The following newsletter is the product of grassroots volunteer work to create something different. Something different that would present unbiased information and a look into my viewpoints on the different issues in our community.
Just as we were going to print the printer at Morgan Hill Cellars broke down and we had to scramble to find a printer that could take over and complete the newsletter within the United State’s Postal Service’s cutoff date for political mailers. Wassim at the Print Shop finally promised to get it done in time but it was no longer a free printing job. I had to pay when I had never thought I would pay for anything more than paper and toner, oh well. We decided to persevere since we had dedicated so much time to getting this done.
Many, many thanks to Mike Sanchez and Mike Sampognaro as well as wife Michelle for making this happen. Eric Wallace helped out in a critical afternoon of editing, thank you Eric.
I hope you got this in your mailbox by Thursday, November 1st, or the USPS did not deliver as hoped, but the fact that they did it at all is remarkable since we had to get a special exception in the first place. They were great to work with.
Please read on, I hope you enjoy the following document!
Cover page, obviously, but I’ve never done this before so…
Newsletter Page 2:
Residential Growth
As a community we want to practice smart growth. This practice embraces a myriad of concepts like placing homes next to jobs and transit centers, providing a mix of housing types to meet a community’s varied needs, increasing density and not expanding boundaries, controlling the growth rate, etc..
I believe we do a pretty good job of being a smart growth community. We control the rate of growth with Measure S. We have a thoughtful long range plan in our General Plan map that identifies where we will build and to what densities we build. We do not have any plans to annex land for residential growth at this time.
I have contributed to the creation of our current General Plan, Measure S, RDCS Competition Manual and updated Zoning Codes.
I am ready to continue working on our smart growth with my time proven abilities and experience.
The Story Behind the Residential Growth We See
What is going on with all of the residential construction we see? It seems to be everywhere!
Residential growth has been a major concern of Morgan Hill residents many times over the years. As a result of your community action we are one of the only cities in California that put in place a residential development control system.
So how come we have an issue with what we see as runaway residential development over the last few years? Shouldn’t our growth control system curb all this?
The real root of the problem was the former growth control measure, Measure C, which required allocations be issued to meet a target population - even when no construction was taking place. It also allowed for numerous extensions of the allocations so they didn’t expire. All that has changed with the vastly improved Measure S now in place, please read on. (For definitions please look to the end of this document)
The Explanation:
The Great Recession put a backlog of approximately 1,800 allocated residential units on the books which have exploded into construction since 2014.
Timeline of issue:
· 2008 (+/-): The Great Recession dried up bank financing and construction virtually ceased.
· 2008 to 2014 (+/-): Allocations accumulated. Measure C mandated allocations be issued to meet target population – these years between 178 and 334 allocations were issued even though no construction was taking place. Those allocations got repeated extensions.
· 2014 (+/-) almost 1,800 allocations are in backlog due to repeated extensions.
· 2014 (+/-) bank financing freed up and construction begins at levels not seen since before 1977 (start of Measure E). Please see “Notes”
· 2014 (+/-) to present: spike in construction is noticeable to community.
The Solution Would be Measure S:
Measure S passed with 76.5% of your votes 2016!
The regularly scheduled RDCS update was developed primarily by the RDCS Working Group, Planning Commission and City Council. We started the update in 2015 by which time we were already seeing the effects of continually extending allocations, having a population cap that was also a mandated target population, and the resulting lack of ability to issue as few allocations as desired in a given year.
What We Did With Measure S:
· The population cap of 58,200 by 2035 is a cap and not a target. We have no obligation to meet that number.
· As a planning commissioner I helped push for no more extensions. The Planning Commission discussed limiting extensions so only a single 1 year extension is now allowed. You voted it into Measure S.
· The City Council decided no more than 215 allocations would be issued in any given year and as few as zero could be issued at their discretion. If fewer than the 215 allocations are issued they are forever lost and cannot be made up in successive years. Note: Consultants had advised that anything less than 230 allocations could impact the city budget negatively (based upon loss of development fees).
We now have a growth control measure that solves the previous issues which allowed for the spike in construction and the associated perception that we are growing out of control. We are just growing all at once within the controls we, the voters, had put in place in 2004 - we have learned a lot since then.
The Result: We should return to a rate of growth even lower than seen before the Great Recession in the next few years.
The Inconvenient Truth…:
· We actually have to build, we cannot build zero units and get away with it - for long.
· RHNA identifies how many affordable homes must be built within a given 8 year time span.
· We can lose tax and grant money managed by the State. Possibly lose control over our permitting process if Morgan Hill does not build.
· As a regional partner we have an obligation to build.
· All decisions have to include “findings” which are legally defensible reasons why we do, or don’t, approve an issue in the decision making process. An example, the comment “I don’t like it”, is not a finding which we could legally defend if a decision was challenged in court. Findings keep us bound to the ordinances under which City Government operates.
· Property owners have a right to do what they want with their land which includes developing it. In another community realtors successfully sued to force residential development. We may find out this year what an acceptable limit is to the people who have rights to build in our city.
Notes
· Local builders, typically smaller companies based in Morgan Hill, are happy building 10 -15 homes a year per project. It was not uncommon to see the larger projects take 10 to 15 years to complete.
· When allocations accumulated enough the large national companies took interest. Entire projects were sold to them and built at a rate not possible by local builders, it takes them only a couple years to build an entire +200 unit development. You’re really seeing that!
· Local builders appear to build a higher quality product, understand local development standards and the “Morgan Hill Feel”. Some of this appears to have bled over into “national builders” but local builders seem to know it best.
· Higher density developments are planned along our main roads, the ones which are more apparent. This allows easier access and are areas which may also have commercial services. This is by plan, leaving the remaining parts of the city at a lower density as you can see by traveling a few blocks away from those main roads in most cases.
Definitions
Allocation: permission to build a single dwelling unit. Allocations are issued by the City Council upon recommendation of the Planning Commission. Under Measure C an allocation could be extended for multiple years. Under Measure S there will be only one 1 year extension allowed.
Density: The number of dwelling units that are developed per acre. Lowest density is Residential Estate GP (1 unit per 10 acres) to Residential Attached Medium (16 - 26 units per acre) to the limited Residential Downtown (24-46 units per acre) at the high end.
Dwelling unit: A single residential unit intended to house a single family. These could be a single family detached home or a single unit in a townhome or condominium development which are most typical in MH.
General Plan 2035: Overarching long range plan of how Morgan Hill develop in all ways until 2035. This includes housing development, circulation (roads), infrastructure, economic development, health & safety among other aspects of what we want to see in our city. It took almost 3 years and many, many public meetings to get this completed. The General Plan Advisory Committee (GPAC) advised the Planning Commission who met and advised the City Council after many, many community meetings.
Growth Control Measure E: 1st residential growth control ordinance that started in 1977 and established a target/ceiling population of 30,000 by 2000. Created the RDCS.
Growth Control Measure P: 2nd residential growth control ordinance that started in 1990 and established a target/ceiling population of 38,800 by 2010. Refined the RDCS.
Growth Control Measure C: 3rd residential growth control ordinance that started in 2004 and ends in 2020. Established a target/ceiling population of 48,000 by 2020. Again refined the RDCS. This measure included the requirement to issue the number of allocations necessary to meet the population target/ceiling. We typically issued between 178 to 3250 to 300 allocations per year which could earn extensions due to extenuating circumstances, like a severe economic recession.
Growth Control Measure S: 4th residential growth control ordinance adopted in 2016 and sunsets in 2035. Establishes a population cap of 58,200 at 2035. Established that a maximum of 215 allocations could be issued in any given competition year and as few as zero allocations could be issued. No more than one 1 year extension could be issued unless delay is caused by governmental agency. Measure S passed with 76.5% support of the voters in 2016.
Morgan Hill Feel: Somewhat subjective sense that most residents want to have single family detached homes and others will accept multifamily homes. The feel is one of having usable yards in single family detached homes and lots of open space within multi-family developments. We want the feel of open space all around us with easy access to our parks and open space and a sense of a less crowded environment. This is used frequently in our discussions of planning developments.
Multi-family housing: typically townhomes and condominiums where you have more than two dwelling units attached.
Regional Housing Needs Allocation (RHNA): the state-mandated process to identify the total number of housing units (by affordability level) that each jurisdiction must accommodate in its Housing Element. As part of this process, the California Department of Housing and Community Development (HCD) identifies the total housing need for the San Francisco Bay Area for an eight-year period (in the current cycle, from 2015 to 2023). See: https://abag.ca.gov/planning/housingneeds/
Residential Development Control System (RDCS): Approved Measures (currently Measure S) are the voter approved RDCS. Measure S is now a legal voter approved ordinance (Municipal Ordinance Chapter 18.78). There is also a Competition Manual which identifies what your project qualifies for by right and what you can voluntarily commit to when competing for allocations.
Single family detached home: a stand alone home that we normally think about with one home on a lot, usually with a garage.
In conclusion: the current boom cycle should peter out in 2 to 3 years unless the state makes us build a load of affordable housing which would be out of our control (which could happen).
Controlling residential growth is a complex set of issues involving community sentiment, real housing needs and the state’s requirement we build, business growth, property owner’s rights, and ability to meet the needs of growth with infrastructure improvements.
I believe we are growing the right way with smart growth practices. Please ask anyone who would debate you on the facts what they would do and then follow up with the myriad questions of legality of their plan, practicality of the plan, economic growth effects, and morality of the plan.
Please look at all of the issues this election cycle.
Newsletter Page 5
To Our Future - the Young Families
To the young families that decided Morgan Hill is the right place to raise your family
I have met with many of you and feel I understand your needs, concerns and your excitement in raising a family here in Morgan Hill.
I was a finalist as a candidate for appointment to City Council two years ago. Of the four of us finalists I quickly realized that Caitlin Jachimowicz was a person I would want to see on the city council if I couldn’t make it myself. Not convinced I could win the appointment I told the city council that I would select Caitlin if I were on the dais making that important decision on appointment. Caitlin won with complete council support. Caitlin is a young professional mother of two who I feel represented you at the council level.
Caitlin will not be returning to the city council this term so I offer myself as your representative.
I have started listening to you and will continue to listen to your needs.
I understand you want the best options in education. You want more and better parks for children to play. You want places where you can go to spend time with other adults and have your children play in a safe environment. You want to be able to take your family out to our open spaces and instill an appreciation of nature right from the beginning. You want childcare options so you can go to work or just recreate. You want to raise your family in a place that will feel like it does now, only better, in the future.
You want a Morgan Hill that is friendly to families and I am committed to making it happen but I need your help. Please express your sentiments to the city council, and community at large, at meetings and in written form. You are busy but try to have representative members of your neighborhood represent you at every opportunity.
You are a part of a wave that has landed in Morgan Hill and you need to be represented. So many have worked hard to create a Morgan Hill that is now a great place to be, please take us into the future as a place that will continue to be that great place to be.
Newsletter Page 6:
Economic Development
City government cannot specifically dictate what businesses are desired, or not desired, but an environment where businesses are given an opportunity to flourish can be created through city actions. We must continue to work to create that business friendly environment and not lose the Morgan Hill we love. The “Morgan Hill feel” created the very atmosphere where our businesses could draw in customers from a region so full of fine dining options, we cannot lose that feel.
We needed an update in our zoning codes so we did it. As a result we updated the codes to allow uses like coffee, beer, and wine tasting rooms in commercial and industrial buildings, including those in our downtown because they want to be here. Construction of outdoor dining areas is now easier in Morgan Hill with a policy of allowing parklets downtown.
I saw a need for a master planned tourism effort to draw visitors to Morgan Hill and worked with the local business organizations and City Hall to create the Tourism Alliance. With a few years of effort tourism was seen as a cornerstone of economic growth in the Economic Blueprint, the economic guideline with measurable goals. We now have a tourism based improvement district which will soon promote Morgan Hill to the world as a place to visit for the finer things in life.
Our commercial and industrial areas benefitted from the updated zoning and the region’s industrial growth is landing in Morgan Hill. Aids like freezing development impact fees provide the kind of incentive needed to foster growth which will encourage business growth and needed jobs.
Interest in our industrial parks is growing and with only a 3% vacancy rate builders see an opportunity to speculatively build in Morgan Hill confident that eager tenants are on their way. Build it and they will come.
We need to take the current momentum in all areas of economic development growth and support it without a lull in our full support. I will be there to push open the doors of opportunity for our business growth as I have been for nearly a decade.
We have challenges ahead and a strong economic base will be our ally.
Newsletter Page 7:
Public Safety
I include public safety as part of the social infrastructure of our community. The police and fire departments help create that safety blanket that we need to feel comfortable in our community so we can go about our daily lives. This is an infrastructure of confidence that our community is a great place to live and work.
I have never taken for granted the great work our police department does to protect us and support us with a sense of security. MHPD is an example of effective policing for the region with its modern approach of predictive policing and community involvement. The Police Chief probably won’t like hearing this from me but I feel our small city police force is doing an incredible job of meeting and exceeding the community’s needs with the budget provided. I hope to develop more funds so we can support even more important non-essential services and bring even more of the community into acting as the eyes and ears of the police.
I have heard recent comments about how there is more crime and it must be associated with our population growth. The Police Chief has assured me that any increase in crime is not attributable to population growth but a change in crime trends and the fact, that quite frankly, Morgan Hill is being recognized as an affluent community. Criminals are now using highways to move up and down California and commit crimes in affluent communities where their opportunity to escape is greater. We are now one of those communities and our police are aware of and addressing this crime trend.
Our downtown is a busy place where criminals could gather but they’re not, our downtown is considered extremely safe and we can thank our police department for making sure it is that way and will stay that way.
Cal-Fire provides the fire department services for Morgan Hill on a contract basis which is saving us citizens a lot of money. However we are looking at opening another fire station in the middle of town and we need to secure funding for not only the firehouse but the ongoing operations and manning too. This is a cost that has been anticipated but still needs to be finalized. I will work to secure funding to make sure we address short and long term needs.
We have a police department and fire department that do their duties well and make me feel safe to go about my daily routine. They have provided comfort to my social infrastructure.
Newsletter Page 8:
Transportation
We have several topics which weigh heavily on the minds of the Morgan Hill community when it comes to moving about the city and region.
Traffic on our city streets during commute hours has been a growing issue. Much of it is blamed on residential growth but the majority of it is something else – regional growth.
On the average our neighbors to the south have been growing more rapidly than us. The majority of good jobs are still to the north and during peak traffic hours our neighbors use our streets to circumvent the backup on Highway 101. The majority of morning traffic on the east side of 101 (my District) comes from our southern neighbors and not those within Morgan Hill. The afternoon traffic offers less impact on the east side but still unduly effects Morgan Hill residents.
I have spoken to law enforcement and I think one solution is to create a task force to work on policing the side streets in both county and city lands. We must create an environment where it is not more convenient to speed through our neighborhoods causing unsafe conditions and inconvenience for our community. It sounds easy but assure it won’t be, so I will push to make sure we work on this issue.
High-speed rail could possibly be the biggest issue to arrive in Morgan Hill in generations but we just don’t know enough about it right now. A change in California High-Speed Rail Authority management is providing hope that we will be kept more up to date in the future. I have been a representative for Morgan Hill on the High-Speed Rail Community Working Group since its inception and have attended every meeting including one that I helped set up with the Downtown Association.
There are now four alignments (routes) through Morgan Hill and only one leaves homeowners relatively unscathed. No matter what alignment is chosen there will be visual and noise impacts to our community. My position is simple, advocate for an alignment that impacts the fewest residents, businesses, and open space in Morgan Hill. Demand that construction only takes place after funds have been assured and we won’t be left with the white elephant of a partially completed railway in our midst. I will work to make sure that any resident and business impacted by the construction work be compensated fairly for loss of business or unreasonable inconvenience. I will strive to have improvements like upgrading our broadband internet service included in the high-speed rail project as part of the community benefit that we will ask for. This should be a priority for all of us and we must show up.
There is a long running effort to bring more CalTrain service to Morgan Hill. I will continue to fight for more trains at more times and days than the current service. The door at CalTrain appears to be cracked open more now than ever so we must keep pushing for a service that, if convenient, we will use.
There are so many more transportation issues to discuss; private bus services, ride sharing the future of autonomous cars, etc… They should always all be on the table for discussion.
Newsletter Inside Back Cover:
My Pledge to You as a Candidate for District D City Council
The opportunity to represent our community deserves the highest level of commitment I can offer.
I will make representing you on the City Council my full time job. Since my “active retirement” in 2009 I have been dedicating my life to the community of Morgan Hill and surrounding region.
I look forward to being a part of committees where I can make a difference with my abilities and experience.
· VTA and other transportation committees
· TBID and other economic development committees
· Agricultural and open space preservation committees
· Water District and flood control projects committees
I will make a point of making myself accessible to all members of the community.
I promise to continue to serve the community of Morgan Hill in the best way I can. I have no commitments to any political or special interest advocacy organizations. I have been supported by our community in endorsements and donations.
I will represent you, the community of Morgan Hill, that is my pledge to you.
Thank you.
John McKay
Candidate, Morgan Hill City Council District D
Endorsements from Supporters:
· Andy Mariani, Andy’s Orchards
· Andrew Firestone
· Anna Anderson
· Anna Song, Trustee, Santa Clara County Board of Education
· Bill Chiala, CalChili Farm
· Bob Benevento, Former Trustee, MHUSD Board of Trustees
· Bob (J Robert) Foster, 2018 Leadership Morgan Hill LEAD Honoree, Pioneer Morgan Hill Resident
· Carolyn & Eric Wallace
· Chuck Berghoff, See “Sue’s Story”
· Claudia Rossi, Trustee, Santa Clara County Board of Education
· Dana & Elaine Ditmore
· Daniel McCranie, Pine Ridge Assoc.
· David Dindak, Bubbles Wine Bar and & Bistro
· Donna Ruebusch, Trustee, MHUSD Board of Trustees
· Edwin Diaz, Trustee Candidate, Gavilan College Board of Trustees
· Erin Gil, The Grassfarm
· Irene Chravez, Kaiser Hospital
· Janie & Roger Knopf
· Jeff Dixon, MHYSA
· Jonathan Brusco, Trustee, Gavilan College Board of Trustees
· Juan Munoz Morris
· Julie Klem
· Kerry Wallace, Bubbles Wine Bar & Bistro
· Kim Engelhardt, Lion Ranch Vineyards
· Mattock Scariot
· Michael & Maryclaire Sampognaro, Morgan Hill Cellars Winery
· Mario Banuelos
· Mike & Mary Cox
· Matthew Kennedy, Living Legacy of Dennis Kennedy
· Philip Bagosian
· Robert Rivas, Candidate, California State Assembly District 30
· Robin Shepherd
· Ron Locicero, The Magical Bridge Inclusive Park
· Ron Woolf, Trustee, MHUSD Board of Trustees
· Steve Tate, Mayor, Morgan Hill
· Tim Hendrick
· Tim Gomes
· Tim Slater, Winemaker, Sarah’s Vineyard
Newsletter Back Page
List of Accomplishments
2000: Moved to Morgan Hill
2010: Graduated Leadership Morgan Hill
2011: Created Morgan Hill Creeks and Trails Committee fighting for the preservation of the W. Little Llagas Creek through downtown, we still have a native creek in downtown
2011: Created Morgan Hill Wine Advocates to promote local wineries; appointed to Planning Commission
2013: Helped create the Morgan Hill Tourism Alliance, which hosted the Community Forum on Tourism, which led to a plan for promoting tourism in Morgan Hill. We now have a TBID
2013: Joined Morgan Hill Downtown Association Board of Directors; helped create “Wine and Food Week”, started writing “Our Town” column for the Morgan Hill Times highlighting local good news stories
2014: Participated in the planning of the “Complete Streets” program; helped plan and implement “Parking Day” where parklets were built and used for a day
2014: Helped create “Meet Morgan Hill” campaign slogan for consistent tourism messaging, as planning commissioner urged discussions and met about planning the “Monterey Corridor” residential and commercial development
2015: Built the “Big Blue Chair” as part of the temporary art display in the downtown; helped plan, sponsor and build the first Pop-Up Park
2015: Helped plan the “Spring Classic” bicycle event with Bicycling Magazine and Specialized Bicycle Components, coordinated resolution to conflict with another event on County Roads.
2016: Helped build Pop-Up Park V.2 and brought “Moveable Feast” gourmet food trucks to Downtown Morgan Hill
2016: Appointed to the High-Speed Rail Community Working Group, Founding member of Morgan Hill Bicycle Pedestrian Advisory group
2017: Became President of the Downtown Association; solicited $100,000 donation from the Morgan Hill Rotary Club for the bridge and big slide in downtown parks
2017: Honored as “Philanthropist of the Year” by the Morgan Hill Downtown Association
2018: Appointed Chair of the Amgen Tour of California Local Organizing Committee Local Events; helped create the Morgan Hill Restaurant Association; served as Chair of the Planning Commission; announced candidacy for City Council
2018: Helped drive reinstallation of downtown tree twinkle lighting
If you have you have gotten this far I hope you have benefited from the information and my viewpoints in making your decision this election.
Thank you!
