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A developing story: Pismo Beach’s development conflict shifts from Price …

A developing story: Pismo Beach’s development conflict shifts from Price Canyon to downtown

BY RHYS HEYDEN

It’s halftime in Pismo Beach.

In one locker room, developers are icing their injuries, wondering what went wrong, and trying to draw up a better game plan for the second half.

In the other locker room, opponents of mega-development are happy to be ahead for once, but scared to lose their lead, and searching for the magic plan to put the game out of reach.

The City Council and city staff are the frustrated referees who feel like they’ve been impartial—but both sides seem to think that those in power have called a terrible first half.

In the hotly contested game that is Pismo Beach development, everyone wants to do what they think is best, and there’s a lot of money at stake. As allegiances shift and strategies change, the next stage of the development game is set to play out in Pismo’s downtown core.

“I don’t want us to be distracted by what could be—we need to focus on developing what we have,” Pismo Beach City Manager Jim Lewis told New Times. “Now is the right time for development downtown. I think this community could finally realize the vision we’ve had for the past 20 or 30 years.”

While the City Council and many developers seem to share Lewis’ enthusiasm, others in the Pismo community are more skeptical, while also experiencing whiplash from the city’s lightning-fast pivot from Price Canyon—proposed site of several hotels, housing, a golf course, and more—to downtown.

“It’s nice to see the abandonment of the ‘manifest destiny’ attitude; the city has realized that we have our backs to the ocean and we need to polish up the jewels that we have,” said Sheila Blake, one of the leaders of local activist group Save Price Canyon. “At the same time, they’ve been trying to make the downtown push for decades, and they’ve accomplished very little.”

Save Price Canyon’s Spanish Springs referendum a few months back was a major reason why the council rescinded the environmental impact report and broader general plan amendments, stalling that specific proposed development—which carried plans for housing, two hotels, and a golf course—for at least 12 months.

While the activist group is still focused on protecting the Pismo Beach hills from the specter of stalled or dead mega-developments like Spanish Springs, Pismo Ranch, and Los Robles Del Mar, City Council members and Lewis said that while they understand the concern, the city’s focus has completely shifted.

“When it comes to Price Canyon, we’re at zero, and we’re going to be at zero for quite a while,” Lewis said.

In an afternoon meeting with New Times, Lewis and Community Development Director Jon Biggs enthusiastically detailed the wide range of development in the city that is underway, concretely planned, or hoped for but hypothetical.

Affordable housing units (both condos and homes), a 110-room national hotel, and a national restaurant chain will be taking root at the former Orchard Supply Hardware store off Oak Park Boulevard. Sixteen new homes and 16 town houses are being built at the corner of Wadsworth and Price. Shell Beach Road will be adding separate bike and pedestrian paths while PGE is undergrounding its utilities. Many businesses are applying for remodels, upgrades, and additional seating.

As Biggs and Lewis excitedly gestured at a blown-up map of Pismo’s downtown core, Lewis ran through his grand vision: a seaside amphitheater, new lighting and landscaping, upscale restaurants and bars galore, a plaza to replace the pier parking lot, different themed districts—high-tech, restaurants, shopping—and even a Ferris wheel.

“I know it can seem a little over the top, but we’re dreaming and thinking big,” Lewis said. “We’re talking with literally hundreds of people, soliciting advice and input from everyone, and all of this is coming together.”

Lewis said city staffers hope to progress the downtown development plans so they can bring some items to the council in the spring of next year.

Biggs said increased transient occupancy tax revenues, substantial interest from the private sector, and a unified council dedicated to improving downtown make this a golden opportunity for the city—previously a victim to political fractionalization and economic downturns.

At a Nov. 13 community workshop set up to brainstorm ideas for downtown development, roughly 40 people showed up. Lewis said he had hoped for 75 to 100.

Blake attended the workshop and said she—and many of her Save Price Canyon compatriots—support the idea of development in downtown Pismo, but she still wasn’t sure what the outcome would be.

“I just will wait to see what they do with this,” she said. “I’m kind of cynical about these workshops, because, at times, it can seem like a ‘feel-good exercise’ where everyone goes home and nothing changes.”

For their part, Save Price Canyon organizers have also started holding workshops of their own. The group played host to its first fundraiser on Nov. 2, which ended up netting more than $8,000.

Group representatives said the funds will largely go toward covering legal fees for the group’s planned ballot initiative. The group is looking for a more permanent strategy than City Council disinterest to preempt what they deem “rampant overdevelopment” in Price Canyon.

The initiative is in the final stages of its drafting, and, for now, will likely land on Pismo’s November 2014 ballot.

Though the overall development focus has undeniably shifted to downtown, Save Price Canyon and City Council members are still nursing old wounds and occasionally igniting lingering conflicts left over from the years of scuffles over planned mega-developments in the Pismo hills.

On the day before Save Price Canyon’s fundraiser, SLO County code enforcer Harley Voss was called in on an anonymous tip to evaluate the gathering’s legality. Voss told New Times he wasn’t at liberty to name the tipster, but he determined the event was perfectly legal.

“I am just so paranoid now,” said Save Price Canyon member Marcia Guthrie. “It’s been really been disillusioning with the city government.”

Speaking at the Save Price Canyon fundraiser, Guthrie and fellow activist Richard Foster said they feel tolerated by the City Council and city staff, but not listened to or respected. They also said they feel misrepresented by labels like “NIMBY” and “anti-development,” both of which they disavow.

“When the facts aren’t on your side, you start calling people names,” Foster said. “We aren’t opposed to development, we are opposed to massive development.”

In response, City Council members said they are fully aware of Save Price Canyon, and respect their point of view just as much as anyone else’s opinion.

“I think we’re doing our due diligence and doing it right,” said councilman Ed Waage. “Listening to our residents and getting feedback are key. We need to have a robust development debate.”

“Change is difficult, and it can seem scary when change is proposed,” said Mayor Shelly Higginbotham. “It’s sometimes hard to explain the benefits of development when we like our neighborhoods the way they are, but cities have to grow.”

Councilman Kris Vardas, on the other hand, said that activist accusations of “cavalier” and “renegade” behavior on the council with respect to development were unfounded and unfair.

“There are a good number of people that don’t want to see the city change or grow, and one way to do that is to make false statements or accusations like these,” Vardas said. “It’s entirely unfair.”

Spanish Springs representative David Watson said he feels the development has now addressed all of the issues brought up by the City Council, and said he hopes the council will return to Spanish Springs soon.

Representatives for Pismo Ranch did not return calls for comment as of press time. 

 

Staff Writer Rhys Heyden can be reached at rheyden@newtimesslo.com.

UNStudio completes new breed of luxury tower in Singapore

The 36-story Ardmore Residence in Singapore designed by Dutch firm UNStudio heralds a “new breed” of residential skyscraper for the region. Employing an innovative inter-locking system of construction, the building features a distinctive, organically-inspired facade and a design concept focused on the natural landscape of the Garden City of Singapore.

  • The 36-story Ardmore Residence, Singapore, by UNStudio (Photo: Iwan Baan ©)
  • The window wall of an apartment in the Ardmore Residence, Singapore, by UNStudio (Photo: I...
  • Apartment interior, Ardmore Residence, Singapore, by UNStudio (Photo: Iwan Baan ©)
  • Ardmore Residence, Singapore, by UNStudio (Photo: Iwan Baan ©)
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The system of inter-locking panels was developed specifically for the Ardmore project by Web Structures, a company with a focus on fusion engineering (the practice of reconciling design sensitivity and cost consciousness). The approach enabled the architects to create the cantilevered shear walls that are staggered across the height of the tower, and which are crucial to the textured appearance.

Though the structural significance of such a system is not immediately apparent, the undulating shapes and the dramatically recessed sections, which give the impression of a clutch of four narrow verticals rather than a single building, is striking indeed. In addition to having aesthetic appeal, the folding and wrapping exterior weaves balconies and bay windows into a single line and allows for rounded, column-free corners. The highly textured pattern and layering of surfaces also results in greater transparency and increased natural light in the apartments themselves.

Garden in the city

Ardmore Residence, Singapore, by UNStudio (Photo: Iwan Baan ©)

Focus on the views and landscape is key to the overall concept of the Ardmore Residence. To improve connectedness to the site and to ensure that all of the 58 apartments enjoy a clear view, the residential units start on the 8th floor. Bay windows in each apartment allow for expansive views across the city. Four huge columns support the building for seven stories beneath, with open space between them on the ground. This means that landscaping, and pedestrians, can pass beneath the building, rather than having to circumvent it, and allows for views through to the gardens and swimming pools.

The 36-story Ardmore Residence, Singapore, by UNStudio (Photo: Iwan Baan ©)

The apartments themselves adhere to a “living landscape” scheme, which includes double-height balconies, window walls and living spaces oriented toward the outdoors. In addition to being open to plenty of daylight, the apartments were designed to maximize natural ventilation.The building also contains water-usage regulators and water-efficient fittings.

The new breed of residential high-rise

Ardmore Residence, Singapore, by UNStudio (Photo: Iwan Baan ©)

The Ardmore Residence takes its place among a new generation of residential towers due to its focus on the design aesthetic. Until recently, the residential high-rise in Asia denoted a blocky structure that was more about density than about design or living experience.

The architects cite a new attitude in developers who are commissioning bespoke buildings that are more design-led and located in more appealing neighborhoods. The Ardmore Residence was built near the Orchard Road luxury shopping district, and its multi-layered facade makes it a sculptural presence in the city as well as a building that is intended to provide a unique spatial experience for residents.

Innovative construction

The inter-locking system comprises single-story shear walls that cantilever from the inner core walls and support one floor above and one floor below. Thirty-meter (98 ft) high columns with a ring beam between them were cast in place, while the remainder of the facade was constructed from pre-cast concrete panels, some of which are structural.

Exploded diagram. Ardmore Residence, Singapore, by UNStudio

The sharper edges were achieved using GFRC (glass-fiber reinforced concrete) infill pieces that were attached to the pre-cast panels. The whole facade was painted with textured silicon to create a smooth finish across the curved profile and to minimize streaking lines. Construction time was three years.

Sources: UNStudio, Ardmore Residence

Uhuru Gardens Shuts Down For Kenya At 50 Preparations

The garden will be opened to the public from the December 11th after repairs and renovations of the gardens have taken place.

Sports and Culture Cabinet Secretary Hassan Wario, speaking during a visit of the site, said the jubilee celebrations steering committee will oversee the renovations at the grounds which will include sprucing up of the monuments and landscaping.

Wario said the events will begin on December 11th at the park where there will be hoisting of the Kenyan flag to symbolize the attainment of independence for the country.

The entrances and exits to be used during the celebrations will be clearly demarcated and sittings arrangements for invited guests planned out.

The government plans to have a three-day holiday, December 11th to 13th, to celebrate how far Kenya has come over the years.

Kenya at 50 celebrations was launched on Wednesday as preparations run through until December 12th, Jamhuri day.

By May Jesaro

He’ll Try Anything

He would be delighted to flip through a few pictures of the spaces he helped design as an associate at the august landscape architecture firm Oehme van Sweden. For instance, the newish azalea collection at the New York Botanical Garden — that’s worth a peek.

Or how about stopping by Mr. Rainer’s influential garden blog, Grounded Design, where he has taken to speaking apostasy against the dogma of green landscaping.

“The native plant movement is, in part, this Protestant idea that it has to hurt in order to do good,” he is likely to say. “In order to support wildlife, to be a better citizen, you have to throw out your dahlias and your peonies. I think that’s too bad. Sustainability should be more hedonistic, more pleasurable.”

He will gladly reveal his whole cosmology, with a garden at the center. But he maintains that no one wants to see his tenth-of-an-acre lot, on a bus line, surrounding a humdrum 1951 rambler in the Washington suburbs.

Mr. Rainer, 37, posted hundreds of essays on the nature (and artifice) of the American landscape before finally sharing the first snapshot of his home garden a few months ago.

“I’ve been petrified to do it,” he said on a recent Sunday. “I teach planting design” — Mr. Rainer is an adjunct at George Washington University — “and I’m kind of the planting-design go-to guy at work. I have a blog. A lot of credibility is riding on what I would do in my own garden. And yet the circumstances have been that this is not a house or a garden that will ever be a masterpiece.”

With the dead season on the way, Mr. Rainer was feeling reflective about what his plants had done, and failed to do, over the summer.

There are, in a sense, two gardens here to autopsy. The first is a native bed (or “native-ish,” he said), with perennial grasses and shrubs like chokeberry, ninebark, winterberry and Virginia sweetspire. The plan is for these woodland edge plants to grow in and form a bulwark against the busy street. The second, which his brother-in-law has christened “the duck blind,” is a screened border planting filled with annuals and exuberant oddments.

If Mr. Rainer’s eye weren’t critical enough, his wife, Melissa Rainer, 41, is also a landscape architect. They work together at Rhodeside Harwell in Washington.

“If I did an as-built plan for the garden,” Mr. Rainer said, “it might go against quite a lot of what I would teach in a class.”

Ms. Rainer said, “It ‘might’ or ‘absolutely would?’ ”

The home garden of the horticulture professional is a strange place, said Todd Forrest, the vice president for horticulture and living collections at the New York Botanical Garden. While a tradition of excellence is the standard at work, he said, “I would never look at another gardener’s garden critically — like, ‘Wow, your turf looks spotty.’ ”

Of Mr. Forrest’s own one-acre yard in Ridgefield, Conn., he said, “it’s not designed in any way, shape or form.” Instead, he is conducting a casual field trial of which New England plants are unpalatable to Odocoileus virginianus, the demon ungulate known as the white-tailed deer.

Mr. Forrest sees the same spirit of inquiry in Grounded Design, and he has invited Mr. Rainer to speak at the botanical garden in March.

“He’s very self-critical,” Mr. Forrest said. “In some ways, self-deprecating. He doesn’t proclaim any expertise, except the expertise of passionate inquiry and honest reporting.”

What is Mr. Rainer’s honest evaluation of his own garden, then?

“There’s a disregard for the colors matching all together,” he said. And the plant heights are all over the place, like a seventh-grade class photo. In sum, “It lacks coherence.”

Where, for instance, did the 11-foot-tall Abyssinian banana plants come from and why are they growing above a native mountain mint? Ms. Rainer addressed the first question: The couple like to browse the houseplant section of the nursery, where everything costs $5. Stick it in the ground in April and you have a giant by fall.

The Evening Garden Club of West Roxbury offers tips on holiday plants

If you’re like millions of Americans, there’s a flowering houseplant in your holiday future. Poinsettia heads the “Big Three” list of holiday plants, with over $250 million in annual sales, followed by Christmas cactus and amaryllis. All are relatively carefree, but unless you know what to shop for, you could end with a disappointing poinsettia, a fractious cactus, or the dreaded amaryllis “unfulfill-us.”

Poinsettia Pointers

By late November you can’t swing a giant plastic candy cane in any retail store without hitting a poinsettia display. To pick a lasting, healthy plant:

Check overall shape and size: plants should be no more than 2 1/2 times taller than their containers.

Avoid plants that have been spray-painted or sprinkled with suffocating glitter.

Look for a firm, stout stem and dark green foliage almost to the soil line.

Inspect the flower petals (actually modified leaves called bracts). They should be fully colored (no green around the edges) and larger than the lower leaves.

Inspect the small yellowish-green buttons (cyathia) in the middle of each group of petals; they should be tightly clustered, showing little or no pollen. Once pollen is released, the plant will drop its bracts!

Cover with plastic to keep your plant warm and head home. Choose a well-lit location: cool at night and away from heat sources and drafts. Water when the top of the soil is dry, mist occasionally, and don’t fertilize.

Remember, poinsettias are dangerous for pets if ingested, so keep them out of reach.

“Christmas” Cactus Checklist

Most of the Christmas cacti sold are actually Thanksgiving cacti, which bloom earlier. So, if you want abundant blooms on Dec. 25, delay your purchase until closer to the holiday (Retailers will re-stock through mid-December).

Choose a plant with both buds and blossoms. Plants can flower for 4-6 weeks, but individual blooms last only 7-9 days.

Avoid plants that are lopsided or have damaged stems or signs of bruising.

As with poinsettias, loosely wrap the cactus for the journey home.

Temperature, light and watering requirements are generally similar to poinsettias, except water from the bottom, and add a pebble tray for humidity.

Amaryllis Advice

From bulb to bloom, amaryllis takes about 6-8 weeks. If your heart’s set on flowers by December 25, run — don’t walk — to your nearest garden center. Bulbs are available loose or in kits including a container and soil. Here’s what to look for:

Avoid sealed, opaque boxes. You should be able to see (and preferably handle) the bulb.

Size matters: Bulbs can range from 2″ to 7″ across. The larger the bulb, the larger and more abundant the stems/flowers. Softball size should be relatively easy to find.

Bulbs should be firm, plump, and unbruised, with whitish, fleshy roots and some green starting to show at the top.

Planting the bulb:

Snip off withered roots and sit the bulb in a tray of tepid water for a few hours.

Amaryllises need to be pot-bound to bloom. Choose a heavy container with drainage holes, at least 6″ deep and only 2-3″ wider than the bulb.

Fill the bottom with potting soil. Fan the roots, and place the bulb on top. Fill around the bulb, making sure at least 1/2 of it remains above ground.

Water thoroughly (moist, not wet), keeping the top of the bulb dry.

Place in a cool, bright location; rotate pot 90 degrees daily so stalks grow straight.

Once stalks emerge, move to a warm, sunny location and feed with half-strength water-soluble fertilizer every 2-3 weeks.

Once blooming starts, you should have a succession of flowers for 4-5 weeks. To prolong further, move the plant to a cooler, darker location.

As with poinsettias, amaryllis bulbs can be dangerous for pets, so keep them out of reach.

As if brilliant holiday flowers aren’t enough reward, remember: Poinsettias, Christmas cacti and amaryllises are all perennials. Come summer, you can move them to your garden. And — with a little TLC — they will re-bloom next holiday season. Check the Internet for “how-to” info.

Have fun with your new plants … and best wishes for the best bloomin’ holidays ever.

About the Evening Garden Club of West Roxbury

website: http://gcfm.org/eveninggcwestroxbury/Home.aspx

Facebook: https://www.facebook.com/EveGardenClubOfWestRox

Founded in 1996, The Evening Garden Club of West Roxbury is a member of the Garden Club Federation of Massachusetts. A 501(c)(3) charity organization, the club maintains four community beautification sites. Club meetings – which are open to the public – are held the 2nd Wednesday of each month and feature presentations by experienced horticulturists.

Ann Morgan is vice president of The Evening Garden Club of West Roxbury and associate editor of Mayflower, the official publication of the Garden Club Federation of Massachusetts, Inc.

Quick Tip: Preparing Your Potted Garden for a Hard Freeze

When a hard freeze is in the forecast, it is time to pick the last of the tomatoes, peppers and eggplants and clean the plants from the garden! 

All the tomatoes, peppers and eggplants should be harvested before the vine is killed.  Green tomatoes can be made into fried green tomatoes (I love a spicy fish breading on mine), pickled, or stored in a dark place to ripen.  You can bring your pepper plants indoors and they will flower and produce for weeks.  They will survive the entire winter and get a one to two month head start on next year’s season.

You can compost any garden debris that is disease free, but dispose of any diseased plants in the garbage. Only high sustained temperatures will destroy the spores and it is not worth the risk of spreading into next year’s garden.

This is the time of year to put a coat on your potted plants that you are going to leave outdoors. The best place to locate your plants and greenhouse is close to protection and on the south side of the house in full sun. Putting the greenhouse against the house will help keep the temperatures warmer for your plants.

I have my portable greenhouse over my three Earthoxes that contain kale, celery, French dandelion, spinach, lettuce, blood veined sorrel, and garden purslane. It is also best to make sure the pots are sitting directly on the ground.  I have my pots placed next to our outdoor kitchen and on the concrete patio.  The outdoor kitchen wall and concrete patio absorbs heat during the day to release overnight, keeping the temperatures from dipping inside the greenhouse.

I put five 1 gallon jugs filled with water and spray painted black inside the greenhouse along the outside edge. I have 2 on each side and 1 in the end.  The black will help heat up the water during the day.  These will help moderate the temperature inside the greenhouse overnight.  Make sure you have the edges of greenhouse secured to the ground (there is an internal flap all around the inside of my greenhouse that I placed the milk jugs on to hold the flaps down).

The biggest risk with a greenhouse? Overheating! The sun’s rays are quite hot on a cloudless day. I open the vent on my greenhouse when it is sunny and in the 30’s. I will unzip the front door flap when it gets into the 40’s.   In the 50’s, the cold crops really don’t need any protection.

For more potted and small space gardening tips, see my blog at VictoryGardenOnTheGolfCourse.Blogspot.com.

Ruth’s Tips: Senna artemisioides provides feathery fun for the garden

Walnut Creek’s Ruth Bancroft is a national authority on drought-resistant gardening. Twice a month, she and her staff share their knowledge with readers.

While some plants have a fixed time of year when they invariably come into bloom, others are less precise. One such species is Senna artemisioides, a shrub native to Australia.

Although it generally flowers during the winter and spring months, the timing varies from plant to plant and from year to year. At the Ruth Bancroft Garden, we have had it begin as early as September and end as late as May.

Senna artemisioides is sometimes referred to as Feathery Cassia, in reference to its fine-textured feathery foliage. In older books, it is referred to as Cassia artemisioides, and the old genus name persists in its common name. In current taxonomy, most of the shrubs formerly included in Cassia have been transferred to the genus Senna, while the trees have kept the name Cassia.

The gray-green leaves of Senna artemisioides are up to 3 inches long; they are divided into very narrow leaflets that look like pine needles. On closer inspection, it can be seen that the leaf stalk and the undersides of the leaflets are silvery, contrasting with the green upper sides. The overall effect is gray-green, with the fineness of the foliage giving the plant an airy look.

This species normally attains a height of 5 to 6 feet, and sometimes a little more. At the Ruth Bancroft Garden, we value S. artemisioides for the way its feathery foliage contrasts with the solidity of large-leaved plants such as agaves and aloes.

The cupped flowers of Feathery Cassia are a half-inch to two-thirds of an inch across. They are bright yellow with a dark eye, due to the cluster of dark brown stamens nestled within the cup.

Although the flowers are not large, they are produced abundantly over a long period of time. The seed pods that follow are initially glossy green, then turn brown at maturity. They resemble narrow shiny snap peas, which is not surprising since Senna belongs to the pea family.

Sennas are found worldwide, mostly in tropical or subtropical regions. Fortunately, there are some kinds, such as S. artemisioides, with enough cold tolerance to endure the occasional dips into the 20s that we experience in Walnut Creek.

Email questions on drought-resistant plants to info@ruthbancroftgarden.org.

Mecanoo chosen to design Garden of the 21st Century at the Royal Łazienki …

Mecanoo has been selected to design the new Garden of the 21st Century and exhibition pavilion at the Royal Łazienki Museum in Warsaw, Poland. The Polish Minister of Culture National Heritage and the Minister of Environment made the official announcement at a ceremony event on Friday, Nov. 16.

Mecanoo — in collaboration with Michael van Gessel, Delva Landscape Architects, and Jojko Nawrocki Architekci — won the competition out of 80 submissions from around the world.
bustler.net

Water-saving options on table

Purchase photos

11/19/2013

By MATTHEW KENWRIGHT

mkenwright@dailynews.net

The grass might not be greener on the other side if the Hays Area Planning Commission approves changes to irrigation system regulations.

The nine-member group met Monday to debate a range of options intended to conserve water. Nicholas Willis, stormwater/water conservation superintendent for the city, shared a presentation with the commission.

Toby Dougherty, Hays city manager, said the changing nature of local water use should be addressed. The drought revealed the perilous state of the city’s water source, and Hays is looking at sustainability 20 to 30 years in the future, he said.

“We went from crisis in 1991 to the leader in the state of Kansas in wise-water usage,” Dougherty said. “What we have discovered recently as a staff is that we have been riding that high, and we’ve kind of lost touch with the realities of exactly how our residents are using water.”

Willis unveiled several plans that seek to prevent future shortages. Most of the regulations would apply to new construction projects.

One approach mandates 30 percent of a commercial property be xeriscaping, a landscaping arrangement that needs minimal water. They could have 10,000 square feet total of irrigated area, and 5,000 square feet can be irrigated turf. Two thousand square feet, or 30 percent of that turf, could be cool season, whichever is less.

Residential properties could have 5,000 square feet of irrigated turf, and 2,000 square feet could be cool season. They could have 10,000 square feet total of irrigation, with a balance in xeriscaping.

There were alternate ideas. One would require a 5-foot buffer where overhead irrigation is not allowed between vegetation and hardscape. Another would require submission of landscape plans for all construction, including for one- and two-family units.

A third would mandate submission of irrigation plans because half of water usage receives no review, and many sprinkler installations exceed maximum water use.

One option was to cease approving future residential lots larger than 7,000 square feet. It also would cap the size of the irrigated area on commercial properties.

Another idea was to ban future private wells and change water rate structures to achieve savings through economic incentives.

Additionally, there was an option to consider steep fees for water rights acquisitions and require developers to bring good water rights, or conservation in lieu, before allowing development.

The commissioners voted to send the proposals back for further consideration until its Dec. 16 meeting. The commission most have a public hearing to discuss regulation changes before they are approved.