Cities plan in order to 1) identify such important community issues as new growth, housing needs and environmental protection; 2) project demand for such future services as police, water and roads; 3) anticipate such potential problems as sewer overloads and crowded streets; and 4) establish goals and policies for directing and managing growth.
General Plan
California Government Code Section 6500 requires each city to adopt a “comprehensive, long-term general plan for [its] physical development.” The general plan is the official city policy for determining the location of housing, business, industry, roads, parks and other land uses; public protection from noise and other environmental hazards and conservation of natural resources. Each city council adopts zoning, subdivision and other ordinances to regulate land use and to carry out the policies of its general plan.
Laguna Woods adopted a version of the county’s existing plan in 2001, then amended this document in 2002 to meet specific City goals. General plans are amended as circumstances within a city change; however, state law allows only a limited number of modifications each year. The City approved a modification to meet state urban runoff requirements in 2003.
Zoning
The general plan is not the same as zoning. Although both designate how land may be developed, they do so in different ways. The general plan and its diagrams have a long-term outlook, identifying the types of developments that will be allowed, the spatial relationships among land uses and the general pattern of future development. Zoning regulates present development through specific standards such as lot size, building setbacks and a list of allowable uses. New development must not only meet the specific requirements of the zoning ordinance, but also the broader policies set forth in the local general plan. The Laguna Woods Zoning Code was most recently modified in 2004.
Urban Activity Center
When Laguna Woods amended its General Plan in 2002, Leisure World’s Golden Rain Foundation asked the City to overlay land in the Gate 12 West area and at the southwest corner of El Toro Road and Moulton Parkway with a specific plan designation of Urban Activity Center (UAC). The UAC designation takes the place of zoning individual parcels as single or multifamily residential, commercial or industrial development. Before any construction can occur in a specific plan area, a city council must approve a plan for the entire area that describes allowable land uses, identifies open space and discusses the availability of facilities such as adequate roads and parks and financing for such public services as police, fire and public facility maintenance. Specific plans must be consistent with the general plan and all its elements. For example, if the general plan identifies a maximum number of additional daily traffic trips (ADTs) associated with existing and planned roads, the specific plan cannot contain development that will exceed the remaining ADTs available.
Environmental Review
The California Environmental Quality Act (CEQA), commencing with Public Resources Code Section 21000, requires local and state governments to consider the potential environmental effects of a project before deciding whether to approve it. CEQA’s purpose is to disclose the potential negative impacts of a project, suggest methods to minimize these impacts, and discuss alternatives to the project so that decision makers will have full information upon which to base their decision. The term “project” includes general plan amendments, zone changes and specific development plans.
CEQA requires environmental determinations be made available for public review and comment prior to city action on a project. This 20- to 60-day review period is specified by state law and allows concerned citizens and agencies to comment on the completeness and adequacy of the environmental impact report (EIR) prior to action on the project.
When a city council approves a project, it must certify the adequacy of an EIR that identifies the environmental review process and impacts of the particular project. If the city’s decision to approve a project will result in unavoidably significant impacts, a city council must not only certify the EIR, but also state in writing its overriding reasons for granting the approval and how the impacts are to be addressed.
Public Hearings
State law also requires local governments to hold public hearings prior to taking action to amend general plans, modify zoning and adopt specific plans. At these hearings the city council will explain the proposal and listen to testimony from interested parties¾proponents and opponents. The council will vote on the proposal at the conclusion of the hearing.
These hearings require prior public notice. Laguna Woods publishes notices of is public hearings in the Leisure World News at least ten days prior to the hearing. If a project is specific to a particular location, notices are also mailed to property owners within 300 feet of the project. In many instances, the property involved is also posted. If individuals are concerned that they will not know when the Laguna Woods City Council will consider action on a specific site, they can ask in writing to be placed on a notification list.
If you have questions about the City of Laguna Woods’ planning process, a particular piece of property or a development project, you may call City Manager Leslie Keane or Community Development Manager Lauren Barr at (949) 639-0500.
