Land Use

By Dennis R Coleman

The City's economy, environment and quality of life is dependent on not soiling our nest.

I will not compromise the coastal resources on which our economy and quality of life depend. That means making decisions based on the law and science of the CA Coastal and Environmental Quality Acts, which in effect prohibit development from harming the public interest. The result is to allow only those development projects which are shown to "fit in" (comply with current rules) and "work out" (not cause unmitigated future impact).

A land use agency like the City is authorized to regulate development because unwise development adversely impacts the public interest, especially for sensitive and constrained coastal areas like ours. Just look at the lost public views, dry creeks, paved over wetlands and other legacies of past profiteering. Land use reform and defending against the inevitable developer law suits is well worth it, both in principle and in terms of what the City has already gained from its new-found environmental awareness.

ACCOMPLISHMENTS

Despite bad land use habits and entrenched opposition to change, I have successfully kept the City's eyes on the prize of seriously applying and updating our 1985 land use plan. My objectives have been for the City to stop giving away the store and start preserving the coastal resources (streams, wetlands, habitat, views and access), on which the local economy and quality of life depend.

In short, the 1985 plan reflects a 1970s vision which would eventually result in "houses everywhere". Based on current rules, experience and projections, the assumption that such a vision is financially or environmentally feasible and sustainable is no longer valid. But powerful development expectations and billions of dollars of land speculation were created by the old vision. Thus it takes a long term strategy, resources, compelling rationale and sustained political support for a small city like ours to revise the vision After 5 years of on and off effort, we're almost done. Let me continue to be there to ensure that the special interests do not cause backward progress at the last minute.

As to related land use accomplishments, my Planning Commission appointee, Jimmy Benjamin, set new standards of diligence and decorum in applying the complexities of our Land Use Plan to specific development proposals. My Land Use Plan Checklist brought more thoroughness and consistency to project reviews, the previous approach being reliance on the applicant's often-biased perspective and information. I also drafted the findings by which the City implemented the 1% Measure D growth rate (~40 houses/yr) within the framework of currently in force Measure A (which otherwise would have allowed a growth rate of 3% or ~120 houses/yr). Finally, since the City has a valid interest in its Midcoast Sphere of Influence and it is a Council priority to more effectively interface with those agencies whose decisions impact us, I drafted what became the City's comprehensive and highly leverageable input to the County's own Land Use Plan update process.

Land use wise, the bottom line is this. Given that 300 cars bumper to bumper make a line about 1 mile long, everyone's daily commute would be at least 2 miles more gridlocked today had I never been elected. Given that the old land use plans would add thousands more houses and cars, further land use reform is needed, and I can help deliver it.