The General Plan - Protecting Our Future

By Patricia W. McCoy

The Imperial Beach General Plan provides the legal framework for all development and change within our city. In 1994, the people of Imperial Beach passed an initiative decreasing height and density in the neighborhoods. Our General Plan was then revised and adopted by the State of California. I continue to support our plan and oppose any use of eminent domain in our residential neighborhoods.

California State Law requires that every city has a General Plan.  The Imperial Beach General Plan provides the legal framework for all development and change within our city.

The people of Imperial Beach passed an initiative decreasing density and height in the neighborhoods and in 1994 our General Plan was revised and adopted by the State of California. Subsequent councils have honored this Plan and we continue to pledge not to use eminent domain in the neighborhoods.

Imperial Beach's General Plan contains the Local Coastal Program (LCP) which is governed by the California Coastal Commission.  Imperial Beach has local permitting authority but projects can be appealed to the California Coastal Commission.

There are seven mandatory elements to the plan and we have nine:

CIRCULATION - This element addresses traffic, parking standards and property access.  New projects are required to evaluate impacts on traffic patterns and provide acceptable solutions. The element also includes a bike path plan and promotes a pedestrian friendly system.

CONSERVATION & OPEN SPACE - I have long recognized that a healthy economy is dependent on a healthy environment.  Our plan also recognizes the importance of conservation and open space and its key role in the quality of life that we, the citizens, demand. I am proud that I played a crucial role in the establishment of the Tijuana Estuary, which was designated a "Wetland of International Importance" in 2005.

DESIGN - Not required by State Law, this element was included in our plan to protect the scenic and visual richness of our natural coastal setting. Design elements stress small-town, human scaled features.  Emphasis on unimpeded views and public entry ways keeps our beaches accessible to everyone.

FACILITIES & SERVICES - While certain services and facilities are being addressed regionally, there are still many elements under the General Plan that must be provided for with local funds. Cuts by the State and Federal Government have made it increasingly difficult to maintain these services.

HOUSING - This element defines the goals and policies to address local housing needs.  While the City has extensive inventory of "affordable housing," our community is built out with many older structures.  Proposed legislation at the State level often is linked to providing additional affordable housing in the community, employing Smart Growth techniques that place new residential units on major transportation corridors.

LAND USE - While land use does not supersede other elements, it is particularly important, as it establishes the framework for development of the City. It provides for the distribution, location and amount of land used for housing, business, industry, open space, recreation, natural resources. I strongly support the overriding goals of this element, which call for the retention of the quality of life and atmosphere of a small beach-oriented town.

NOISE - Noise is a serious detraction from our quality of life. The intent of this element is to develop policies that regulate excessive noise generated from uses and activities within the community.  The goal is to regulate such sounds that impact the health, welfare and safety of our residents.

PARKS, RECREATION & ACCESS - Our General Plan states, "Park and recreation standards serve as one of the bench marks against which the quality of life within a community can be measured."   I was a strong advocate for the $2M in improvements to our local parks that provide a safe and healthy space for residents of all ages.

SAFETY - California General Plan law requires the Safety Element to address protecting the community from unreasonable risks associated with fire, flood, geologic and seismic hazards.

Our current plan defends our uncrowded neighborhoods, keeping Imperial Beach livable compared to other coastal cities. The plan protects property values and the community character of the town.

In July, 2006 the Council unanimously agreed to review commercial zoning to make land assemblage more attainable, a vehicle for increased sales tax revenues. 

We will never be a huge commercial hub, but we must try through future plan amendments to revitalize our commercial districts to ensure fiscal stability.We are allowed three major amendments to the LCP on an annual basis.  These amendments must have public hearings and review time before they are submitted to the Commission for passage into law.