Bonsall's Mellano one of many that speak out about proposed General Plan changes to Board of Supervisors

SAN DIEGO - Elements of a long-awaited update to San Diego County's land-use policy met stiff opposition today when the plan was presented to the Board of Supervisors. Bonsall grower Mike Mellano was one member of the agricultural community that spoke out with concerns about down-zoning plans in existing farming areas.

The board took up a proposed update to the county's General Plan for unincorporated areas, which has been effect in its current form since 1978. The process to modernize land use policies began 12 years ago.

Since 175 people were still signed up to speak as of late this afternoon, the board did not take action on the plan today and continued the meeting to Nov. 10.

The major effect of the proposed update would be to shift planned population growth from the East County toward existing developed communities to the west.

A pair of maps displayed to board members showed the current General Plan, with considerable population growth around Borrego Springs and along the state Route 94 corridor near Campo, and the update, with new development pushed much closer to Interstate 15.

The plan "places new development nearer to existing infrastructure," said Chandra Waller, the county's outgoing director of Planning and Land Use. Waller recently accepted a position of chief administrative officer of Santa Barbara County.

Critics said that by shifting population growth to the west, property owners in rural East County faced new zoning regulations with much lower densities, reducing the value of their land.

Bonsall's Mike Mellano, president of the San Diego County Farm Bureau, said the land beneath a farmer's feet is his most valuable financial asset.

If the growth restrictions are adopted, farmers want to be compensated, said Eric Larson, the bureau's executive director.

"Farmers should not bear a burden not faced by anyone else,'' Larson said. The farmers said their borrowing power is directly tied to the value of their land.

County staff responded that rural land-owners overestimated the development potential of their properties.

"Down-zoning was probably the most contentious of all issues" faced by county officials, said Bryan Woods of the Planning Commission.

To offset lower population densities in rural areas, more development could be allowed in communities closer to infrastructure, such as Valley Center, which also drew the ire of speakers.

Other opponents were upset that an envisioned road in Valley Center remained in the plan, even though the supervisors previously rejected a development it was meant to access. They said the road, which has not been built, would be a threat to area property owners if it remains in the plan.

Many of the speakers said they only opposed certain parts of the plan, not the entire document.