Calabasas looks for new development sites
By Joann Groff joann@theacorn.com

An updated land-use map was presented to the Calabasas City Council late last month with recommendations on how to build additional housing and businesses- without developing the city's hillsides.

The land-use maps are part of the city's current move to update its General Plan.

The Calabasas Planning Commission received a preliminary land-use plan recommended by the General Plan advisory committee in September. It contained several modifications resulting from eight months of GPAC meetings, public workshops and surveys. Commissioners further discussed the map in October before moving it along to the City Council.

Joe Power of Rincon Consultants discussed the feedback collected during the process, which has included eight GPAC meetings, two public workshops, a two-day brainstorming session, a community telephone survey of 500 residents and discussions with stakeholders.

"We've heard that residents generally like Calabasas the way it is and for the most part don't want to see any drastic change," Power said. "We've heard loud and clear that space preservation and environmental protection are really of paramount concern to this community. We've heard it over and over, and we think that's reflected in these maps."

Power also mentioned that the unique qualities of areas in the city were considered during the process of map drawing.

"Different areas of the city have different characteristics that they'd like to maintain," Power said. "People on the west side have a little different perspective than those on the east side, and those living in the more semirural community want to keep it that way. They like that area the way it is."

The overwhelming preference is for infill development as opposed to building on open land.

"We've looked very closely at how we can best utilize the existing land currently developed in terms of creating a more livable, more sustainable, greener approach to some of developed areas by redeveloping and infilling where we have the ability to do so," said Erik Justesen of RRM Design of San Luis Obispo, Calif.

"Then we have the opportunity," he said, "to take on new businesses to create what we like to call complete village areas or complete communities."

The three commercial districts used for the analysis are the Agoura/Las Virgenes area, the Civic Center/Commons area and the Craftsman's Corner area. Justesen said much underutilized property can be found in these areas.

"We want people to be able to live, work, shop, recreate and have a full living experience within one area," Justesen said. "We want to fulfill the objective of not developing in hillside areas but locate new development in proximity of other services."

This approach will save in transit costs and energy efficiency and will offer more potential to better meet housing needs, Justesen said. Live-work lofts and higher density housing will allow for space affordable housing, cultural facilities and office places, he added.

Mayor James Bozajian voiced concerns about the discussion of development.

"I'm not really sure where all this is going," Bozajian said. "I don't want the lack of interruption to make it seem like I'm agreeing with everything you saying. The words you are using, 'underutilized,' 'underdeveloped,' are ideologically charged. I don't want people to think that I agree that we ought to go out and provide incentives to densify areas . . . just for the sake of densifying."

City Manager Tony Coroalles reminded the council that, according to state guidelines, the city needs to add 521 units of new housing stock.

City Planner Tom Bartlett said Calabasas is trying to meet housing needs by focusing on areas where development "footprints" already exist.

"Whatever we are confronting is going to be extremely unpopular," said Councilmember Barry Groveman. "The consequences the city will face (if new housing isn't developed) will be dramatic. We could face a judge that will actually become the City Council and start doing this for us. . . . It's not like we have any choice in it."

According to the maps, 2.3 percent of the city's land is proposed for a zoning designation change. Mayor Pro Tem Mary Sue Maurer wanted more areas designated as possibilities.

"We need more multiuse options," Maurer said. "I think we need to go back and designate as many pockets as possible, even knowing they may not turn over, but we'll at least know we are offering."