Planning ahead in Angwin

By JAY GOETTING, Register Staff Writer

More than 120 Angwin residents turned out Wednesday evening at the Seventh-day Adventist church on the Pacific Union College campus for the latest in a series of meetings about the future of the mountain community, where PUC has proposed developing a portion of the more than 1,800 acres under its control.

While the school plans an extensive series of meetings before it unveils detailed plans, it is possible that the development would require a Measure J vote, allowing all county voters to weigh in on zoning changes to agricultural land.

Most of those who spoke are wary of going before the voters.

"It would help to know PUC's plans," said one participant. But the college and Triad Communities, the development firm hired by PUC to navigate through the planning process, are so far saying little more than that they hope to achieve "sustainable" development to help house local workers and boost the college's endowment.

The college has said it needs to bolster its endowment fund by upwards of $100 million. Selling off a large portion of its 1,890 acres could achieve that goal.

The Angwin planning session, designed to assist the 21-member steering committee working on the update of Napa County's general plan, saw the large group split up into 16 tables where mini-debates broke out and opinions were strongly expressed.

When it was all over, a representative from each table gave an overview of how they felt about five different planning scenarios put before them.

One version would not change a thing. It retains what is called the "urban bubble," a vague line around the college, other developed portions of Angwin and nearby agricultural lands. PUC Vice President for Financial Affairs John Collins said PUC will need to retain about 170 acres of its land holdings for the school.

Open space, trails and other similar uses are expected to occupy another 712 acres of the property; 30 to 40 acres for housing are already on the drawing boards; 88 acres are taken up by the Angwin Airport which could be purchased by Napa County.

That leaves about 885 acres for Triad to plan and develop. Napa County Planning Director Hillary Gitelman said under current zoning, as many as 1,700 new housing units could be built, but hastened to add the caveat that there are so many variables, it's difficult to quantify at this time.

Other land use alternatives considered by the study group included variations that envision potential housing, commercial and agriculture in various locations.

Several participants said they like the alternatives that require a Measure J vote, but were willing to accept lesser alternatives to avoid the uncertainty of going to the voters and risking the prospect that the plan would be shot down.

If there was a consensus reached, it was that the zoning "bubble" should go, as much ag and forest lands as possible should be retained, and a Measure J vote should be avoided.

Many of the 325 PUC employees were present, as were some students, alumni and community members who support the school even though they have no direct connection. There was clear support for the college from all quarters.

At one point several decades ago, Angwin was considered a "company town," with 90 percent of its population Seventh-day Adventist with direct ties to PUC and the church. Collins estimates the community has diversified to around 50 to 60 percent Adventist today.

Gitelman admonished the group, "Don't fall in love with any of these maps. They must evolve."

Triad will facilitate what it is calling a "charrette," a community discussion, next Tuesday evening at a meeting of the Angwin Community Council.

Another planning department sponsored meeting will take place in Angwin, probably after the first of the year.

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