Land Use Policy All Day workshop Mon 16th starting at 9:am
In this issue:
- All Day workshop on this topic for Monday, April 16th, at 9:00 am at the BOS chambers
- Key Proposed Land Use Changes
- Proposed Zoning Ordinance History and Changes
- Land Use Policy Programmatic Update
The Land Use Policy Programmatic Update (LUPPU) process continues to dominate the activities of the BOS-appointed Economic Development Advisory Committee (EDAC) and its subcommittee on Regulatory Reform. The Board of Supervisor’s has scheduled an all day workshop on this topic for Monday, April 16th, at 9:00 am at the BOS chambers. Staff will be updating supervisors and the public on how the previously adopted Resolutions of Intention (ROIs) are moving forward, in preparation for turning them over to the consultants to analyze the range of alternatives contained in each.
The process is like herding cats, but participants in the process, including Supervisors, have become very familiar with the range of options included for the Targeted General Plan Amendments (TGPA ROI), the Zoning Ordinance Update (ZO ROI), a current map compiled by the EDC surveyor’s office with input from staff, Regulatory Reform, and the public. An update to the county’s transportation program, which includes land use feasibility statistics, long range Capital Improvement Projects (CIP) which involves projects identified to be funded by the county during the 2004 General Plan timeframe, as well as an updated Traffic Demand Model (TDM), are all part of this LUPPU process. Below we finish our individual review of key General Plan Land Use changes as contained in the TGPA ROI. Then (finally) we move onto a review of Zoning Ordinance informational background and key line items. For more detailed information, including links to Supervisor-approved actions taken to date, go to: http://www.edcgov.us/landuseupdate/ As in the past we note that at this point in the process the county is NOT making key decisions as to what changes will occur to the General Plan or the Zoning Ordinance: Supervisors are simply identifying the range of options of numerous issues that have been identified as unclear, inconsistent, conflicting, and/or considered by public input to be “poison pills” to economic growth in El Dorado County. The GP Land Use changes by and large are minimal and specific (hence the term "targeted"). Additionally, the Zoning Ordinance is being brought into conformance with the General Plan Land Use policies, as required by STATE law. and the transportation program is being brought current with policies, traffic demands, and land use planning efforts. Decisions are intended to be made AFTER the public and Supervisors review the final analysis presented at the end of the California Environment Quality Act (CEQA)review process, likely in early 2013.
Key Proposed Land Use Changes – Continued
GP Policy 18.104.22.168 and 22.214.171.124
GP Policy TC-1y
GP Policies TC-Xd, TC-Xe and TC-Xf
GP Policy 126.96.36.199
Proposed Zoning Ordinance History and Changes
We continue our review of key issues contained in the broader LUPPU process by moving into discussion of the Zoning Ordinance proposals for CEQA analysis. As recently reported it’s important to recognize that by law any areas Zoning Ordinance (ZO) must conform to its General Plan’s land use goals and policies. Since the passage of the current General Plan, ED County has not comprehensively updated the 30-year old ZO. By including it in the CEQA LUPPU process, Supervisors’ realized this was a prime time to do so. Not only are many of the issues linked between the General Plan’s long range planning directives, but the transportation program is also linked to both GP policies and more specific zoning designations. Directing this broad scale update and CEQA analysis at the same time, will result in a financial benefit to taxpayers, compared to handling each effort separately.
Zoning Ordinance Background:
The EDC Zoning Ordinance (ZO) is enacted via Title 17 of El Dorado County Codes. It is one of the primary means to implement the General Plan (GP). The ZO update currently being undertaken is designed to improve how the zoning document functions and to address inconsistencies with state and federal laws. Several such inconsistencies were identified by Regulatory Reform working subcommittees, and later approved for analysis by Supervisors.
Although the General Plan may seem intimidating to some, basically the language is clear to anyone who opts to read it, especially in its entirety. The ZO is a bit more difficult as one must integrate several documents in able to form a clear understanding of how any specific parcel of land can be utilized. Not only must one understand the GP land use designation on a specific parcel, but also the zoning designation assigned. Specific uses allowed under each zone are categorized in a Specific Uses section of Title 17 and must also be considered. Several tables contained in the General Plan’s Land Use Element seek to add clarity to what is allowed, and these tables must also be revised as changes to the Zoning Ordinance are made. For example, GP Table 2-4 of the GP Land Use Element graphically demonstrates which GP land uses are consistent with specific Zone Districts.
For those seeking to use their land for a specific purpose, or to change their land use or zoning from what is currently allowed, it’s important to understand that county processes DO allow for individuals to undergo a change to the zoning or even to the existing General Plan land use. However, the current CEQA process will only analyze proposed zoning uses that are consistent with existing land use designations or broad scale exceptions as approved by Supervisors for LUPPU analysis. (For example - legal non-conforming parcels). If a project seeks to change the land use or zoning currently assigned, the landowner will be required to undertake his own project-specific analysis and process, and will need approval of the Planning Commission, Supervisors and/or possibly the Agricultural Commission or other local jurisdictions with authority.
Zoning Ordinance Underlying Issues Identified
Next Issue:In the May 1, 2012 Issue of the BA…Update we will go into detail on a range of issues that are being analyzed for inclusion in the new Zoning Ordinance, including: Optional treatment of riparian setbacks; allowing Commercial and Industrial zones within Agricultural areas and uses allowed under the new, proposed Rural Lands (RL) zone.