To B or Not to Measure B—That Is the Question

Updated at 3:45 p.m. to further clarify what a no vote means.

With San Juan's special election set for Tuesday, Patch is publishing a Q&A with Advanced Real Estate Services to help explain Measure B.

ARES is a Lake Forest-based developer fighting to uphold zoning changes the City Council approved in November on a 153.8-acre plot the company owns along La Novia Avenue.

If you want to see those changes upheld, cast a vote on Measure B.

The changes amend San Juan Capistrano's long-term planning document, its General Plan, to allow the Distrito La Novia-San Juan Meadows project: a 500-horse commercial equestrian center, 94 single-family homes, 75,100 square feet of commercial space (supermarket, restaurants and retail), 16,500 square feet of office/retail/hotel space, 50 apartments and up to 130 condos.

A vote means you want the changes dismantled, reverting to a development blueprint approved in the 1980s: a 300-room, 160,000-square-foot hotel and conference center, 9.6 acres for undetermined public-institutional uses, 275 single-family homes and 165 multi-family senior affordable apartments.

If Measure B fails, ARES may develop pursuant to the plans approved in the 1980s, or the city may immediately consider a different development. However, the city will be prevented from approving a substantially similar development for one year.

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Q&A PART 1

San Juan Capistrano Patch: There’s been a lot of talk about the number of horses that would be permitted on the Meadows property if Measure B passes. There’s a cap at 500, but some have said that number could rise by a vote of the City Council. Would ARES desire to increase the number from 500 if B passes? If Measure B fails, could there be horses under the zoning approved in the 1980s?

ARES: The plan unanimously approved by the City Council was for 500 horses.  ARES has no plans to increase the number of horses beyond 500 if Measure B passes. The city’s code allows 25 horses per acre and the zoning for the previously approved plan specifically allows equestrian facilities. If Measure B fails, there is an approximately 20-plus-acre site that could accommodate an equestrian facility up to 25 horses per acre. Either plan requires a special use permit from the city.

Patch: The Yes on B campaign is adamant that if the measure fails, ARES will build the hotel and homes authorized by the city in the 1980s. … Is that realistic, considering two new hotels are already in the works and most would agree that San Juan’s economy could not support four hotels?

ARES: Yes, this is realistic. The approved hotel serves a different niche than the other hotels in town. This hotel is larger than the other facilities and has the capabilities to host banquets and conferences. We are confident there is an operator that would be interested in this kind of facility at this location.

Patch: If Measure B fails, and the old plan is built, would there be any public trails built, as would be the case if the measure were to pass?

ARES:  A trail linkage was planned in the old plan to La Novia; however, there would be no trailhead parking access or lookout points like in the Yes on B plan.  

Patch: If Measure B fails, would ARES consider negotiating—again—the zoning for the La Novia property (rather than building the old plan)?

ARES: No, we have spent 3½ years redesigning our plan and working with the community to come up with the Distrito La Novia-San Juan Meadows plan. If we are unsuccessful, we will build [the 1980s] plan for 440 homes, the hotel and possibly a small school on the public institution parcel of land.  

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TO BE CONTINUED ... Check back with San Juan Capistrano Patch at noon today for .