Untitled California Attorney General Opinion ( 1987 )


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  •              TO BE PUBLISHED IN THE OFFICIAL REPORTS
    OFFICE OF THE ATTORNEY GENERAL
    State of California
    JOHN K. VAN DE KAMP
    Attorney General
    -----------------------
    :
    OPINION                  :
    :
    of                      :    No. 87-405
    :
    JOHN K. VAN DE KAMP            :    SEPTEMBER 10, 1987
    Attorney General             :
    :
    JACK R. WINKLER              :
    Assistant Attorney General       :
    :
    PETER H. KAUFMAN             :
    Deputy Attorney General         :
    :
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    THE CALIFORNIA COASTAL COMMISSION, has requested an
    opinion on the following questions:
    1. May a city or county, by ordinance, including those
    adopted   by referendum or initiative, lawfully authorize a use of
    land in   the coastal zone which is not permitted by a local
    coastal   program or land use plan certified by the California
    Coastal   Commission without approval of the Commission?
    2. May a city or county lawfully prohibit a use of
    land in the coastal zone which is permitted by a local coastal
    program or land use plan certified by the California Coastal
    Commission, by ordinance, including those adopted by referendum
    or initiative, without the approval of the Commission?
    3. Are the Coastal Act's provisions for approval of
    amendments to a certified local coastal program or land use plan
    by the California Coastal Commission applicable to charter
    cities?
    CONCLUSIONS
    1. A city or county, by ordinance, including those
    adopted by referendum or initiative, may not lawfully authorize a
    use of land in the coastal zone which is not permitted by a local
    coastal program or land use plan certified by the California
    Coastal Commission without approval of the Commission.
    2. A city or county may not lawfully prohibit a use of
    land in the coastal zone which is permitted by a local coastal
    program or land use plan certified by the California Coastal
    Commission by ordinance, including those adopted by referendum or
    initiative, without the approval of the Commission.
    3. The Coastal Act's provisions for approval of
    amendments to a certified local coastal program or land use plan
    by the California Coastal Commission are applicable to charter
    cities.
    ANALYSIS
    The Planning and Zoning Law (Government Code section
    65,000 et seq.) requires each county and city in California to
    adopt a comprehensive, long-term general plan for the physical
    development of the county or city. (Government Code section
    65,300.) The general plan consists of a statement of development
    policies and includes diagrams and text setting forth objectives,
    principles, standards, and plan proposals. (Government Code
    section 65,302.) The general plan must contain certain elements
    required by state law and may contain other elements at the
    option of the county or city. The required elements of a general
    plan are (a) a land use element, (b) a circulation element, (c) a
    housing element, (d) a conservation element, (e) an open-space
    element, (f) a noise element, and (g) a safety element.
    (Government Code section 65,302.) A land use element designates
    the proposed general distribution and general location and extent
    of the uses of the land for housing, business, industry, open
    space, including agriculture, natural resources, recreation, and
    enjoyment of scenic beauty, education, public buildings and
    grounds, solid and liquid waste disposal facilities, and other
    categories of public and private uses of land. The land use
    element also includes a statement of the standards of population
    density recommended for the various districts and other territory
    covered by the plan and identifies those areas subject to
    flooding. (Government Code Section 65,302(a).)
    The general plan of a county or city is implemented by
    ordinances and regulations governing zoning, subdividing and
    building permits. Zoning ordinances adopted pursuant to
    Government Code section 65,800 et seq. divide the county into
    districts and prescribe the permitted uses of land and buildings
    within each district. Subdivision ordinances adopted pursuant to
    the Subdivision Map Act (Government Code section 66,410 et seq.)
    govern the division of land for purpose of sale, lease or
    financing and require mapping and improvements in new
    2.                          87-405
    developments. Building permit ordinances generally require that
    buildings be constructed to certain standards (such as building,
    plumbing and electrical codes) and require that permits be
    obtained before construction starts.
    The California Coastal Act of 1976 ("the Act"; Public
    Resources Code section 30,000 et seq.) superimposes upon the
    planning, zoning and building regulation functions of counties
    and cities certain additional requirements set forth in the Act
    which apply to the coastal zone, a strip along the coastline
    defined in section 30,103 of the Public Resources Code. The
    goals of the Act are set forth in sections 30,001 and 30,001.5 1/
    of the Public Resources Code and include resource conservation,
    enhancing public access to the seashore and assuring priority for
    coastal dependent development. To achieve these goals each
    coastal county and city is required to submit a local coastal
    program ("LCP") to the California Coastal Commission ("the
    Commission") covering that territory within its boundaries within
    the coastal zone. (Section 30,500.) An LCP means the county's or
    city's (a) land use plans, (b) zoning ordinances, (c) zoning
    district maps, and (d) within sensitive coastal resources areas,
    other implementing actions, which, when taken together, meet the
    requirements of, and implement the provisions and policies of the
    Act at the local level. (Section 30,108.6) The Commission
    reviews the LCP and certifies it if it meets the requirements of
    the Act.
    The county or city may submit its LCP in two phases or
    all at once. (Section 30,511.) It may first submit the land use
    plan portion of the LCP (the "LUP") to the Commission for
    certification and later submit the zoning ordinances, zoning
    district maps and any other implementing actions necessary to a
    complete LCP. The Commission certifies the LUP when it is
    submitted first if it conforms to the Act and does not consider
    certifying the LCP until the rest of the required material is
    submitted. Thus a county or city may have a certified LUP for
    its coastal zone without a certified LCP. (Section 30,512 et
    seq.)
    The Coastal Act requires a coastal development permit
    before commencing any development within the coastal zone.
    (Section 30,600.) Before the LCP is certified such permit must
    be obtained from the Commission unless the county or city sets up
    a procedure authorized in the Act to issue such permits itself.
    (Section 30,600.) The procedure is designed to assure that no
    permits will issue unless the development conforms to the Act.
    After the LCP is certified by the Commission the county or city
    issues coastal development permits within its boundaries with
    certain exceptions. (Sections 30,519 and 30,600.) When the
    1. Section references are to the Public Resources Code
    unless otherwise indicated.
    3.                          87-405
    Commission has certified a LUP for all or a portion of the
    coastal zone in a county or city (prior to LCP certification) the
    authority to issue coastal development permits therein may be
    delegated to the county or city. (Section 30,600.5) Prior to the
    certification of a LCP when coastal development permits are
    issued by the county or city, an appeal from its action thereon
    may be taken to the Commission which may then grant or deny the
    permit. (Section 30,602.)
    It is in the context of the foregoing state-county-city
    regulatory scheme that the questions presented for this opinion
    are cast. The first question asks whether a county or city, by
    ordinance, including those adopted by referendum or initiative,
    may lawfully authorize a use of land in the coastal zone which is
    not permitted by a LCP or a LUP certified by the Commission. The
    answer to this question is governed by section 30,514 which reads
    as follows:
    "(a) A certified local coastal program and all
    local implementing ordinances, regulations, and other
    actions may be amended by the appropriate local
    government, but no such amendment shall take effect
    until it has been certified by the commission.
    "(b) Any proposed amendments to a certified local
    coastal program shall be submitted to, and processed
    by, the commission in accordance with the applicable
    procedures and time limits specified in Sections 30512
    and 30513, except that the commission shall make no
    determination as to whether a proposed amendment raises
    a substantial issue as to conformity with the policies
    of Chapter 3 (commencing with Section 30200) as would
    otherwise be required by Section 30512. In no event
    shall there be more than three of these submittals of
    proposed amendments in any calendar year. However,
    there are no limitations on the number of amendments
    included in each of the three submittals.
    "(c) The commission shall, by regulation,
    establish a procedure whereby proposed amendments to a
    a certified local coastal program may be reviewed and
    designated by the executive director of the commission
    as being minor in nature or as requiring rapid and
    expeditious action. This procedure shall include
    provisions authorizing local governments to propose
    amendments to the executive director for such review
    and designation. Proposed amendments that are so
    designated shall not be subject to the provisions of
    subdivision (b) or Sections 30512 and 30513 and shall
    take effect on the 10th working day after such
    designation. Amendments that allow changes in uses
    shall not be so designated.
    4.                             87-405
    "(d) For the purpose of this section, an
    'amendment of a certified local coastal program'
    includes, but is not limited to, any action by the
    local government which authorizes a use of a parcel of
    land other than that designated in the certified local
    coastal program as a permitted use of such parcel."
    If the action of local government is an amendment of a
    certified local coastal program or a local implementing
    ordinance, regulation, or other action, it does not take effect
    until it has been certified by the Commission. (Section
    30,514(a).) Subdivision (d) of Section 30,514 provides that any
    action by local government which authorizes a use of a parcel of
    land other than that designated in the certified LCP as a
    permitted use of such parcel is an amendment of a certified LCP
    for the purposes of that section.
    The first question presented concerns action by the
    county or city which would authorize a use of land not permitted
    by a certified LCP or certified LUP. In the case of a county or
    city with a certified LCP such local action would consitute an
    amendment of a certifed LCP within the meaning of section 30,514
    and thus would not become effective until it is certified by the
    Commission. In the case of a county or city with a certifed LUP
    but without a certified LCP, we think that any local action to
    authorize a use not permitted by the certified LUP would also
    consitute an amendment of an action implementing an LCP within
    the meaning of Section 30,514 and therefore would not become
    effective until it is certified by the Commission.
    In the latter case subdivision (d) of Section 30,514
    does not apply because there is no certified LCP to amend.
    However, under subdivision (a) of that section the amendments
    which do not take effect until certified by the Commission
    include not only amendments to a certifed LCP but also amendments
    to "all local implementing ordinances, regulations, and other
    actions". We have seen that a LUP is an integral part of every
    LCP. (Section 30,108.6.) It is that part of the LCP which
    indicates the kinds, location and intensity of land uses. (See
    Section 30,108.6.) Section 30,108.6 defining "local coastal
    program" speaks of land use plans, zoning ordinances, zoning
    district maps and "other implementing actions" thus
    characterizing land use plans as an action "implementing" a LCP.
    Thus we think the Legislature intended Section 30,514 to apply to
    local actions amending a certified LUP as well as those amending
    a certified LCP. Any local action which authorizes a use of a
    parcel of land other than that designated in the certified LUP
    would constitute an amendment of that LUP. (Compare Section
    30,514(d).)
    The first two questions speak of county or city
    ordinances and resolutions, including those adopted by referendum
    5.                          87-405
    or initiative. Most county ordinances are adopted by the board
    of supervisors of the county (Government Code sections 25,207 and
    25,120 et seq.) just as most city ordinances are adopted by the
    city council (Government Code sections 37,100 and 36,931 et
    seq.). However the electors of a county or city may enact an
    ordinance through the procedures of referendum and initiative.
    (See article II, section ll of the California Constitution.)
    County ordinances may be enacted by vote of the people approving
    a referendum (Elections Code section 3750 et seq.) or an
    initiative measure (Elections Code section 3700 et seq.).
    Similarly city ordinances may be enacted by vote of the people
    approving a referendum (Elections Code section 4050 et seq.) or
    an initiative measure (Elections Code section 4000 et seq.).
    These referendum and initiative provisions apply to planning and
    zoning ordinances as well as other kinds of ordinances. See Arnel
    Development Co. v. City of Costa Mesa, (1980) 28 Cal.3d 5ll, 516
    and Yost v. Thomas (1984) 
    36 Cal.3d 561
    , 570. However, it is
    well recognized that an ordinance proposed by the electors of a
    county or city under the initiative law must constitute such
    legislation as the legislative body of such county or city has
    the power to enact under the law granting, defining and limiting
    the powers of such body. Blotter v. Farrell (1954) 
    42 Cal.2d 804
    ,
    810. Cities and counties have only those powers which are
    granted to them by the constitution and laws of the state. Their
    authority to plan and regulate land uses in the coastal zone is
    defined and limited by the Planning and Zoning Law and the
    Coastal Act. Their powers to enact ordinances under article XI,
    section 7 of the constitution is limited to those police power
    measures which do not conflict with general law such as the
    Planning and Zoning Law and the Coastal Act. Thus a county or
    city ordinance which would authorize a use of land in the coastal
    zone which is not permitted in an LCP or LUP certified by the
    Commission is subject to the provisions of section 30,514 whether
    it was adopted by the legislative body of the county or city or
    by the electorate.
    Section 30,514 expressly states that a certified LCP
    and all implementing ordinances, regulations and other actions
    may be amended by the appropriate local government, however the
    effectiveness of such an amendment is made to depend upon
    certification by the Commission. This means that a county or
    city may adopt such an amendment at any time but such amendment
    does not become effective until it has been certified by the
    Commission. Such an ordinance before it has been certified by
    the Commission is therefore not effective to authorize a use not
    permitted by a certified LCP or LUP.
    In response to the first question we conclude that a
    county or city, by ordinance, including those adopted by
    referendum or initiative, may not lawfully authorize a use of
    land in the coastal zone which is not permitted by an LCP or LUP
    certified by the Commission without approval of the Commission.
    6.                          87-405
    The second question asks whether a county or city may
    lawfully prohibit a use of land in the coastal zone which is
    permitted by an LCP or LUP certified by the Commission. Section
    30,005 provides in part as follows:
    "No provision of this division [the Act] is a
    limitation on any of the following:
    "(a) Except as otherwise limited by state law, on
    the power of a city or county or city and county to
    adopt and enforce additional regulations, not in
    conflict with this act, imposing further conditions,
    restrictions, or limitations with respect to any land
    or water use or other activity which might adversely
    affect the resources of the coastal zone.
    ". . . . . . . . . . . . . . . . . . . . . . . . ."
    Section 30,005 recognizes the power of a county or city
    to make additional restrictions on the use of land in the coastal
    zone which are not in conflict with the Coastal Act.
    Nevertheless, when it does so it is subject to the provisions of
    state law, including section 30,514.
    It has been suggested that section 30,005 authorizes a
    city or county to prohibit a use in the coastal zone which is
    authorized by an LCP or LUP certified by the Commission without
    approval of the Commission because it would be an additional
    regulation imposing further restrictions and limitations on land
    use in the coastal zone, and thus would be a local power not
    limited by the Act. We reject the suggestion because section
    30,005 expressly affects only those local powers which are "not
    in conflict with the act". A local prohibition of a use
    authorized by a certified LCP or LUP might well be in conflict
    with the Act. An example would be local action prohibiting use
    of certain beach frontage as a marina when the certified LCP or
    LUP authorized use of the same property as a marina. The
    Commission might well find that such a prohibition would be in
    conflict with section 30,220 through 30,224 of the Act which
    require that recreational boating use of coastal waters be
    encouraged. Furthermore section 30,005 contains another
    limitation, namely the words "[e]xcept as otherwise provided by
    state law". We think section 30,514 is a state law which
    provides otherwise.
    To repeat, section 30,514(a) provides that a certified
    LCP, and all local implementing ordinances, regulations, and
    other actions (which we have previously concluded include a
    certified LUP) "may be amended by the appropriate local
    government, but no such amendment shall take effect until it has
    been certified by the commission". Thus we must determine
    whether local action prohibiting a use permitted by an LCP or LUP
    7.                          87-405
    certified by the Commission is an amendment of the certified LCP
    or LUP within the meaning of section 30,514(a) and thus requires
    certification by the Commission before it becomes effective. The
    word "amendment" as used in section 30,5l4 is not defined except
    that subdivision (d) provides that it includes local action
    authorizing a use prohibited by a certified LCP. That the
    Legislature did not intend that the word "amendment" be confined
    to such local action is made clear by the words "but is not
    limited to". Such intent is also indicated in the last sentence
    of subdivision (c) which provides that amendments which allow
    changes in uses shall not be designated for expeditious action.
    The ordinary meaning of the word "amendment" as applied to a law
    is a revision or change of the law. Action which prohibits what
    a law authorizes revises and changes it as much as action
    authorizing what a law prohibits. Thus we conclude that local
    action which prohibits a use of land in the coastal zone which is
    authorized by a certified LCP or LUP "amends" such certified LCP
    or LUP within the meaning of section 30,514(a) and therefore does
    not become effective until it is certified by the Commission.
    We conclude that a city or county may not lawfully
    prohibit a use of land in the coastal zone which is permitted by
    a LCP or LUP certified by the Commission by ordinance, including
    those adopted by referendum or initiative, without approval of
    the Commission.
    The third question asks whether the Coastal Act's
    provisions for approval of amendments to a certified LCP or LUP
    by the Commission are applicable to charter cities.    Article XI,
    section 5(a) of the California Constitution provides:
    "It shall be competent in any city charter to
    provide that the city governed thereunder may make and
    enforce all ordinances and regulations in respect to
    municipal affairs, subject only to restrictions and
    limitations provided in their several charters and in
    respect to other matters they shall be subject to
    general laws. City charters adopted pursuant to this
    Constitution shall supersede any existing charter, and
    with respect to municipal affairs shall supersede all
    laws inconsistent therewith."
    This constitutional provision was analyzed in Bishop v.
    City of San Jose (1969) 
    1 Cal. 3d 56
    , particularly with reference
    to whether or not a charter city's ordinance regulating a
    "municipal affair" would prevail over a conflicting general state
    law. The court recognized that a charter city has "autonomy with
    respect to all municipal affairs"; however, as to matters of
    "statewide concern," charter cities remain subject to and
    controlled by applicable general state laws "regardless of the
    provisions of their charters, if it is the intent and purpose of
    such general laws to occupy the field to the exclusion of
    8.                          87-405
    municipal regulation (the preemption doctrine)."     (1 Cal. 3d
    at 61-62.)
    Section 30,004 of the Act provides in part:
    "The Legislature further finds and declares that:
    "(a) . . .
    "(b) To ensure conformity with the provisions of
    this division [the Act], and to provide maximum state
    involvement in federal activities allowable under
    federal law or regulations or the United States
    Constitution which affect California's coastal
    resources, to protect regional, state, and national
    interests in assuring the maintenance of the long-term
    productivity and economic vitality of coastal resources
    necessary for the well-being of the people of the
    state, and to avoid long-term costs to the public and a
    diminished quality of life resulting from the misuse of
    coastal resources, to coordinate and integrate the
    activities of the many agencies whose activities impact
    the coastal zone, and to supplement their activities in
    matters not properly within the jurisdiction of any
    existing agency, it is necessary to provide for
    continued state coastal planning and management through
    a state coastal commission."
    Whether a measure involves a municipal affair or a
    subject of statewide concern is a judicial, not a legislative,
    question and no exact definition of the term "municipal affairs"
    can be formulated. Bishop v. City of San Jose, supra at pp. 62­
    63. Nevertheless, we are convinced that a court would be
    persuaded by the legislative finding quoted above that the
    subject of requiring local ordinances and actions in the coastal
    zone to conform to state coastal planning and management is a
    matter of statewide concern and not a municipal affair.
    Government Code section 65,803 provides that the
    provisions of the state zoning law "shall not apply to a
    chartered city, except to the extent that the same may be adopted
    by charter or ordinance of the city." The express exemption of
    chartered cities from the provisions of the state zoning law does
    not mean they are also exempt from the provisions of the Coastal
    Act. In fact section 30,109 defines "local government" as used
    in the Act to include "any chartered or general law city." Thus
    the provision in section 30,514(a) that a certified LCP and other
    actions "may be amended by the appropriate local government, but
    no such amendment shall take effect until it has been certified
    by the commission" applies to chartered as well as general law
    cities.
    9.                          87-405
    We conclude that the Act's provisions for approval of
    amendments to a certified local coastal or land use plan by the
    Commission are applicable to chartered cities.
    * * * * *
    10.                         87-405
    

Document Info

Docket Number: 87-405

Filed Date: 9/10/1987

Precedential Status: Precedential

Modified Date: 2/18/2017