement
Definitions
Results of Historic Preservation Ordinance Review and Recommendations City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 17 Purpose
Enabling Authority
Establishment of a Preservation
Commission
Procedures and Criteria for Designation
of Historical Resources
Procedures and Criteria for Actions
Subject to Review
Consideration of Economic Effect of
Designation or Review of Action
Appeals (Chapter 11-25)
Enforcement
Definitions
San Juan Bautista | Chapter 11-06 Recommended
• Common Preservation Ordinance Pitfalls
• Too detailed that they are ineffective
• So ambitious that they cannot be supported by staff
• So rigid that any change is difficult
Results of Historic Preservation Ordinance Review
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 18 San Juan Bautista Map
Source: San Juan Bautista Historical Society
5/1/2025
10 Results of Historic Preservation Ordinance Review
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 19 Tuccoletta Hall
Source: San Juan Bautista Historical Society
Pitfall Ordinance Section
Detailed Section 11-06-020 – Definitions
Section 11-06-040 – Powers and Duties
Section 11-06-050 – City of San Juan Bautista Register of Historical Resources
Section 11-06-060 – City of San Juan Bautista Designated Historic District
Section 11-06-090 – Procedures for listing a historic resource in the City of San Juan Bautista Register of Historic Resources
Section 11-06-120 – Site plan and design review permit procedure for historic resources
Section 11-06-160 – Dangerous and imminently dangerous buildings, structures, or resources
Section 11-06-030 – Historic Resources Board Ambitious
Section 11-06-040 – Powers and Duties
Section 11-06-070 – Systematic Inventory and Identification of Historic Resources
Rigid Section 11-06-020 – Definitions
Section 11-06-040 – Powers and Duties
Section 11-06-070 – Systematic Inventory and Identification of Historic Resources
Section 11-06-120 – Site plan and design review permit procedure for historic resources
Results of Historic Preservation Ordinance Review
• Issues
Procedures and Criteria for Designation of Historical Resources Section 11-06-050 (C) and Section 11-06-090 (A) (B) are redundant Procedures and Criteria for Actions Subject to Review Section 11-06-120 – level of detail
Tied to the 2006 survey findings
Contains CEQA direction and permit directions
Definitions
Too many definitions
Definitions provided are lengthy
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 20 ILN0
Slide 20
ILN0 Is this meant to say high level of detail?
Ilse Lopez-Narvaez, 2025-04-08T19:54:17.734
5/1/2025
11 Results of Historic Preservation Ordinance Review
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 21 • Issues
Definitions
“Minor alteration” refers to any maintenance, rehabilitation, or repair work that does not change exterior appearance of an existing building or structure, including roof repair or replacement, window replacement, residing, repainting, etc., that is consistent with existing materials and colors. “Major alteration” refers to any maintenance, rehabilitation, or repair work that alters the exterior appearance of an existing building or structure, including building additions, removal or demolition of and/or additions of significant features to the building or site, relocation, disturbance, etc., alter, diminish, demolish, remove (except for the purposes of replacing like for like materials), relocate, modify, excavate, construct new, reconstruct, remodel, restore, or rehabilitate the resource, site, and immediate surroundings, including appurtenances attached to, contiguous with, or otherwise related to the resource, including but not limited to landscape, setbacks, distinguishing aspects, roof attributes, overlays, moldings, light fixtures, doors, windows, paint or other coating, siding, fencing, walls, signs, monuments, and sculptures; or alter, modify, or rehabilitate the interior of a resource that is accessible to or has historically been made available to the public, including but not limited to areas commonly used as public spaces such as lobbies, meeting rooms, gathering rooms, public hallways, great halls, bank lobbies, shopping malls, stores, or other similar spaces. • Historic Resources Board
• Current configuration
• Comprised of the same membership as the Planning Commission, but separate and distinct with different authority
• Advisory to the Planning Commission (same people)
• Separate, successive meetings
• Issues
• Small community, with small pool of qualified individuals to serve specified roles • No final authority or “teeth” in decision-making
Results of Historic Preservation Ordinance Review
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 22 5/1/2025
12 • Following review of the City’s Historic Preservation Ordinance, Rincon recommends the following:
• Update the existing Historic Preservation Ordinance with comprehensible, clearer language to while also provide accomplishing legislation that maintains existing authority, while and simplifying for use by for Council Members, Commissioners, City staff, applicants, and the community.
• Consider revising the HRB to either:
• Require separate membership from the Planning Commission and revise the advisory authority to either split or final authority.
• Make the HRB/Planning Commission a combined body instead of a duplicative commission with different duties.
Next Steps
City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 23 • Recommendations
• Simplify the ordinance for improved clarity and ease of use by Commissioners, staff, and public.
Results of Historic Preservation Ordinance Review and Recommendations City of San Juan Bautista | Historic Preservation Ordinance Update 5/1/2025 24 • Considerations:
• Update the ordinance to have simpler, broader
language to provide legislation that does not remove
any existing power, while making it easier to use
• Remove redundant language
• Transfer details from ordinance to other appropriate
guidance documents
• Consider making HRB a separate body or a
combined body with Planning Commission with
revised authority
La Casa Rosa, c. 1950 postcard
Source: HipPostcard
5/1/2025
13 Questions?