Planning commission recommends raising minimum lot sizes in parts of unincorporated San Benito County

The San Benito County Planning Commission voted 5-0 to recommend the Board of Supervisors adopt proposed changes to the county zoning code that would increase minimum lot sizes for certain agricultural and rural/transitional districts. The item drew a lengthy staff presentation, comparisons to other California counties and extended public comment from farmers, ranchers and property owners.

The changes as presented would, among other adjustments, increase the minimum subdivision lot size in parts of the county designated Agricultural Rangeland and raise the minimum for Rural Transitional parcels. Planning staff showed maps of parcels that would be affected and presented examples from other counties as context for the draft standards.

Planning staffer Ariel (Planning Department) walked the commission through the proposal and the stakeholder outreach the department performed. Ariel said the department sent the proposal to an agricultural stakeholder group and broader email distribution; staff described the distribution of comments and noted roughly "like 75" recipients or contacts in that outreach. The staff presentation included county-by-county comparisons and an interactive parcel map for public review.

Public commenters raised concerns about value, financing, septic systems and water pressure on rural properties. One commenter who identified themselves as an agricultural producer told the commission, "Farming and produce is risky business. It's just the way it is," and urged careful consideration of how minimum-lot changes would affect farm operations and liquidity. Another resident said repeatedly that the proposed densities "just doesn't make sense" for the existing neighborhood and asked that the proposal be withdrawn from further consideration for their area.

The record before the commission included the staff explanation that the draft text would increase minimum sizes in several categories; for example, staff described a proposed increase in Agricultural Rangeland from about 30 acres to 60 acres and a proposed increase in Rural Transitional minimum lot size from about 2.5 acres to 5 acres. Where staff presentation or public remarks were unclear about a numeric detail, the commission and staff noted that the written draft and interactive map on the county website contain the precise parcel-level proposals.

Commissioners questioned staff about outreach and the practical effects on existing approved projects. Commissioners also asked whether combined applications such as planned-unit developments (PUDs) would be affected; staff said the changes would not automatically nullify pre-existing approvals and that some flexible tools such as PUDs could still be used but would be subject to the new minimums where applicable. On the record, staff indicated existing vested rights and previously approved entitlements would continue to be honored.

After discussion, a motion to recommend the proposed zoning-code changes (as presented) to the Board of Supervisors carried by a 5-0 vote. The commission’s action is a recommendation; any formal adoption would occur at the Board of Supervisors level.

The planning commission’s packet, maps and the interactive parcel tool remain available on the county planning web page for property owners who want to verify how the draft minimums would apply to individual parcels. Commission members asked staff to continue stakeholder outreach and to prepare any clarifying text or examples requested at the hearing.