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Agoura Hills General Plan looks at city’s past, present and future
The framework for city development is updated every 10 years. Mike Kamino, director of planning and community development, called the document the city’s “constitution.” Agoura Hills incorporated in 1982 and created its first General Plan in 1985. The plan was last updated in 1993. The update is a two-year process. An advisory committee of two council members, two planning commissioners and five citizens gathers information. The General Plan outlines standards for utilities, city services, land use, housing growth, traffic circulation, noise levels, public safety and economic development. The housing element is updated every five years, Kamino said. The Dec. 13 meeting focused on land use and traffic. 30 questions A 30-question survey was mailed to Agoura Hills’ 7,350 households in July 2005. Kamino said 954 residents, or 13 percent, completed the survey. True North Research was commissioned by the city to independently analyze the results. True North had to adjust the results, as people over the age of 50 were found to be overrepresented. The survey asked what residents liked most about living in Agoura Hills. Other questions addressed land use and growth, economic issues, recreation and community needs, community design and appearance, transportation and employment. Respondents also rated services the city contracts for, including library, fire and law enforcement. More than a third of respondents said they liked the “rural, small town feel” of the city; 25 percent mentioned safety and the low crime rate. High quality schools were cited by 20 percent, and 19 percent said the surrounding hills and open space were among the most attractive elements of life in Agoura Hills. Asked what the city should be like in 10 years, 30 percent said they didn’t want anything to change. Councilmember Harry Schwarz added that it was difficult to envision Agoura Hills 20 years in the future. Interviews In March, 17 people representing residents, schools, religious/ cultural groups, youth sports, homeowners associations, business, open space and the environment were interviewed about what gives Agoura Hills its character. They were asked what the community should look like in 20 years––which elements should change, which should not. They were questioned about what they felt the community lacks. Respondents said they want commercial property rather than office buildings. Kamino said residents want to shop and dine locally, not in neighboring cities, and want development to be sensitive to the environment. Those interviewed said Agoura Hills was not as bustling or congested as neighboring cities—and they want to maintain that slower pace. They also said additional bus routes, shuttle services and bicycle lanes are needed. A wide range of opinions were expressed about housing. Some said more affordable housing was needed, others wanted a moratorium on construction of new apartments and condominiums. Most people interviewed said they liked the Craftsman design of the library and city hall, but would like more pedestrian and biking facilities to be available throughout the city (benches, bike lanes, bike racks). Many mentioned the importance of creating an appealing “gateway” into the Santa Monica Mountains. Stores, not offices An independent consultant prepared a report identifying market trends and opportunities for a stronger local economic base. The report saw strength in the home furnishings base along the freeway and the area’s number of restaurants, but advised more diversity. “Thousand Oaks has most of the concentration (of retail),” said Stan Hoffman, a financial consultant. The lack of auto dealers, clothing shops and general merchandise stores limits sales potential in the city, he said. “Lifestyle centers” that mix small specialty shops and restaurants would draw people in and allow them to “hang out” and shop, Hoffman said. Although more retail stores were identified as a need, survey respondents said there is too much office space in Agoura Hills. Hoffman said office vacancy rates are very low in the city. Hotels have been a “very positive revenue generator,” Hoffman said. Agoura Hills offers more hotel rooms (500) than Calabasas (433), but fewer than Westlake Village (567) and Thousand Oaks (717). What could change The city identified several “transitional” areas during the general update process, and council members and residents suggested other study areas. Consultants looked at areas that could change in the future. Mentioned as an example was the privately owned golf course at the city’s west end, which could be sold and developed as housing. A facelift was recommended for some commercial areas on Thousand Oaks Boulevard. “This is a gateway from eastbound on Thousand Oaks Boulevard,” a consultant said. Areas along the 101 were identified as prime land. “There are a lot of parking lots out there,” the consultant said, suggesting “structured parking” as a costeffective solution. Multi-story parking would free up land for building, she said. The Ralphs and Vons shopping areas could also provide structured parking, she said. Ramuno said restructured parking could also be placed underground. Animal shelter’s potential The Agoura Animal Shelter area was identified as having potential for redevelopment, and retail centers might be appropriate on the sides of the freeway off Agoura Road, the consultant said. Councilmember Bill Koehler suggested creating a historic area at Dorothy Drive and Lewis Road. He also said Canwood Street between Kanan and Reyes Adobe roads offers development opportunities. Koehler asked consultants to study affordable housing. “The lifeblood of the community is young families,” Koehler said. Councilmember John Edelston said affordable housing and multifamily housing are competing issues. Planning commissioner Steve Rishoff added the Reyes Adobe Road area north of the freeway for study as the city’s entrance. Planning commission chair Phil Ramuno requested tighter controls for the equestrian area so horse facilities are not “lost to pools.” Residents react Sixteen people offered suggestions at the meeting. Jess Thomas, president of the Old Agoura Homeowners Association, asked city officials to use the North Area Plan, a road map for future growth in Los Angeles County, as a guideline for development. “When is a house too big to be rural?” asked Old Agoura resident Robyn Britton. She said there is a “growing epidemic” of new homeowners tearing down existing homes in Old Agoura and building mansions in their place. Sandra Pope, co-president of the Las Virgenes Educators Association, said teachers are leaving the district because they cannot afford to buy a home in the city. Although Agoura Hills has created a subsidy program for public workers, she said it’s not enough for young teachers to buy homes. Mayor Dan Kuperberg said the city has been a leader in affordable housing. He said the subsidy program offers teachers $100,000 low-interest loans. “The problem is homes are so darn expensive.” A resident asked for an urgent care center; another requested a blend of indoor/outdoor shops as a “destination mall.” “The real key to character in the city is having green vistas and open space,” former Agoura Hills Mayor Ed Corridori said. He called for “peopleoriented development.” Survey results and General Plan update reports are available at www.ci.agoura-hills.ca.us/. |
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