1992-03558-Minutes for Meeting January 08,1992 Recorded 1/27/199292-035SS 0108 1069 BOARD OF COMMISSIONERS PUBLIC HEARING OF JANUARY 8, 1992 REGARDING DESTINATION RESORTS Chairman Dick Maudlin called to order the public hey ra.��r cpm PA -91-4 and TA -91-4, an application for a legislative amendment to the Deschutes County Comprehensive Plan to implement statewide planning Goal 8 allowing the siting of destination resorts in forest and agricultural areas, and a text amendment to Title 18 of the Deschutes County Zoning Ordinance to implement statewide planning Goal 8 allowing the siting of destination resorts in EFU-20, EFU-40, F-2, F-3 MUA-10 and RR -10 zones as a conditional use. Chairman Maudlin introduced Commissioner Nancy Schlangen and Commissioner Tom Throop as the other members of the Board of County Commissioners. Chairman Maudlin stated that the hearing would begin with the staff report first, allowing 45 minutes for questions from the floor. He further stated that approximately 20 minutes would be allowed for other agencies to make their presentations, and then the applicant, Eagle Crest, would be allowed 40 minutes for their presentation. Chairman Maudlin stated that an hour and a half each would be allowed for proponents and opponents. Commissioner Throop stated that the Commissioners had received many hundreds of letter regarding this issue and that there was a lot of controversy surrounding it. He stated that this is one of the most complex issues that has ever been before the Board, and welcomed involvement from the community. Chairman Maudlin stated that all letters on the issue will be entered into the record and that written testimony would be accepted until 5:00 p.m. on January 15, 1992, at the Board's office. George Read, CDD Planning Director, stated that the purpose of the hearing tonight was not to approve or deny a specific resort, but to determine the siting of destination resorts countywide. George Read gave a brief history of destination resorts in the County. He stated that in the initial comprehensive plan, destination resorts were only allowed on rural residential, multiple use agricultural and forest zones as a conditional use and only on less productive forest lands in forest zones. He explained that destination resorts were prohibited in EFU zones at that time. He further explained that definitions and stan- dards were amended in 1984 resulting in the ability to site destination resorts in an EFU zone. Mr. Read stated that these standards were changed again in 1987. KFYP HED 1 - MINUTES OF BOCC HEARING OF JANUARY 8, 19192 0108 10"70 George Read stated that on February 19, 1991, Eagle Crest made an application to the County to amend the comprehensive plan to address LCDC Goal 8, and that application was accepted on April 29, 1991. He stated that several workshops were held with the Planning Commission. He further stated that the Planning Commission made findings and wrote a draft ordinance. George Read stated that the purpose of this hearing was to decide whether or not to adopt Goal 8. He further stated that the decision to implement the goal is optional, and that the County has a broad range of interpretations to that goal. Mr. Read went on to explain the language in Goal 8, and the amount of mapping that needed to be done to address the lands that may and may not be allowed for development of destination resorts. Mr. Read stated that the most important and perhaps the most difficult part of implementing the state Goal 8 process is locating and designing destination resorts to minimize adverse impacts on surrounding lands, particularly farm operations. George Read explained that several important issues have been discussed over the past few months and that these issues include water quantity and quality, environmental impacts on a site-specific basis, distance from cities and urban growth boundaries and the impact of destination resorts on the expansion of city limits, roads and traffic impacts, changes to the charac- ter of the surrounding area, impacts of several developments in one area at one time, risks to the governing body in the event of the failure of the resort, changes to master plans, utilities, off-site demand on recreational facilities, visual impacts, densities, interim development, limitations, economic impacts, housing and quality of life in the County. Mr. Read went through the findings made by the Planning Commission and the recommendation that areas be zoned for desti- nation resorts ahead of time and that this be made in three phases: phase one to proceed with mapping dry lands; phase two to analyze forest lands; and phase three to analyze irrigated farm lands omitted in initial recommendation. He stated that the Planning Commission had problems with going ahead and zoning the prime farm land of the County. George Read explained the process used to map the zoning on all county lands, and why certain zones were omitted as inappro- priate for the siting of destination resorts. He explained that EFU-80, EFU-320, OS&C and F-1 zones were omitted for the reasons explained in the initial staff report. Mr. Read further explained that federal land was removed because the County had no jurisdiction over them, and that since changes would need to be made to the federal land management plans or property would need to be transferred to private ownership for any type of resort 2 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 0108 1071 consideration, those plans would need to be reviewed on a case by case basis. Mr. Read also cited forest lands as being omitted because the County first must comply with the new Goal 4 forest rule. He explained the recommendation that prime farm lands be omitted since considerable less productive land is available. Mr. Read explained that the Planning Commission found that all destination resorts should have direct access on a collector or an arterial street and kept off local residential neighbor- hoods and that the issue of more than one development in an area at one time would best be analyzed through the periodic review process. He further explained that the Planning Commission considered the issue of sewage disposal and that the Environ- mental Health Division recommended that methods be developed for the conservation and beneficial use of waste water. Mr. Read stated that the Planning Commission recommends that all destina- tion resorts be served by a centralized sewage disposal system rather than a septic system, but that the Department of Environ- mental Quality will not allow the county to specify what systems are to be used since that is under their jurisdiction. He also explained that the Planning Commission recommends that the issue of low-income housing be addressed as a countywide problem and not just a destination resort problem, but that they recommend that the issue of where workers at a resort will live be addres- sed as part of the application. George Read explained the issues of setbacks, groundwater contamination, tax and cost of living increases and expansion of resorts into mini -cities. He then read the Planning Commission summary recommending adoption of amendments to the comprehensive plan and adoption of the proposed zoning ordinance, text amend- ment and destination resort maps. Mr. Read stated again the problems and concerns of the water issues. He stated that one of the major components is that all water and waste water be used for a beneficial use and that a water conservation plan be in place. Mr. Read went over the changes made by Legal Counsel to the proposed amendments to the zoning ordinances, emphasizing time- share issues. He then asked for any questions from the audience to be directed through Chairman Maudlin. Someone from the audience asked if the definition of a destination resort included amusement parks. George Read answered that the specific commercial uses allowed in a destina- tion resort have to be designed only to serve the people that are staying there and not attract people from outside. 3 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 0108 1072 Chairman Maudlin asked Mr. Read if there were any state statutes addressing Goal 8. Mr. Read answered in the affirmative saying that the statute was not very clear. Someone from the audience asked if any reports on water supplies are available and is this based on factual information. George Read replied a report on water from David Newton is part of the record and available and went on to briefly explain part of that report. George responded to a question from the audience explaining that David Newton is an independent geologist hired by Eagle Crest. George responded to a question on why more land needs to be zoned for destination resorts if there are already lands zoned that way by stating that lands now available are limited. George responded to a question on who has priority water rights when a well goes dry by saying that although he isn't an expert, it is a "first come" water right except that a well may be required to be dug deeper. Chairman Maudlin suggested that the Watermaster's Office would be able to answer that question. Chairman Maudlin then asked for anyone representing other agencies who wished to speak to come forward. Mark DeVoney, representing the Oregon Department of Trans- portation, commented on amendments ODOT proposes to be made relating to the Highway 20 and Highway 97 corridors. He stated that ODOT proposes amendments to insure that traffic impacts be thoroughly evaluated by ODOT and the County as part of the conditional use permit process. Commissioner Throop asked Mr. DeVoney what the Commissioners needed to do with regard to the transportation planning rule. Mr. DeVoney responded by stating that the intention of the rule is to insure that proposed and planned land uses are consistent with the transportation facilities that are planned to support them. Chairman Maudlin then opened the hearing to those wishing to speak in favor of the amendments. Jerry Andres, President and CEO of Eagle Crest Partners, spoke in favor of the amendments and briefly of the history of the area and more specifically to the impact of tourism and destination resorts to the economy of the area. Mr. Andres stated that he believes the draft ordinance will work with a few minor modifications. He further stated that destination resorts are already highly regulated with a state - mandated minimum financial investment and asked the Commissioners to approve the destination resort ordinance. 4 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 0108 10"73 Bill Lyche, professional engineer and partner in Eagle Crest Partners in charge of development, stated that he believes destination resorts offer the opportunity to expand the economic base of the community. Mr. Lyche commented on the findings and recommendation of the Planning Commission. He further commented on the state's positive attitude toward destination resorts and his own favor- able opinion. Bill Lyche remarked on the positive impact on the community of the increased valuation of the Eagle Crest property on ad valorem taxes and transient room taxes received by the County. He stated that Eagle Crest is in a partnership agreement with the Central Oregon Regional Housing Authority to provide affordable housing to low income employees in the Redmond area. He went on to further state the positive contributions made to the com- munity. Mr. Lyche stated the ordinance as drafted is more restric- tive than the standards suggested by DLCD. He further stated that the setbacks and standards need to be flexible enough for the destination resort designers and developers to work with. Tom Walker, civil engineer and certified water rights examiner representing Eagle Crest, stated that he had worked on the ordinance for over a year. He stated that he believed the draft ordinance would meet the needs of Deschutes County very well, but recommended revisions to exterior setbacks. He stated that the proposed standards do not allow adequate design flexi- bility. Mr. Walker recommended a more flexible, but still restrictive setback of 350 feet for commercial areas and 250 feet for multi -family areas, and allow fairways to be included in the setback requirement. He also recommended that either the defini- tion of open space be revised, or that the ordinance set a 50% rather than 65% requirement for open space. He further recommended that sewage disposal systems be allowed great flexibility and opined that DEQ is the best quali- fied agency to regulate sewage systems. Mr. Walker recommended that the requirement that Deschutes County review sewage disposal systems be deleted from the draft ordinance and recommended language to accomplish that. Tom Walker also addressed the issue of maximum lot size, stating that the average maximum lot size should be 22,000 square feet. Chairman Maudlin reminded the audience that no destination resort application has been filed and asked that testimony be limited to the issue of the comprehensive plan and zoning ordi- nance amendments. 5 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 0108 1074 Jim Bussard, civil engineer and local resident, spoke as a proponent of destination resorts commenting that he believes the state guidelines to be sufficient and urged the Commission to adopt the proposed amendments. He commented on the history of destination resorts in the area and their ability to conserve water. He further commented that the existing resorts were built very well without the regulations that are in place now. Mr. Bussard further commented that existing resorts occupy approximately 6,000 acres with about 1,000 acres of that land irrigated. He explained that that land would be irrigated anyway, but that the destination resort was a broader, more beneficial use of that water. He went on to explain that desti- nation resorts were not a bailout for the economy, but a way to diversify the economy of the area. Richard Ragatz, President of Ragatz Associates, a marketing research firm, stated that he and his firm have worked on many destination resorts and spoke as a proponent. Mr. Ragatz stated that he believes there are four main issues that need to be emphasized with regard to economic impact of resorts; 1) destina- tion resorts contribute far more revenue to public coffers than they take from them; 2) resorts contribute jobs to the local labor force; 3) persons who occupy or own at the resorts spend a lot of money locally; and 4) positive impacts can't be general- ized, but rather destination resorts are unique in that they generate a higher profile of occupant and higher consumer expen- ditures than tourists in general. Mr. Ragatz went on to state figures on the economic impact of tax revenue and local spending and stated that he would submit written testimony. Elton Gregory, school superintendent in Redmond, stated his interest was in school financing and the impact of destination resorts on increased tax revenues to the school districts. He stated that Eagle Crest has contributed to a large part of the revenue benefitting the Redmond School District without adding many students to the schools. Mr. Gregory also stated his concerns regarding Ballot Measure 5's impact on school funding. He believes that increased tax revenues from destination resorts could provide funding lost by Ballot Measure 5. Mr. Gregory read a letter from John Shelk, co-owner and manager of the Ochoco Lumber Company. In his letter, Mr. Shelk stated his belief that destination resorts could provide replacement revenue for those revenues lost by the failing lumber industry. Craig Moore, representing a group of citizens from Bend who are proponents of destination resorts, stated his belief that 6 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 0108 1075 destination resorts positively impact many different businesses in the area. Vic Russell, local business owner, stated that his business has been adversely affected by the downturn in the lumber indus- try and that he is in full support of any type of economic diversity to come into the area. Art Foss stated that he sold his property near Smith Rocks to Jim Gardner and related his experiences with farming and making a living on that property. He stated that the soil in the area was shallow and rocky and that he went broke trying to farm it. Mr. Foss stated that he believes a destination resort in the area would put more into the economy than farming in that area. He also stated his opinion that the people who are against a destination resort in that area are the same people who used to trespass on his property. Kieren Madden spoke in favor of and urged the approval of the proposed amendments. He stated his belief in the importance of destination resorts in providing jobs and economic diversity. He also spoke of his experiences over the last 35 years in the lumber industry and his hope of economic diversity through destination resorts. Ted Fehrenbacher, a farmer in the tri -county area for many years, stated that he is favor of conserving and preserving prime farm land. He stated that he believes there to be a lot of prime farm ground in Crook and Jefferson Counties that if they were to be developed would be a real crime, however, he believes that there are very few acres of prime farm ground in Deschutes County. Dan Napier stated he worked in the forest products and minerals industries for 25 years and stated his belief in the economic diversity provided by destination resorts. He further explained that jobs lost to timber industry workers could be made up by jobs created by resorts. Mr. Napier also urged that the system for destination resort approval be streamlined. Steve Scott, representing the Central Oregon Board of Realtors, commented on the low percentage of privately owned land in Deschutes County and the large percentage that would always remain in open space. He questioned the requirement of 65% open space inside destination resorts and felt it would be a large hurdle to development. He stated COBR views in urging the adoption of modifications to the ordinance recommended by Eagle Crest. Bode Cavallero, representing the Central Oregon Builders Association, recommended adoption of the ordinance subject to: deletion of the important agricultural lands provisions; immedi- 7 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 0108 10'76 ate and concurrent adoption of the dry land and irrigated land maps and amended ordinance; immediate implementation of the destination resort overlay zone on mapped dry lands; and imple- mentation by August 30, 1992, of the destination resort overlay zone on mapped irrigated lands. Clell Gibson, chairman of the board of directors of the Central Oregon Economic Development Council, conveyed his group's recommendation that the amendments be approved. He further stated his concerns that a portion of the proposed ordinance, Section 18.04.030(I), could have the effect of preventing timely expansion or development of future destination resorts. Bob Riggs, Mayor of Redmond and speaking on behalf of the City Council, stated he strongly supports Eagle Crest's applica- tion for expansion and also strongly endorses the request for modifications of certain technical details in the proposed ordinance as outlined by Eagle Crest. Mr. Riggs also spoke about the effects of future mill closures and the fact that two businesses have left Redmond. He spoke on the diversification of the economy of Redmond by Eagle Crest and requested that the ordinance be adopted promptly and remove references to important agricultural lands. Patricia Moss, representing the Bend Chamber of Commerce, recommended adoption of the draft ordinance with the same modifi- cations suggested by COBR and COBA. Neil Thompson, representing the Redmond Chamber of Commerce, spoke in support of the siting of destination resorts on dry lands and the removal of references to important agricultural lands. He further stated that he believes the economic woes of the area will not be alleviated by one industry and that work will continually have to be done. Rex Lesueur, representing the LaPine Chamber of Commerce, spoke of his group's concern of the restrictive language of the proposed ordinance. He stated that he believes the positive impacts of destination resorts outweigh the negative. Don Mackprang, representing the Sunriver Chamber of Com- merce, stated that the chamber has not taken a position, but intends to do so within the time period allocated by the Commis- sion for written testimony. Mr. Mackprang then spoke on his own behalf stating that he believes destination resorts to be highly beneficial for Deschutes County, citing the creation of jobs and new sources of revenue as the most important. He further commented on his belief that the proposed ordinance was too restrictive. 8 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 (1108 1077 Jane Schroeder, representing the Redmond Economic Develop- ment Assistance Partnership, stated that her group also believes the proposed ordinance to be too restrictive and recommended deletion of those restrictive provisions. Neil Chase stated that he previously owned and farmed land that is now Eagle Crest. He stated that he supports the draft ordinance with deletion of the important agricultural lands provision. He also urged the Commissioners to make a prompt decision. Ted Thonstad, business owner in Redmond, stated his favor- able opinion of Eagle Crest. He also stated that he believes the important agricultural lands provisions should be deleted. Jim Fisher, representing the Sisters Chamber of Commerce, stated that his group endorses the amendments with the deletion of 18.04.030(I) and asked for clarification of the commercial uses allowed within destination resorts to meet the more essen- tial and traditional ones found in those resorts. Commissioner Throop asked Mr. Fisher to clarify what he meant by his reference to commercial uses. Mr. Fisher responded by stating that he was concerned with the possibility of a destination resort becoming a complete community. Commissioner Throop asked him to submit written testimony to clarify his statement. Chairman Maudlin then opened the hearing to those wishing to speak in opposition. Robert Liberty, an attorney representing the Alliance for Responsible Land Use in Deschutes County, stated that the Alliance's preferred alternative before the Planning Commission was for the Commission to defer action on the optional amendment to Title 18 and the comprehensive plan until periodic review was completed and until policy issues on destination resorts pre- sented by the Alliance to the Planning Commission had been discussed. He stated that the Alliance reiterates that request to the Commissioners. Mr. Liberty stated the Alliance's second alternative was for the Commissioner's to adopt the proposed revisions and refer the ordinances making those changes to the voters. He stated that the Alliance's major concerns were protection of water supplies and water quality, assuring taxpayers that new resorts will pay their full share of public services and costs they generate, protecting wildlife and its habitat and protecting historical and cultural sites and settings. 9 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 0108 1078 Mr. Liberty further stated his group's concern with relying on experts provided by the applicants, and suggested that Deschutes County take measures on its own to determine quality, quantity and conservation of water and then pass that information on to other agencies to review. Robert Liberty went on to comment on the testimony already given on the tax impact to the surrounding area of a destination resort and again urged the Commissioners to make their own findings. Mr. Liberty stated current standards on protection of wildlife and habitat were good, but that the Commissioners needed more information on wildlife found on the site now. He further commented on the intent of the destination resort overlay zone to protect cultural and historical resources, stating that he believed that it did not go far enough, and providing language addressing that issue. In conclusion, Mr. Liberty urged the Commission to stop and think about proceeding before periodic review is completed in what he believes is the absence of adequate information. William Boyer, a resident of the Sisters area, believes the proposal to be incongruous. He referred to a study done by the Bend Chamber that said that people in the area believe any steps the County takes toward California -style development is politi- cally the most unpopular, but that this proposal is just that. He further stated that this proposal works in the opposite direction of conservation of farm and forest lands and in keeping growth within urban growth boundaries. Mr. Boyer went on to remind the Commissioners that Goal 8 allows counties to include destination resorts in farm and forest lands, but does not require them. Mr. Boyer stated that he believes there is an assumption that dry lands are not valuable, but stated that some animals can be raised on dry lands and that they do have value. Mr. Boyer also stated his belief that the County should wait to make a decision until periodic review is complete. Bob Brockway, a farmer and resident of Cloverdale, gave figures on percentages of land used in farming and farm revenues from an Extension Service report. He stated that he believes the highest and best use of farm land is for food production and that food production should be given paramount consideration in all land use decisions. 10 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 0108 1079 Marsha Demaris, a resident living near Eagle Crest, stated that she is strongly opposed to allowing destination resorts in forest and farm areas. She stated that she believes decisions of this importance should be left to the residents of the County. She also expressed concern over water availability and stated that she believes tourism will ruin the County. Ms. Demaris also stated her concern over more minimum wage jobs and higher tourist prices. She urged the Commissioners to defer a decision until more studies have been done. Randolph Sellers stated that he is opposed to the proposed changes and believes there to be a lack of adequate information, especially with respect to water availability. He further stated that he questions the information that was available to the Planning Commission, and feels that the Commission doesn't receive adequate support. Mr. Sellers stated his concern with the County's delay of periodic review, and believes that should be the County's priority. Mr. Sellers expressed his opinion that more financial resources are needed for adequate planning functions and that the County establish additional, higher developer's fees to be paid at the time of application. He stated that these fees could be used by the County to pay for independent impact studies of proposed developments. Raymond Buselli, a resident and business owner in Sisters, stated that he isn't totally opposed to the amendments, but commented on his opposition to Section 18.113.030(D) of the proposed ordinance. He stated that he believes it could allow the first step in the creation of a mini -city. Sandra Sands, a resident of Redmond representing Friends of Cline Butte, stated that she is an advocate for responsible land use. She stated that her group believes the best option avail- able to the County is for the residents of the County to oppose the development of destination resorts on farm and forest lands. She further stated that the cumulative effects of destination resorts should be addressed to the public. David Vick, a resident of Terrebonne, stated that he enjoys observing wildlife in his yard, clean air and favorable traffic conditions. He stated that he is also a hobby farmer. He further stated that he has enjoyed facilities at destination resorts and is not opposed to them. He stated what he is con- cerned about is at what point does growth adversely affect quality of life. Mr. Vick expressed his frustration at the lengthy process involved in the system and urged some kind of streamlined procedure for citizens to voice their opinion. 11 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 Elaine Defoe read a petition near the Smith Rocks area opposing area and rural areas in general. that was signed by 512 citizens destination resorts in that Marian Millard stated that she is opposed to Deschutes County's implementation of Goal 8 because she believes it will open the entire County to speculators. She further stated that implementation would not allow the County to deny a carefully planned destination resort. Ms. Millard further stated that she felt Deschutes County didn't need any more destination resorts. She read from a water investigation report from the U.S.G.S. that described aquifers in the area. Yvonne Harper spoke about the rural way of life stating that she believes destination resorts would destroy it. She stated that she believes destination resorts will not stay small, eventually growing into cities. She further stated that she believes the rural way of life is much more important than the money brought into the area by resorts. Jim Bozarth, a farmer and resident of the Terrebonne area, stated that his farm operation brought in over $1,000 per half acre and is within 200 yards of a proposed destination resort. He stated that he believes farms lands need to remain in farm use and destination resorts should not be allowed on them. Chris Fuller, a resident of Terrebonne, stated that he is opposed to the proposed amendments because he believes the unique character of the area should be preserved. He stated that he believes any easing on restrictions will only give developers more opportunities to develop destination resorts. Ruth Twining, speaking on behalf of the Alliance for Respon- sible Land Use in Deschutes County, stated that the group opposes any continued action on destination resort siting until the County finishes periodic review and responds to the concerns of the Alliance. She further stated that the group believes there to be no representation of public wants and desires on the amendment issue. Ms. Twining read from a study that showed public opinion to be in favor of less development and indicated that she would be submitting that document into the record before it was closed. She further requested that the Forest 2 and 3 zones be deleted in the amendment since they are not being considered at this time, and would like a definition of EFU-40 and EFU-20 lands referred to in the amendment. Ms. Twining also stated that she believed the maps need more clarification. She requested that the Board read Arlu Deco's testimony. Don Cross, a resident of Tumalo, stated that he objects to the implementation of Goal 8 allowing any new destination resorts in the County at this time. He stated he believes accountability needs to be addressed in Title 18. He further stated he believes 12 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 0108 1081 a comprehensive study of all destination resorts in the County should be completed prior to the implementation of Goal 8. Chairman Maudlin then opened the hearing to anyone else wishing to speak. Arlen Keeton, farmer, rancher and general contractor, spoke in favor stating that he has raised and attempted to raise many crops over the years and stated that conditions in the area make it difficult to make a living. He further stated that without resort construction, there would have been many years that he would not have been able to make a living. Richard Page, farmer and excavator, stated that he believes this area's destination resorts are of higher quality than those in the California area. He also stated that he leases out his farm land because he is not able to make a living at it. Betty Marquardt, a resident of Sisters, stated that she is opposed to the proposed amendments and that destination resorts should not be in farm and forest lands. She further stated that studies should be completed before any decisions are made. Ms. Marquardt further stated that although she believes Black Butte to be an asset to the community, she has observed workers from Black Butte living in campgrounds because of a lack of affordable housing. Eleta Kortge, a resident of Terrebonne, asked that the Commissioners stand back and take a look at the area before making a decision on further development. She further expressed her concerns on water availability, increased traffic and air pollution. Suzanne Smithers stated that she is not opposed to destina- tion resorts, but is opposed to siting of resorts on farm and forest lands. She stated that she believes the economy should be diversified toward areas other than tourism, which she believes creates larger than normal population growth and lower paying jobs. Scott Gressett, a farmer and resident of Terrebonne, stated that he believes the information on water availability to be inadequate. Tygh Redfield, a resident of Sisters, believes that EFU-40 and EFU-20 zones should not be considered for destination resort development without a thorough plan regarding the use and avail- ability of water. Chairman Maudlin then adjourned the hearing, stating that written testimony would be taken until 5:00 p.m. on January 15, 1992. 13 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992 DATED this day of of Commissioners 464eschute ATTE T : // 6 Recording Secretary f 01081082 14 - MINUTES OF BOCC HEARING OF JANUARY 8, 1992